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District Name Annexation L4-I Annexation L4-J Annexation L4-K Annexation L4-L Annexation L4-M Annexation L4-N Annexation L4-O Annexation L4-P Annexation L4-Q Annexation L4-R Annexation L4-S Annexation L4-T Annexation L4-U Annexation L4-V Annexation L4-W Description CRA 608 CUP 519 CUP 516 CUP 518 CUP 522 CUP 521 CRA 605 PM 12087 MS 185 CUP 278 CUP 405 CRA 354 CRA 346 CRA 607 Tract 12461 Parcel Numbers APN 169-142-11 APN 171-331-04 APN 292-166-11 APN 169-053-12 APN 172-031-49 APN 292-034-16 APN 169-182-02, -03, -04 APN 171-261-01 APN 176-044-14
& 15 APN 171-171-34 APN 169-343-07 APN 292-182-30
& 31 APN 292-061-25 APN 292-156-21 APN 1212-191-60
THRU 79
Maintenance
Contract
Maintenance -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -$ -$ 550$ Repair Beyond
Contract -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -$ -$ Water & Electric -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 630$ Field Inspections -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Supplies -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ SUBTOTAL -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 1,180$ Incidental
Expenses
Engineering and
Admin. 6$ 6 $ 6 $ 6 $ 6 $ 6 $ 18 $ - $ 6 $ 18 $ 6 $ 12 $ - $ 6 $ 88 $ SUBTOTAL 6$ 6$ 6$ 6$ 6$ 6$ 18$ -$ 6$ 18$ 6$ 12$ -$ 6$ 88$ TOTAL
MAINTENANC
E &
INCIDENTAL
COSTS 6$ 6$ 6$ 6$ 6$ 6$ 18$ -$ 6$ 18$ 6$ 12$ -$ 6$ 1,268$ Levy
Adjustments
Fund Collection -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ (1,148)$ General Fund
Contribution -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -$ -$ -$
BALANCE TO
LEVY -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ (1,148)$ Breakdown
Non-Adjacent
Lots 0 000 0 0 000000000
Adjacent Lots
(10%) 0 000 0 0 000000000
Adjacent Lots
(20%) 0 000 0 0 000000000
Per Lot City
Overhead 1 111 1 1 30131201 2 0
TOTAL LOTS 1 1 1 1 1 1 3 0 1 3 1 2 0 1 20
Non-Adjacent
Rate per Lot -$ - $ - $ - $ - $ - $ - $ - $ - $ 1.00 $ - $ - $ - $ - $ Adjacent Rate
(10%) per Lot -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -$ -$ -$ Adjacent Rate
(20%) per Lot -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ -$ -$ -$ Per Lot City
Overhead 6.00$ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ TOTAL
ASSESSMENT
ALLOWABLE 6.00$ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 18.00 $ - $ 6.00 $ 18.00 $ 6.00 $ 12.00 $ - $ 6.00 $ 120.00 $ Total # of
Parcels 1 111 1 1 31231211 2 0
Total Parcels
Levied 1 111 1 1 30131201 2 0
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APPENDIX A
COST TABLE
ENGINEER'S REPORT
LANDSCAPE MAINTENANCE DISTRICT NO. 1, FY 2025-2026
District Name Annexation L4-X Annexation L5-A Annexation L5-B Annexation L5-C Annexation L5-D Annexation L5-E Annexation L5-F Annexation L5-G Annexation L5-H Annexation L6-A Annexation L6-B Annexation L6-C Annexation L6-D Annexation L6-E Annexation L6-F Description PM 12022 MS 188 MS 189 Tract 14556 CRA 611 MS 196 MS 195 CRA 615 CRA 536 CRA 517 CRA 628 CRA 624 CRA 305 Tract 13575 CUP 550 Parcel Numbers APN 169-212-17
THRU 27
APN 292-153-24
THRU 27
APN 292-441-11
THRU 15
APN 176-441-18
THRU 27 0174-241-31 APN 292-331-15
& 16
APN 294-091-47
& 48 APN 292-157-31 APN 292-381-17 APN 169-321-01
& 02 APN 292-310-07 APN 169-281-39 APN 167-271-61 APN 1212-201-01 THRU 27 APN 292-165-15
Maintenance
Contract
Maintenance -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 550 $ - $ Repair Beyond
Contract -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Water & Electric - $ - $ - $ 180 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 925 $ - $ Field Inspections -$ -$ -$ 350$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Supplies -$ -$ -$ 200$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ SUBTOTAL -$ -$ -$ 730$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 1,475$ -$ Incidental
Expenses
Engineering and
Admin. 66$ 24 $ 30 $ 85 $ 12 $ 12 $ 12 $ 6 $ - $ 12 $ 6 $ 6 $ 6 $ 119 $ 6 $ SUBTOTAL 66$ 24$ 30$ 85$ 12$ 12$ 12$ 6$ -$ 12$ 6$ 6$ 6$ 119$ 6$ TOTAL
MAINTENANC
E &
INCIDENTAL
COSTS 66$ 24 $ 30 $ 815 $ 12 $ 12 $ 12 $ 6 $ - $ 12 $ 6 $ 6 $ 6 $ 1,594$ 6 $ Levy
Adjustments
Fund Collection -$ -$ -$ 0$ -$ -$ -$ -$ -$ -$ -$ -$ -$ (1,432)$ -$ General Fund
Contribution -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $
BALANCE TO
LEVY -$ - $ - $ 0 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ (1,432)$ - $ Breakdown
Non-Adjacent
Lots 0006000000000 0 0
Adjacent Lots
(10%) 0004000000000 0 0
Adjacent Lots
(20%) 0000000000000 0 0
Per Lot City
Overhead 11 4 5 0 2 2 2 1 0 2 1 1 1 27 1
TOTAL LOTS 11 4 5 10 2 2 2 1 0 2 1 1 1 27 1
Non-Adjacent
Rate per Lot -$ - $ - $ 78.37 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Adjacent Rate
(10%) per Lot -$ - $ - $ 86.20 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Adjacent Rate
(20%) per Lot -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Per Lot City
Overhead 6.00$ 6.00 $ 6.00 $ - $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ TOTAL
ASSESSMENT
ALLOWABLE 66.00$ 24.00 $ 30.00 $ 815.02 $ 12.00 $ 12.00 $ 12.00 $ 6.00 $ - $ 12.00 $ 6.00 $ 6.00 $ 6.00 $ 162.00 $ 6.00 $ Total # of
Parcels 11 4 5 10 2 2 2 1 1 2 1 1 1 27 1
Total Parcels
Levied 11 4 5 10 2 2 2 1 0 2 1 1 1 27 1
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District Name Annexation L6-G Annexation L6-H Annexation L6-I Annexation L6-J Annexation L7-A Annexation L7-B Annexation L7-C Annexation L7-D Annexation L7-E Annexation L7-F Annexation L7-G Annexation L7-H Annexation L7-I Annexation L8-A Annexation L8-B Description CRA 623 CUP 542 Tract 16310 MS 201 MS 213 MS 211 CUP 559 CRA 636 CRA 546 CRA 641 CRA 640 CUP 562 CUP 548 CRA 637 Tract 10179 Parcel Numbers APN 292-381-08 APN 292-064-13,
17, 21 THRU 27
APN 173-052-31
THRU 42 & APN
173-062-01
THRU 39
APN 171-341-33 APN 172-301-14
THRU 17
APN 292-201-36,
37, 38 changed to
292-201-37, -39,
and -40
APN 171-202-30 APN 169-043-14 APN 292-192-11 APN 292-310-36 APN 169-301-08, 10, 11 APN 292-064-17 APN 169-313-16 APN 169-281-23
APN 167-861-37
THRU 54, APN
167-851-39 THRU
56 Maintenance
Contract
Maintenance -$ - $ - $ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Repair Beyond
Contract -$ - $ - $ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Water & Electric -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Field Inspections -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Supplies -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ SUBTOTAL -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Incidental
Expenses
Engineering and
Admin. 6$ 54 $ 300 $ 6 $ 24 $ 18 $ 6 $ 6 $ 6 $ 6 $ 18 $ - $ 6 $ - $ 216 $ SUBTOTAL 6$ 54$ 300$ 6$ 24$ 18$ 6$ 6$ 6$ 6$ 18$ -$ 6$ -$ 216$ TOTAL
MAINTENANC
E &
INCIDENTAL
COSTS 6$ 54 $ 300 $ 6 $ 24 $ 18 $ 6 $ 6 $ 6 $ 6 $ 18 $ - $ 6 $ - $ 216 $ Levy
Adjustments
Fund Collection -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ General Fund
Contribution -$ - $ - $ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$
BALANCE TO
LEVY -$ - $ - $ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Breakdown
Non-Adjacent
Lots 0 00000000000 000
Adjacent Lots
(10%) 0 00000000000 000
Adjacent Lots
(20%) 0 00000000000 000
Per Lot City
Overhead 1 9 5 0 143111130 11 3 6
TOTAL LOTS 1 9 50 1 4 3 1 1 1 1 3 0 1 1 36
Non-Adjacent
Rate per Lot -$ - $ - $ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Adjacent Rate
(10%) per Lot -$ - $ - $ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Adjacent Rate
(20%) per Lot -$ - $ - $ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Per Lot City
Overhead 6.00$ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ - $ 6.00 $ TOTAL
ASSESSMENT
ALLOWABLE 6.00$ 54.00 $ 300.00 $ 6.00 $ 24.00 $ 18.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 18.00 $ - $ 6.00 $ - $ 216.00$ Total # of
Parcels 1 9 5 1 143111131 11 3 6
Total Parcels
Levied 1 9 5 0 143111130 10 3 6
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APPENDIX A
COST TABLE
ENGINEER'S REPORT
LANDSCAPE MAINTENANCE DISTRICT NO. 1, FY 2025-2026
District Name Annexation L8-C Annexation L8-D Annexation L8-E Annexation L9-A Annexation L9-B Annexation L10-A Annexation L10-B Annexation L10-C Annexation L10-D Annexation L10-E Annexation L10-F Annexation L10-G Annexation L10-H Annexation L11-A Description CUP 574 CRA 642 MS 216 B CRA 648 CUP 581 CRA 658 CRA 639 CRA 652 CUP 602 CUP 590 CUP 577 CUP 541 Tract 14790-1 CRA 664 Parcel Numbers APN 171-202-33 APN 292-154-12 APN 174-021-41, 42 APN 292-157-16 APN171-203-13 APN 292-202-17 &
18 APN 292-152-39,
32 APN 292-063-45 APN 292-063-48,
-52, -53 APN 171-332-30 APN 1212-041-01 APN 174-261-15 Multiple APNs APN 292-341-24 & 25 Maintenance
Contract
Maintenance -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Repair Beyond
Contract -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Water & Electric - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Field Inspections -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Supplies -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ SUBTOTAL -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Incidental
Expenses
Engineering and
Admin. 6$ 6 $ 12 $ 6 $ 6 $ 12 $ 6 $ 6 $ - $ 6 $ 6 $ 6 $ 240 $ 12 $ SUBTOTAL 6$ 6$ 12$ 6$ 6$ 12$ 6$ 6$ -$ 6$ 6$ 6$ 240$ 12$ TOTAL
MAINTENANC
E &
INCIDENTAL
COSTS 6$ 6$ 12$ 6$ 6$ 12$ 6$ 6$ -$ 6$ 6$ 6$ 240$ 12$ Levy
Adjustments
Fund Collection -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ General Fund
Contribution -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $
BALANCE TO
LEVY -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Breakdown
Non-Adjacent
Lots 00000 0 0 0 0 0 0 0 0 0
Adjacent Lots
(10%) 00000 0 0 0 0 0 0 0 0 0
Adjacent Lots
(20%) 00000 0 0 0 0 0 0 0 0 0
Per Lot City
Overhead 11211 2 1 1 0 1 1 1 4 0 2
TOTAL LOTS 1 1 2 1 1 2 1 1 0 1 1 1 40 2
Non-Adjacent
Rate per Lot -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Adjacent Rate
(10%) per Lot -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Adjacent Rate
(20%) per Lot -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Per Lot City
Overhead 6.00$ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ - $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ TOTAL
ASSESSMENT
ALLOWABLE 6.00$ 6.00 $ 12.00 $ 6.00 $ 6.00 $ 12.00 $ 6.00 $ 6.00 $ - $ 6.00 $ 6.00 $ 6.00 $ 240.00 $ 12.00 $ Total # of
Parcels 11211 2 2 1 1 1 1 1 4 0 2
Total Parcels
Levied 11211 2 1 1 0 1 1 1 4 0 2
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District Name Annexation L11-B Annexation L11-C Annexation L12-A Annexation L12-B Annexation L12-C Annexation L12-D Annexation L12-E Annexation L12-F Annexation L12-G Annexation L12-H Annexation L12-I Annexation L12-J Description CRA 666 Tract 11535 Tract 7202 Tract 7202 Tract 7202 Tract 7202 Tract 7202 Tract 15589 CUP 620 CUP 617 CRA 668 CRA 670 Parcel Numbers APN 292-158-15 APN 292-351-08 APN 176-402-09 APN176-402-08 APN 176-402-07 APN 176-402-06 APN 176-402-04 APN 293-421-01 THRU 45 APN 292-251-10 APN292-033-13 APN 292-341-17 APN 292-157-20 Maintenance
Contract
Maintenance -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Repair Beyond
Contract -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Water & Electric - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Field Inspections -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Supplies -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ SUBTOTAL -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Incidental
Expenses
Engineering and
Admin. 6$ 6 $ 6 $ 6 $ 6 $ 6 $ 6 $ 270 $ 6 $ 6 $ 6 $ 6 $ SUBTOTAL 6$ 6$ 6$ 6$ 6$ 6$ 6$ 270$ 6$ 6$ 6$ 6$ TOTAL
MAINTENANC
E &
INCIDENTAL
COSTS 6$ 6 $ 6 $ 6 $ 6 $ 6 $ 6 $ 270 $ 6 $ 6 $ 6 $ 6 $ Levy
Adjustments
Fund Collection -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ General Fund
Contribution -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $
BALANCE TO
LEVY -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Breakdown
Non-Adjacent
Lots 00 0 0 0 0 0 0 0 0 0 0
Adjacent Lots
(10%) 00 0 0 0 0 0 0 0 0 0 0
Adjacent Lots
(20%) 00 0 0 0 0 0 0 0 0 0 0
Per Lot City
Overhead 11 1 1 1 1 1 4 5 1 1 1 1
TOTAL LOTS 1 1 1 1 1 1 1 45 1 1 1 1
Non-Adjacent
Rate per Lot -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Adjacent Rate
(10%) per Lot -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Adjacent Rate
(20%) per Lot -$ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Per Lot City
Overhead 6.00$ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ TOTAL
ASSESSMENT
ALLOWABLE 6.00$ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ 270.00 $ 6.00 $ 6.00 $ 6.00 $ 6.00 $ Total # of
Parcels 11 1 1 1 1 1 4 5 1 1 1 1
Total Parcels
Levied 11 1 1 1 1 1 4 5 1 1 1 1
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APPENDIX A
COST TABLE
ENGINEER'S REPORT
LANDSCAPE MAINTENANCE DISTRICT NO. 1, FY 2025-2026
District Name Annexation L12-K Annexation L12-L Annexation L12-M TOTALS Description MS 235 MS 221 CRA 661
Parcel Numbers Multiple APNs APN 174-281-33,
-34, -35, -37 APN 171-161-18
Maintenance
Contract
Maintenance -$ - $ - $ 11,273$ Repair Beyond
Contract -$ - $ - $ -$ Water & Electric - $ - $ - $ 12,170$ Field Inspections -$ -$ -$ 2,600$ Supplies -$ -$ -$ 450$ SUBTOTAL -$ -$ -$ 26,493$ Incidental
Expenses
Engineering and
Admin. -$ 24 $ 6 $ 5,155$ SUBTOTAL -$ 24$ 6$ 5,155$ TOTAL
MAINTENANC
E &
INCIDENTAL
COSTS -$ 24 $ 6 $ 31,648$ Levy
Adjustments
Fund Collection -$ -$ -$ (2,864)$ General Fund
Contribution -$ - $ - $ -$
BALANCE TO
LEVY -$ - $ - $ (2,864)$ Breakdown
Non-Adjacent
Lots 00 0 200
Adjacent Lots
(10%) 00 0 27
Adjacent Lots
(20%) 00 0 6
Per Lot City
Overhead 04 1 345
TOTAL LOTS 0 4 1
Non-Adjacent
Rate per Lot -$ - $ - $ Adjacent Rate
(10%) per Lot -$ - $ - $ Adjacent Rate
(20%) per Lot -$
Per Lot City
Overhead 6.00$ 6.00 $ 6.00 $ TOTAL
ASSESSMENT
ALLOWABLE -$ 24.00 $ 6.00 $ 28,784.34$ Total # of
Parcels 21 4 1 615
Total Parcels
Levied 04 1 574
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APPENDIX B
DISTRICT DIAGRAM
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CITY OF REDLANDS
LANDSCAPE MAINTENANCE DISTRICT NO. 1
APPENDIX B - ASSESSMENT DIAGRAMS
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2 Abbreviations
APN – Assessor’s Parcel Number
CRA – Commission Review and Approval
CUP – Conditional Use Permit
MS – Minor Subdivision
PM – Parcel Map
TM – Tract Map
General comments
Each annexation has its own diagram.
North is up unless notated otherwise.
The assessor’s parcel numbers are shown as a 9 digit number.
A dark red line delineates the boundary of each annexation.
A shaded background is typically used to indicate parcels within the Landscape Maintenance District.
Annexation #s
Original District A thru C
L1-A thru L1-B
L2-A
L3-A
L4-A thru L4-X
L5-A thru L5-H
L6-A thru L6-J
L7-A thru L7-I
L8-A thru L8-E
L9-A thru L9-B
L10-A thru L10-H
L11-A thru L11-C
L12-A thru L12-M
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APPENDIX C
RESOLUTIONS & ORDINANCES
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CITY OF REDLANDS
LANDSCAPE MAINTENANCE DISTRICT NO. 1
APPENDIX C – RESOLUTIONS
Resolution No. 8651 – Institute proceedings and appointment of engineer Resolution No. 8652 – Preliminary approval of engineer’s report Resolution No. 8653 – Declaring intention to levy assessments Ordinance No. 2976 – Confirming a diagram and assessments
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RESOLUTION NO. 8651
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
INSTITUTING PROCEEDINGS FOR THE CONTINUED LEVY OF
ASSESSMENTS, APPOINTING AN ASSESSMENT ENGINEER, AND
ORDERING THE PREPARATION OF AN ENGINEER'S REPORT IN THE MATTER OF STREET LIGHTING DISTRICT NO. 1 AND LANDSCAPE
MAINTENANCE DISTRICT NO. 1
WHEREAS, the City Council of the City of Redlands (this “City Council”) has determined that the public interest, convenience and necessity requires the installation, operation and maintenance of a street lighting system and other facilities as set forth in Section 22525 of the California Streets and Highways Code; and
WHEREAS, it has been determined by the City Council of the City of Redlands (this “City Council”), that the public interest, convenience and necessity requires the maintenance of landscaping as set forth in Section 22525 of the California Streets and Highways Code; and
WHEREAS, this City Council has formed Redlands’ Street Lighting District No. 1 to pay the costs associated with the installation, operation and maintenance of such street lighting system and other facilities; and
WHEREAS, this City Council has formed Redlands’ Landscape Maintenance District No. 1 to pay the costs for the maintenance such landscaping; and
WHEREAS, it is the desire of this City Council to initiate proceedings and order the preparation of an engineer’s report to levy assessments for fiscal year 2025-2026 upon properties located within Street Lighting District No. 1 and Landscape Maintenance District No. 1; and
WHEREAS, this City Council further desires to appoint Redlands’ City Engineer, Donald Young, RCE No. 49918, as the "Assessment Engineer" for Street Lighting District No. 1 and Landscape Maintenance District No. 1;
NOW, THEREFORE, the City Council of the City of Redlands does hereby find, determine and resolve as follows:
Section 1. That the public interest, convenience and necessity requires the continued levy of assessments within Street Lighting District No. 1 for the purpose of installing, operating and maintaining street lights and associated facilities as authorized by Section 22620 of the California Streets and Highways Code and in compliance with Article XIIID, and Section 19 of Article XVI, of the California Constitution.
Section 2. That the public interest, convenience and necessity requires the continued levy of assessments within Landscape Maintenance District No. 1 for the purpose of maintaining landscaping and improvements as authorized by Section 22620 of the California Streets and Redlands Regular Meeting of 06-03-25
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Highways Code and in compliance with the requirements of Article XIIID and Section 19 of Article XVI of the California Constitution.
Section 3. That the properties to be assessed for the installation, operation and maintenance of the street lighting facilities shall be those properties located within the boundaries of Street Lighting District No. 1.
Section 4. That the properties to be assessed for the maintenance and operation of the landscaping and improvements shall be those properties located within the boundaries of Landscape Maintenance District No. 1.
Section 5. That the proceedings for the continued levy of assessments within Street Lighting District No. 1 and Landscape Maintenance District No. 1 shall be conducted in accordance the with provisions of Division 15 of the California Streets and Highways Code (the Landscaping and Lighting Act of 1972) and in compliance with the requirements of Article XIIID, and Section 19 of Article XVI, of the California Constitution.
Section 6. That Redlands’ City Engineer, Goutam Dobey, RCE No. 75646, having an office located at 35 Cajon Street, Suite 15A, Redlands, California, is hereby appointed “Assessment Engineer” and shall have the authority conferred upon the Assessment Engineer by the Landscaping and Lighting Act of 1972.
Section 7. That the Assessment Engineer is hereby ordered to prepare a report in accordance with the Landscaping and Lighting Act of 1972.
ADOPTED, SIGNED AND APPROVED this 6th day of May, 2025.
______________________________
Mario Saucedo, Mayor
ATTEST:
______________________________
Jeanne Donaldson, City Clerk
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I, Jeanne Donaldson, City Clerk of the City of Redlands, do hereby certify that the foregoing Resolution was duly adopted by the City Council at a regular meeting thereof, held on the 6th day of May, 2025 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAINED:
_______________________________
Jeanne Donaldson, City Clerk
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RESOLUTION NO. 8652
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
GIVING PRELIMINARY APPROVAL OF THE ENGINEER'S REPORTS FOR FISCAL YEAR 2025-2026 FOR STREET LIGHTING DISTRICT NO. 1 AND LANDSCAPE MAINTENANCE DISTRICT NO. 1
WHEREAS, the City Council of the City of Redlands (the “City Council”) has heretofore determined that the public interest, convenience and necessity require the maintenance and operation of street lighting and appurtenant facilities, as set forth in Section 22525 of the Streets and Highways Code, within the incorporated boundaries of the City of Redlands; and
WHEREAS, the City Council has heretofore determined that the public interest, convenience and necessity require the maintenance of landscape and irrigation facilities set forth in Section 22525 of the Streets and Highways Code, State of California, within the incorporated boundaries of the City of Redlands; and
WHEREAS, Donald Young, One Stop Permit Center Manager, 35 Cajon Street, Suite 15A, Redlands, California, has been appointed “Assessment Engineer” with all provisions of Part 2 of Division 15 of the Streets and Highways Code applicable to the Engineer being applied to the “Assessment Engineer;” and
WHEREAS, Sections 22622 and 22623 of the Streets and Highways Code require that an Engineer's Report be prepared and filed annually, specifying the assessments to be levied against the benefitting properties within the City’s Street Lighting District No. 1 and Landscape Maintenance District No. 1; and
WHEREAS, the City of Redlands City Engineer, as the Assessment Engineer, has prepared and filed with the City Clerk reports in writing as required by the Landscaping and Lighting Act of 1972 and in compliance with Article XIIID of the California Constitution; and
WHEREAS, the City Council has duly considered said reports and each and every part thereof; and finds that each and every part of said reports is sufficient, and that no part of said reports requires modification in any respect;
NOW, THEREFORE, be it resolved by the City Council of the City of Redlands as follows:
Section 1. That the Engineer's estimate of the itemized costs and expenses of said work and of the incidental expenses in connection therewith, contained in said reports be, and each of them are hereby, preliminarily approved and confirmed.
Section 2. That the diagram showing the Street Lighting District No. 1 and Landscape Maintenance District No. 1 referred to and described in said reports, and the boundaries of the lots and parcels of land within such assessment district as the same existed at the time of passage of this resolution, are hereby preliminarily approved and confirmed.
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Section 3. That the proposed assessment upon the properties in Street Lighting District No. 1 and Landscape Maintenance District No. 1, in proportion to the estimated benefit to be received by such properties, respectively, from said work and of the incidental expenses thereof, as contained in said report is hereby preliminarily approved and confirmed.
Section 4. That said reports shall stand as the Engineer's Report for the purposes of all subsequent proceedings for Street Lighting District No. 1 and Landscape Maintenance District No. 1.
APPROVED AND ADOPTED this 3rd day of June, 2025.
________________________
Mario Saucedo, Mayor
ATTEST:
__________________________
Jeanne Donaldson, City Clerk
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I, Jeanne Donaldson, City Clerk of the City of Redlands hereby certify that the foregoing resolution was duly adopted by the City Council at a regular meeting thereof held on the 3rd day of June, 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAINED:
_______________________________
Jeanne Donaldson, City Clerk
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RESOLUTION NO. 8653
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
DECLARING ITS INTENTION TO LEVY AND COLLECT ASSESSMENTS WITHIN REDLANDS’ STREET LIGHTING ASSESSMENT DISTRICT NO. 1 AND LANDSCAPE ASSESSMENT DISTRICT NO. 1 FOR FISCAL YEAR 2025-2026 PURSUANT TO THE LANDSCAPING AND LIGHTING ACT OF 1972, AND ESTABLISHING A TIME AND PLACE FOR PUBLIC HEARINGS
FOR THE TWO DISTRICTS TO CONSIDER PROTESTS
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS:
Section 1. The City Council of the City of Redlands hereby (1) finds that the public interest and convenience requires, and (2) declares its intention to levy and collect, assessments against the lots and parcels of property within an existing assessment districts designated “Redlands’ Street Lighting Assessment District No. 1 and Landscape Assessment District No. 1” (the “Districts”) pursuant to the provisions of the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code (commencing with Section 22500) (the “Act”) for fiscal year 2025-2026, commencing July 1, 2025, and ending June 30, 2026, to pay for the costs and expenses of the improvements described in Section 3 hereof.
Section 2. Reference is hereby made to a map on file in the office of the City Clerk and open for public inspection for a description of the exterior boundaries of the Districts.
Section 3. The proposed improvements are briefly described as follows: The operation, maintenance and servicing of public within the District, including the operation, maintenance and servicing of public lighting facilities and landscaping, including safety lighting, traffic signals, trees, shrubs, grass and other ornamental vegetation, and appurtenant facilities, located along public roadways, streets and rights-of-way within the boundaries of the Districts. “Maintenance” means the furnishing of services and materials for the ordinary and usual maintenance, operation and servicing of the public lighting and landscaping facilities, and appurtenant facilities, including repair, removal or replacement of all or part of any of the public lighting and landscaping facilities, or appurtenant facilities. “Servicing” means the maintenance of any of the public lighting and landscaping facilities or appurtenant facilities, including the furnishing of electric current, energy or gas for the operation of any of the lighting facilities and the furnishing of water for the irrigation of any of the landscaping facilities.
Section 4. The assessments to be levied and collected against the assessable lots and parcels of property within the Districts for fiscal year 2025-2026 are not proposed to increase from the assessments levied and collected for fiscal year 1997-1998.
Section 5. Public property owned by any public agency and in use in the performance of a public function which is included within the boundaries of the Districts shall not be subject to assessment to be made under these proceedings to cover any of the costs and expenses of the improvements.
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Section 6. All railroad, gas, water and electric utility rights-of-way are included within the Districts and shall be assessed in accordance with the benefits received from the improvements.
Section 7. Reference is hereby made to the Reports of the Engineer entitled “City of Redlands Street Lighting District No. 1 Engineer’s Report for Fiscal Year 2025-2026” and “City of Redlands Landscape Maintenance District No. 1 Engineer’s Report for Fiscal Year 2025-2026” on file in the office of the City Clerk for a full and detailed description of the improvements, the boundaries of the District and any zones therein and the proposed assessments upon assessable lots and parcels of land within the District.
Section 8. NOTICE IS HEREBY GIVEN THAT THE CITY COUNCIL APPOINTS TUESDAY, THE 17TH DAY OF JUNE, 2025, AT THE HOUR OF 6:00 P.M., OR AS SOON
THEREAFTER AS THE MATTER MAY BE HEARD, IN THE COUNCIL CHAMBERS AT CITY HALL, CITY OF REDLANDS, 35 CAJON STREET, SUITE 2, REDLANDS, CALIFORNIA 92373, AS THE TIME AND PLACE FOR TWO PUBLIC HEARINGS TO
CONSIDER PROTESTS OR OBJECTIONS TO THE LEVY OF THE PROPOSED ASSESSMENTS IN CONNECTION WITH THE DISTRICTS. All interested persons shall be afforded the opportunity to hear and be heard. Any interested person may file a written protest with the City Clerk prior to the conclusion of the hearing. A written protest shall state all grounds of objection. A protest by a property owner shall contain a description sufficient to identify the property owned by the signer thereof. The City Council shall consider all oral statements and all written protests made or filed by any interested person.
Section 9. The City Clerk is hereby authorized and directed to give notice of such hearing in accordance with law.
Section 10. The City Council hereby determines and declares that the proposed assessments constitute a continuation of assessments existing on the effective date of Article XIIID, that the assessments are imposed exclusively to finance the maintenance and operation expenses for streets and that the assessments are exempt from the requirements of Article XIIID, Section 4 of the California Constitution.
Section 11. The City Council hereby designates Donald Young, One Stop Permit Center Manager, telephone number (909) 798-7585 x6, to answer inquiries regarding the hearing, protest proceedings and procedural or technical matters.
ADOPTED, SIGNED AND APPROVED this 3rd day of June, 2025.
______________________________
Mario Saucedo, Mayor
ATTEST:
__________________________
Jeanne Donaldson, City Clerk
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I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certifies that the foregoing resolution was duly adopted by the City Council, at a regular meeting thereof, held on the 3rd day of June, 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAINED:
______________________________
Jeanne Donaldson, City Clerk
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ORDINANCE NO. 2976
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF REDLANDS ESTABLISHING FISCAL YEAR 2025/26 ANNUAL ASSESSMENTS FOR LANDSCAPE MAINTENANCE DISTRICT NO. 1 IN ACCORDANCE WITH THE LIGHTING AND LANDSCAPING ACT OF 1972
WHEREAS, on July 7, 1987, the City Council ordered the formation of Landscape Maintenance District No. 1 (the “District”), pursuant to Chapter 2.5 of Part 1 of Division 2 of Title 5 (commencing with Section 53311) of the California Government Code, commonly known as the "Mello-Roos Community Facilities Act of 1982" (the "Act"); and
WHEREAS, the purpose of the District is to ensure satisfactory levels of funding for landscape maintenance are provided. District assessments provide funding for labor, material, and equipment associated with landscape services provided by the City within the District. These services include turf and ground cover maintenance, irrigation, and tree and bush trimming, adjacent properties annexed into the district, and to provide administrative management of the District; and,
WHEREAS, on May 6, 2025, City Council approved Donald Young, One Stop Permit Center Manager, as the Assessment Engineer for the District and the Assessment Engineer, Mr. Young is responsible for the preparation of the Engineer’s Report required to levy the annual assessment in accordance with the California Government Code; and,
WHEREAS, on June 3, 2025 City Council adopted Resolution No. 8652, preliminarily approving the Engineer's Report for the District; and,
WHEREAS, on June 3, 2025, City Council adopted Resolution No. 8653, setting June 17, 2025 as the Public Hearing date for consideration of levying Fiscal Year 2025/2026 assessments in accordance with the Lighting and Landscaping Act of 1972.
NOW, THEREFORE, the City Council of the City of Redlands, acting in its capacity as the legislative body of Landscape Maintenance District No. 1, ORDAINS as follows:
Section 1. The above recitals are all true and correct.
Section 2. By the passage of this Ordinance, the Council authorizes the levy of a special tax at a rate in accordance with the rate and method of apportionment set forth in the Engineer’s Report for the District on file with City Clerk of the City of Redlands, incorporated by reference herein, being the rate and method of apportionment specified in the Resolution of Intention to Establish the District.
Section 3. Properties or entities of the state, federal or other local governments shall, except as otherwise provided in Sections 53317.3 and 53317.5 of the Act, be exempt from the special tax.
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Section 4. Only those properties identified in the Engineer’s Report are subject to assessments of the District with assessment amounts as listed in Exhibit “A” attached hereto and incorporated by reference herein.
Section 5. All of the collections of the special tax shall be used as provided for in the Act and the Resolution of Formation.
Section 6. The special tax shall be collected in the same manner as ordinary ad valorem property taxes are collected and shall be subject to the same penalties and the same procedure, sale and lien priority in case of delinquency as is provided for ad valorem taxes, as such procedure may be modified by law from time to time.
Section 7. The City Council hereby determines that the adoption of this ordinance is exempt from review under the California Environmental Quality Act (“CEQA”) pursuant to State CEQA Guidelines section 15061(b)(3) because this City Council determines that it can be seen with certainty that approval of this ordinance will have no direct or indirect impact on the physical environment, and that approval of this ordinance is not a “project” under CEQA as that term is defined in Public Resources Code section 21065.
Section 8. Severability. If any section, sentence, clause or phrase of this ordinance or the application thereof to any entity, person or circumstance is held for any reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect other provisions or applications of this ordinance which can be given effect without the invalid provisions or application, and to this end the provisions of this ordinance are severable. The City Council of the City of Redlands hereby declares that it would have adopted this ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.
Section 9. The Mayor shall sign this ordinance and the City Clerk shall certify to the adoption of this ordinance and shall cause it, or a summary of it, to be published once in the Redlands Daily Facts, a newspaper of general circulation within the City, and thereafter, this ordinance shall take effect as provided by law.
Section 10. The District Assessment Engineer is hereby authorized to transmit a certified copy of this ordinance and necessary documents to the San Bernardino County Assessor and Treasurer-Tax Collector, and to perform all other acts which are required by the Act, this ordinance, or by law in order to accomplish the purpose of this ordinance.
ADOPTED, SIGNED AND APPROVED this 17th day of June, 2025.
________________________________
Mario Saucedo, Mayor
ATTEST:
_______________________________
Jeanne Donaldson, City Clerk
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I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certifies that the foregoing resolution was adopted by the City Council, at a regular meeting thereof, held on the 17th day of June, 2025 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________________
Jeanne Donaldson, City Clerk
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APPENDIX D
ASSESSMENT ROLL
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APN SITUS ADDRESS ANNEXATION CHARGE
0167-231-19-0000 709 LUGONIA AVE Annexation L4-D 6.00$
0167-231-20-0000 705 LUGONIA AVE Annexation L4-D 6.00$
0167-231-21-0000 1237 LAW TON ST Annexation L4-D 6.00$
0167-271-61-0000 1135 CHURCH ST Annexation L6-D 6.00$
0167-802-01-0000 1575 N COLUMBIA ST Original 1-B 39.65$ 0167-802-02-0000 1571 N COLUMBIA ST Original 1-B 36.05$ 0167-802-03-0000 1567 COLUMBIA ST Original 1-B 36.05$
0167-802-04-0000 1563 COLUMBIA ST Original 1-B 36.05$
0167-802-05-0000 1558 W OODBURY ST Original 1-B 36.05$
0167-802-06-0000 1562 WOODBURY Original 1-B 36.05$
0167-802-07-0000 1566 WOODBURY Original 1-B 36.05$
0167-802-08-0000 1570 WOODBURY Original 1-B 39.65$
0167-803-01-0000 1569 WOODBURY Original 1-B 39.65$
0167-803-02-0000 1565 WOODBURY Original 1-B 36.05$
0167-803-03-0000 1561 WOODBURY Original 1-B 36.05$
0167-803-04-0000 610 ELISE Original 1-B 36.05$
0167-803-05-0000 618 ELISE Original 1-B 36.05$
0167-803-06-0000 626 ELISE Original 1-B 36.05$
0167-803-07-0000 634 ELISE ST Original 1-B 36.05$
0167-803-08-0000 1568 VERMONT Original 1-B 36.05$
0167-803-09-0000 1574 VERMONT Original 1-B 39.65$
0167-804-01-0000 633 ELISE Original 1-B 36.05$
0167-804-02-0000 625 ELISE Original 1-B 36.05$
0167-804-03-0000 617 ELISE Original 1-B 36.05$
0167-804-04-0000 609 ELISE Original 1-B 36.05$
0167-804-05-0000 601 ELISE Original 1-B 36.05$
0167-804-06-0000 525 ELISE Original 1-B 36.05$
0167-804-07-0000 517 ELISE Original 1-B 36.05$
0167-804-08-0000 509 ELISE Original 1-B 36.05$
0167-804-09-0000 1555 COLUMBIA ST Original 1-B 36.05$
0167-804-10-0000 1551 COLUMBIA ST Original 1-B 36.05$
0167-804-11-0000 1547 COLUMBIA ST Original 1-B 36.05$
0167-804-12-0000 1543 N COLUMBIA ST Original 1-B 36.05$ 0167-804-13-0000 1528 CANTERBURY CIR Original 1-B 36.05$ 0167-804-14-0000 1530 CANTERBURY CIR Original 1-B 36.05$ 0167-804-15-0000 1532 CANTERBURY CIR Original 1-B 36.05$ 0167-804-16-0000 1534 CANTERBURY CIR Original 1-B 36.05$ 0167-804-17-0000 1536 CANTERBURY CIR Original 1-B 36.05$ 0167-804-18-0000 1538 CANTERBURY CIR Original 1-B 36.05$ 0167-804-19-0000 1540 CANTERBURY CIR Original 1-B 36.05$ 0167-823-01-0000 1539 CANTERBURY CIR Original 1-B 36.05$ 0167-823-02-0000 1537 CANTERBURY CIR Original 1-B 36.05$ 0167-823-03-0000 1535 CANTERBURY CIR Original 1-B 36.05$ 0167-823-04-0000 1533 CANTERBURY CIR Original 1-B 36.05$ 0167-823-05-0000 1531 CANTERBURY CIR Original 1-B 36.05$ 0167-823-06-0000 1509 CANTERBURY CIR Original 1-B 36.05$ 0167-823-07-0000 1507 CANTERBURY CIR Original 1-B 36.05$ 0167-823-08-0000 1505 CANTERBURY CIR Original 1-B 36.05$ 0167-823-09-0000
1503 CANTERBURY CIR Original 1-B 36.05$
0167-823-10-0000 1501 CANTERBURY CIR Original 1-B 36.05$ 0167-824-01-0000 1539 COLUMBIA ST Original 1-B 36.05$
0167-824-02-0000 1535 COLUMBIA ST Original 1-B 36.05$
0167-824-03-0000 1531 COLUMBIA ST Original 1-B 36.05$
0167-824-04-0000 1527 COLUMBIA ST Original 1-B 36.05$
0167-824-05-0000 1523 COLUMBIA ST Original 1-B 36.05$
City of Redlands
Landscape Maintenance District No. 1 - Appendix D
Fiscal Year 2025/26
Assessment Roll (Sorted by APN)
Fiscal Year 2025/26 Page 1 of 11
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APN SITUS ADDRESS ANNEXATION CHARGE
City of Redlands
Landscape Maintenance District No. 1 - Appendix D
Fiscal Year 2025/26
Assessment Roll (Sorted by APN)
0167-824-06-0000 1519 COLUMBIA ST Original 1-B 36.05$
0167-824-07-0000 1515 COLUMBIA ST Original 1-B 36.05$
0167-824-08-0000 1511 COLUMBIA ST Original 1-B 36.05$
0167-824-09-0000 1507 COLUMBIA ST Original 1-B 36.05$
0167-824-10-0000 1503 COLUMBIA ST Original 1-B 36.05$
0167-824-11-0000 1501 COLUMBIA ST Original 1-B 36.05$
0167-824-12-0000 508 PENNSYLVANIA AVE Original 1-B 36.05$ 0167-824-13-0000 512 PENNSYLVANIA AVE Original 1-B 36.05$ 0167-824-14-0000 516 PENNSYLVANIA AVE Original 1-B 36.05$ 0167-824-15-0000 520 PENNSYLVANIA AVE Original 1-B 36.05$ 0167-824-16-0000 600 PENNSYLVANIA AVE Original 1-B 36.05$ 0167-824-17-0000 602 PENNSYLVANIA AVE Original 1-B 36.05$ 0167-824-18-0000 606 PENNSYLVANIA AVE Original 1-B 36.05$ 0167-824-19-0000 610 PENNSYLVANIA AVE Original 1-B 36.05$ 0167-824-20-0000 1500 CANTERBURY CIR Original 1-B 36.05$ 0167-824-21-0000 1502 CANTERBURY CIR Original 1-B 36.05$ 0167-824-22-0000 1504 CANTERBURY CIR Original 1-B 36.05$ 0167-824-23-0000 1506 CANTERBURY CIR Original 1-B 36.05$ 0167-824-24-0000 1508 CANTERBURY CIR Original 1-B 36.05$ 0167-824-25-0000 1510 CANTERBURY CIR Original 1-B 36.05$ 0167-824-26-0000 1512 CANTERBURY CIR Original 1-B 36.05$ 0167-824-27-0000 1514 CANTERBURY CIR Original 1-B 36.05$ 0167-824-28-0000 1516 CANTERBURY CIR Original 1-B 36.05$ 0167-824-29-0000 1518 CANTERBURY CIR Original 1-B 36.05$ 0167-824-30-0000 1520 CANTERBURY CIR Original 1-B 36.05$ 0167-824-31-0000 1522 CANTERBURY CIR Original 1-B 36.05$ 0167-824-32-0000 1524 CANTERBURY CIR Original 1-B 36.05$ 0167-851-39-0000 1832 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-40-0000 1828 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-41-0000 1824 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-42-0000 1820 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-43-0000 1816 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-44-0000 1812 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-45-0000 1808 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-46-0000 1804 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-47-0000 1800 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-48-0000 1835 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-49-0000 1831 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-50-0000
1827 BROOKSTONE ST Annexation L8-B 6.00$
0167-851-51-0000 1823 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-52-0000 1819 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-53-0000 1815 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-54-0000 1811 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-55-0000 1807 BROOKSTONE ST Annexation L8-B 6.00$ 0167-851-56-0000 1803 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-37-0000 450 RIVERVIEW DR Annexation L8-B 6.00$ 0167-861-38-0000 1928 BROOKSTONE DR Annexation L8-B 6.00$ 0167-861-39-0000 1924 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-40-0000 1920 BROOKSTONE Annexation L8-B 6.00$
0167-861-41-0000 1916 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-42-0000 1912 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-43-0000 1908 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-44-0000 1840 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-45-0000 1836 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-46-0000 1839 BROOKSTONE ST Annexation L8-B 6.00$ Fiscal Year 2025/26 Page 2 of 11
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APN SITUS ADDRESS ANNEXATION CHARGE
City of Redlands
Landscape Maintenance District No. 1 - Appendix D
Fiscal Year 2025/26
Assessment Roll (Sorted by APN)
0167-861-47-0000 1907 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-48-0000 1911 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-49-0000 1915 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-50-0000 1919 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-51-0000 1923 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-52-0000 1927 BROOKSTONE ST Annexation L8-B 6.00$ 0167-861-53-0000 410 RIVERVIEW DR Annexation L8-B 6.00$ 0167-861-54-0000 420 RIVERVIEW DR Annexation L8-B 6.00$ 0168-681-01-0000 1067 MENDICINO WY Original 1-A 62.09$
0168-681-02-0000 1063 MENDICINO WY Original 1-A 62.09$
0168-681-03-0000 1059 MENDICINO WY Original 1-A 62.09$
0168-681-04-0000 1055 MENDICINO Original 1-A 62.09$
0168-681-05-0000 1051 MENDICINO WY Original 1-A 62.09$
0168-681-06-0000 1047 MENDOCINO Original 1-A 62.09$
0168-681-07-0000 1043 MENDICINO WY Original 1-A 62.09$
0168-681-08-0000 1039 MENDICINO Original 1-A 62.09$
0168-681-09-0000 1035 MENDICINO Original 1-A 62.09$
0168-681-10-0000 1756 MENDOCINO WY Original 1-A 62.09$
0168-681-11-0000 1762 MENDOCINO WY Original 1-A 62.09$
0168-681-12-0000 1768 MENDOCINO Original 1-A 62.09$
0168-681-13-0000 1774 MENDICINO Original 1-A 62.09$
0168-681-14-0000 1780 MENDICINO WY Original 1-A 62.09$
0168-681-15-0000 1786 MENDICINO Original 1-A 62.09$
0168-681-16-0000 1792 MENDOCINO Original 1-A 62.09$
0168-681-17-0000 1798 MENDICINO Original 1-A 68.30$
0168-681-18-0000 1008 ALPINE CT Original 1-A 68.30$
0168-681-19-0000 1012 ALPINE Original 1-A 68.30$
0168-681-20-0000 1016 ALPINE CT Original 1-A 68.30$
0168-681-21-0000 1020 ALPINE Original 1-A 68.30$
0168-681-22-0000 1024 ALPINE Original 1-A 68.30$
0168-681-23-0000 1028 ALPINE CT Original 1-A 68.30$
0168-681-24-0000 1032 ALPINE CT Original 1-A 68.30$
0168-681-25-0000 1029 ALPINE CT Original 1-A 62.09$
0168-681-26-0000 1025 ALPINE CT Original 1-A 62.09$
0168-681-27-0000 1021 ALPINE ST Original 1-A 62.09$
0168-681-28-0000 1017 ALPINE ST Original 1-A 62.09$
0168-681-29-0000 1013 ALPINE Original 1-A 62.09$
0168-681-30-0000 1009 ALPINE CT Original 1-A 62.09$
0168-681-31-0000 1005 ALPINE CT Original 1-A 62.09$
0168-681-32-0000 1042 MENDICINO WY Original 1-A 62.09$
0168-681-33-0000
1046 MENDICINO Original 1-A 62.09$
0168-681-34-0000 1050 MENDOCINO Original 1-A 62.09$
0168-681-35-0000 1054 MENDICINO BLVD Original 1-A 62.09$ 0168-681-36-0000 1058 MENDICINO Original 1-A 62.09$
0168-681-37-0000 1062 MENDICINO Original 1-A 62.09$
0168-681-38-0000 1066 MENDICINO WY Original 1-A 62.09$
0169-043-14-0000 506 W COLTON AVE Annexation L7-D 6.00$ 0169-053-12-0000 306 W COLTON AVE Annexation L4-L 6.00$ 0169-131-33-0000 507 LAW TON ST Annexation L4-F 6.00$
0169-142-11-0000 511 W COLTON AVE Annexation L4-I 6.00$ 0169-182-02-0000 Annexation L4-O 6.00$
0169-182-03-0000 316 THE TERRACE Annexation L4-O 6.00$
0169-182-04-0000 Annexation L4-O 6.00$
0169-212-17-0000 640 ORANGE ST Annexation L4-X 6.00$
0169-212-18-0000 526 N ORANGE ST Annexation L4-X 6.00$
Fiscal Year 2025/26 Page 3 of 11
Redlands Regular Meeting of 06-03-25
426 of 1245
APN SITUS ADDRESS ANNEXATION CHARGE
City of Redlands
Landscape Maintenance District No. 1 - Appendix D
Fiscal Year 2025/26
Assessment Roll (Sorted by APN)
0169-212-19-0000 500 N ORANGE ST Annexation L4-X 6.00$
0169-212-20-0000 402-414 N ORANGE ST Annexation L4-X 6.00$ 0169-212-21-0000 418-450 N ORANGE ST Annexation L4-X 6.00$ 0169-212-22-0000 522 ORANGE ST Annexation L4-X 6.00$
0169-212-23-0000 602 ORANGE ST Annexation L4-X 6.00$
0169-212-24-0000 683 N 6TH ST Annexation L4-X 6.00$
0169-212-25-0000 552 ORANGE ST Annexation L4-X 6.00$
0169-212-26-0000 454-482 N ORANGE ST Annexation L4-X 6.00$ 0169-212-27-0000 411 N 6TH ST Annexation L4-X 6.00$
0169-281-39-0000 347 ORANGE ST Annexation L6-C 6.00$
0169-301-08-0000 E REDLANDS BLVD Annexation L7-G 6.00$
0169-301-10-0000 21 E REDLANDS BLVD Annexation L7-G 6.00$ 0169-301-11-0000 170 E REDLANDS BLVD Annexation L7-G 6.00$ 0169-313-16-0000 304 7TH ST Annexation L7-I 6.00$
0169-321-01-0000 Annexation L6-A 6.00$
0169-321-02-0000 304 N 9 TH ST Annexation L6-A 6.00$
0169-343-07-0000 1210 W COLTON AVE Annexation L4-S 6.00$ 0169-411-07-0000 1205 W COLTON AVE Annexation L4-H 6.00$ 0171-161-18-0000 371 NEW YORK Annexation L12-M 6.00$
0171-171-34-0000 380 N NEW YORK ST Annexation L4-R 18.00$ 0171-202-30-0000 404 BROOKSIDE AVE Annexation L7-C 6.00$ 0171-202-33-0000 420 BROOKSIDE AVE Annexation L8-C 6.00$ 0171-203-13-0000 302 BROOKSIDE AVE Annexation L9-B 6.00$ 0171-331-04-0000 243 CAJON ST Annexation L4-J 6.00$
0171-332-30-0000 124 E OLIVE AVE Annexation L10-E 6.00$ 0171-341-33-0000 612 REDLANDS BLVD Annexation L6-J 6.00$ 0171-383-19-0000 680 E REDLANDS BLVD Annexation L4-E 6.00$ 0171-383-20-0000 680 E REDLANDS BLVD Annexation L4-E 6.00$ 0172-031-49-0000 30 S CENTER ST Annexation L4-M 6.00$
0172-301-14-0000 1515 W CYPRESS AVE Annexation L7-A 6.00$ 0172-301-15-0000 1513 W CYPRESS AVE Annexation L7-A 6.00$ 0172-301-16-0000 1511 W CYPRESS AVE Annexation L7-A 6.00$ 0172-301-17-0000 1517 W CYPRESS AVE Annexation L7-A 6.00$ 0173-052-31-0000 432 SONORA CIR Annexation L6-I 6.00$
0173-052-32-0000 430 SONORA CIR Annexation L6-I 6.00$
0173-052-33-0000 428 SONORA CIR Annexation L6-I 6.00$
0173-052-34-0000 426 SONORA CIR Annexation L6-I 6.00$
0173-052-35-0000 424 SONORA CIR Annexation L6-I 6.00$
0173-052-36-0000 422 SONORA CIR Annexation L6-I 6.00$
0173-052-37-0000 420 SONORA CIR Annexation L6-I 6.00$
0173-052-38-0000
418 SONORA CIR Annexation L6-I 6.00$
0173-052-39-0000 416 SONORA CIR Annexation L6-I 6.00$
0173-052-40-0000 412 SONORA CIR Annexation L6-I 6.00$
0173-052-41-0000 410 SONORA CIR Annexation L6-I 6.00$
0173-052-42-0000 457 LA VERNE Annexation L6-I 6.00$
0173-062-01-0000 472 SONORA CIR Annexation L6-I 6.00$
0173-062-02-0000 470 SONORA CIR Annexation L6-I 6.00$
0173-062-03-0000 468 SONORA CIR Annexation L6-I 6.00$
0173-062-04-0000 466 SONORA CIR Annexation L6-I 6.00$
0173-062-05-0000 464 SONORA CIR Annexation L6-I 6.00$
0173-062-06-0000 462 SONORA CIR Annexation L6-I 6.00$
0173-062-07-0000 460 SONORA CIR Annexation L6-I 6.00$
0173-062-08-0000 458 SONORA CIR Annexation L6-I 6.00$
0173-062-09-0000 456 SONORA CIR Annexation L6-I 6.00$
0173-062-10-0000 454 SONORA CIR Annexation L6-I 6.00$
Fiscal Year 2025/26 Page 4 of 11
Redlands Regular Meeting of 06-03-25
427 of 1245
APN SITUS ADDRESS ANNEXATION CHARGE
City of Redlands
Landscape Maintenance District No. 1 - Appendix D
Fiscal Year 2025/26
Assessment Roll (Sorted by APN)
0173-062-11-0000 452 SONORA CIR Annexation L6-I 6.00$
0173-062-12-0000 450 SONORA CIR Annexation L6-I 6.00$
0173-062-13-0000 448 SONORA CIR Annexation L6-I 6.00$
0173-062-14-0000 446 SONORA CIR Annexation L6-I 6.00$
0173-062-15-0000 444 SONORA CIR Annexation L6-I 6.00$
0173-062-16-0000 442 SONORA CIR Annexation L6-I 6.00$
0173-062-17-0000 440 SONORA CIR Annexation L6-I 6.00$
0173-062-18-0000 438 SONORA CIR Annexation L6-I 6.00$
0173-062-19-0000 436 SONORA CIR Annexation L6-I 6.00$
0173-062-20-0000 434 SONORA CIR Annexation L6-I 6.00$
0173-062-21-0000 408 SONORA CIR Annexation L6-I 6.00$
0173-062-22-0000 406 SONORA CIR Annexation L6-I 6.00$
0173-062-23-0000 407 SONORA CIR Annexation L6-I 6.00$
0173-062-24-0000 473 SONORA CIR Annexation L6-I 6.00$
0173-062-25-0000 471 SONORA CIR Annexation L6-I 6.00$
0173-062-26-0000 469 SONORA CIR Annexation L6-I 6.00$
0173-062-27-0000 457 SONORA CIR Annexation L6-I 6.00$
0173-062-28-0000 455 SONORA CIR Annexation L6-I 6.00$
0173-062-29-0000 453 SONORA CIR Annexation L6-I 6.00$
0173-062-30-0000 451 SONORA CIR Annexation L6-I 6.00$
0173-062-31-0000 439 SONORA CIR Annexation L6-I 6.00$
0173-062-32-0000 437 SONORA CIR Annexation L6-I 6.00$
0173-062-33-0000 435 SONORA CIR Annexation L6-I 6.00$
0173-062-34-0000 431 SONORA CIR Annexation L6-I 6.00$
0173-062-35-0000 421 SONORA CIR Annexation L6-I 6.00$
0173-062-36-0000 423 SONORA CIR Annexation L6-I 6.00$
0173-062-37-0000 425 SONORA CIR Annexation L6-I 6.00$
0173-062-38-0000 427 SONORA CIR Annexation L6-I 6.00$
0174-021-41-0000 1377 KNOLL RD Annexation L8-E 6.00$
0174-021-42-0000 1379 KNOLL RD Annexation L8-E 6.00$
0174-241-31-0000 1475 FORD ST Annexation L5-D 12.00$
0174-261-15-0000 1551 RESERVOI R RD Annexation L10-G 6.00$ 0174-281-33-0000 BUCKINGHAM Annexation L12-L 6.00$
0174-281-34-0000 BUCKINGHAM Annexation L12-L 6.00$
0174-281-35-0000 BUCKINGHAM Annexation L12-L 6.00$
01 74-281-37-0000 731 BUCKINGHAM DR Annexation L12-L 6.00$ 0174-621-01-0000 751 DEVONSHIRE DR Annexation L2-A 44.55$ 0174-621-02-0000 755 DEVONSHIRE DR Annexation L2-A 44.55$ 0174-621-03-0000 759 DEVONSHIRE DR Annexation L2-A 44.55$ 0174-621-04-0000 763 DEVONSHIRE DR Annexation L2-A 44.55$ 0174-621-05-0000 767 DEVONSHIRE DR Annexation L2-A 44.55$ 0174-621-06-0000 771 DEVONSHIRE DR Annexation L2-A 44.55$ 0174-621-07-0000 775 DEVONSHIRE DR Annexation L2-A 44.55$ 0174-621-08-0000 816 CONCORD Annexation L2-A 53.46$
0174-621-09-0000 812 CONCORD Annexation L2-A 44.55$
0174-621-10-0000 770 CONCORD Annexation L2-A 44.55$
0174-621-11-0000 766 CONCORD Annexation L2-A 44.55$
0174-621-12-0000 762 CONCORD Annexation L2-A 44.55$
0174-621-13-0000 1609 SHEFFIELD Annexation L2-A 44.55$
0174-621-14-0000 1613 SHEFFIELD Annexation L2-A 44.55$
0174-621-15-0000 1617 SHEFFIELD Annexation L2-A 44.55$
0174-621-16-0000 1621 SHEFFIELD Annexation L2-A 44.55$
0174-621-17-0000 1625 SHEFFIELD Annexation L2-A 44.55$
0174-621-18-0000 1629 SHEFFIELD Annexation L2-A 44.55$
0174-621-19-0000 1633 SHEFFIELD Annexation L2-A 44.55$
Fiscal Year 2025/26 Page 5 of 11
Redlands Regular Meeting of 06-03-25
428 of 1245
APN SITUS ADDRESS ANNEXATION CHARGE
City of Redlands
Landscape Maintenance District No. 1 - Appendix D
Fiscal Year 2025/26
Assessment Roll (Sorted by APN)
0174-621-20-0000 1636 SHEFFIELD LN Annexation L2-A 44.55$ 0174-621-21-0000 1632 SHEFFIELD LN Annexation L2-A 44.55$ 0174-621-22-0000 1628 SHEFFIELD LN Annexation L2-A 44.55$ 0174-621-23-0000 801 LEXINGTON LN Annexation L2-A 44.55$ 0174-621-24-0000 805 LEXINGTON LN Annexation L2-A 44.55$ 0174-621-25-0000 809 LEXINGTON LN Annexation L2-A 44.55$ 0174-621-26-0000 813 LEXINGTON LN Annexation L2-A 53.46$ 0174-621-27-0000 812 LEXINGTON LN Annexation L2-A 53.46$ 0174-621-28-0000 808 LEXINGTON LN Annexation L2-A 44.55$ 0174-621-29-0000 804 LEXINGTON LN Annexation L2-A 44.55$ 0174-621-30-0000 800 LEXINGTON LN Annexation L2-A 44.55$ 0174-621-31-0000 1620 SHEFFIELD LN Annexation L2-A 44.55$ 0174-621-32-0000 1616 SHEFFIELD LN Annexation L2-A 44.55$ 0174-621-33-0000 769 CONCORD LN Annexation L2-A 44.55$
0174-621-34-0000 811 CONCORD LN Annexation L2-A 44.55$
0174-621-35-0000 815 CONCORD LN Annexation L2-A 53.46$
0175-491-01-0000 1521 RE BECCA CREST Original 1-C 1,572.77$ 0175-491-02-0000 REBECCA CREST Original 1-C 1,310.64$
0175-491-03-0000 REBECCA CREST Original 1-C 1,310.64$
0175-491-04-0000 1527 REBELLA CREST Original 1-C 1,310.64$ 0175-491-05-0000 1531 RE BECCA CREST Original 1-C 1,310.64$ 0175-491-06-0000 1533 RE BECCA CREST Original 1-C 1,310.64$ 0175-491-07-0000 1535 RE BECCA CREST Original 1-C 1,310.64$ 0175-491-08-0000 1537 RE BECCA CREST Original 1-C 1,310.64$ 0175-491-09-0000 1541 RE BECCA CREST Original 1-C 1,572.77$ 0176-044-15-0000 605 VALLEY VIE W DR Annexation L4-Q 6.00$ 0176-402-04-0000 633 GOLDEN WEST DR Annexation L12-E 6.00$ 0176-402-06-0000 629 GOLDENWES T DR Annexation L12-D 6.00$ 0176-402-07-0000 627 GOLDEN WEST DR Annexation L12-C 6.00$ 0176-402-08-0000 GOLDEN WEST DR Annexation L12-B 6.00$
0176-402-09-0000 623 GOLDEN WEST DR Annexation L12-A 6.00$ 0176-441-18-0000 1581 FRANKLIN AVE Annexation L5-C 78.37$ 0176-441-19-0000 1617 GARDEN ST Annexation L5-C 86.20$
0176-441-20-0000 1613 GARDEN ST Annexation L5-C 86.20$
0176-441-21-0000 1609 GARDEN ST Annexation L5-C 86.20$
0176-441-22-0000 1583 FRANKLIN AVE Annexation L5-C 86.20$ 0176-441-23-0000 210 CANDY LN Annexation L5-C 78.37$
01 76-441-24-0000 226 CANDY LN Annexation L5-C 78.37$
0176-441-25-0000 242 CANDY LN Annexation L5-C 78.37$
0176-441-26-0000 250 CANDY LN Annexation L5-C 78.37$
0176-441-27-0000 258 CANDY LN Annexation L5-C 78.37$
0176-521-01-0000 1080 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-02-0000 1070 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-03-0000 1060 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-04-0000 1050 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-05-0000 1040 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-06-0000 1030 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-07-0000 1020 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-08-0000 1010 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-09-0000 1000 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-10-0000 912 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-11-0000 908 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-12-0000 904 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-13-0000 900 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-18-0000 1920 HORSE TRAIL DR Annexation L10-H 6.00$ Fiscal Year 2025/26 Page 6 of 11
Redlands Regular Meeting of 06-03-25
429 of 1245
APN SITUS ADDRESS ANNEXATION CHARGE
City of Redlands
Landscape Maintenance District No. 1 - Appendix D
Fiscal Year 2025/26
Assessment Roll (Sorted by APN)
0176-521-19-0000 1910 HORSE TRAIL DR Annexation L10-H 6.00$ 0176-521-20-0000 1900 HORSE TRAIL DR Annexation L10-H 6.00$ 0176-521-21-0000 1011 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-22-0000 1021 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-23-0000 1031 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-27-0000 1061 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-28-0000 1041 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-29-0000 907 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-30-0000 949 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-31-0000 901 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-521-32-0000 951 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-01-0000 948 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-02-0000 944 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-03-0000 940 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-07-0000 924 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-08-0000 920 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-09-0000 916 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-12-0000 921 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-13-0000 931 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-18-0000 911 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-20-0000 936 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-21-0000 928 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-22-0000 932 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-24-0000 915 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-25-0000 947 SUNSET HILLS LN Annexation L10-H 6.00$ 0176-531-26-0000 945 SUNSET HILLS LN Annexation L10-H 6.00$ 0292-032-39-0000 1251 RESEARCH DR Annexation L3-A 195.55$ 0292-032-40-0000 1115 RESEARCH DR Annexation L3-A 39.88$ 0292-032-41-0000 1110 RESEARCH DR Annexation L3-A 62.73$ 0292-032-42-0000 2351 LUGONIA AVE Annexation L3-A 301.84$ 0292-033-11-0000 1101 N CALIFORNIA ST Annexation L4-C 6.00$ 0292-033-13-0000 1101 N CALIFORNIA ST Annexation L12-H 6.00$ 0292-034-16-0000 941 CALIFORNIA ST Annexation L4-N 6.00$ 0292-063-45-0000 1720 W REDLANDS BLVD Annexation L10-C 6.00$ 0292-064-13-0000 2094 W REDLANDS BLVD Annexation L6-H 6.00$ 0292-064-17-0000 2098 W REDLANDS BLVD Annexation L6-H 6.00$ 0292-064-21-0000 2046 REDLANDS BLVD Annexation L6-H 6.00$ 0292-064-22-0000 2072 W REDLANDS BLVD Annexation L6-H 6.00$ 0292-064-23-0000 2070 W REDLANDS BLVD Annexation L6-H 6.00$ 0292-064-24-0000 2050 REDLANDS BLVD Annexation L6-H 6.00$ 0292-064-25-0000 2068 W REDLANDS BLVD Annexation L6-H 6.00$ 0292-064-26-0000 2062 REDLANDS BLVD Annexation L6-H 6.00$ 0292-064-27-0000 2052 REDLANDS BLVD Annexation L6-H 6.00$ 0292-152-39-0000 2015 PARK AV E Annexation L10-B 6.00$
0292-153-24-0000 1915 REDLANDS BLVD Annexation L5-A 6.00$ 0292-153-25-0000 1911 REDLANDS BLVD Annexation L5-A 6.00$ 0292-153-26-0000 721 NEVADA ST Annexation L5-A 6.00$
0292-153-27-0000 721 NEVADA ST Annexation L5-A 6.00$
0292-154-12-0000 1991 PARK AVE Annexation L8-D 6.00$
0292-156-21-0000
1717 PARK AV E Annexation L4-V 6.00$
0292-157-16-0000 1625 W REDLANDS BLVD Annexation L9-A 6.00$ 0292-157-20-0000 560 IOWA ST Annexation L12-J 6.00$
0292-157-31-0000 1615 REDLANDS BLVD Annexation L5-G 6.00$ 0292-158-15-0000 ALABAMA ST Annexation L11-B 6.00$
0292-165-15-0000 1890 ORANGE AVE Annexation L6-F 6.00$
Fiscal Year 2025/26 Page 7 of 11
Redlands Regular Meeting of 06-03-25
430 of 1245
APN SITUS ADDRESS ANNEXATION CHARGE
City of Redlands
Landscape Maintenance District No. 1 - Appendix D
Fiscal Year 2025/26
Assessment Roll (Sorted by APN)
0292-166-11-0000 1710 BARTON RD Annexation L4-K 6.00 $
0292-182-30-0000 614 ALABAMA ST Annexation L4-T 6.00 $
0292-182-31-0000 614 ALABAMA ST Annexation L4-T 6.00 $
0292-192-11-0000 301 TENNESSEE ST Annexation L7-E 6.00 $ 0292-201-37-0000 141 KANSAS ST Annexation L7-B 6.00 $
0292-201-39-0000 125 KANSAS ST Annexation L7-B 6.00 $
0292-201-40-0000 210 BUSINESS CE NTER CT Annexation L7-B 6.00 $ 0292-202-17-0000 298 KANSAS ST Annexation L10-A 6.00 $
0292-202-18-0000 KANSAS ST Annexation L10-A 6.00 $
0292-251-10-0000 1280 ALABAMA ST Annexation L12-G 6.00 $ 0292-310-07-0000 633 AMIGO S DR Annexation L6-B 6.00 $
0292-310-36-0000 617 AMIGO S DR Annexation L7-F 6.00 $
0292-321-10-0000 19 81 W LUGONIA AVE Annexation L4-G 6.00 $ 0292-331-15-0000 1910 ORANGE TREE LN Annexation L5-E 6.00 $ 0292-331-16-0000 1902 ORANGE TREE LN Annexation L5-E 6.00 $ 0292-341-17-0000 1751 PLUM LN Annexation L12-I 6.00 $
0292-341-24-0000 1711 PLUM LN Annexation L11-A 6.00 $
0292-341-25-0000 1741 PLUM LN Annexation L11-A 6.00 $
0292-351-08-0000 1806 ORANGE TR EE LN Annexation L11-C 6.00 $ 0292-381-08-0000 1653 PLUM LN Annexation L6-G 6.00 $
0292-441-11-0000 1230 INDIANA CT Annexation L5-B 6.00 $ 0292-441-12-0000 1226 INDIANA CT Annexation L5-B 6.00 $ 0292-441-13-0000 1222 INDIANA CT Annexation L5-B 6.00 $ 0292-441-14-0000 1214 INDIANA CT Annexation L5-B 6.00 $ 0292-441-15-0000 1210 INDIANA CT Annexation L5-B 6.00 $ 0293-172-16-0000 1500 BARTON RD Annexation L4-B 27.00 $ 0293-172-17-0000 1536 BARTON RD Annexation L4-B 27.00 $ 0293-172-18-0000 1500 BARTON RD Annexation L4-B 6.00 $
0293-421-01-0000 1809 MORNING DO VE LN Annexation L12-F 6.00 $ 0293-421-02-0000 1812 MORNING DO VE LN Annexation L12-F 6.00 $ 0293-421-03-0000 1810 MORNING DO VE LN Annexation L12-F 6.00 $ 0293-421-04-0000 1808 MORNING DO VE LN Annexation L12-F 6.00 $ 0293-421-05-0000 1806 MORNING DO VE LN Annexation L12-F 6.00 $ 0293-421-06-0000 1804 MORNING DO VE LN Annexation L12-F 6.00 $ 0293-421-07-0000 1802 MORNING DO VE LN Annexation L12-F 6.00 $ 0293-421-08-0000 1800 MORNING DO VE LN Annexation L12-F 6.00 $ 0293-421-09-0000 1746 MORNING DO VE LN Annexation L12-F 6.00 $ 0293-421-10-0000 1744 MORNING DO VE LN Annexation L12-F 6.00 $ 0293-421-11-0000
1742 MORNING DOVE LN Annexation L12-F 6.00$
0293-421-12-0000 1740 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-13-0000 1738 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-14-0000 1736 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-15-0000 1734 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-16-0000 1732 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-17-0000 1730 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-18-0000 1726 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-19-0000 1724 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-20-0000 1720 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-21-0000 1716 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-22-0000 1706 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-23-0000 1700 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-24-0000 1701 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-25-0000 1703 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-26-0000 1705 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-27-0000 1707 MORNING DOVE LN Annexation L12-F 6.00$ Fiscal Year 2025/26 Page 8 of 11
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APN SITUS ADDRESS ANNEXATION CHARGE
City of Redlands
Landscape Maintenance District No. 1 - Appendix D
Fiscal Year 2025/26
Assessment Roll (Sorted by APN)
0293-421-28-0000 1709 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-29-0000 1711 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-30-0000 1715 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-31-0000 1717 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-32-0000 1719 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-33-0000 1721 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-34-0000 1723 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-35-0000 1725 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-36-0000 1727 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-37-0000 1729 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-38-0000 1731 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-39-0000 1733 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-40-0000 1735 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-41-0000 1737 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-42-0000 1743 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-43-0000 1747 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-44-0000 1803 MORNING DOVE LN Annexation L12-F 6.00$ 0293-421-45-0000 1805 MORNING DOVE LN Annexation L12-F 6.00$ 0294-091-47-0000 SMILEY RIDGE Annexation L5-F 6.00$
0294-091-48-0000 1821 SMILEY RIDGE Annexation L5-F 6.00$ 1212-041-01-0000 1021 E PIONEER AVE Annexation L10-F 6.00$ 1212-081-54-0000 1709 DEANNA Annexation L1-B 101.35$
1212-081-55-0000 1711 DEANNA Annexation L1-B 101.35$
1212-081-56-0000 1715 DEANNA Annexation L1-B 101.35$
1212-081-57-0000 1719 DEANNA Annexation L1-B 101.35$
1212-081-58-0000 1723 DEANNA Annexation L1-B 101.35$
1212-081-59-0000 1727 DEANNA WY Annexation L1-B 101.35$ 1212-081-60-0000 1731 DEANNA Annexation L1-B 101.35$
1212-081-61-0000 1712 DEANNA Annexation L1-B 101.35$
1212-081-62-0000 1708 DEANNA Annexation L1-B 101.35$
1212-141-01-0000 1009 DOYLE Annexation L1-A 92.57$
1212-141-02-0000 1013 DOYLE Annexation L1-A 92.57$
1212-141-03-0000 1017 DOYLE Annexation L1-A 92.57$
1212-141-04-0000 1021 DOYLE Annexation L1-A 92.57$
1212-141-05-0000 1025 DOYLE ST Annexation L1-A 92.57$
1212-141-06-0000 1029 DOYLE Annexation L1-A 92.57$
1212-141-07-0000 1033 DOYLE Annexation L1-A 92.57$
1212-141-08-0000
1037 DOYLE AVE Annexation L1-A 92.57$
1212-141-09-0000 1041 DOYLE Annexation L1-A 92.57$
1212-141-10-0000 1045 DOYLE Annexation L1-A 92.57$
1212-141-11-0000 1058 STICKNEY Annexation L1-A 92.57$
1212-141-12-0000 1054 STICKNEY Annexation L1-A 92.57$
1212-141-13-0000 1050 STICKNEY Annexation L1-A 92.57$
1212-141-14-0000 1046 STICKNEY Annexation L1-A 92.57$
1212-141-15-0000 1042 STICKNEY Annexation L1-A 92.57$
1212-141-16-0000 1038 STICKNEY CIR Annexation L1-A 101.83$ 1212-141-17-0000 1034 STICKNEY Annexation L1-A 101.83$
1212-141-18-0000 1030 STICKNEY DR Annexation L1-A 101.83$ 1212-141-19-0000 1026 STICKNEY CIR Annexation L1-A 101.83$ 1212-141-20-0000 1022 STICKNEY AVE Annexation L1-A 101.83$ 1212-141-21-0000 1018 STICKNEY Annexation L1-A 101.83$
1212-141-22-0000 1014 STICKNEY Annexation L1-A 101.83$
1212-141-23-0000 1010 STICKNEY Annexation L1-A 101.83$
1212-141-24-0000 1006 STICKNEY Annexation L1-A 101.83$
1212-141-25-0000 1007 STICKNEY Annexation L1-A 92.57$
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APN SITUS ADDRESS ANNEXATION CHARGE
City of Redlands
Landscape Maintenance District No. 1 - Appendix D
Fiscal Year 2025/26
Assessment Roll (Sorted by APN)
1212-141-26-0000 1011 STICKNEY Annexation L1-A 92.57$
1212-141-27-0000 1015 STICKNEY Annexation L1-A 92.57$
1212-141-28-0000 1019 STICKNEY Annexation L1-A 92.57$
1212-141-29-0000 1023 STICKNEY Annexation L1-A 92.57$
1212-141-30-0000 1027 STICKNEY Annexation L1-A 92.57$
1212-141-31-0000 1031 STICKNEY Annexation L1-A 92.57$
1212-141-32-0000 1032 DOYLE Annexation L1-A 92.57$
1212-141-33-0000 1028 DOYLE Annexation L1-A 92.57$
1212-141-34-0000 1024 DOYLE AVE Annexation L1-A 92.57$
1212-141-35-0000 1020 DOYLE Annexation L1-A 92.57$
1212-141-36-0000 1016 DOYLE Annexation L1-A 92.57$
1212-141-37-0000 1012 DOYLE Annexation L1-A 92.57$
1212-141-38-0000 1008 DOYLE Annexation L1-A 92.57$
1212-141-39-0000 1601 DEANNA Annexation L1-B 111.48$
1212-141-40-0000 1605 DEANNA Annexation L1-B 101.35$
1212-141-41-0000 1609 DEANNA Annexation L1-B 101.35$
1212-141-42-0000 1613 DEANNA Annexation L1-B 101.35$
1212-141-43-0000 1617 DEANNA Annexation L1-B 101.35$
1212-141-44-0000 1621 DEANNA Annexation L1-B 101.35$
1212-141-45-0000 1625 DEANNA Annexation L1-B 101.35$
1212-141-46-0000 1701 DEANNA Annexation L1-B 101.35$
1212-141-47-0000 1705 DEANNA Annexation L1-B 101.35$
1212-141-48-0000 1704 DEANNA WY Annexation L1-B 101.35$ 1212-141-49-0000 1700 DEANNA Annexation L1-B 101.35$
1212-141-50-0000 1622 DEANNA Annexation L1-B 101.35$
1212-141-51-0000 1618 DEANNA Annexation L1-B 101.35$
1212-141-52-0000 1614 DEANNA Annexation L1-B 101.35$
1212-141-53-0000 1606 DEANNA Annexation L1-B 101.35$
1212-141-54-0000 1602 DEANNA Annexation L1-B 111.48$
1212-191-60-0000 1572 GROVE ST Annexation L4-W 6.00$
1212-191-61-0000 1588 GROVE ST Annexation L4-W 6.00$
1212-191-62-0000 1564 GROVE ST Annexation L4-W 6.00$
1212-191-63-0000 1560 GROVE ST Annexation L4-W 6.00$
1212-191-64-0000 1556 GROVE ST Annexation L4-W 6.00$
1212-191-65-0000 1552 GROVE ST Annexation L4-W 6.00$
1212-191-66-0000 1548 GROVE ST Annexation L4-W 6.00$
1212-191-67-0000 1544 GROVE ST Annexation L4-W 6.00$
1212-191-68-0000 1540 GROVE ST Annexation L4-W 6.00$
1212-191-69-0000 1536 GROVE ST Annexation L4-W 6.00$
1212-191-70-0000 1541 KELLY AVE Annexation L4-W 6.00$
1212-191-71-0000 1545 KELLY AVE Annexation L4-W 6.00$
1212-191-72-0000 1549 KELLY AVE Annexation L4-W 6.00$
1212-191-73-0000
1553 KELLY AVE Annexation L4-W 6.00$
1212-191-74-0000 1557 KELLY AVE Annexation L4-W 6.00$
1212-191-75-0000 1561 KELLY ST Annexation L4-W 6.00$
1212-191-76-0000 1565 KELLY ST Annexation L4-W 6.00$
1212-191-77-0000 1569 KELLY ST Annexation L4-W 6.00$
1212-191-78-0000 1573 KELLY ST Annexation L4-W 6.00$
1212-191-79-0000 1577 KELLY ST Annexation L4-W 6.00$
1212-201-01-0000 1572 NELSON ST Annexation L6-E 6.00$
1212-201-02-0000 1568 NELSON ST Annexation L6-E 6.00$
1212-201-03-0000 1560 NELSON ST Annexation L6-E 6.00$
1212-201-04-0000 1556 NELSON ST Annexation L6-E 6.00$
1212-201-05-0000 1552 NELSON ST Annexation L6-E 6.00$
1212-201-06-0000 1548 NELSON ST Annexation L6-E 6.00$
Fiscal Year 2025/26 Page 10 of 11
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APN SITUS ADDRESS ANNEXATION CHARGE
City of Redlands
Landscape Maintenance District No. 1 - Appendix D
Fiscal Year 2025/26
Assessment Roll (Sorted by APN)
1212-201-07-0000 1540 NELSON ST Annexation L6-E 6.00$
1212-201-08-0000 1536 NELSON ST Annexation L6-E 6.00$
1212-201-09-0000 1528 NELSON ST Annexation L6-E 6.00$
1212-201-10-0000 1524 NELSON ST Annexation L6-E 6.00$
1212-201-11-0000 1520 NELSON ST Annexation L6-E 6.00$
1212-201-12-0000 1346 PARADISE WY Annexation L6-E 6.00$ 1212-201-13-0000 1343 PENNSYLVANIA AVE Annexation L6-E 6.00$ 1212-201-14-0000 1349 PENNSYLVANIA AVE Annexation L6-E 6.00$ 1212-201-15-0000 1350 PARADISE WY Annexation L6-E 6.00$ 1212-201-16-0000 1354 PARADISE WY Annexation L6-E 6.00$ 1212-201-17-0000 1521 MORIARTY ST Annexation L6-E 6.00$ 1212-201-18-0000 1525 MORIARTY ST Annexation L6-E 6.00$ 1212-201-19-0000 1529 MORIARTY ST Annexation L6-E 6.00$ 1212-201-20-0000 1533 MORIARTY ST Annexation L6-E 6.00$ 1212-201-21-0000 1537 MORIARTY ST Annexation L6-E 6.00$ 1212-201-22-0000 1541 MORIARTY ST Annexation L6-E 6.00$ 1212-201-23-0000 1545 MORIARTY ST Annexation L6-E 6.00$ 1212-201-24-0000 1549 MORIARTY ST Annexation L6-E 6.00$ 1212-201-25-0000 1553 MORIARTY ST Annexation L6-E 6.00$ 1212-201-26-0000 1557 MORIARTY ST Annexation L6-E 6.00$ 1212-201-27-0000 1561 MORIARTY ST Annexation L6-E 6.00$ Summary Fields Value
APN total count: 571
CHARGE total sum: 28,784.34$
Fiscal Year 2025/26 Page 11 of 11
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City Council Meeting I. 7.
DATE: 06/03/2025
TO: Honorable Mayor and City Council Members
SUBJECT: Approve a request for in-kind support in the amount of $42,275.78, related to the 2025 Summer Music Festival event hosted from June 20, 2025, through August 15, 2025 by the Redlands Bowl
Performing Arts, temporary street closures related to the event, and determine that the event is categorically exempt from environmental review pursuant to Section 15311(c) of the state's guidelines implementing the California Environmental Quality Act (Facilities and Community Services Director Crocker)
MOTION(S):
If the City Council determines that staff’s recommendations are appropriate, the following motions are provided:
I move that the City Council determine that authorization for the items associated with the 2025 Summer Music Festival are exempt from environmental review pursuant to Section 15311(c) of the State's guidelines implementing the California Environmental Quality Act;
1. I move to authorize and approve the expenditure of city resources and in-kind support in the amount of $42,275.78 for the 2025 Summer Music Festival, which will be held from June 20th to August 15th, 2025.
2. I move to authorize and approve the temporary street closures detailed in the staff report for the 2025 Summer Music Festival, which will be held from June 20th to August 15th 2025.
3. RECOMMENDATION:
Staff recommends that the City Council determine that authorization for the items associated with the 2025 Summer Music Festival, scheduled from June 20, 2025, through August 15, 2025, is exempt from environmental review pursuant to Section 15311(c) of the State's guidelines implementing the California Environmental Quality Act (CEQA). Staff further recommends that the City Council direct staff accordingly regarding the temporary street closures outlined in the staff report and the expenditure of city resources and in-kind Redlands Regular Meeting of 06-03-25
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support in the amount of $42,275.78, including costs for personnel, equipment, and related services.
DISCUSSION:
The Facilities and Community Services Department manages the administration and issuance of permits for special events held in public areas of the city. Upon the issuance of a special event permit, the event may take place contingent on the event organizer paying the required fees. The City recognizes the value of partnering with non-profit agencies and organizations to provide services beneficial to the community. In an effort to support programs that provide a community benefit, the City Council will, from time to time, consider the authorization of in-kind support, including the use of city equipment, staff, and facilities for special events.
The Redlands Bowl Performing Arts (RBPA) is planning its 2025 season of the Redlands Bowl Summer Music Festival. The concerts are scheduled to take place between June 20, 2025, and August 15th, 2025, from 6:30 p.m. to 10:30 p.m., with the show starting at 8:00 pm. The anticipated attendance for the 2025 Summer Music Festival season is approximately 100,000 total visitors from Redlands and surrounding areas. On January 16, 2007, the City Council approved a lease agreement with RCMA, now RBPA, to use the Redlands Bowl for their summer performances exclusively. RBPA is requesting in-kind support from two sworn police officers during each of their 20 concerts, as well as the cost of the fireworks permit and RFD engine on standby. The RBPA is a registered 501(c) non-profit organization operating out of the City of Redlands.
The City Council has approved similar requests for past events.
The Redlands Bowl Performing Arts (RBPA) is requesting street closures of Eureka Street, between W. Vine Street and W. Olive Avenue; and Grant Street between the Joselyn Sr. Center parking lot driveway and W. Olive Street. The Redlands Bowl Summer Music Festival will be hosted on Tuesdays and Fridays beginning June 20, 2025, through August 15th, with four additional days being Thursdays on July 3rd, Thursday, July 24th, Saturday, July 26th, and Sunday, July 27th. All street closures will be in place between 4:00 p.m. and 10:00 p.m.
The Redlands Bowl Performing Arts has requested in-kind support for two nights of fireworks on July 3rd and for the final show night of August 15th. The scheduled list of events is included in the staff report attachments.
The City Council has a history of supporting this event through in-kind contributions. In 2023, for example, the City provided an estimated $33,381 in in-kind support for the 101st season. For the 2025 season, the estimated total in-kind support requested is $42,275.78, which reflects expanded programming and rising operational costs. The festival is expected to host 20 concerts featuring approximately 300 musicians.
The event is exempt from the requirements of the California Environmental Redlands Regular Meeting of 06-03-25
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The event is exempt from the requirements of the California Environmental Quality Act’s guidelines pursuant to Section 15311(c). Section 15311(c), accessory structures Class 11 facilities, consists of the construction or replacement of minor structure accessory to existing commercial, industrial, or institutional facilities, including placement of seasonal or temporary use items such as mobile food units, portable restrooms or similar items in generally the same locations from time to time in publicly owned parks or other facilities designed for public use.
ALTERNATIVES:
The City Council may elect to deny the request for in-kind support, deny the request for temporary street closure and direct staff accordingly.
STRATEGIC PLAN:
Priority A - Quality of Life, Beautification, Arts and Culture.
SUBMITTED BY:
Tabitha Crocker, Facilities and Community Services Department Director RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Janice McConnell, Assistant City Manager
Christopher Boatman, Assistant City Manager
Danielle Garcia, Management Services/Finance Director
PREPARED BY:
Jaclyn Ramirez, Administrative Assistant II
Fiscal Impact
Fiscal Year: FY 2024/25
Revenue Generating: Y
Appropriation Required Y/N: N
Amount: $42,275.78
Budgeted Y/N: N
Discussion:
Please see the "Fiscal Impact" attachment for reference.
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Attachments
In-Kind Re
Event Flyer
Verification of Non-Profit
Street Closure Permit
Fiscal Impact
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In anticipation of the City Council's consideration of this request, staff has compiled the following table outlining costs related to fees established by Resolution of the City Council and departmental charges pertaining to personnel and equipment resources necessary for the support of the event. The departmental charges are costs outside of normal City operations that would not be incurred by the City if the special event was not taking place.
Departmental Charges
(Personnel & Equipment)
2024-2025
Amount Type 2023-2024
Amount
Police Personnel1 $30,000 Hard Cost $30,000.00
Fire Personnel1 $335.78 Hard Cost $0.00
Facilities & Community Services Personnel1 $7,200.00 Hard Cost $0.00 Personnel & Equipment Subtotal $37,535.78 $0.00
Fees Established by City Council
Resolution
Park Reservation $0.00 Soft Cost $0.00
FCS Equipment $2,040.00 Soft Cost $2,040.00
Fire Equipment $2,700.00 Soft Cost $1,341.00
Fees Subtotal $4,740.00 $0.00
Total Departmental Charges and Fees $42,275.78 $0.00
$37,535.78
$4,740.00
$42,275.78
Hard Cost
Soft Cost
Total
$0.00
$0.00
$33,381.00
1Personnel costs are calculated conservatively assuming the highest staff cost scenario. Actual costs may vary on the day of the event based on the actual staff present. Actual costs will be confirmed following the event and will be included in a reconciliation report presented to the City Council.
The following table summarizes the total estimated costs associated with the use of City resources and waiver of fees approved for events scheduled during Fiscal Year 2024-25 to date:
TABLE 2: FY 2024-25 Fee Waivers to date
Hard Costs Soft Costs Deposits
Refunded
Waiver
Amount
Net
Amount
$400,250.30 $34,877.70 $0.00 $435,128.00 $435,128.00
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City Council Meeting I. 8.
DATE: 06/03/2025
TO: Honorable Mayor and City Council Members
SUBJECT: Approve the First Amendment to the Agreement for property tax management, information, and audit services with HdL Coren & Cone to increase the total agreement amount from $99,875 to $105,470 (Management Services/Finance Director Garcia)
MOTION(S):
If the City Council determines that staff’s recommendation is appropriate, the following motion is provided:
I move that the City Council approve the First Amendment to the agreement with HdL Coren & Cone to increase the total agreement amount to $105,470.
RECOMMENDATION:
Staff recommends that the City Council approve the First Amendment to the agreement for property tax management, information and audit services with HdL Coren & Cone to increase the total agreement amount from $99,875 to $105,470.
DISCUSSION:
On June 21, 2022, the City Council approved an agreement with HdL Coren & Cone (hereafter "HdL") for the provision of property tax management, information, and audit services for the City. The agreement was for a period of three (3) years with two additional one-year terms (hereafter "Extended Terms").
HdL provides audit and information services related to property taxes and has an extensive database consisting of more than 20 years of historical county property tax information. HdL currently services 205 clients in California and offers a proprietary web-based software that provides access to monthly changes in ownership, deed recordings and other data affecting property tax levels.
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Per Section 5.1 of the original agreement ("Payments to Consultant"), HdL and the City initially agreed to a Based Fixed Fee for the first term which amounted to $59,925 and cited in their Fee Schedule that their "Based Fix Fee shall be adjusted annually starting the calendar year 2023 by the percentage increase in the "California Consumer Price Index (CCPI)."
HdL did not raise their rates in 2023 or 2024. However, HdL provided notice that their rates will raise 3.1% to align with CCPI, on June 21, 2025. To allow HdL to continue their services and to account for this increase according to the CCPI, we suggest compensation be increased for both Extended Terms. This percentage increase will raise their fees for the first Extended Term from $19,975 to $22,425. HdL has also agreed to preemptively adjust their fees for the second Extended Term by an increase of 3.1% of the new cost for the first Extended Term on June 21, 2026. This increase will raise their fees for the second Extended Term from $19,975 to $23,120, bringing the new value of the agreement to $105,470.
Approval of this First Amendment to the agreement with HdL Coren & Cone will allow them to continue to provide crucial property tax management and audit services to the City.
ALTERNATIVES:
City Council may elect not to approve the First Amendment to the Agreement with HdL Coren & Cone.
STRATEGIC PLAN:
N/A
SUBMITTED BY:
Danielle Garcia, Management Services/Finance Director
RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Yvette M. Abich Garcia, City Attorney
Janice McConnell, Assistant City Manager
Dana Abramovitz-Daniel, Procurement Manager
PREPARED BY:
Valerie Abrego, Management Analyst
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Fiscal Impact
Fiscal Year: 2025-2026
Revenue Generating: Yes
Appropriation Required Y/N: No
Amount: N/A
Budgeted Y/N: Yes
Account No.: 101501
Discussion:
Funding for Professional Services Agreement for Property Tax Management, Information, and Audit Services with HdL Coren & Cone is included in 2025-2026 Budget Request.
Attachments
HdL Coren & Cone 2022 Property Tax Agreement
1st Amendment to HdL Coren & Cone Agreement
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1 I:\cmo\Agreements\First Amendment HDL Coren & Cone FY25-0065.docx-ms
FIRST AMENDMENT TO AGREEMENT TO PERFORM PROFESSIONAL SERVICES
This first amendment (“First Amendment”) to the agreement for the provision of property tax management, information and audit services (“Agreement”), dated June 21, 2022 , by and between the City of Redl ands, a municipal corporation and a general law city (“City”), and HdL Coren & Cone, a California corporation (“Consultant”), is made and entered into this 3rd day of June, 2025.
RECITALS
WHEREAS, it is the desire of the City and Consultant to amend their existing Agreement, specifically “Payments to Consultant.”
NOW, THEREFORE, for good and valuable consideration in the receipt of which is hereby acknowledged City and Consultant agree as follows:
AGREEMENT
Section 1. Article 5.1 of the Agreement, entitled “ Payments to Consultant ,” is hereby amended to read as follows:
“5.1. The compensation for the Consultant’s performance of the Services will be the amount of Fifty-Nine Thousand Nine Hundred Twenty-Five Dollars ($59,925.00) for the Services provided during the Initial Term. Should this Agreement be extended, commencing June 21, 2025 of the first Extended term, the compensation for Consultant’s performance for the Services will be the amount of Twenty-Two Thousand Four Hundred Twenty-Five Dollars ($22,425.00) which amount includes an increase pursuant to the Consumer Price Index as set forth in Exhibit “B”. Commencing June 21, 2026 of the second Extended Term and Twenty- Three Thousand One Hundred Twenty Dollars ($23,120.00) which includes an increase pursuant to the Consumer Price Index as set forth in Exhibit “B”, bringing the total possible amount of compensation to One Hundred Five Thousand Four Hundred seventy dollars ($105,470.00). For the Initial Term and each Extended Term, City shall pay Consultant on a time and materials basis in accordance with the rates specified in Exhibit “B,” titled “Fee Schedule,” which is attached hereto and incorporated herein by this reference
Consultant may adjust its Based Fix Fee pursuant to the California Consumer Price Index as set forth in Exhibit “B”. Fees for the identification and correction of errors are compensated on a contingent basis, Consultant shall receive 25 percent of general fund or tax increment property tax revenue or other revenues attributable to City recovered or reallocated as set forth in Exhibit “B”.
Section 2. The Fee Schedule set forth in Exhibit “B” of the Agreement is hereby amended as set forth in Attachment “1”, which is attached hereto and incorporated herin by this reference.
Section 3. All other provisions of the Agreement shall remain unchanged by this First Amendment and in effect.
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Section 4. This Amendment may be executed in counterpoarts , each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.
IN WITNESS WHEREOF, the parties have executed this First Amendment, to be effective as of June 3, 2025.
CITY OF REDLANDS HDL COREN & CONE
By: ________________________________ By: ________________________________ Mario Saucedo, Mayor Paula Cone, President
ATTEST:
__________________________________
Jeanne Donaldson, City Clerk
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ATTACHMENT 1
EXHIBIT B
FEE SCHEDULE
A. Fee for Services
1.Consultant shall provide the Base Services described above, for a fixed annual fee of $19,975 (invoiced quarterly)(“Based Fixed Fee”).
2. The Base Fixed Fee shall increase annually starting June 21st, 2025 by the percentage increase in the California Consumer Price Index (CCPI) for all items as determined by the California Department of Industrial Relations as measured February to February by the California All Urban Consumers index for the preceding twelve-month period.
3. In no event shall the Based Fixed Fee be reduced by this calculation. For purposes of this Agreement, the “CPI”shall mean the Consumer Price Index - All Urban Consumers for the surrounding statistical metropolitan area nearest City, All Items (1982-84 = 100), as published by the U.S. Department of Labor, Bureau of Labor Statistics, or, if such index should cease to be published, any reasonably comparable index selected by Consultant.
On-Going Consultation
During the term of the agreement, we serve as the resource staff to the County or agency on questions relating to property tax. This includes being "on-call" to assist with any property tax issues.
On-going consultation would include, but not be limited to inquiries resolved through use of the City data base. All requests for information based upon the County’s property tax data sets are provided without additional costs. Special reports, additional research, or requests requiring additional computer programming requested by City in writing may be charged additional costs. Attendance at City and/or Successor Agency meetings at the written request of City will be billed at our hourly rates.
Fees for Optional Services shall be billed at the following hourly rates:
Partner $250 per hour
Principal $225 per hour
Programmer $200 per hour
Associate $175 per hour
Senior Analyst $125 per hour
Analyst $ 90 per hour
Administrative $ 70 per hour
Hourly rates for optional services are exclusive of expenses and are subject to adjustment by Consultant annually. On July 1st of each year starting in calendar year 2023, Consultant shall provide City with an updated schedule of hourly rates. The rates will not be increased by more than five percent (5%) per year.
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Identification and Correction of Errors
Fees for the identification and correction of errors are on a contingent basis, Consultant shall receive twenty-five percent (25%) of general fund or tax increment property tax revenue or other revenues attributable to City recovered or reallocated which are directly or indirectly the result of an audit, analysis or consultation performed by Consultant (including but not limited to base year value audits; administration of tax sharing agreements; tax increment allocation reviews; county allocation reviews). Consultant shall separate and support said reallocation and provide City with an itemized invoice showing all amounts due as a result of revenue recovery or reallocation. City shall pay audit fees after Consultant's submittal of evidence that corrections have been made by the appropriate agency..Payment to Consultant shall be made within thirty (30) days after City receives its first remittance advice during the fiscal year for which the correction applies.
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City Council Meeting I. 9.
DATE: 06/03/2025
TO: Honorable Mayor and City Council Members
SUBJECT: Adopt Resolution No. 8686 establishing the special tax levy within the City of Redlands Community Facilities District No. 2003-1 (Redlands Business Center) (Management Services/Finance Director Garcia)
MOTION(S):
If the City Council determines that staff’s recommendation is appropriate, the following motion is provided:
I move to adopt Resolution No. 8686.
RECOMMENDATION:
Staff Recommends that City Council adopt Resolution No. 8686.
DISCUSSION:
In March 2004, the City issued $9,545,000 of Community Facilities District (CFD) Bonds for improvements within the District which is bounded by Mountain View Avenue on the west, San Bernardino Avenue on the north, California Street on the east and Lugonia Avenue on the south (CFD 2003-1). The bonds will be repaid by special taxes levied upon the benefiting property owners and are set to mature in September 2033.
Resolution No. 8686 set the 2025-2026 maximum tax rates and authorized the City Clerk to file all necessary information with the San Bernardino County Auditor/Controller no later than the levy deadline of August 10, 2025. (Preliminary Notice of Special Assessments will be provided to the County by DTA Public Finance, Inc. by July 1, 2025, as required).
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Exhibit A of Resolution No. 8686 shows the calculation of the Fiscal Year 2025-2026 Special Tax Levy as prepared by DTA Public Finance, Inc. for CFD 2003-1.
It is noted that there is no levy for CFD 2001-1 for FY 2025-2026. CFD 2001-1 was established in August 2001, when the City issued $9,255,000 of Community Facilities District (CFD) Bonds for improvements in and around the San Bernardino Avenue/California Street area (CFD 2001-1). The bonds are set to mature in September 2026 and no additional special taxes need be levied as the CFD has sufficient funds to pay the remaining debt service to close out the CFD.
Detailed reports prepared by DTA Public Finance, Inc., showing updates of the development status, the financial obligations and the special tax requirements for Fiscal Year 2025-2026 for each CFD, are on file in the City Clerk's Office.
ALTERNATIVES:
The Council may choose to reject, modify, or table this item. Note that failure to file the required information with the San Bernardino County Auditor/Controller before the August 10, 2025 deadline will result in the inability to collect this levy and may impact the debt repayment schedule.
STRATEGIC PLAN:
Not Applicable.
SUBMITTED BY:
Danielle Garcia, Management Services/Finance Director
RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Yvette M. Abich Garcia, City Attorney
Janice McConnell, Assistant City Manager
PREPARED BY:
Valerie Abrego, Management Analyst
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Fiscal Impact
Fiscal Year: 2025-2026
Revenue Generating: Yes
Appropriation Required Y/N: No
Amount: Various
Budgeted Y/N: Yes
Account No.: Fund 810
Discussion:
There is no impact to the General Fund. These assessments are pass-through tax levies, wherein the City collects and remits funds on behalf of the Community Facilities Districts. Its indebtedness is not City debt in any way.
Attachments
Resolution No. 8686 CFD 2003-1 for FY 2025-2026
Exhibit A for CFD 2003-1
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1 I:\cmo\Resolutions\8686 Levying Special Taxes CDF No. 2003-1.docx-ms RESOLUTION NO. 8686
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
LEVYING SPECIAL TAXES WITHIN CITY OF REDLANDS COMMUNITY FACILITIES DISTRICT NO. 2003-1 (REDLANDS BUSINESS CENTER)
WHEREAS, the City Council (the “City Council”) of the City of Redlands (the “City”) has formed City of Redlands Community Facilities District No. 2003-1 (Redlands Business Center) (the “Community Facilities District”), under and pursuant to the Mello-Roos Community Facilities Act of 1982 (the “Act”); and
WHEREAS, the City Council, as the legislative body of the Community Facilities District, is authorized under the Act to levy special taxes (the “Special Taxes”) to pay for the costs of certain facilities and to authorize the issuance of bonds secured by the Special Taxes under the Act; and
WHEREAS, the City Council, pursuant to Ordinance No. 2569, adopted by the City Council of the City on January 20, 2004, authorized and levied the Special Taxes within the Community Facilities District; and
WHEREAS, Section 53340 of the Act provides that the legislative body of a community facilities district may provide, by resolution, for the levy of the special tax in the current year or future tax years at the same rate or at a lower rate than the rate provided by ordinance, if the resolution is adopted and a certified list of all parcels subject to the special tax levy including the amount of the tax to be levied on each parcel for the applicable tax year, is filed by the clerk or other official designated by the legislative body with the county auditor on or before the 10th day of August of that tax year; and
WHEREAS, on February 3, 2004, the City Council adopted a resolution entitled “A Resolution of the City Council of the City of Redlands Authorizing the Issuance of not to Exceed $9,600,000 Aggregate Principal Amount of City of Redlands Community Facilities District No. 2003- 1 (Redlands Business Center) Special Tax Bonds, Series 2004, Approving the Execution and Delivery of an Indenture, a Bond Purchase Contract and a Continuing Disclosure Certificate and the Preparation of an Official Statement and Other Matters Related Thereto” authorizing the issuance of City of Redlands Community Facilities District No. 2003-1 (Redlands Business Center) Special Tax Bonds, Series 2004 (the “Bonds”), in an aggregate principal amount of not to exceed $9,600,000;
WHEREAS, the City Council desires to levy the Special Taxes within the Community Facilities District for Fiscal Year 2025-2026;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS:
Section 1. All of the above recitals are true and correct.
Section 2. The City Council hereby levies the Special Taxes for the Fiscal Year 2025 -2026 at the maximum rates and with respect to the parcels as set forth in Exhibit “A” hereto; provided, however, that the City Manager of the Finance Director of the City is hereby authorized, prior to the submission to the San Bernardino County Auditor/Controller and upon consultation with the City ‘s Redlands Regular Meeting of 06-03-25
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2 I:\cmo\Resolutions\8686 Levying Special Taxes CDF No. 2003-1.docx-ms special tax consultant , DTA Public Finance, Inc. (a) to make any necessary modifications to such Special Taxes to correct any errors, omissions or inconsistencies in the listing or categorization of parcels to be taxed (provided that any such modifications shall not result in an increase in the Special Tax applicable to any category of parcels), or (b) to lower such Special Tax rates to the extent such officer deems necessary upon receipt of the final pricing information, and debt service requirements with respect to, the Bonds. The City Clerk of the City is hereby authorized and directed to file with the San Bernardino County Auditor/Controller no later than August 10 th, 2025 a certified list of all parcels subject to the Special Tax levy including the amount of the Special Tax to be levied on each parcel for Fiscal Year 2025-2026.
Section 3. The officers and agents of the City are, and each of them hereby is, authorized and directed to execute and deliver any and all documents and instruments and to do and cause to be done any and all acts and things necessary or proper for carrying out the levy of the Special Taxes for Fiscal Year 2025-2026 as provided in this resolution.
Section 4. All actions heretofore taken by the officers and agents of the City with respect to the levy of the Special Taxes for Fiscal Year 2025-2026 are hereby approved, confirmed and ratified.
Section 5. This Resolution shall take effect immediately upon its adoption
APPROVED AND ADOPTED this 3rd day of June, 2025.
________________________
Mario Saucedo, Mayor
ATTEST:
____________________________
Jeanne Donaldson, City Clerk
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I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was duly adopted by the City Council at a regular meeting thereof held on the 3rd day of June, 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Jeanne Donaldson, City Clerk
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4 I:\cmo\Resolutions\8686 Levying Special Taxes CDF No. 2003-1.docx-ms EXHIBIT “A”
CITY OF REDLANDS CFD No. 2003-1
FY 2025-2026 SPECIAL TAX LEVY
[Attached]
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Assessor's Parcel Number FY 2025-2026 Special Tax
Exhibit A
City of Redlands CFD No. 2003-1
FY 2025-2026 Special Tax Levy
Zone 1
$16,379.770167-441-07
$102,966.760167-481-16
$150,471.440167-501-11
$7,046.610167-511-24
$6,758.990167-511-25
$36,239.700167-511-26
$9,970.710167-511-27
$8,964.050167-511-28
$225,827.000167-511-29
$160,729.770167-541-09
$725,354.80Subtotal
Zone 2
$228,175.870167-511-09
$228,175.87Subtotal
$953,530.67Total FY 2025-2026 Special Tax Levy
Total Number of Parcels Taxed 11
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City Council Meeting K. 1.
DATE: 06/03/2025
TO: Honorable Mayor and City Council Members
SUBJECT: A Public Hearing to consider the following matters concerning the 2021–2029 Housing Element Rezoning Project, implementing Housing Element Program 1.1-1:
Adoption of Resolution No. 8687 to certify the Final
Subsequent Environmental Impact Report prepared for the proposed project, and adopt the associated Findings of Fact, Statement of Overriding Considerations, and Mitigation
Monitoring & Reporting Program in accordance with the
California Environmental Quality Act.
1. Adoption of Resolution No. 8688 for General Plan
Amendment No. 149 to amend the Land Use Map and change
the designation of seven parcels to Medium Density
Residential, change 14 parcels to High Density Residential, and change a portion of one parcel to Public/Institutional.
2. Adoption of Resolution No. 8689 for Amendment No. 1 to Concept Plan 4 to remove three parcels from the Concept Plan No. 4 boundaries.
3. Adoption of Resolution No. 8690 for Amendment No. 54 to the East Valley Corridor Specific Plan (Specific Plan No. 40) to remove 21 parcels from the Specific Plan's boundaries (and designate the zoning pursuant to RMC Title 18), change the land use designation of one parcel to Multiple Family
Residential–2500 District (EV/2500RM), and change the land use designation of one parcel to Public/Institutional (EV/PI) District to accommodate the existing land use.
4. Introduction of Ordinance No. 2983 for Zone Change No. 479, a proposal to amend the Zoning Map amendment to change
the zone of nine parcels to Multiple Family Residential (R-2) and change 16 parcels to Multiple Family Residential (R-3) district pursuant to Title 18 (Zoning Regulations) of the Redlands Municipal Code; and change the zone of one parcel
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to Multifamily Residential (EV/2500RM) and a portion of one parcel to Public Institutional (EV/IP) within the East Valley Corridor Specific Plan (Specific Plan No. 40).
The subject properties are the following APNs:
0292-163-02-0000; 0292-163-03-0000; 0292-165-05-0000;
0292-165-06-0000; 0292-165-07-0000; 0292-165-08-0000;
0292-165-09-0000; 0292-165-10-0000; 0292-165-16-0000;
0292-165-17-0000; 0292-165-04-0000; 0292-167-02-0000;
0292-167-07-0000; 0292-167-28-0000; 0292-167-29-0000;
0292-167-30-0000; 0292-167-17-0000; 0292-201-20-0000;
0292-201-14-0000; 0167-141-04-0000; 0167-141-05-0000;
0167-141-06-0000; 0169-021-02-0000; 0169-021-11-0000;
0167-151-23-0000; 0167-161-10-0000; 0292-165-15-0000.
(Mayor to declare meeting open as a public hearing)
(Development Services Director Desatnik)
PROCEDURE FOR PUBLIC HEARING:
Mayor declares the meeting open as a public hearing.1.
Mayor calls upon Department Director for report.2.
Mayor calls for questions/comments from members of the City Council.
3. Mayor calls upon applicant, or his/her representative, for comments and testimony.
4. Mayor calls for comments/questions/testimony from members of the public
(3 minutes per speaker).
5. Mayor calls upon City Clerk to note any written comments received.
6. Mayor calls upon the applicant, or representative, for rebuttal comments (5 minutes).
7. Mayor closes the public hearing.8.
City Council considers the motion and votes.9.
MOTION(S):
If the City Council deems it appropriate, the following three motions are provided:
I move to adopt Resolution No. 8687 to adopt and certify the Final Subsequent Environmental Impact Report prepared for the project, including the Findings of Fact and the Statement of Overriding
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Considerations; and
I move to adopt Resolution Nos. 8688, 8689 and 8690 to approve the General Plan Amendment, Specific Plan Amendment, and Concept Plan Amendment; and
2. I move to introduce Ordinance 2983 to amend the Zoning Map. 3.
RECOMMENDATION:
On April 22, 2025, the Planning Commission reviewed the proposed project and recommended that the City Council: (1) certify the Final Subsequent Environmental Impact Report and adopt the Findings of Fact, the Statement of Overriding Considerations, and the Mitigation Monitoring & Reporting Program; and, (2) adopt the proposed amendments to the General Plan Land Use Map, the East Valley Corridor Specific Plan, Concept Plan 4, and the Zoning Map.
BACKGROUND:
The City Council adopted the 2021-2029 (6th Cycle) Housing Element on February 1, 2022, and the final revised document on October 4, 2022. For more background information regarding the preparation and adoption process, please refer to the City Council staff report of February 1, 2022 (click here for link ). The
certified Housing Element is available on the City website at https://www.cityofredlands.org/post/housing-element
.
A) Regional Housing Needs Allocation
In each cycle, the Regional Housing Needs Allocation (RHNA) process is conducted to determine local housing needs at various affordability levels. The California Department of Housing & Community Development (HCD) and the California Department of Finance ultimately determine overall regional housing needs based on factors including population forecasts, housing supply and demand, conditions like overcrowding rates, and jobs-housing balance. These allocations are goals, not production requirements, aimed at ensuring enough properly zoned land (i.e., supply) is available to meet the anticipated population (i.e., demand).
For the 2021-2029 Housing Element cycle, the RHNA allocation was a total of 3,516 new units to the City of Redlands. After receiving their RHNA assignment, local governments must adopt housing elements that plan accordingly for their RHNA allocation as well as identify any necessary actions or programs to meet its allocation. Table 1 summarizes the City's allocation of regional housing needs, by household income group, as determined by SCAG.
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Household Income Group Number Percent
Very Low (<50% AMI) 967 28
Low (50-80% AMI) 615 17
Moderate (80-120% AMI) 652 19
Above Moderate (>120% AMI) 1,282 36
Total 3,516 100
Table 1: City of Redlands' 2021–2029 RHNA Allocation, by Income Group
RHNA Buffer: State law requires cities to maintain adequate capacity in their housing site inventories to meet their RHNA for all income levels. In the event that a site is developed below the project density specified in the Housing Element, or at a different household income level than projects, the City must have adequate sites available to accommodate the remaining balance of the RHNA. If the City does not have surplus capacity within the existing zoning plan, it must identify and rezone additional sites to accommodate the remaining housing need. Accordingly, the City included an additional buffer of 20 percent (or 703 units) above the RHNA in each category, as shown in Table 2.
Income
Group
Very
Low Low Moderate Above
Moderate Total
RHNA units 967 615 652 1,282 3,516
20% Buffer 193 123 130 256 703
Total 1,160 738 782 1,538 4,219
Table 2: Redlands RHNA with Buffer
B) 6th Cycle Housing Element Site Inventory
Housing Elements must identify specific parcels available for residential development. The California Department of Housing & Community Development (HCD) provides guidelines which allows including sites that are being prepared for development, provided there is a program (such as a commitment to future rezoning) to complete any necessary actions early in the cycle. The Housing Element includes a site inventory that identifies sites to be rezoned to meet the minimum housing densities needed to meet the assigned housing allocation.
Program 1.1-1 of the Housing Element requires that the City rezone enough land to provide capacity for at least 4,218 units. All sites to be rezoned are identified for rezoning in the Housing Element site inventory list (except for Site 24 which is being rezoned from Commercial/Industrial to Public/Institutional to be consistent with the property's current use as a school).
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The RHNA sites are dispersed throughout the City to prevent overconcentration of housing in a particular area and to ensure that housing is reasonably distributed based on availability and proximity to resources and public services.
C) Planning Commission Hearing and Recommendation
As the advisory body to the City Council concerning amendments to the General Plan, Specific Plans, and the Zoning Map, the Planning Commission held a public hearing and considered the proposal during its regular meeting on April 22, 2025. During the hearing, five individuals addressed the commission: four expressed support for the project, citing the benefits of increased residential density; and no speakers expressed opposition to the project. The Commission voted unanimously to recommend approval of the project.
SUMMARY
A) Project Description
The proposed project directly implements Program 1.1-1 of the Housing Element by changing the zoning designations of multiple parcels identified in the housing sites inventory of the Housing Element. The goal of this program is to increase residential zoning capacity by an estimated 2,436 housing units to meet the RHNA assigned to the City for the current housing element cycle. The program also involves updates to the land use maps of both the General Plan and East Valley Corridor Specific Plan, which are necessary to enable the proposed rezoning and maintain consistency between the land use plans and the zoning ordinance.
Table 3 (see Attachment A) summarizes the proposed changes to the zoning and land use classifications for each parcel. Attachments B, C and D include a vicinity map, aerials, and existing and proposed General Plan land use and zoning maps.
B) General Plan and Specific Plan Amendments
General Plan Amendment: According to the General Plan Land Use Map, most of the project parcels are currently designated for nonresidential land use ('Commercial/Industrial' and 'Commercial'), although five sites currently have residential designations ('Medium Density Residential' or 'High Density Residential'). The project would amend the General Plan land use map to reclassify the nonresidential parcels to Medium Density Residential or High Density Residential; however, the designations of residential parcels would not change. Table 4 summarizes the surrounding General Plan land use designations of the project sites.
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Sites North East West South
1-16
24 Commercial /
Industrial and
Parks / Golf Courses
Commercial /
Industrial
City of Loma Linda
Medium Density
Residential and
Parks / Golf Courses
17-19 Low Density
Residential
Low Density
Residential
Commercial High Density
Residential
20 21
Low Density
Residential and
Medium Density
Residential
Medium Density
Residential
Commercial
Commercial / Industrial
and
Low Density Residential
22 23
High Density
Residential and
Commercial
Low Density
Residential
Low Density
Residential
Low Density
Residential and
Public / Institutional
Table 4: Surrounding Land Use Designations
Specific Plan Amendment: The project would amend Specific Plan No. 40, also known as the East Valley Corridor Specific Plan (EVCSP), by removing 21 parcels from the EVCSP and rezoning them for multi-family residential use (either R-2 or R-3). Of the parcels to be removed, 18 are currently located in the 'Commercial/Industrial (EV/IC)' district, and three are located in the 'General Commercial (CG)' and 'Administrative Professional (AP)' areas within Concept Plan No. 4.
Furthermore, the project would also amend the EVCSP Land Use Map to change the land use designations of two parcels. First, the designation of the parcel on the northwest corner of Orange Avenue and Iowa Street would be changed from 'Multiple-Family Residential (EV/3000RM)' to 'Multiple-Family Residential (EV/2500RM)' and thereby increase the allowed maximum residential density on the site.
Second, the designation of the parcel currently owned and occupied by Montessori in Redlands, at the northeast corner of Orange Avenue and Nevada Street, would be modified. This parcel is currently split-zoned (i.e., features two specific plan designations), and the portion of the parcel north of the Morey Arroyo is designated 'Commercial/Industrial (EV/IC)' whereas the south portion is designated EV/3000RM. The EVCSP amendment would change the designation of the north portion to 'Public Institutional (EV/IP)' for compatibility with the proposed residential zoning, as well as align the site designation with its current use as a school which operates under a previously approved conditional use permit. While this parcel is not included in Housing Element Program 1.1-1 for rezoning, it is desirable to ensure its zoning designation will be consistent with adjacent multifamily residential zone changes described above (and the school's administrators were not opposed to the rezoning when they discussed the idea with staff).
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C) Zone Change
Ultimately, the project would rezone a total of 26 parcels for multifamily residential uses (and one for public/quasi-public institutional use) in order to implement Program 1.1-1 of the Housing Element. All sites (except for Site No. 24) are identified in the Housing Element housing sites inventory and must be rezoned to maintain a compliant Housing Element and, by extension, an internally consistent and legally valid General Plan. Table 5 summarizes the surrounding zoning district designations of the sites.
Sites North East West South
1-16
24 Commercial /
Industrial
(EV/IC)
Commercial /
Industrial (EV/IC)
City of Loma Linda
Multiple-Family
Residential
(EV2500RM,
EV3000RM)
17-
19 Special Development
(EV/SD);
Specific Plan No. 62
(Bergamot)
Suburban
Residential (R-S);
Agricultural (A-1)
Concept Plan No. 4
Suburban Residential
(R-S);
Single Family
Residential (R-1);
Multiple Family
Residential (R-3)
20 21
Single Family
Residential (R-1)
Multiple Family
Residential (R-2)
Agricultural (A-1)
Light Industrial (M-1);
Single Family
Residential (R-1)
22 23
Multiple Family
Residential (R-2);
Neighborhood
Convenience (C-2)
Single Family
Residential (R-1)
Multiple Family
Residential (R-2)
Multi-Family
Residential (R-2);
Educational (E)
Table 5: Surrounding Zoning Designations
D) Measure 'U'
Measure 'U' is a growth management initiative approved by Redlands voters in 1997, and establishes several principles of managed development. Measure U amended the Redlands General Plan by adding a policy that requires the City Council to make mandatory findings and approve by a four-fifths vote for any re-designation of land that would permit residential densities greater than the R-E classification if the land meets one or both of the following conditions:
Land that is undeveloped as of March 1, 1997 and designated in whole or in part as "Urban Reserve" or "Urban Reserve (Agricultural)" in the Redlands general plan in effect as of June 1, 1987; or
Any land parcel that was in active agricultural production on November 3, 1986 regardless of zoning
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Reserve" or "Urban Reserve (Agricultural)" in the 1987 General Plan. However, staff reviewed past aerial photographs and determined that the following sites were presumably in active agricultural production on or after November 1986 and therefore meet the second condition: Sites 1, 2, 3, 6, 7, 8, 13, 14, 15, 16, 18, 19 and 21. Staff has reviewed the findings and has included recommended determinations for each finding in the draft resolution (see Attachment F).
E) Land Use and Circulation
Staff has reviewed the location of the redesignated sites in relation to the General Plan Roadway Circulation Map (see Attachment E) and determined that the planned roadway network design can accommodate the planned land uses.
Therefore, staff determined that the planned roadways are aligned with the existing circulation plan, and that no changes to the general plan circulation policies or roadway classifications are necessary. As infill sites, the project sites abut existing roadways including major arterials (San Bernardino Avenue, Lugonia Avenue), minor arterials (Nevada Street, Texas Street, Orange Street) and collectors (Citrus Avenue and Iowa Street) which can effectively serve future residential development on adjacent parcels and adequately convey traffic to and from the project sites. Development of any substandard roadways would occur incrementally as new development occurs (e.g., frontage improvements), or upon construction of public works projects identified in the City's capital improvement program.
F) Water Supply, Infrastructure and Public Services
Impacts of the proposed rezoning and future allowed residential uses on water supply, infrastructure and public services such as police and fire response have been evaluated through the environmental review process, the proposed changes to the land use designations and rezoning would not adversely affect public infrastructure or resources. According to the Water Supply Assessment prepared for the project, it is expected that local water supplies will continue to be sufficient to serve new development at buildout under the new zoning.
Furthermore, the cost of serving new residential development (e.g., police, fire, library, schools, parks, and new infrastructure) would be sufficiently offset by the payment of applicable Development Impact Fees (to the City) and school impact fees (to RUSD) at the time of construction, or possibly by imposing conditions of approval on new development.
ENVIRONMENTAL REVIEW:
A Subsequent Environmental Impact Report ("SEIR") to the 2035 General Plan Environmental Impact Report has been prepared for this project.
An environmental impact report ("EIR") is an informational document which must be considered by public agencies prior to its approval or disapproval of a project, including the adoption or amendment of both general plans and zoning Redlands Regular Meeting of 06-03-25
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including the adoption or amendment of both general plans and zoning ordinances. The purpose of an EIR is to provide public agencies and the public in general with detailed information about the effects which a proposed project is likely to have on the environment; to list ways in which the significant effects of such a project might be minimized; and to indicate alternatives to such a project.
The basis for preparing the SEIR and an overview of the project environmental review process are discussed below.
A) Background
In July 2017, the City Council certified the General Plan EIR pursuant to section 15168 of the CEQA Guidelines. The General Plan EIR is a programmatic EIR that examines the potential effects resulting from implementing designated land uses and policies in the General Plan. The impact assessment evaluates the project as a whole and identifies the broad, regional effects that may occur with its implementation. As a programmatic document, the General Plan EIR does not assess site-specific impacts. Depending on the circumstances, future development proposals may be subject to individual, site-specific environmental review.
According to section 15162(a)(1) of the CEQA Guidelines, a subsequent EIR must be prepared if substantial changes are proposed in a project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Because this project would rezone and redesignate parcels to provide for future housing development as required by the RHNA, the scope of the changes warranted the preparation of a subsequent EIR.
Topics Analyzed: The SEIR evaluates the following environmental topics deemed potentially affected by the project:
Agricultural Resources
Air Quality
Cultural Resources
Energy
Greenhouse Gas Emissions
Land Use and Planning
Noise
Population and Housing
Public Services
Transportation
Tribal Cultural Resources
Utilities and Service Systems
Mandatory Findings of Significance
Determining Levels of Significance: The SEIR utilizes 36 criteria to assess the potential impacts of the project on the environment. For each criterion identified Redlands Regular Meeting of 06-03-25
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in the SEIR, a corresponding statement of the level of significance of the impact is provided. Impacts are classified as one of the following categories:
"No Impact" means no adverse effect on the environment would occur, and mitigation measures are not required.
"Less than Significant Impact" means the impact does not reach or exceed the defined threshold (criterion) of significance. Therefore, no mitigation is required.
"Less than Significant Impact with Mitigation Incorporated" means the impact reaches or exceeds the defined threshold (criterion) of significance, and mitigation is therefore required. Feasible mitigation measures, including standard conditions of approval and applicable plans, programs, and policies, when implemented, will reduce the significant impact to a less-than-significant level.
"Significant and Unavoidable Impact" means the impact reaches or exceeds the defined threshold (criterion) of significance, and mitigation is therefore required. However, application of all feasible mitigation measures, standard conditions of approval, and applicable plans, programs, and policies would not reduce the impact to a less-than-significant level, and a significant and unavoidable would remain.
The results of the analysis are summarized in the 'Summary of Environmental Impacts' section below.
B) Notice of Preparation
The first step of the EIR process is the circulation of a Notice of Preparation ("NOP"). An Initial Study was also prepared to accompany the NOP and to provide preliminary analysis of the environmental topics to be included in the EIR analysis. The NOP process provides a 30-day public comment period to allow members of the public and other agencies the opportunity to provide early comments on the scope of the environmental analysis. During the comment period, a total of six written comments were received.
During the NOP process, several environmental topics including Aesthetics, Biological Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Mineral Resources, Recreation and Wildfire were "scoped out" of the EIR analysis as it could be seen with certainty that the project would not have effects concerning those environmental aspects; therefore, the SEIR does not further analyze these topics.
Public Scoping Meeting: A public scoping meeting was held on July 18, 2024, at 4:30 p.m. as a virtual meeting on Zoom. During the meeting, two comments were received.
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Project Description: The environmental analysis employed a buildout comparison methodology, analyzing the differences in buildout potential between the existing (status quo) and proposed land use and zoning scenarios to estimate the project's incremental impacts. The buildout assumptions used for preparation of the technical studies and SEIR are summarized in the table below.
Table 5: Project Description
Project buildout
assumptions
Dwelling
units
Non-residential floor
area (sq. ft.)
Existing (status quo) 111 2,209,040
Proposed 2,436 151,048 *
Net change +2,325 -2,057,992
* Public/Institutional use
C) Notice of Availability
The Draft SEIR was finalized in December 2024, and the Notice of Completion ("NOC") and Notice of Availability ("NOA") were circulated for public review on January 21, 2025.
The 45-day public review and comment period began on January 22, 2025 and ended on March 7, 2025. Printed copies of the Draft SEIR and appendices (technical studies) were posted for public viewing at the A.K. Smiley Public Library and the Planning Division public counter. The Draft EIR and appendices were also made available on the City's Planning Division website (https://www.cityofredlands.org/post/environmental-documents ) and the State
Clearinghouse website (https://ceqanet.opr.ca.gov/2016081041/7).
D) Summary of Environmental Impacts
The Draft SEIR found that there were No Impacts to one criterion; Less than Significant Impacts to 24 criteria (including those Less than Significant Upon Mitigation); and Significant and Unavoidable Impacts to 11 criteria. The following table summarizes the number and scope of the project's environmental impacts.
Those topics for which a Significant & Unavoidable Impact were found applied to Agricultural Resources, Air Quality and Greenhouse Gas, and Transportation.
The significant transportation impact (with respect to vehicle miles traveled as a metric) applied only to a subset of the project parcels (Sites 20, 21 and 23); however, the significant impact would only occur on a cumulative basis (i.e., under the unlikely scenario in which these sites are developed in conjunction simultaneously as part of one project), and development of each site occurring independently is not expected to result in any significant impacts.
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Environmental
Factor
Number of
Criteria
Evaluated
No
Impact
Less than
Significant
Impact
Significant and
Unavoidable Impact
Agricultural
Resources 3 -- -- 3
Air Quality 4 -- -- 4
Cultural Resources 2 -- 2 --
Energy 3 1 2 --
Greenhouse Gases 3 -- -- 3
Land Use and
Planning 2 -- 2 --
Noise 3 -- 3 --
Population and
Housing 2 -- 2 --
Public Services 4 -- 4 --
Transportation 3 -- 2 1
Tribal Cultural
Resources 3 -- 3 --
Utilities and Service
Systems 4 -- 4 --
TOTAL: 36 1 24 11
Table 6: Summary of Environmental Impacts
E) Alternatives Analyzed
CEQA mandates that public agencies consider and analyze alternatives to projects. According to section 15126.6(d)(2) of the CEQA Guidelines, the range of alternatives "shall include those that could feasibly accomplish most of the basic purposes of the project and could avoid or substantially lessen one or more of the significant impacts." The discussion must also include an evaluation of the 'No Project Alternative' to allow decision-makers to compare the impacts of approving a project in relation to not approving it.
The feasibility of project alternatives is constrained by the mandatory nature of the proposed project, which involves rezoning specific sites across the jurisdiction to accommodate the City's assigned regional housing allocation; that is, the City is legally obligated to carry out the rezoning. Furthermore, implementing the project is essential to ensure internal consistency between the General Plan's land use policies and the Housing Element, making approval of the project necessary for the city to maintain a legally valid general plan.
Chapter 6 of the Draft SEIR provides a comparative analysis of the environmental impacts among three project alternatives as shown in the table below.
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Table 7: Summary of Alternatives
Alternative
Scenario
Description
No Project /
No New
Development
Existing zoning and specific plan would remain as they are today (i.e., status quo), and the project is not approved. No changes to the existing zoning would occur, and future development projects would be built in compliance with the current zoning regulations.
Reduced
Project Site
Under this alternative, the parcels which are located on the Morrey Arroyo Creek (Sites 2, 7, 8, 11,12, 16, 16A, and 24) would not be rezoned. All parcels under this alternative (1, 3, 4, 5, 6, 9,10, 10A, 13, 14, 15, 15A, and 17-23) would be rezoned to the R-3 zoning designation, with a maximum density of 30 dwelling units/acre. The Reduced Project Site Alternative would allow for the potential future development of 2,439 residential units but would limit the potential future development to just 81.32 acres and would no longer propose any Public/Institutional land uses on Site 24. This alternative would still require an SPA to the EVCSP, a GPA, and zone change.
Reduced
Project
Development
The Reduced Project Development Alternative would redesignate the Rezone sites to allow for development of future residential and additional square footage of nonresidential development, similar to the proposed Project. However, Project buildout would be reduced by 55 percent; thereby limiting the overall future buildout to a maximum of 1,096 residential units and abuildout of 67,971.81 SF nonresidential uses. This alternative would still require approval of the GPA,adoption of a zone change, and adoption of an SPA to the EVCSP.
Furthermore, under this alternative, only1,948 dwelling units would be allowed to be constructed and the City would have a 1,315-dwelling-unit deficit in meeting their State mandated RHNA fair share.
F) Final SEIR
The Final SEIR (see Attachment F-1) comprises the Draft SEIR, comments received on the Draft SEIR, and the responses to those comments. The primary purpose of the Final SEIR is to respond to comments received during the 45-day public review period of the Draft SEIR. As mentioned previously, the review period for the Draft SEIR (State Clearinghouse No. 2016081041) was January 22, 2025 through March 7, 2025. There are no revisions to the Draft SEIR as a result of the comments.
Public Comments Received: Two agencies (the California Department of Conservation and the County of San Bernardino Public Works Department) commented on the Draft SEIR. No comments from individuals or organizations were received on the Draft SEIR. Responses to the agency comments were prepared and included in the Final SEIR.
Mitigation Monitoring & Reporting Program: A Mitigation Monitoring and Reporting Program ("MMRP"), which summarizes all mitigation measures and Redlands Regular Meeting of 06-03-25
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outlines the program for monitoring the implementation of each measure, has been prepared and is included in the Final SEIR.
G) Findings of Fact and Statement of Overriding Considerations Sections 15091 and 15093 of the CEQA Guidelines state that no public agency shall approve a project for which a certified EIR identifies one or more significant environmental effects unless the agency makes findings regarding each effect.
These findings can show that significant environmental effects can be avoided or substantially lessened by changes required in the project or by changes that are within the responsibility of jurisdiction of another public agency that can or should be adopted.
Findings can also be made concerning specific economic, legal, social, technological or other considerations, such as state mandates or regional housing shortages, that make the mitigation measures or project alternatives infeasible. In addition, findings are required if specific economic, legal, social, technological or other benefits of a project outweigh the unavoidable adverse environmental effects. In such a situation, the adverse environmental effects may be considered "acceptable" and the project approved. The proposed Findings of Fact and Statement of Overriding Considerations are included in Attachment G-2 (the 'Significant and Unavoidable Impacts' relate to the topics of Agriculture, Air Quality, Greenhouse Gas Emissions and Transportation).
Overriding Considerations: The list of overriding considerations (to allow the rezoning to move forward in light of the environmental impacts) include the following, as identified in the Final Subsequent EIR. The Project would:
Allow the City to meet the State mandated RHNA fair share and ensure the City remains consistent with State Housing Element law.
Implement and be consistent with the City's adopted and certified Housing Element.
Provides additional housing and the necessary residential capacity in accordance with the City's certified Housing Element Update.
Provide housing that would result in a better jobs-housing balance in Redlands, which is currently considered jobs rich.
Promote a diverse housing stock with a wide range of sizes and affordability within the City of Redlands.
Increase the development potential of underutilized parcels of the City of Redlands, allowing for increased residential development and development impact fees within the City.
Locate new higher-density housing developments close to nearby retail stores, personal service uses, medical and dental offices, schools, parks, transportation corridors, and employment centers in Redlands.
These overriding considerations, particularly those pertaining to the increase in regional housing demand and the City's jobs/housing balance, are very similar to Redlands Regular Meeting of 06-03-25
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those contained in the Statement of Overriding Considerations previously adopted with the General Plan EIR (certified in December 2017). Like this Subsequent EIR, the General Plan EIR identifies the long-term increase in regional housing demand as a justification for accepting the probable significant environmental impacts (i.e., an increase of about 6,400 new dwelling units by the year 2035). The General Plan EIR also identified a better jobs/housing ratio as a justification for accepting the likely significant environmental impacts, which means that more housing units in Redlands would help offset the high number of jobs in Redlands (thus achieving a desirable jobs/housing ratio of about 1.0 citywide).
ALTERNATIVES:
The City Council may continue the public hearing and direct staff to address any issues and/or bring back additional information. However, since the rezoning is required to implement the 2021–2029 Housing Element, no alternatives are recommended.
SUBMITTED BY:
Brian Desatnik, Development Services Director
RECOMMENDED BY:
Charles M. Duggan, Jr., City Manager
REVIEWED BY:
Yvette M. Abich Garcia, City Attorney
Christopher Boatman, Assistant City Manager
Danielle Garcia, Management Services/Finance Director
PREPARED BY:
Kevin Beery, Senior Planner
Attachments
Attachment A: Project Parcel List
Attachment B: Vicinity Maps and Aerials
Attachment C: General Plan Land Use Map (Existing & Proposed) Attachment D: Zoning Map (Existing & Proposed)
Attachment E: General Plan Roadway Classification Map
Attachment F-1: Final Subsequent EIR
Attachment F-2: Draft Subsequent EIR
Attachment G-1: Resolution 8687 (CEQA)
Attachment G-2: Findings of Fact and Statement of Overriding Considerations Attachment G-3: Mitigation Monitoring & Reporting Program Attachment H: Resolution 8688 (GPA 149)
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Attachment H: Resolution 8688 (GPA 149)
Attachment I: Resolution 8689 (CP4 A1)
Attachment J: Resolution 8690 (SP40 A54)
Attachment K: Ordinance 2983 (ZC 479)
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Table 3 – Summary of Land Use and Zoning Map Changes by Parcel (APN)
Site ID APN Current
Zoning
Proposed
Zoning
Current General Plan
Land Use Designation
Proposed General Plan
Land Use Designation
1 0292-163-02-0000 EV/IC R-2 Commercial/Industrial Medium Density Residential 2 0292-163-03-0000 EV/IC R-2 Commercial/Industrial Medium Density Residential 3 0292-165-05-0000 EV/IC R-3 Commercial/Industrial High Density Residential 4 0292-165-06-0000 EV/IC R-3 Commercial/Industrial High Density Residential 5 0292-165-07-0000 EV/IC R-3 Commercial/Industrial High Density Residential 6 0292-165-08-0000 EV/IC R-3 Commercial/Industrial High Density Residential 7 0292-165-09-0000 EV/IC R-3 Commercial/Industrial High Density Residential 8 0292-165-10-0000 EV3000RM EV2500RM Medium Density Residential Medium Density Residential 9 0292-165-16-0000 EV/IC R-3 Commercial/Industrial High Density Residential 10 0292-165-17-0000 EV/IC R-3 Commercial/Industrial High Density Residential 10A 0292-165-04-0000 EV/IC R-3 Commercial/Industrial High Density Residential 11 0292-167-02-0000 EV/IC R-2 Commercial/Industrial Medium Density Residential 12 0292-167-07-0000 EV/IC R-2 Commercial/Industrial Medium Density Residential 13 0292-167-28-0000 EV/IC R-3 Commercial/Industrial High Density Residential 14 0292-167-29-0000 EV/IC R-3 Commercial/Industrial High Density Residential 15 0292-167-30-0000 EV/IC R-3 Commercial/Industrial High Density Residential 15A 0292-167-17-0000 EV/IC R-3 Commercial/Industrial High Density Residential 16 0292-201-20-0000 EV/IC R-2 Commercial/Industrial Medium Density Residential 16A 0292-201-14-0000 EV/IC R-2 Commercial/Industrial Medium Density Residential 17 0167-141-04-0000 CG/AP R-2 Commercial Medium Density Residential 18 0167-141-05-0000 CG/AP R-3 Commercial High Density Residential 19 0167-141-06-0000 CG/AP R-3 Commercial High Density Residential 20 0169-021-02-0000 A-1 R-2 Medium Density Residential Medium Density Residential 21 0169-021-11-0000 R-1 R-2 Medium Density Residential Medium Density Residential 22 0167-151-23-0000 R-2 R-3 High Density Residential High Density Residential 23 0167-161-10-0000 R-2 R-3 High Density Residential High Density Residential 24 0292-165-15-0000 EV/IC EV/IP Commercial/Industrial Public/Institutional
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2024 Redlands RHNA Rezoning- Site List
GPA #149; ZC #479; SP 40 Amendment #54; CP 4 Amendment #1 Zone/SP District
Site# APN Address Acres Existing Proposed
:::J 0292-163-02-0000 1 0940 Nevada St 8.91 EV/IC. R-2
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0292-165-06-0000 10972 Iowa St 3.15 EV/IC R-3
0292-165-07-0000 11006 Iowa St 1.07 EV/IC. R-3
Hyacinth Ave 0292-165-08-0000 11018 Iowa St 1.90 EV/IC R-3 0292-165-09-0000 11034 Iowa St 1.90 EV/IC. R-3
0292-165-10-0000 11090 Iowa St 4.07 EV3K EV2.5K
0292-165-16-0000 10941 Nevada St 2.50 EV/IC' R-3
10 0292-1 65-17 -0000 4.03 EV/IC R-3
10A 0292-165-04-0000 0.08 EV/IC. R-3
11 0292-167-02-0000 4.70 EV/IC R-2
12 0292-167-07-0000 169 Alabama St 2.31 EV/IC. R-2
13 0292-167-28-0000 287 Alabama St 4.73 EV/IC. R-3
14 0292-167-29-0000 4.21 EV/IC' R-3
15 0292-167-30-0000 8.86 EV/IC' R-3
15A 0292-167-17-0000 0.02 EV/IC' R-3
16 0292-201-20-0000 10.65 EV/IC. R-2
16A 0292-201-14-0000 0.01 EV/IC. R-2
24 0292-165-15-0000 1890 Orange Ave 10.91 EV/IC EV/IP
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Caroline
Park
Oakmont
Park
Brookside
Park
Heritage
Park
Jennie
Davis
Park
Existing Roads
Freeway
Boulevard
Major Arterial
Minor Arterial
Collector
Local Roads
Proposed Roads
Major Arterial
Minor Arterial
Rural Arterial
Collector
Modified Roads
Parks
City of Redlands
Sphere of Influence
County Boundary
Data Source: City of Redlands, California, 2022;
Redlands Conservancy, 2015; San Bernardino County,
2015; ESRI, 2015; SANBAG, 2015; Dyett & Bhatia, 2024.
#*
#*
#*
0 1 20.5
MILES
Figure 5-5: Roadway Classi cation
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Name of project
Document Title
Prepared For
Name of Client/Agency
Date
REDLANDS RHNA
REZONE PROJECT
SCH NO. 2016081041
Final
Environmental
Impact Report
Prepared for
City of Redlands
35 Cajon Street, Suite 20
Redlands, CA 92373
April 2025
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FINAL
SUBSEQUENT ENVIRONMENTAL IMPACT
REPORT
REDLANDS RHNA REZONE PROJECT
REDLANDS, CALIFORNIA
STATE CLEARINGHOUSE NO. 2016081041
PREPARED FOR:
CITY OF REDLANDS
35 CAJON STREET
REDLANDS, CA 92737
CONTACT: KEVIN BEERY, SENIOR PLANNER
PREPARED BY:
3333 MICHELSON DRIVE, SUITE 500
IRVINE, CA 92612
APRIL 2025
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Redlands RHNA Rezone Project Table of Contents
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Table of Contents
1. Introduction ................................................................................................................................................ 1-1
2. Response to Comments ............................................................................................................................ 2-1
3. Mitigation Monitoring and Reporting Program .................................................................................. 3-1
Tables
TABLE 2-1: COMMENTS RECEIVED ON THE DRAFT EIR ....................................................................................................... 2-1 TABLE 3-1: MITIGATION MONITORING AND REPORTING PROGRAM REDLANDS RHNA REZONE PROJECT ..................... 3-3
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1. Introduction
This Final Subsequent Environmental Impact Report ( EIR) has been prepared by the City of Redlands in conformance with the environmental policy guidelines for the implementation of the California Environmental Quality Act (CEQA) to evaluate the environmental effects that may result from construction and operation of the proposed Redlands RHNA Rezone Project (proposed Project; Project).
According to CEQA Guidelines Section 15132, a Final Subsequent EIR shall consist of:
(a) The Draft Subsequent EIR or a revision of the Draft Subsequent EIR; (b) Comments and recommendations received on the Draft Subsequent EIR, either verbatim or in summary; (c) A list of persons, organizations, and public agencies commenting on the Draft Subsequent EIR; (d) The responses of the lead agency to significant environmental points raised in the review and consultation process;
(e) Any other information added by the lead agency.
This document contains responses to comments received on the Draft Subsequent EIR during the public review period, which began on January 22, 2025, and ended on March 7, 2025. This document has been prepared in accordance with the State CEQA Guidelines and represents the independent judgment of the lead agency, the City of Redlands. This document and the circulated Draft Subsequent EIR comprise the Final Subsequent EIR in accordance with CEQA Guidelines Section 15132.
1.1 FORMAT OF THE FINAL EIR
The following sections are contained within this document:
Section 1.0, Introduction. This section describes CEQA requirements and the contents of the Final Subsequent EIR.
Section 2 .0, Response to Comments. This section provides a list of agencies and organizations who commented on the Draft Subsequent EIR, as well as copies of their comment letters received during and following the public review period, and individual responses to their comments.
Section 3.0, Mitigation, Monitoring, and Reporting Program. This section includes the Mitigation Monitoring and Reporting Program (MMRP). CEQA requires lead agencies to “adopt a reporting and mitigation monitoring program for the changes to the project which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment” (CEQA Section 21081.6, CEQA Guidelines Section 15097). The MMRP was prepared based on the mitigation measures included in this Final Subsequent EIR.
1.2 CEQA REQUIREMENTS REGARDING COMMENTS AND RESPONSES
CEQA Guidelines Section 15204(a) outlines parameters for submitting comments and reminds persons and public agencies that the focus of review and comment of Draft EIRs should be “on the sufficiency of the document in identifying and analyzing the possible impacts on the environment and ways in which the significant effects of the project might be avoided or mitigated. Comments are most helpful when they suggest additional specific alternatives or mitigation measures that would provide better ways to avoid or mitigate the significant environmental effects. At the same time, reviewers should be aware that the adequacy of an EIR is determined in terms of what is reasonably feasible … CEQA does not require a lead agency to conduct every test or perform all research, study, and experimentation recommended or demanded by commenters . When responding to Redlands Regular Meeting of 06-03-25
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comments, lead agencies need only respond to significant environmental issues and do not need to provide all information requested by reviewers, as long as a good faith effort at full disclosure is made in the EIR.” CEQA Guidelines Section 15204(c) further advises, “ Reviewers should explain the basis for their comments, and should submit data or references offering facts, reasonable assumptions based on facts, or expert opinion supported by facts in support of the comments. Pursuant to Section 15064, an effect shall not be considered significant in the absence of substantial evidence.”
Section 15204(d) also states, “Each responsible agency and trustee agency shall focus its comments on environmental information germane to that agency’s statutory responsibility.” Section 15204(e) states, “This section shall not be used to restrict the ability of reviewers to comment on the general adequacy of a document or of the lead agency to reject comments not focused as recommended by this section.” In accordance with CEQA, Public Resources Code (PRC) Section 21092.5, copies of the written responses to public agencies are being forwarded to those agencies at least 10 days prior to certification of the F inal Subsequent EIR, with copies of this Final Subsequent EIR document, which conforms to the legal standards established for response to comments on the Draft Subsequent EIR pursuant to CEQA. Pursuant to CEQA Guidelines Section 15089(b), lead agencies may provide an opportunity for review of the Final Subsequent EIR by the public or by commenting agencies before a project is approved, but are not required to do so.
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2. Response to Comments
Section 15088 of the CEQA Guidelines requires the Lead Agency, the City of Redlands (City), to evaluate comments on environmental issues received from public agencies, organizations, companies, and individuals who reviewed the Draft Subsequent Environmental Impact Report (EIR) and prepare written responses. This section includes copies of all written comment letters received on the Draft Subsequent EIR and the City of Redlands’ responses to the comment letters. Copies of the comment letters and responses to the comment letters will be provided to City decisionmakers as part of the Final Subsequent EIR. Comment letters and specific comments are numbered for reference purposes which correspond to the City’s response. A summary of each numbered comment in the commenter’s letter precedes the City’s response.
The following is a list of public agencies, organizations, and individuals or interested parties that submitted comments on the Draft Subsequent EIR during the public review and comment period ( January 22, 2025, through March 7, 2025). All of the comment letters received on the Draft Subsequent EIR and responses to those comments are provided on the following pages.
Table 2-1: Comments Received on the Draft EIR
Letter Number Agency/Organization/Name Comment Date Received Agencies
A1 San Bernardino County Department of Public Works February 13, 2025 A2 California Department of Conservation March 4, 2025
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Letter A1: San Bernardino County Department of Public Works (5 pages)
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Response to Letter A1: San Bernardino County Department of Public Works, dated February 13, 2025 Comment A1.1: The comment introduces the letter and states that the letter provides the comments on the Redlands RHNA Rezone Draft Subsequent EIR from the San Bernardino County Department of Public Works.
Response A1.1: The comment is introductory in nature and does not raise a specific issue with the adequacy of the Draft Subsequent EIR. Because the comment does not express any specific concern or question regarding the adequacy of the Draft Subsequent EIR, no further response is warranted.
Comment A1.2: This comment is provided from the San Bernardino Flood Control District which states that the Project should include FEMA regulations for parcels within a Special Flood Hazard Area. The comment further states that a permit shall be obtained if any encroachment on the District right -of-way is required.
The comment also states that if the Project proposes any storm drain alterations, the Project would need to be subject to the San Bernardino County Comprehensive Storm Drain Plan.
Response A1.2: As discussed in Initial Study Section 5.10, Hydrology and Water Quality (included as Appendix A to the Draft Subsequent EIR), Sites 1, 2, 6, 7, 8, 11, 12, 14, 15, 16, and 24 are all located within FEMA flood zones. Future developments proposed pursuant to the proposed Project would be required to manage any increases of on -site runoff flows through either direct storm drain improvements, provided through direct modifications to storm drain facilities, or via payment of a storm drain development impact fee that will go towards funding storm drain projects to meet increased flows.
In addition, per the Redlands Flood Damage Prevention Measures (Chapter 15.32 of the Redlands Municipal Code), in a FEMA Flood zone any new “occupiable” finished floor must be at least 2 feet above the 1- percent (100-year) base flood elevation. Any floodplain cross-section modifications (earthen platforms) may not cause more than one-foot water surface elevation increase upstream. As part of the permitting approval process, the proposed drainage design and engineering plans for future development projects would be reviewed by the City’s Engineering Division to ensure that the proposed drainage improvements would be consistent with the County’s Comprehensive Storm Drain Plan. Future implementing projects located within a FEMA flood zone may be required to obtain a Conditional Letter of Map Revision (CLOMR) or a Letter of Map Revision (LOMR) to show any changes to existing floodplains or flood elevations.
In regard to the need for an encroachment permit, it is acknowledged that an encroachment permit would need to be obtained for any work performed within the District’s right-of-way within Sites 16 and 16A. As future site -specific drainage plans are unknown at this time, a t the time this improvement needs to be implemented, the City and future developers would coordinate with the District and an encroachment permit would be obtained, as required.
Comment A1.3: This comment is provided by the Permits Division stating that an encroachment permit may be required if any future improvements associated with the proposed Project occur within the District’s right- of-way. The comment then concludes with the letter by requesting to be put on the circulation list for all project notices.
Response A1.3: As stated above in Response A1.2, any implementing projects on Sites 16 and 16A requiring improvements within the District’s right-of-way would obtain an encroachment permit from the District, as required. The San Bernardino County Public Works department will be added to the notification list for the proposed Project and will receive all future notices for the proposed Project.
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Letter A2: California Department of Conservation (3 pages)
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Response to Letter A2: California Department of Conservation, dated March 4, 2025 Comment A2.1: This comment introduces the comment letter and states that the Department of Conservation (DOC) has reviewed the Draft Subsequent EIR. The comment provides a summary of the DOC’s responsibilities and their role in the review process of CEQA documents.
Response A2.1: The comment is introductory in nature and does not raise a specific issue with the adequacy of the Draft Subsequent EIR. Because the comment does not express any specific concern or question regarding the adequacy of the Draft Subsequent EIR, no further response is warranted.
Comment A2.2: This comment provides a summary of the proposed Project and states that based on the DOC’s Farmland Mapping and Monitoring Program, the Project site contains Prime Farmland.
Response A2.2: This comment is informational in nature and does not provide any substantial evidence of significant environmental impacts not already disclosed in the Draft EIR. As discussed in the Draft Subsequent EIR Section 5.1, Agriculture and Forest Resources, and as shown in Figure 5.1-1 of the Draft Subsequent EIR, the site contains approximately 44.67 acres of Prime Farmland. This comment does not express any specific concern or question regarding the adequacy of the Draft EIR, and no further response is warranted.
Comment A2.3: This comment states that the conversion of agricultural land is a permanent reduction and impact to California’s agricultural land resources. The comment recommends discussion on the type, amount, and location of farmland conversion resulting from the prop osed Project. The comment also recommends discussing impacts on any current and future agricultural operation in the vicinity; cumulative impacts on agriculture land; any City or County Agriculture Mitigation Plans, Programs and Policies; and discussion on proposed mitigation measures for impacted agriculture lands within the proposed Project area.
Response A2.3: As discussed in Draft Subsequent EIR Section 5.1, Agriculture and Forest Resources, the site contains approximately 44.67 acres of Prime Farmland , as shown in Figure 5. 1-1 of the Draft EIR.
Approximately 21.69 of those acres designated as Farmland are currently in agricultural production. Sites 1, 3, 9, 10, 10A, 13, 14, 15, and 15A are designated as Prime Farmland and currently utilized for agricultural production that includes orange groves. These sites have historically been utilized for orange groves.
However, as shown in Figure 3-4a, Existing General Plan Land Use, and Figure 3-5a, Existing Zoning, of the Draft Subsequent EIR, these sites have a General Plan land use designation of Commercial/Industrial or Medium Density Residential and a zoning designation of Commercial Industrial or Multiple Family Residential within the East Valley Corridor Specific Plan (EVCSP) , both of which are intended for urban uses. As evidenced by the site’s current land use and zoning designations, urbanization of the site has been anticipated and accounted for since the adoption of the General Plan in 201 7. The site is not among the 948 acres of land designated for Agriculture within the General Plan. As such, conversion of the site from agricultural uses has been planned by the City’s General Plan since 2017 and the Project does not represent an unplanned conversion of agricultural land.
As discussed within Section 5.1 .2 of the Draft Subsequent EIR, the City of Redlands has several specific policies or programs related to farmland within the City’s General Plan and Municipal Code. As discussed in Draft Subsequent EIR Section 5.6 Land Use and Planning , while Site 20 is zoned for agricultural use the Project site has not been used for agricultural purposes since at least 1994 and since then the site has remained vacant. Further, Site 20 is not designated as Prime Farmland and is designated as grazing land by the DOC. The remaining Project parcels are currently designated for urban development, and those policies do not apply to the proposed Project. Further, the City of Redlands does not currently have an adopted Agricultural Mitigation Plan. Nevertheless, the rezoning associated with the proposed Project could result in the future development of residential uses within areas designated as Prime Farmland or within agricultural production. Therefore, the Project would result in the direct loss of 44.67 acres of Prime Redlands Regular Meeting of 06-03-25
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Farmland, which the Draft Subsequent EIR determined would result in a significant and unavoidable impact.
This comment does not provide any substantial evidence that the Project would result in a significant environmental impact not previously disclosed in the Draft Subsequent EIR.
Comment A2.4: This comment states that the DOC advises that the EIR address mitigation for the loss or conversion of agricultural land. The comment states that one potential form of mitigation would be a conservation easement through the outreach purchase of easements or payment of mitigation fees to a local, regional, or statewide organization or agency whose purpose includes the acquisition and stewardship of agricultural easements. The comment provides a resource for farmland mitigation strategies and states that the use of conservation easements is only one form of mitigation and the City should consider other mitigation forms as well.
Response A2 .4: As discussed on page 5. 1-8 within Section 5.1 , Agricultural Resources , of the Draft Subsequent EIR, there are no feasible mitigation measures to reduce impacts associated with the Project’s conversion of agricultural lands designated as Prime Farmland to nonagricultural uses. Approximately 21.69 of those acres designated as Farmland are currently in agricultural production. However, retention of onsite agricultural uses would be infeasible as it would prevent the development of onsite buildin gs, which would inhibit implementation of the Project as a whole. Existing agricultural uses within the City are becoming economically unsustainable and represent land uses that are increasingly incongruous with continuing urbanization of the City. Furthermore, retention of agricultural uses on the Project site would create or maintain islands of agricultural uses within an urbanized setting, exacerbating potential land use conflicts and land use incompatibility. The transition of existing agricultural uses and farmland to non-agricultural uses is an unavoidable effect of implementing the previously approved General Plan, as detailed in the General Plan EIR. Urbanization of the site has been anticipated and accounted for since the adoption of the General Plan in 2017. The site is not among the 948 acres of land designated for Agriculture within the General Plan. As such, conversion of the site from agricultural uses has been planned by the City’s General Plan since 2017 and the Project does not represent an unplanned conversion of agricultural land.
Additional offsite mitigation would be infeasible as it would require the future applicant to purchase replacement acreage for farmland currently not in use elsewhere in California and restore it as viable farmland; however, distant mitigation would not reduce impacts as the distant parcels have no relationship to the loss of agricultural lands within the City or County (See Friends of King River v. County of Fresno (2014) 232 Cal.App.4th 105, 126.). Replacement of agricultural resources offsite would be infeasible as creation of new farmland-status properties within the City is outside of the City and Applicant control. There is no available replacement acreage of lower quality farmland within the City or County that could be mitigated to Prime Farmland. Farmland within the City or County is either planned for future development of non - agricultural uses or already designated by the DOC as Unique Farmland, Farmland of Statewide Importance, or Prime Farmland.
Moreover, economic and environmental factors may preclude the long-term viability of agriculture within the City or County. If the City were able to locate land that could be improved in order to meet the Prime Farmland designation per DOC requirements, there is no way to guarantee that any improvements would ultimately result in the change in classification, as that is determined by the DOC as well as other climate factors such as rainfall. Overall, no feasible mitigation measures exist which would substan tially lessen the Project’s significant impacts related to the conversion of Prime Farmland to non-agricultural use (See King & Gardiner Farms, LLC v. County of Kern (2020) 45 Cal.App.5th 814, 875-876.). Therefore, impacts would be significant and unavoidable, consistent with the findings of the General Plan EIR. Furthermore, an EIR is not required to adopt a mitigation measure that does not effectively address a significant impact (Napa Citizens for Honest Gov't v Napa County Bd. of Supervisors (2001) 91 CA4th 342, 365). The commenter does not provide additional data or specific measures for consideration or incorporation when discussing “other feasible mitigation measures”. Thus, no further response is warranted.
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Comment A2.5: This comment requests that the DOC be notified with future hearing dates as well as staff reports pertaining to the Project. In addition, the comment provides contact information if the City has any questions on DOC’s comment letter.
Response A2.5: The DOC will be added to the notification list for the proposed Project. This comment is conclusionary in nature and does not raise a specific issue with the adequacy of the Draft Subsequent EIR.
Because the comment does not express any specific concern or question regarding the adequacy of the Draft Subsequent EIR, no further response is warranted.
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3. Mitigation Monitoring and Reporting Program
3.1 INTRODUCTION
The California Environmental Quality Act (CEQA) requires a lead or public agency that approves or carries out a project for which an Environmental Impact Report has been certified which identifies one or more significant adverse environmental effects and where findings with respect to changes or alterations in the project have been made, to adopt a “…reporting or monitoring program for the changes to the project which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment” (Public Resources Code Sections 21081, 21081.6).
A Mitigation Monitoring and Reporting Program (MMRP) was prepared to ensure that adopted mitigation measures are successfully implemented for the Redlands RHNA Rezone Project (Project). The City of Redlands (City) is the Lead Agency for the Project and is responsible for implementation of the MMRP. This report describes the MMRP for the Project and identifies the parties that will be responsible for monitoring implementation of the individual mitigation measures in the MMRP.
3.2 MITIGATION MONITORING AND REPORTING PROGRAM
The MMRP for the Project will be active through all phases of the Project, including design, construction, and operation. The attached table identifies the mitigation program that would be required to be implemented by the City for the Redlands RHNA Rezone Project. The table identifies the Plans, Programs, or Policies (PPPs) and Mitigation Measures required by the City to mitigate or avoid significant adverse impacts associated with the implementation of the Project, the timing of implementation, and the responsible party or parties for monitoring compliance.
The MMRP also includes a column that will be used by the compliance monitor (individual responsible for monitoring compliance) to document when implementation of the measure is completed. As the PPPs and Mitigation Measures are completed, the compliance monitor will sign and date the MMRP, indicating that the required actions have been completed.
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Table 3-1: Mitigation Monitoring and Reporting Program
Redlands RHNA Rezone Project
Plan, Program, Policy / Mitigation Measure Timing Responsible for Ensuring Compliance / Verification
Date Completed
and Initials
AIR QUALITY
Mitigation Measure AQ-1: Construction Emissions. Prior to issuance of grading permits, project applicants shall prepare and submit a technical assessment evaluating potential project construction -related air quality impacts (regional and localized) and greenhouse gas impacts to the City for review and approval.
The evaluation shall be prepared in conformance with South Coast Ai r Quality Management District (SCAQMD) methodology for assessing air quality impacts.
If construction-related criteria air pollutants are determined to have the potential to exceed the SCAQMD’s most recent adopted thresholds of significance, the City shall require that applicants for new development projects incorporate feasible mitigation measures to reduce air pollutant emissions during construction activities to below applicable significance thresholds. These identified measures shall be incorporated int
o all appropriate construction documents (e.g.,
construction management plans) submitted to the City and shall be verified by the City. Mitigation measures to reduce construction -
related emissions are
dependent upon the activity causing the impact and coul d include, but are not limited to:
• Require construction equipment that meets or exceeds CARB Certified Tier 3 or Tier 4 engine standards.
• Limit the idling time of diesel off -road construction equipment to no more than five (5) minutes.
• Require the use of “Super -Compliant” low VOC paints which have been reformulated to exceed the regulatory VOC limits put forth by SCAQMD’s Rule 1113. Super-Compliant low VOC paints shall be no more than 10g/L of VOC. Alternatively, projects may utilize bui lding materials that do not require the use of architectural coatings.
• The Construction Contractor shall require by contract specifications that construction operations rely on the electricity infrastructure surrounding the construction site, if available rather than electrical generators powered by internal combustion engines.
Prior to grading permit
and building permit
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Plan, Program, Policy / Mitigation Measure Timing Responsible for Ensuring Compliance / Verification
Date Completed
and Initials
• The Construction Contractor shall require the use of alternative fueled, engine retrofit technology, after -treatment products (e.g., diesel oxidation catalysts, diesel particulate filters), including all off -road and portable diesel-powered equipment.
• The Construction Contractor shall require that construction equipment be maintained in pursuant to manufacturer specifications to reduce emissions.
The Construction Contractor shall ensure that all construction equipment is being properly serviced and main
tained as per the manufacturer’s
specification. Maintenance records shall be available at the construction site for City verification.
Mitigation Measure AQ-2: Operational Emissions. Prior to issuance of grading permits, project applicants shall prepare and submit a technical assessment evaluating potential project operation air quality impacts (regional and localized) and greenhouse gas impacts to the City for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (SCAQMD) methodology in assessing air quality and greenhouse gas impacts. If operation-related emissions are determined to have the potential to exceed the SCAQMD’s most recent adopted thresholds of significance, the City shall require that applicants for new development projects incorporate all feasible mitigation measures to reduce air quality and/or
greenhouse gas emissions during operational activities to below the applicable significance thresholds. The identified measures shall be included as part of the conditions of approval. Possible mitigation measures to reduce operational emissions could include, but are not limited to the following:
• Installation of modestly enhanced insulation (walls R -13; roof/attic R -38) such that heat transfer and thermal bridging is minimized; • Installation of modestly enhanced window insulation (0.4 U -Factor, 0.32 SHGC);
• Installation of a heating/cooling distribution system with modest duct insulation (R-6) or enhanced duct insultation (R-8);
• Use of high efficiency HVAC (SEER 15/72% AFUE or 8.5 HSPF); • Use of interior and exterior energy efficient lighting that exceeds then incumbent California Title 24 Energy Efficiency performance standards; Prior to issuance of
certificates of occupancy
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Plan, Program, Policy / Mitigation Measure Timing Responsible for Ensuring Compliance / Verification
Date Completed
and Initials
• Installation of automatic devices to turn off lights where they are not needed; • Application of a paint and surface color palette that emphasizes light and off-white colors that reflect heat away from buildings; • Design of buildings with “cool roofs” using products certified by the Cool Roof Rating Council, and/or exposed roof surfaces using light and off-white colors;
• Design of buildings to accommodate photo -voltaic solar electricity systems or the installation of photo-voltaic solar electricity systems; • Installation of ENERGY STAR-qualified energy-efficient appliances, heating and cooling systems, office equipment, and/or lighting products. • Landscaping palette of drought tolerant plants exceeding City requirements;
• Use of weather -based irrigation control systems or moisture sensors (demonstrate 20% reduced water use);
• U.S. EPA Certified WaterSense labeled or equivalent faucets, high - efficiency toilets (HETs), and water-conserving shower heads.
Mitigation Measure AQ-3: Toxic Air Contaminants. Applicants for residential within 1,000 feet of a major sources of Toxic Air Contaminants (TACs) (e.g., warehouses, industrial areas, freeways, roadways, and rail lines with traffic volumes over 10,000 vehicle per day), as measured from the property line of the project to the property line of the source/edge of the nearest travel lane, shall submit a health risk assessment (HRA) to the City of Redlands prior to future discretionary Project approval. The HRA shall be prepared in accordance with policies and procedures of CEQA and the SCAQMD. If the HRA shows that the incremental cancer risk exceeds ten in one million (10E-06), PM 10 concentrations
exceed 2.5 microgram per cubic meter (µg/m3), PM2.5 concentrations exceed 2.5 µg/m3, or the appropriate noncancer hazard index exceeds 1.0, the applicant will be required to identify and demonstrate that mitigation measures are capable of reducing potential cancer and non-cancer risks to an acceptable level (i.e., below ten in one millio n or a hazard index of 1.0), including appropriate enforcement mechanisms. Measures to reduce risk may include but are not limited to:
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Plan, Program, Policy / Mitigation Measure Timing Responsible for Ensuring Compliance / Verification
Date Completed
and Initials
• Air intakes located away from high volume roadways and/or truck loading zones.
• Heating, ventilation, and air conditioning systems of the buildings provided with appropriately sized maximum efficiency rating value (MERV) filters (e.g., MERV 13 or better).
BIOLOGICAL RESOURCES
Mitigation Measure BIO -1: Biological Assessment. Future projects proposed within the proposed Project site shall be surveyed by a qualified biologist to determine if any special -status plant or wildlife species have the potential to occur or if any riparian habitats, jurisdictional drainages, or wetlands are present onsite. If suitable habitat is present, a qualified biologist shall survey for special-status species during the appropriate time of year (i.e., when the species is readily identifiable, such as during its blooming period) prior to initiating any ground disturbing activities in a given area. The focused surveys shall be conducted in accordance with CDFW guidelines. If special -status species are identified and c annot be avoided, the project -level biological survey report would justify why species-specific mitigation is necessary and propose mitigation to reduce project impacts to a less than significant level.
Prior to the issuance of
grading permits
City of Redlands Planning
Division
Mitigation Measure BIO-2: Jurisdictional Resources: If potential jurisdictional waters are determined to be present onsite through the biological assessment require by MM BIO-1 above, a jurisdictional assessment shall be conducted for future projects within Sites 1 through 24. Jurisdictional resources shall be avoided when feasible. Where avoidance is not feasible, project -specific impacts to jurisdictional resources shall be addressed and mitigated by federal and state regulators via applicable consulting and permitting process. The types of mitigation required may include onsite or offsite preservation, enhancement, creation, and/or restoration. Mitigation is typically required at a 1:1 ratio or higher and to be accomplished in close proximity to the impacts or at least in the same watershed. Final requirements and locations are, however, subject to change during applicable consultation/permit processes required by the USACE, RWQCB, and CDFW.
Best Management Practices (BMPs) to minimize and avoid impacts to jurisdictional resources during and after construction are subject to approval by permitting agencies and shall include, but are not limited to, the following:
Prior to the issuance of
grading permits
City of Redlands Planning
Division
Redlands Regular Meeting of 06-03-25
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Final Subsequent EIR
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• Construction-related equipment shall be stored in developed areas, outside of the drainage. No equipment maintenance shall be done within or adjacent to the drainage.
• Source control and treatment control BMPs shall be implemented to minimize the potential contaminants that are generated during and after construction.
Water quality BMPs shall be implemented throughout the project to capture and treat potential contaminants.
• Substances harmful to aquatic life shall not be discharged into the drainage.
All hazardous substances shall be properly handled and stored. • A Storm Water Pollution Prevention Plan shall be prepared to prevent sediment from entering the drainage during construction. • To avoid attracting predators during construction, the project shall be kept clean of debris to the extent possible. All food -related trash items shall be enclosed in sealed containers and regularly removed from site. • Construction personnel shall strictly limit their activities, vehicles, equipment and construction material to the proposed project footprint, staging areas, and designated routes of travel.
• Exclusion fencing shall be installed to demarcate the limits of disturbance.
The exclusion fencing should be maintained until the completion of construction activities.
CULTURAL RESOURCES
PPP CUL -1: Municipal Code Chapter 2.62. The City of Redlands Historic Architectural Design Guidelines shall apply to all future projects within the proposed Project. The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings may also be applicable to properties or projects that may affect historic buildings and resources.
Prior to issuance of
demolition permits
City of Redlands Building &
Safety Division
Mitigation Measure CUL-1. Demolition or alteration of a building or structure that is at least 50 years old at the time of permit application and has not previously been evaluated for demolition or renovation within the last five years from the time demolition or alternation is proposed shall be subject to review at the request of the City by a qualified architectural historian who meets the Prior to issuance of
demolition permits
City of Redlands Planning
Division
Redlands Regular Meeting of 06-03-25
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Final Subsequent EIR
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Secretary of the Interior’s Professional Qualifications Standards (PQS) in architectural history or history. The qualified architectural historian or historian shall conduct an intensive-level evaluation in accordance with the guidelines and best practices recommended by the State Office of Historic Preservation to identify if the building or structure proposed for demolition or alteration qualifies as a historical resource under CEQA guidelines. Buildings and structures shall be evaluated within their historic context and documented in a technical report and on Department of Parks and Recreation Series 523 forms. The report shall be submitted to the City for review and approval prior to the issuance of a building permit. If no historic resources are identified, no further analysis is warranted. If historic resources are identified, the applicant shall be required to implement Mitigation Measure CR-2.
Mitigation Measure CUL-2. For renovations involving historical resources identified through the process described in the architectural history evaluation mitigation measure (MM CUL-2), project activities shall comply with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (Standards).
During the project planning phase (prior to any construction activities), input shall be sought from a qualified architectural historian or historic architect meeting the Secretary of the Interior’s Professional Qualifications Standards to ensure project compliance with the Standards for Rehabilitation. This input will ensure the avoidance of any direct/indirect physical changes to historical resources. The findings and recommendations of the architectural historian or historic architect shall be documented in a Standards Project Review Memorandum at the schematic design phase. This memorandum shall analyze all project components for compliance with the Standards for Rehabilitation. The memorandum should recommend design modifications necessary to bring projects into compliance with the Standards for Rehabilitation, which shall be incorporated into project designs to ensure compliance with the Standards. The memorandum shall be submitted to the City for review and approval prior to the issuance of a building permit.
Prior to issuance of
building permits
City of Redlands Planning
Division
Mitigation Measure CUL-3: Archeological Resources Assessment. Prior to the issuance of a grading permit for developments within the Sites 1, 3 through 6, 9, 10, 13 through 15, and 17 through 23 shall be required to prepare archaeological resource assessments in accordance with the California Office of Historic Preservation: Archaeological Resources Management Report Guidelines, with the purpose to assess, avoid, and mitigate potential impacts to archeological and tribal cultural resources as set forth in CEQA Regulations: Appendix G.
Prior to the issuance of
grading permits
City of Redlands Planning
Division
Redlands Regular Meeting of 06-03-25
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Final Subsequent EIR
April 2025
Plan, Program, Policy / Mitigation Measure Timing Responsible for Ensuring Compliance / Verification
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and Initials
Archaeological resources assessments shall be performed under the supervision of an archaeologist that meets the Secretary of the Interior’s Professional Qualification Standards in either prehistoric or historic archaeology. The archaeological resources as sessment shall include a Phase I pedestrian survey, undertaken to locate any surface cultural materials that may be present, and records search from the California Historical Resources Information System (CHRIS). The assessment shall be submitted to the City of Redlands prior to issuance of any demolition or grading permits. If an area identified as having a moderate to high potential for archaeological resources identified by the archaeological resource assessment, Mitigation Measure CUL-4 shall apply.
Mitigation Measure CUL-4 : Archaeological Monitoring/Preservation.
Highly Sensitive Sites: Prior to development within Sites 2, 7, 8, 11, 12, and 16 or where the Archaeological Resources Assessment conducted pursuant to Mitigation Measure CUL-3 finds the site to be highly sensitive for archaeological resources, a Secretary of the Interior (SOI) qualified archaeologist with at least 3 years of regional experience in archaeology shall monitor all ground - disturbing pre-construction and construction activities in areas of high sensitivity.
Prior to issuance of grading permits, the qualified archaeologist shall develop a Cultural Resources Management Plan to address the details, timing, and responsibility of all archaeological and cultural resource activities that occur on the Project site and ensure that any discovered resource s are avoided and preserved in place. The Cultural Resources Management Plan shall be developed in coordination with the consulting tribe(s) and address the details of all activities and provides procedures that must be followed in order to reduce the impacts to cultural resources to a level that is less than significant as well as address potential impacts to undiscovered buried archaeological resources associated with implementing projects. The plan shall include a scope of work, project grading and development scheduling, pre-construction meeting (with consultants, contractors, and monitors), a monitoring schedule during all initial ground - disturbance related activities, safety requirements, and protocols to follow in the event of previously unknown cultural resources discoveries that could be subject to a cultural resources evaluation. The Archaeologist shall conduct Cultural Resource Sensitivity Training, in conjunction with the Tribe(s) Tribal Historic Preservation Officer (THPO), and/or designated Tribal Representative. The training session shall focus on the archaeological and tribal cultural resources that may be encountered during ground -disturbing activities as well as the Prior to the issuance of
grading permits
City of Redlands Planning
Division
Redlands Regular Meeting of 06-03-25
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procedures to be followed in such an event. The Cultural Resources Management Plan shall be submitted to the City and the Consulting Tribe(s) for review and comment, prior to final approval by the City. In case of disagreements on the terms and procedures set forth in the Cultural Resources Management Plan, the City of Redlands Director of Development Services shall have the ultimate authority for approving or revising the Cultural Resources Management Plan.
In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60 -foot buffer) shall cease and the qualified archaeologist shall assess the find. Work on other portions of the project outside the buffered area may continue during the assessment period.
The Cultural Resources Management Plan shall stipulate that the landowner(s) and/or project applicant shall relinquish ownership of all cultural resources and provide evidence to the satisf
action of the City of Redlands Director of
Development Services that all archaeological materials recovered during the archaeological investigations have been handled through one of the following methods:
• Avoidance and preservation in place or reburial onsite. This shall include measures and provisions to protect the reburial area from any future impacts. Reburial shall not occur until all cataloging, analysis, and special studies have been completed on the cultural resources. Details of contents and location of the reburial shall be included in a Monitoring Report. • Curation at a San Bernardino County curation facility that meets federal standards per 36 CFR (Code of Federal Regulations) Part 79 and, therefore, will be professionally curated and made available to other archaeologists/researchers and tribal members for further study. The collection and associated records shall be transferred, including title, and are to be accompanied by payment of the fees necessary for permanent curation. Evidence shall be in the form of a letter from the curation facility identifying that archaeological materials have been received and that all fees have been paid.
In addition, the project would be required to adhere to Mitigation Measure TCR-
1. Consulting Tribe(s) shall be contacted regarding any pre -contact and/or historic-era finds and be provided information after the archaeologist makes his/her initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment. Should the Consulting Tribe(s) and Redlands Regular Meeting of 06-03-25
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archaeologist disagree on preferred treatment, the ultimate authority shall be the City of Redlands Director of Development Services.
If human remains or funerary/burial objects are encountered during any activities associated with the project, work in the immediate vicinity (within a 100-foot buffer) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code Section 7050.5 and that code enforced for the duration of the project.
A Monitoring Report documenting the field and analysis results and interpreting the artifact and research data within the research context shall be completed and submitted to the City of Redlands Development Services Department prior to issuance of certificate of occupancy. The report will include DPR Primary and Archaeological Site Forms if any are required.
Moderately Sensitive Sites: If the Archaeological Resources Assessment conducted under Mitigation Measure CUL -3 finds the site to be moderately sensitive for archaeological resources, a Secretary of the Interior (SOI) qualified archaeologist with at least 3 years of regional experience in archaeology shall be retained on-call. Prior to the start of construction activities, the archaeologist shall inform all construction personnel about the proper procedures to follow in the event of an inadvertent archaeolo
gical discovery. In the event that
archaeological resources are discovered during ground -disturbing activities, construction activities in the immediate vicinity of the find (within a 60-foot buffer) shall cease and the qualified archaeologist shall be contacted to assess the find.
Work on other portions of the project outside the buffered area may continue during the assessment period. The Cultural Resources Management Plan shall stipulate that the landowner(s) and/or project applicant shall relinquish ownership of all cultural resources and provide evidence to the satisfaction of the City of Redlands Director of Development Services that all archaeological materials recovered during the archaeological investigations have been handled through one of the following methods:
• Avoidance and preservation in place or reburial onsite. This shall include measures and provisions to protect the reburial area from any future impacts. Reburial shall not occur until all cataloging, analysis, and special studies have been completed on the cultural resources. Details of contents and location of the reburial shall be included in a Monitoring Report.
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• Curation at a San Bernardino County curation facility that meets federal standards per 36 CFR (Code of Federal Regulations) Part 79 and, therefore, will be professionally curated and made available to other archaeologists/researchers and tribal members for further study. The collection and associated records shall be transferred, including title, and are to be accompanied by payment of the fees necessary for permanent curation. Evidence shall be in the form of a letter from the curation facility identifying that archaeological materials have been received and that all fees have been paid.
In addition, the project would be required to adhere to Mitigation Measure TCR-
1. Consulting Tribe(s) shall be contacted regarding any pre -contact and/or historic-era finds and be provided information after the archaeologist makes his/her initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment. Should the Consulting Tribe(s) and archaeologist disagree on preferred treatment, the ultimate authority shall be the City of Redlands Director of Development Services.
If human remains or funerary/burial objects are encountered during any activities associated with the project, work in the immediate vicinity (within a 100-foot buffer) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code Section 7050.5 and that code enforced for the duration of the project.
A Monitoring Report documenting the field and analysis results and interpreting the artifact and research data within the research context shall be completed and submitted to the City of Redlands Development Services Department prior to issuance of certificate of occupancy. The report will include DPR Primary and Archaeological Site Forms if any are required.
GEOLOGY AND SOILS
Mitigation Measure PAL -1: Paleontological Resources. Future project applicants within the Project sites shall provide a paleontological assessment by a qualified paleontologist meeting the standards of the Society of Vertebrate Paleontology (SVP) to determine whether grading for the project could impact underlying soil units or geologic formations that have a low to high potential to yield fossiliferous materials, prior to project approval.
The qualified
paleontologist will determine the degree of paleontological resource sensitivity, as outlined below, and s hall recommend a project -
specific paleontological
Prior to issuance of
grading permits
City of Redlands Planning
Division
Redlands Regular Meeting of 06-03-25
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Final Subsequent EIR
April 2025
Plan, Program, Policy / Mitigation Measure Timing Responsible for Ensuring Compliance / Verification
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and Initials
resources monitoring and mitigation plan (PRMMP), if warranted, based on paleontological sensitivity. This plan will address specifics of monitoring and mitigation for the development project, and will take into account updated geologic mapping, geotechnic
al data, updated paleontological records
searches, and any changes to the regulatory framework. This PRMMP must meet the standards of the SVP. The following provisions would be typical for units mapped with the different levels of paleontological sensitivity:
• High- All projects involving ground disturbances in previously undisturbed areas sediments mapped as having high paleontological sensitivity shall require preparation of a PRMMP by a qualified paleontologist and shall be monitored by a qualified paleontological monitor on a full-time basis under the supervision of the Qualified Paleontologist. Undisturbed sediments may be present at the surface, or present in the subsurface, beneath earlier developments. This monitoring will include inspection of exposed sedimentary units during active excavations within sensitive geologic sediments. The monitor will have authority to temporarily divert activity away from exposed fossils to evaluate the significance of the find and, should the fossils be determined to be of scientific significance, professionally and efficiently recover the fossil specimens and collect associated data pursuant to the guidelines of the Society of Vertebrate Paleontology (SVP, 2010). Paleontological monitors will use field data forms to record pertinent location and geologic data, will measure stratigraphic sections (if applicable), and collect appropriate sediment samples from any fossil localities.
• Low to High - All projects involving ground disturbance in previously undisturbed areas mapped with low-to-high paleontological sensitivity shall require preparation of a PRMMP by a qualified paleontologist. The PRMMP shall specify that monitoring shall only be required when construction activity will exceed the depth of the low sensitivity surficial sediments. The underlying sediments may have high paleontological sensitivity, and therefore work in those units shall require paleontological monitoring, as designated by the Qualified Paleontologist in the PRMMP. When determining the depth at which the transition to high sensitivity occurs and monitoring becomes necessary, the Qualified Paleontologist should take into account: a) the most recent local geologic mapping, b) depths at which fossils have been found Redlands Regular Meeting of 06-03-25
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in the vicinity of the project area, as revealed by the museum records search, and c) geotechnical studies of the project area, if available. • Low- All projects involving ground disturbance in previously undisturbed areas mapped as having low paleontological sensitivity should incorporate worker training to make construction workers aware that while paleontological sensitivity is low, fossils mig ht still be encountered. The Qualified Paleontologist should oversee this training as well as remain on - call in the event fossils are found. Paleontological monitoring is usually not required for sediments with low paleontological sensitivity. • None- Projects determined by the Qualified Paleontologist to involve ground-disturbing activities in areas mapped as having no paleontological sensitivity (i.e., plutonic igneous or high -grade metamorphic rocks) will not require further paleontological mitigation measures, but shall implement MM PAL-2, if incidental discoveries occur.
Mitigation Measure PAL -2: Fossil Discovery. In the event of any fossil discovery, regardless of depth or geologic formation, construction work will halt within a 50 foot radius of the find until its significance can be determined by a Qualified Paleontologist. Scientifically significant fossils shall be recovered, prepared to the point of curation, identified by qualified experts, listed in a database to facilitate analysis, and deposited in a designated paleontological curation facility in accordance with the standards of the SVP. A repository shall be identified and a curatorial arrangement will be signed prior to collection of the fossils. Any accredited institution may serve as a repository.
During grading activities City of Redlands Planning
Division
GREENHOUSE GAS EMISSIONS
Mitigation Measure AQ-1: Construction Emissions. As listed previously. Prior to grading permit and building permit
City of Redlands Planning
Division
Mitigation Measure AQ-2: Operational Emissions. As listed previously. Prior to issuance of certificates of occupancy
City of Redlands Planning
Division
HAZARDS AND HAZARDOUS MATERIALS
Plan, Program, or Policy PPP HYD-1: SWPPP. Prior to issuance of any grading or demolition permits, the applicant shall provide the City Building Division evidence of compliance with the NPDES (National Pollutant Discharge Elimination System) requirement to obtain a construction permit from the Sta te Water Prior to issuance of a
grading permit
City of Redlands Building &
Safety Division
Redlands Regular Meeting of 06-03-25
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Resource Control Board (SWRCB). The permit requirement applies to grading and construction sites of one acre or larger. The Project applicant/proponent shall comply by submitting a Notice of Intent (NOI) and by developing and implementing a Stormwater Pollution Prevention Plan (SWPPP) and a monitoring program and reporting plan for the construction site.
HYDROLOGY AND WATER QUALITY
Plan, Program, or Policy PPP HYD-1: SWPPP. As listed previously. Prior to issuance of a grading permit
City of Redlands Building &
Safety Division
Plan, Program, or Policy PPP HYD -2: WQMP. Prior to the approval of the Grading Plan and issuance of Grading Permits a completed Water Quality Management Plan (WQMP) shall be prepared by the Project applicant and submitted to and approved by the City Public Works Department. The WQMP shall identify all Post -Construction, Site Design. Source Control, and T reatment Control Best Management Practices (BMPs) that will be incorporated into the development Project in order to minimize the adverse effects on receiving waters.
Prior to issuance of a
grading permit
City of Redlands Building &
Safety Division
NOISE
Mitigation Measure NOI-1: Construction Noise Levels. Prior to the issuance of a demolition, grading, or building permit for new development, the project plans and specifications shall demonstrate that all construction activity shall satisfy the exterior construction noise level of 80 dBA L
eq at a sensitive receiver (defined as
residences, schools, and recreation areas) and include the following measures to reduce construction related noise at sensitive receptors:
• Construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards, and all stationary construction equipment shall be placed so that emitted noise is directed away from the noise- sensitive use nearest the construction activity.
• Construction contractors shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receiver nearest to the construction activity.
Prior to issuance of
demolition and/or
grading permits
City of Redlands Planning
Division
Redlands Regular Meeting of 06-03-25
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April 2025
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Mitigation Measure NOI -2: Construction Noise Barriers. Prior to the issuance of a demolition, grading, or construction permit for new development that could exceed the exterior construction noise level of 80 dBA Leq at a sensitive receiver (defined as residences, schools, and recreation areas), the project plans and specifications shall detail the installation of temporary construction noise barriers for occupied noise- sensitive uses for the duration of construction activities that could exceed the construction noise level thresholds. The noise control barrier(s) must provide a solid face from top to bottom and shall:
• Provide a minimum transmission loss of 20 dBA and be constructed with an acoustical blanket (e.g., vinyl acoustic curtains or quilted blankets) attached to the construction site perimeter fence or equivalent temporary fence posts; • Be maintained and any damage be repaired within 24- hours. Gaps, holes, or weaknesses in the barrier or openings between the barrier and the ground shall be repaired within 24-hours; and
• Be removed and the site appropriately restored upon the conclusion of the construction activity.
Prior to issuance of
demolition and/or
grading permits
City of Redlands Planning
Division
Mitigation Measure NOI-3: Construction Vibration. Prior to approval of a demolition permit, grading plans, and/or issuance of building permits for construction activities within 100 feet of existing residential structures that require the use of large bulldozers, large loaded trucks, jackhammers, pile drivers, and/or caisson drills, the City of Redlands Building and Safety Division shall ensure that construction plans and specifications state that the use of such vibratory equipment shall be prohibited with in 100 feet of existing residential structures or occupied noise-sensitive uses. Instead, small rubber-tired bulldozers shall be used within this area during demolition and/or grading operations to reduce vibration effects.
Prior to issuance of
demolition and/or
grading permits
City of Redlands Planning
Division
Mitigation Measure NOI-4: Construction Vibration Near Fragile Historic. Any site-specific development project within 25 feet of an extremely fragile historic building shall engage a qualified structural engineer to conduct a pre - construction assessment of the structural integrity of the nearby historic structure(s) and submit evidence to the City of Redlands Building and Safety Division detailing that the operation of vibration -generating equipment associated with the new development would be below the vibration threshold of 0.01 inches per second (in/sec) RMS, and would not r esult in structural damage to the adjacent Prior to issuance of
demolition and/or
grading permits
City of Redlands Planning
Division
Redlands Regular Meeting of 06-03-25
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historic building(s). If recommended by the pre -construction assessment, groundborne vibration monitoring of nearby historic structures shall be required.
PUBLIC SERVICES
Plans, Program, or Policy PPP PS-1: Development Impact Fees. As a standard requirement for implementing projects within the Project site, and prior to issuance of any building permits for the implementing project, the Project applicants/developers shall pay all applicable City of Redlands Development Impact Fees (DIF) pursuant to the Redlands Municipal Code Chapter 3.60 and/or adopted fee schedules.
Prior to issuance of
certificates of occupancy
City of Redlands Planning
Division
Plans, Program, or Policy PPP PS -2: As a Condition of Approval for implementing projects within the proposed Project, the project applicants/developers shall pay applicable park related fees pursuant to Redlands Municipal Code Chapter 3.32.
Prior to issuance of
certificates of occupancy
City of Redlands Planning
Division
RECREATION
Plans, Program, or Policy PPP PS-2: As listed previously. Prior to issuance of certificates of occupancy
City of Redlands Planning
Division
TRANSPORTATION
Mitigation Measure TR-1: VMT Screening & Analysis. Prior to approval of any site plan, any applicant for an implementing project fully within or partially within Site 20, 21, or 23 shall prepare a VMT Screening Analysis pursuant to the City of Redlands CEQA Assessment VMT Analysis Guidelines and provide this Analysis to the City of Redlands Planning Division and Engineering Division. The VMT Screening Analysis shall demonstrate that the implementing project meets the screening criteria set forth in in the City of Redlands CEQA Assessment VMT Analysis Guidelines.
If the implementing project does not meet the screening criteria set forth in Screening Criteria 1, 2, 3, or 4, the implementing project applicant shall prepare a full VMT analysis pursuant to the City of Redlands CEQA Assessment VMT Analysis Guidelines. For projects with VMT per Service Population exceeding the City’s significance threshold, a mitigation plan shall be developed and implemented. Mitigation should consist of Transportation Demand Management (TDM) measures analyzed under a VMT- reduction methodology consistent with the California Air Pollution Control Officers Association’s (CAPCOA) Final Prior to issuance of
building permits
City of Redlands Building &
Safety Division
Redlands Regular Meeting of 06-03-25
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Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity (2021) and approved by the City of Redlands. Examples of measures include but are not limited to:
• Increase Residential Density: Higher residential density encourages mixed-use development and reduces sprawl. Placing more people closer to amenities, workplaces, and public transit decreases the distance people need to travel for daily activities, thereby reducing overall VMT.
• Integrate Affordable and Below Market Rate Housing : Below market rate housing provides greater opportunity for lower income families to live closer to job centers and achieve a jobs/housing match near transit and can decrease the VMT generated by the project.
• Implement Commute Trip Reduction Marketing : Information sharing and marketing promote and educate workers about their travel choices to the employment location beyond driving such as carpooling, taking transit, walking, and biking, thereby reducing VMT. This could be implemented through a home owners association (HOA).
• Provide Ridesharing Program : Ridesharing encourages carpooled vehicle trips in place of single -occupied vehicle trips, thereby reducing the number of trips, VMT. This could be implemented through an HOA. • Implement Subsidized or Discounted Transit Program : Reducing the out -of- pocket cost for choosing transit improves the competitiveness of transit against driving, increasing the total number of transit trips and decreasing vehicle trips. This decrease in vehicle trips results in reduced VMT. This could be implemented through an HOA.
• Limit Residential Parking Supply: The reduction in VMT that can be achieved by limiting the total parking supply available at a residential project. When parking is limited, scarcity is created, and additional time and inconvenience is added to trips made by private auto. The reduction in the convenience of driving results in a shift to other modes and can decrease the VMT generated by the project.
• Unbundle Residential Parking Costs from Property Cost : Parking costs are passed through to the vehicle owners/drivers utilizing the parking spaces, Redlands Regular Meeting of 06-03-25
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this measure results in decreased vehicle ownership and, therefore, a reduction in VMT.
• Provide Pedestrian Network Improvement : Providing sidewalks and an enhanced pedestrian network encourages people to walk instead of drive.
This mode shift results in a reduction in VMT.
• Construct or Improve Bike Facility : Building or enhancing bike facilities such as dedicated bike lanes, secure parking, and bike -sharing programs promotes cycling as a convenient and safe transportation option. This reduces the number of short-distance car trips, contributing to lower VMT. • Construct or Improve Bike Boulevard: Bike boulevards are designed to prioritize cyclists by providing dedicated lanes and traffic calming measures. By creating safer and more attractive cycling routes, bike boulevards encourage residents to use bicycles for commuting and local trips, thereby reducing VMT.
• Expand Bikeway Network : Expanding the bikeway network connects different parts of the community with safe and accessible bike routes. This infrastructure improvement makes cycling a more practical choice for daily transportation needs, reducing reliance on motor vehicles and lowering VMT. • Implement Conventional Carshare Program: Conventional carshare programs provide access to vehicles on a short -term basis. By promoting shared vehicle usage, particularly for occasional trips, they reduce the need for individual car ownership and decrease VMT.
• Implement Electric Carshare Program : Electric carshare programs offer access to EVs for shared use. Providing convenient access to environmentally friendly transportation options encourages residents and employees to choose EVs over traditional vehicles, thus lowering VMT and emissions. • Implement Pedal (Non -Electric) Bikeshare Program : Pedal bikeshare programs make bicycles readily available for short trips. Offering an alternative to driving for local transportation needs reduces congestion and lowers VMT.
• Implement Electric Bikeshare Program : Electric bikeshare programs provide access to electric-assisted bicycles. These bikes make cycling more accessible Redlands Regular Meeting of 06-03-25
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to a broader range of users and encourage more trips to be taken by bike instead of by car, contributing to reduced VMT.
• Implement Scooter Share Program : Scooter share programs offer electric scooters for short -distance trips. By providing a convenient alternative to driving for short trips within the community, scooter share programs reduce the number of car trips and help decrease VMT.
• Provide Community -Based Travel Planning (CBTP ): CBTP is a residential- based approach to outreach that provides households with customized information, incentives, and support to encourage the use of transportation alternatives in place of single occupancy vehicles, thereby reducing household VMT. This could be implemented through an HOA. • Implement Market Price Public Parking (On -Street): Increasing the cost of parking increases the total cost of driving to a location, incentivizing shifts to other modes and thus decreasing total VMT to and from the priced areas. • Implement Transit -Supportive Roadway Treatments : Transit -supportive treatments incorporate a mix of roadway infrastructure improvements and/or traffic signal modifications to improve transit travel times and reliability. This results in a mode shift from single occupancy vehicles to transit, which reduces VMT.
TRIBAL CULTURAL RESOURCES
Mitigation Measure TCR -1: Inadvertent Discovery of Tribal Cultural Resources. In the event that previously unidentified tribal cultural resources are unearthed during construction, the Qualified Archaeologist 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 tribal 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 t he vicinity of the find, so that the find can be evaluated by the Qualified Archaeologist. The Archaeologist shall notify the Lead Agency and consulting Tribe[s] of said discovery. The Qualified Archaeologist, in consultation Prior to issuance of
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Plan, Program, Policy / Mitigation Measure Timing Responsible for Ensuring Compliance / Verification
Date Completed
and Initials
with the Lead Agency, the consulting Tribe[s], and any Tribal Monitor[s], 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 any Tribal Monitor[s] and shall 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)
Mitigation Measure CUL-3: Archeological Resources Assessment. As listed previously.
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Mitigation Measure CUL-4 : Archaeological Monitoring/Preservation. As listed previously.
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Table of Contents
1. Executive Summary.................................................................................................................................. 1-1
2. Introduction................................................................................................................................................ 2-1
3. Project Description ................................................................................................................................... 3-1
4. Environmental Setting.............................................................................................................................. 4-1
5. Environmental Impact Analysis............................................................................................................... 5-1
5.1 Agricultural Resources........................................................................................................................5.1-1
5.2 Air Quality ...........................................................................................................................................5.2-1
5.3 Cultural Resources ..............................................................................................................................5.3-1
5.4 Energy ..................................................................................................................................................5.4-1
5.5 Greenhouse Gases.............................................................................................................................5.5-1
5.6 Land Use and Planning......................................................................................................................5.6-1
5.7 Noise.....................................................................................................................................................5.7-1
5.8 Population and Housing ....................................................................................................................5.8-1
5.9 Public Services.....................................................................................................................................5.9-1
5.10 Transportation ............................................................................................................................... 5.10-1
5.11 Tribal Cultural Resources ............................................................................................................. 5.11-1
5.12 Utilities and Service Systems....................................................................................................... 5.12-1
5.13 Mandatory Findings of Significance.......................................................................................... 5.13-1
6. Alternatives ............................................................................................................................................... 6-1
7. EIR Preparers and Persons Contacted ................................................................................................. 7-1 Redlands Regular Meeting of 06-03-25
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Figures
FIGURE 3-1: REGIONAL LOCATION....................................................................................................................................3-5 FIGURE 3-2: LOCAL VICINITY ............................................................................................................................................. 3-7 FIGURE 3-3A: AERIAL VIEW ............................................................................................................................................... 3-9 FIGURE 3-3B: AERIAL VIEW............................................................................................................................................. 3-11 FIGURE 3-4A: EXISTING GENERAL PLAN LAND USE........................................................................................................ 3-13 FIGURE 3-4B: EXISTING GENERAL PLAN LAND USE ........................................................................................................ 3-15 FIGURE 3-5A: EXISTING ZONING.................................................................................................................................... 3-17 FIGURE 3-5B: EXISTING ZONING .................................................................................................................................... 3-19 FIGURE 3-6A: PROPOSED GENERAL PLAN LAND USE DESIGNATION ............................................................................. 3-27 FIGURE 3-6B: PROPOSED GENERAL PLAN LAND USE DESIGNATION.............................................................................. 3-29 FIGURE 3-7A: PROPOSED ZONING................................................................................................................................. 3-31 FIGURE 3-7B: PROPOSED ZONING ................................................................................................................................. 3-33 FIGURE 5-1: CUMULATIVE PROJECTS .................................................................................................................................5-9 FIGURE 5.1-1: FARMLAND DESIGNATIONS.................................................................................................................... 5.1-5 FIGURE 5.3-1: MOREY ARROYO BUFFER AREA ............................................................................................................. 5.3-9 FIGURE 5.9-1: REDLANDS FIRE AND POLICE STATIONS ................................................................................................. 5.9-7 FIGURE 5.10-1: TRANSIT PRIORITY AREAS & REZONE SITES .................................................................................... 5.10-13 FIGURE 6-1A: ALTERNATIVE 3 AREA ............................................................................................................................... 6-17 FIGURE 6-1B: ALTERNATIVE 3 AREA................................................................................................................................ 6-19 Tables
TABLE 1-1: SUMMARY OF IMPACTS, MITIGATION MEASURES, AND LEVEL OF SIGNIFICANCE............................................1-7 TABLE 2-1: SUMMARY OF NOP/INITIAL STUDY COMMENT LETTERS.................................................................................2-6 TABLE 2-2: SUMMARY OF PUBLIC SCOPING MEETING COMMENTS ..................................................................................2-7 TABLE 3-1: EXISTING GENERAL PLAN BUILDOUT................................................................................................................3-3 TABLE 3-2: PROPOSED RHNA REZONE BUILDOUT ......................................................................................................... 3-21 TABLE 3-3: COMPARISON OF APPROVED GENERAL PLAN 2035 BUILDOUT TO PROPOSED RHNA REZONE PROJECT 3-24 TABLE 5-1: CUMULATIVE PROJECT LIST ..............................................................................................................................5-5 TABLE 5.2-1: AMBIENT AIR QUALITY STANDARDS FOR CRITERIA POLLUTANTS.............................................................. 5.2-2 TABLE 5.2-2: AIR QUALITY MONITORING SUMMARY 2021-2023...........................................................................5.2-15 TABLE 5.2-3: ATTAINMENT STATUS OF CRITERIA POLLUTANTS IN THE SOUTH COAST AIR BASIN ...............................5.2-15 TABLE 5.2-4: SCAQMD REGIONAL AIR QUALITY THRESHOLDS.................................................................................5.2-17 TABLE 5.2-5: SCAQMD LOCALIZED SIGNIFICANCE THRESHOLDS ..............................................................................5.2-17 TABLE 5.2-6: EXISTING GENERAL PLAN BUILDOUT PEAK OPERATIONAL EMISSIONS ..................................................5.2-23 TABLE 5.2-7: SUMMARY OF PROJECT PEAK OPERATIONAL EMISSIONS ......................................................................5.2-23 TABLE 5.2-8: COMPARISON OF OPERATIONAL EMISSIONS ........................................................................................5.2-24 TABLE 5.2-9: TRAFFIC VOLUMES FOR INTERSECTIONS EVALUATED IN 2003 AQMP .................................................5.2-26 TABLE 5.4-1: EXISTING GENERAL PLAN BUILDOUT TRAFFIC ANNUAL FUEL CONSUMPTION ......................................... 5.4-8 TABLE 5.4-2: PROJECT-GENERATED TRAFFIC ANNUAL FUEL CONSUMPTION ................................................................ 5.4-8 TABLE 5.4-3: PROJECT ANNUAL OPERATIONAL NATURAL GAS AND ELECTRICITY DEMAND SUMMARY ....................... 5.4-8 Redlands Regular Meeting of 06-03-25
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TABLE 5.5-1: EXISTING GENERAL PLAN BUILDOUT OPERATIONAL GHG EMISSIONS.................................................5.5-15 TABLE 5.5-2: PROPOSED PROJECT OPERATIONAL GREENHOUSE EMISSIONS AT BUILDOUT .......................................5.5-16 TABLE 5.5-3: COMPARISON OF OPERATIONAL GREENHOUSE EMISSIONS .................................................................5.5-16 TABLE 5.5-4: PROJECT CONSISTENCY WITH THE CARB 2022 SCOPING PLAN ACTIONS.........................................5.5-18 TABLE 5.5-5: PROJECT CONSISTENCY WITH THE CARB 2022 SCOPING PLAN APPENDIX D, LOCAL ACTIONS........5.5-22 TABLE 5.5-6: PROJECT CONSISTENCY WITH THE CITY GENERAL PLAN SUSTAINABLE COMMUNITY ELEMENT POLICIES5.5-24 TABLE 5.6-1: 2020 SCAG RTP/SCS C ONSISTENCY ANALYSIS................................................................................. 5.6-4 TABLE 5.6-2: 2024 SCAG RTP/SCS C ONSISTENCY ANALYSIS................................................................................. 5.6-6 TABLE 5.6-3: PROJECT CONSISTENCY WITH APPLICABLE GENERAL PLAN PRINCIPLES, ACTIONS AND POLICIES .......... 5.6-8 TABLE 5.7-1: CITY OF REDLANDS GENERAL PLAN NOISE/LAND USE COMPATIBILITY MATRIX ..................................... 5.7-7 TABLE 5.7-2: CITY OF REDLANDS GENERAL PLAN INTERIOR AND EXTERIOR NOISE STANDARDS .................................. 5.7-8 TABLE 5.7-3: CITY OF REDLANDS OPERATIONAL NOISE STANDARDS ........................................................................... 5.7-9 TABLE 5.7-4: CONSTRUCTION REFERENCE NOISE LEVELS ............................................................................................5.7-14 TABLE 5.7-5: VIBRATION SOURCE LEVELS FOR CONSTRUCTION EQUIPMENT..............................................................5.7-16 TABLE 5.7-6: CONSTRUCTION EQUIPMENT VIBRATION LEVELS ...................................................................................5.7-17 TABLE 5.7-7: EXISTING CUMULATIVE PROJECTS RELATED TO NOISE AND VIBRATION ................................................5.7-18 TABLE 5.8-1: CITY OF REDLANDS SCAG REGIONAL HOUSING NEEDS ALLOCATION, 2021-2029 .......................... 5.8-2 TABLE 5.8-2: SCAG POPULATION ESTIMATES AND PROJECTIONS, 2016–2045 ...................................................... 5.8-5 TABLE 5.8-3: SCAG POPULATION ESTIMATES AND PROJECTIONS, 2019–2050 ...................................................... 5.8-5 TABLE 5.8-4: CITY OF REDLANDS EXISTING HOUSING STOCK, 2024.......................................................................... 5.8-5 TABLE 5.8-5: SCAG HOUSEHOLD PROJECTIONS, 2016–2045................................................................................. 5.8-5 TABLE 5.8-6: SCAG HOUSEHOLD PROJECTIONS, 2019–2050................................................................................. 5.8-6 TABLE 5.8-7: SCAG PROJECTED EMPLOYMENT TRENDS, 2016-2045....................................................................... 5.8-6 TABLE 5.8-8: SCAG PROJECTED EMPLOYMENT TRENDS, 2019-2050....................................................................... 5.8-6 TABLE 5.8-9: EXISTING AND PROJECTED JOBS - HOUSING BALANCE IN THE CITY AND COUNTY (2016-2045)....... 5.8-7 TABLE 5.8-10: EXISTING AND PROJECTED JOBS - HOUSING BALANCE IN THE CITY AND COUNTY (2019-2045) .... 5.8-8 TABLE 5.8-11: GENERAL PLAN AND PROPOSED PROJECT POPULATION GROWTH ...................................................5.8-10 TABLE 5.9-1: FIRE STATION SERVING THE PROJECT SITES ............................................................................................. 5.9-5 TABLE 5.9-2: POLICE STATIONS..................................................................................................................................... 5.9-5 TABLE 5.9-3: RUSD SCHOOL SERVING THE PROJECT SITE ............................................................................................ 5.9-6 TABLE 5.10-1: EXISTING MAJOR ROADWAY CHARACTERISTICS WITHIN THE PROJECT AREA ....................................5.10-4 TABLE 5.10-2: PROPOSED PROJECT TRIP GENERATION COMPARISON ......................................................................5.10-9 TABLE 5.10-3: VMT ANALYSIS OF SITES 1-2 (TAZ 53827208) .......................................................................... 5.10-16 TABLE 5.10-4: VMT ANALYSIS OF SITES 3-7, 9-15 AND 24 (TAZ 53827403)................................................. 5.10-16 TABLE 5.10-5: VMT ANALYSIS OF SITE 8 (TAZ 53827403) ................................................................................ 5.10-17 TABLE 5.10-6: VMT ANALYSIS OF SITE 16 (TAZ 53827501).............................................................................. 5.10-17 TABLE 5.10-7: VMT ANALYSIS OF SITES 17-19 (TAZ 53836401) ..................................................................... 5.10-17 TABLE 5.10-8: VMT ANALYSIS OF SITES 20-21 (TAZ 53835402) ..................................................................... 5.10-18 TABLE 5.10-9: VMT ANALYSIS OF SITE 23 (TAZ 53835101).............................................................................. 5.10-18 TABLE 5.10-10: PROJECT’S EFFECT ON CITYWIDE VMT.......................................................................................... 5.10-19 TABLE 5.12-1: MUED WATER SUPPLY 2020 ............................................................................................................5.12-4 TABLE 5.12-2: MUED PROJECTED WATER SUPPLY (AF) ............................................................................................5.12-5 TABLE 5.12-3: NET CHANGE IN WASTEWATER GENERATION FOR PROJECT SITE................................................... 5.12-10 TABLE 5.12-4: AVAILABLE WASTEWATER CAPACITY IN THE CITY OF REDLANDS ..................................................... 5.12-10 TABLE 5.12-5: NET CHANGE IN WATER DEMANDS FOR PROJECT SITE ................................................................... 5.12-12 TABLE 5.12-6: PROJECTED MUED WATER DEMAND (AF)....................................................................................... 5.12-12 Redlands Regular Meeting of 06-03-25
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TABLE 5.13-1: CITY OF REDLANDS UNEMPLOYMENT RATES........................................................................................5.13-4 TABLE 6-1: EXISTING GENERAL PLAN BUILDOUT PEAK OPERATIONAL EMISSIONS ......................................................... 6-11 TABLE 6-2: EXISTING GENERAL PLAN BUILDOUT OPERATIONAL GHG EMISSIONS ....................................................... 6-12 TABLE 6-3: IMPACT COMPARISON OF THE PROPOSED PROJECT AND ALTERNATIVES..................................................... 6-32 TABLE 6-4: COMPARISON OF THE PROPOSED PROJECT AND ALTERNATIVES ABILITY TO MEET OBJECTIVES .................. 6-35 Appendices
APPENDIX A IS/NOP, NOP C OMMENT LETTERS
APPENDIX B LESA M ODEL MEMO AND WORKSHEETS
APPENDIX C A IR QUALITY IMPACT ANALYSIS
APPENDIX D GHG R EPORT
APPENDIX E E NERGY ANALYSIS
APPENDIX F T RAFFIC IMPACT ANALYSIS AND VMT ANALYSIS
APPENDIX G W ATER SUPPLY ASSESSMENT
APPENDIX H W ATER AND SEWER DEMAND STUDY
APPENDIX I S ERVICE LETTER RESPONSES
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1. Executive Summary
Based on the analysis in the Initial Study included as Appendix A and in accordance with CEQA Guidelines Section 15162, the City has determined that a Subsequent EIR shall be prepared for the proposed Project pursuant to CEQA guidelines Section 15162 because the Project proposes “substantial changes which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.” This Draft Subsequent Environmental Impact Report (EIR) evaluates the environmental effects that may result from the construction and operation of the proposed Redlands RHNA Rezone (proposed Project) at a programmatic level. This Draft Subsequent EIR has been prepared in conformance with the City of Redlands environmental policy guidelines for implementation of the California Environmental Quality Act (CEQA).
The Subsequent EIR is being circulated for review and comment by the public and other interested parties, agencies and organizations for 45 days in accordance with Section 15087 and Section 15105 of the CEQA Guidelines. During the 45-day review period, the Draft Subsequent EIR will be available for public review on the City’s website.
Written comments related to environmental issues in the Draft Subsequent EIR should be addressed to:
Kevin Beery, Senior Planner
City of Redlands
35 Cajon Street, Suite 20
Mailing: P.O. Box 3005
Redlands, CA 92373
Email: [email protected]
A Notice of Availability of the Draft Subsequent EIR was published concurrently with distribution of this document.
1.1 PROJECT LOCATION
The city of Redlands is located near the base of the San Bernardino Mountains in San Bernardino County, approximately 60 miles east of the city of Los Angeles and approximately 45 miles west of the city of Palm Springs. The city is situated along the Interstate 10 (I-10) corridor, which links it with the cities of San Bernardino, Fontana, Ontario, and Los Angeles to the west, and Yucaipa, Beaumont, and Coachella Valley to the east. State Route 210 (SR-210) originates in the City of Redlands and traverses the northwest part of the city, heading north then west towards the cities of Highland and Pasadena (see Figure 3-1, Regional Location).
The City of Redlands Housing Element Regional Housing Needs Allocation (RHNA) includes 196 housing sites.
Of the 196 sites, 23 sites totaling approximately 109.25 acres were identified as requiring future rezone (rezone sites). The entire Project site including Site 24 (which is not included in the Housing Element) is approximately 116.19 acres. The rezone sites are a subset of the Housing Element Sites Inventory, included in Appendix B of the Housing Element, which represent sites that require rezoning by the City to achieve housing targets. Site 24 is not included in the Housing Element but would require a zone change as part of the Project in order to conform with the existing onsite school use and achieve land use compatibility with the surrounding proposed residential designations. The rezoning of these 24 sites constitutes the proposed Redlands RHNA Rezone Project (“proposed Project”, or “Project”). The 24 sites are broken up into two distinct areas:
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Sites 1 through 16A and Site 24 are in the western portion of the City, approximately 0.75 miles south of the I-10, bordered to the north by Citrus Avenue, the south by Orange Avenue, the west by New Jersey Street, and the east by Kansas Street. These sites are within the East Valley Corridor Specific Plan (EVCSP) which aims to strengthen the local economy, attract major businesses, and result in the orderly and aesthetic development of industrial, commercial, and residential areas.
Sites 17 through 23 are also in the western portion of the City, approximately 1.25 miles northeast of Sites 1 through 16A and 0.32 miles east of SR-210, just south of East San Bernardino Boulevard. The sites are located in North Redlands just north of I-10 and Downtown Redlands.
Regional location and local vicinity maps are provided in Figure 3-1, Regional Location, Figure 3-2, Local Vicinity, Figure 3-3a, Aerial View, and Figure 3-3b, Aerial View, in Section 3.0, Project Description.
1.2 PROJECT BACKGROUND SUMMARY
The City of Redland’s 2035 General Plan (General Plan) was adopted in December 2017, and the General Plan EIR was certified in July 2017 (State Clearinghouse Number 2016081041). The General Plan EIR serves as a Program EIR pursuant to CEQA Guidelines Section 15168 analyzing potential buildout of the City pursuant to the General Plan land use designations. Pursuant to CEQA Guidelines Section 15168(d), the General Plan EIR can simplify the preparation of future environmental documents on later activities pursuant to the General Plan program and can focus a future Subsequent EIR on the effects which had not been considered before. The General Plan provides the long-term policy direction, and quality of life, economic health, and sustainability goals of the Redlands community through 2035. The General Plan includes seven State-mandated elements: Land Use, Circulation, Open Space, Conservation, Health and Safety, Noise, and Housing, which include policies for the entire City. The General Plan Housing Element builds on an assessment of the housing needs and evaluates housing programs, available land, and constraints on housing production.
Any decision by the City affecting land use and development must be consistent with the General Plan. Any action, program, or project is considered consistent with the General Plan if, considering all its aspects, it will further the objectives and policies of the General Plan or not obstruct their attainment. The General Plan EIR evaluated the potential environmental effects associated with implementation of the General Plan and addresses appropriate and feasible mitigation measures that would minimize or eliminate these impacts.
1.3 BASIS FOR A SUBSEQUENT EIR
When an EIR has been adopted and a project is proposed to be modified or expanded upon, additional CEQA review may be necessary. The key considerations in determining the need for the appropriate type of additional CEQA review are outlined in Section 21166 of the Public Resources Code (CEQA) and CEQA Guidelines §15162.
Pursuant to CEQA Guidelines §15162, no subsequent EIR shall be prepared unless one or more of the following conditions is present:
1. Substantial changes are proposed in the project which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
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3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
b. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
As detailed below, the Project involves a General Plan Amendment and rezoning of parcels to provide for future housing development as required by the RHNA. These actions involve a potential for new significant environmental effects or a substantial increase in the severity of previously identified significant effects.
Therefore, the City has determined that the preparation of a Subsequent EIR is the appropriate approach to CEQA compliance in accordance with CEQA Guidelines §15162(a)(1). Consistent with CEQA Guidelines §15050, the City of Redlands General Plan 2035 EIR and the 2021-2029 Housing Element are incorporated into this document by reference.
1.4 PROJECT DESCRIPTION SUMMARY
Pursuant to Housing Element Program 1.1-1, the City of Redlands is proposing to rezone 24 sites within the City to allow for increased residential development, which includes an application for a General Plan Amendment (GPA) to change the land use designations of the sites to allow for residential development, a Specific Plan Amendment (SPA) in order to remove 17 of the Project sites out of the EVCSP, and a zone change to allow for medium and high-density residential development within the Project site.
According to the Housing Element, upon rezoning, the Project sites could yield 2,436 housing units through a development horizon of 2035. No specific development project is proposed as part of this Project, but this Draft Subsequent EIR assumes and analyzes anticipated impacts associated with the development of 2,436 housing units and 151,048.46 SF of Public/Institutional development compared to buildout under the existing General Plan land use and zoning designations (i.e., the status quo). This Subsequent EIR will also programmatically analyze any impacts associated with the demolition of the existing uses onsite.
Infrastructure Improvements
Roadways and utilities may be necessaryto support development of future residential construction within the Project site. Future onsite infrastructure improvements that may be necessary for residential development include storm drains, wastewater, water (potable and reclaimed), and dry utilities that would connect to existing facilities within the Project sites or adjacent to the Project area. Specific infrastructure improvements required to support residential development within the Rezone areas are not known at this time and will not be known until a development project is proposed.
1.5 PROJECT OBJECTIVES
The following objectives have been identified in order to aid decision makers in their review of the proposed Project and its associated environmental impacts.
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1. Implement Program 1.1-1 of the 6th Cycle 2021-2029 Housing Element to provide adequate capacity for at least 4,219 units on suitable sites.
2. Maintain adequate housing sites for all income groups throughout the eight-year planning period.
3. Minimize potential land use compatibility conflicts associated with the proposed change to existing land use designations and zoning.
4. Increase the City’s overall housing capacity and capability to accommodate housing as required per the certified Housing Element for the 2021-2029 housing cycle.
1.6 SUMMARY OF ALTERNATIVES
Section 6.0, Alternatives, of this EIR analyzes a range of reasonable alternatives to the proposed Project.
The alternatives that are analyzed in detail in Section 6.0 are summarized below.
Alternative 1: No Project/No Development. Pursuant to State CEQA Guidelines Section 15126.6(e), this Draft Subsequent EIR is required to “discuss the existing conditions at the time the Notice of Preparation (NOP) is published, or if no NOP is published, at the time the environmental analysis is commenced, as well as what would be reasonably expected to occur in the foreseeable future if the project were not approved, based on current plans and consistent with available infrastructure and community services […] In certain instances, the no project alternative means ‘no build’ wherein the existing environmental setting is maintained.”
The No Project/No Development Alternative allows decision-makers to compare the environmental impacts of approving the proposed Project to the environmental impacts that would occur if the Project site were to be left in its existing conditions for the foreseeable future. Under the existing conditions, the Project site is currently developed single family residences, agricultural uses, and industrial storage facilities. See Section
4.0, Environmental Setting, for additional details and figures regarding the existing conditions at the Project site.
The No Project/No Development Alternative would result in continuation of the existing uses within the Project site at the time the NOP was published (July 1, 2024), and the proposed development would not occur. As a result, this alternative would avoid the need for mitigation measures that are identified in Table 1-1 below, which include measures related to air quality, cultural resources, greenhouse gas emissions, noise, transportation, and tribal cultural resources. This alternative would also avoid the significant and unavoidable impacts to air quality, agriculture, greenhouse gas emissions, and vehicle miles traveled. This alternative would result in lessened impacts to all 20 of the environmental topics analyzed in this Draft Subsequent EIR and Initial Study (see Table 6-3 in Section 6.0, Alternatives).
However, the environmental benefits of the proposed Project would also not be realized, including providing housing onsite that would result in a better jobs-housing balance in Redlands, which is legally required under the RHNA.
Alternative 2: No Project/Buildout of Existing Land Use Alternative. Under this alternative, buildout of the residential and nonresidential uses would occur as permitted under the existing land use designations, but the Project site would not be rezoned to allow for additional residential uses. Pursuant to CEQA Guidelines Section 15126.6(e), this alternative analysis the likely buildout of the Project area according to the existing General Plan Land Use Designations for the site. Buildout would result in up to 2,209,040.26 square feet of Commercial/Industrial or Commercial/Admin Professional uses and 111 units of residential development. As a result, this alternative would not lessen any impacts compared to the proposed Project and would even worsen impacts related to air quality, greenhouse gas emissions, noise, and transportation. This alternative would result in no decrease to any of the 20 environmental topics analyzed in this Draft Subsequent EIR and Initial Study (see Table 6-3 in Section 6.0, Alternatives).
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In addition, the environmental benefits of the proposed Project would also not be realized, including providing housing onsite that would result in a better jobs-housing balance in Redlands, which is legally required under the RHNA.
Alternative 3: Reduced Project Site Alternative. The Reduced Project Site Alternative would allow for a similar future development to occur as proposed by the Project, but the allowed area where the future rezone and potential development would be allowed to occur would be limited to only a portion of the existing Project site. Under this alternative, the parcels which are located adjacent to the Morrey Arroyo Creek located just north of Orange Avenue (Sites 2, 7, 8, 11,12, 16, 16A, and 24) would not be rezoned.
All parcels under this alternative (1, 3, 4, 5, 6, 9, 10, 10A, 13, 14, 15, 15A, and 17-23) would be rezoned the R-3 zoning designation, with a maximum density of 30 dwelling units/acre. The Reduced Project Site Alternative would allow for the potential future development of 2,439 residential units but would limit the potential future development to just 81.32 acres and would no longer propose any Public/Institutional land uses on Site 24. This alternative would still require an SPA to the EVCSP, a GPA, and zone change.
The Reduced Project Site Alternative would not eliminate the significant and unavoidable impacts related to agricultural resources, air quality, GHG emissions, and VMT that would occur from implementation of the proposed Project, as buildout under this alternative would be only slightly reduced in comparison to that allowed under the proposed Project. In addition, this alternative would require most of the same mitigation to ensure less-than-significant impacts related to historical resources, biological resources, cultural resources, paleontological resources, and noise.
Implementation of the Reduced Project Site Alternative would achieve Objectives 1, 2, and 4 as it would introduce additional residential units in the City to help reach the City’s RHNA goals. The Reduced Project Site Alternative would not meet Objective 3, to minimize potential land use compatibility conflicts associated with the proposed change to existing land use designations and zoning as Site 24 would not be rezoned to Public/Institutional uses to allow for less intense development more similar to its surrounding proposed residential uses.
Alternative 4: Reduced Project Development Intensity Alternative. The Reduced Project Development Intensity Alternative would redesignate the Rezone sites to allow for development of future residential and additional square footage of nonresidential development, similar to the proposed Project. However, Project buildout would be reduced by 55 percent; thereby limiting the overall future buildout to a maximum of 1,096 residential units and a buildout of 67,971.81 SF of nonresidential uses. This alternative would still require approval of the GPA, adoption of a zone change, and adoption of an SPA to the EVCSP.
Furthermore, under this alternative, only 1,096 dwelling units would be allowed to be constructed and the City would have a 1,315 dwelling-unit deficit in meeting their State mandated RHNA fair share.
The Reduced Project Development Intensity Alternative would not eliminate the significant and unavoidable impacts related to agricultural resources, construction air quality emissions, GHG emissions, and VMT that would occur from implementation of the proposed Project. In addition, this alternative would require most of the same mitigation to ensure less than significant impacts related to historical resources, biological resources, cultural resources, paleontological resources, and noise. However, this alternative would avoid the significant and unavoidable impact related to operational air quality emissions.
The Reduced Project Development Intensity Alternative would meet Objective 3, to minimize potential land use compatibility conflicts associated with the proposed change to existing land use designations and zoning as Site 24 would be rezoned to Public/Institutional uses to allow for less intense development more similar to its surrounding proposed residential uses. The Alternative would not meet Objectives 1, 2, or 4 as the amount of housing proposed by this Alternative would not be enough for the City to meet their RHNA goals as discussed in the certified Housing Element for the 2021-2029 housing cycle and would not provide enough housing to accommodate all income groups as allocated by RHNA.
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1.7 SUMMARY OF IMPACTS
Table 1-1 summarizes the conclusions of the environmental analysis contained in this Draft Subsequent EIR.
The level of significance of impacts before and after the proposed mitigation measures are applied are identified as significant and unavoidable, less than significant, or no impact. Relevant standard conditions of approval are identified, and mitigation measures are provided for all potentially significant impacts.
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Table 1-1: Summary of Impacts, Mitigation Measures, and Level of Significance ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
5.1 Agriculture
Impact AG-1:The Project would
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 Resource
Agency, to non-agricultural use.
NonePotentially significantNoneSignificant and
unavoidable
Impact AG-5:The Project would
involve other changes in the existing
environment which, due to their
location or nature, could result in
conversion of farmland, to non-
agricultural use.
NonePotentially significantNoneSignificant and
unavoidable
CumulativeNonePotentially significantNoneSignificant and unavoidable
5.2 Air Quality
Impact AQ-1:The Project would
conflict with or obstruct
implementation of an applicable air
quality plan.
NonePotentially significantMM AQ-1 through MM AQ-3,as listed below.
Significant and
unavoidable
Impact AQ-2:The Project would
result in a cumulatively considerable
net increase of a criteria pollutant
for which the Project region is non-
attainment under an applicable
federal or state ambient air quality
standard.
NonePotentially significantMM AQ-1: Construction Emissions.
Prior to issuance of grading permits,
project applicants shall prepare and
submit a technical assessment evaluating
potential project construction-related air
quality impacts (regional and localized)
and greenhouse gas impacts to the City
for review and approval. The evaluation
shall be prepared in conformance with
South Coast Air Quality Management
Significant and
unavoidable
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
District (SCAQMD) methodology for
assessing air quality impacts. If
construction-related criteria air
pollutants are determined to have the
potential to exceed the SCAQMD’s most
recent adopted thresholds of
significance, the City shall require that
applicants for new development projects
incorporate feasible mitigation
measures to reduce air pollutant
emissions during construction activities to
below applicable significance
thresholds. These identified measures
shall be incorporated into all
appropriate construction documents
(e.g., construction management plans)
submitted to the City and shall be
verified by the City. Mitigation measures
to reduce construction-related emissions
are dependent upon the activity causing
the impact and could include, but are not
limited to:
•Require construction equipment that
meets or exceeds CARB Certified
Tier 3 or Tier 4 engine standards.
•Limit the idling time of diesel off-
road construction equipment to no
more than five (5) minutes.
•Require the use of “Super-
Compliant” low VOC paints which
have been reformulated to exceed
the regulatory VOC limits put forth
by SCAQMD’s Rule 1113. Super-
Compliant low VOC paints shall be
no more than 10g/L of VOC.
Alternatively, projects may utilize
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
building materials that do not
require the use of architectural
coatings.
•The Construction Contractor shall
require by contract specifications
that construction operations rely on
the electricity infrastructure
surrounding the construction site, if
available rather than electrical
generators powered by internal
combustion engines.
•The Construction Contractor shall
require the use of alternative
fueled, engine retrofit technology,
after-treatment products (e.g.,
diesel oxidation catalysts, diesel
particulate filters), including all off-
road and portable diesel-powered
equipment.
•The Construction Contractor shall
require that construction equipment
be maintained in pursuant to
manufacturer specifications to
reduce emissions. The Construction
Contractor shall ensure that all
construction equipment is being
properly serviced and maintained
as per the manufacturer’s
specification. Maintenance records
shall be available at the
construction site for City verification.
MM AQ-2: Operational Emissions.
Prior to issuance of grading permits,
project applicants shall prepare and
submit a technical assessment evaluating
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
potential project operation air quality
impacts (regional and localized) and
greenhouse gas impacts to the City for
review and approval. The evaluation
shall be prepared in conformance with
South Coast Air Quality Management
District (SCAQMD) methodology in
assessing air quality and greenhouse
gas impacts. If operation-related
emissions are determined to have the
potential to exceed the SCAQMD’s most
recent adopted thresholds of
significance, the City shall require that
applicants for new development projects
incorporate all feasible mitigation
measures to reduce air quality and/or
greenhouse gas emissions during
operational activities to below the
applicable significance thresholds. The
identified measures shall be included as
part of the conditions of approval.
Possible mitigation measures to reduce
operational emissions could include, but
are not limited to the following:
•Installation of modestly enhanced
insulation (walls R-13; roof/attic R-
38) such that heat transfer and
thermal bridging is minimized;
•Installation of modestly enhanced
window insulation (0.4 U-Factor,
0.32 SHGC);
•Installation of a heating/cooling
distribution system with modest duct
insulation (R-6) or enhanced duct
insultation (R-8);
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
•Use of high efficiency HVAC (SEER
15/72% AFUE or 8.5 HSPF);
•Use of interior and exterior energy
efficient lighting that exceeds then
incumbent California Title 24
Energy Efficiency performance
standards;
•Installation of automatic devices to
turn off lights where they are not
needed;
•Application of a paint and surface
color palette that emphasizes light
and off-white colors that reflect
heat away from buildings;
•Design of buildings with “cool roofs”
using products certified by the Cool
Roof Rating Council, and/or
exposed roof surfaces using light
and off-white colors;
•Design of buildings to accommodate
photo-voltaic solar electricity
systems or the installation of photo-
voltaic solar electricity systems;
•Installation of ENERGY STAR-
qualified energy-efficient
appliances, heating and cooling
systems, office equipment, and/or
lighting products.
•Landscaping palette of drought
tolerant plants exceeding City
requirements;
•Use of weather-based irrigation
control systems or moisture sensors
(demonstrate 20% reduced water
use);
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
•U.S. EPA Certified WaterSense
labeled or equivalent faucets, high-
efficiency toilets (HETs), and water-
conserving shower heads.
MM AQ-3: Toxic Air Contaminants.
Applicants for residential within 1,000
feet of a major sources of Toxic Air
Contaminants (TACs) (e.g., warehouses,
industrial areas, freeways, roadways,
and rail lines with traffic volumes over
10,000 vehicle per day), as measured
from the property line of the project to
the property line of the source/edge of
the nearest travel lane, shall submit a
health risk assessment (HRA) to the City
of Redlands prior to future discretionary
Project approval. The HRA shall be
prepared in accordance with policies
and procedures of CEQA and the
SCAQMD. If the HRA shows that the
incremental cancer risk exceeds ten in
one million (10E-06), PM10
concentrations exceed 2.5 microgram
per cubic meter (µg/m3), PM2.5
concentrations exceed 2.5 µg/m3, or the
appropriate noncancer hazard index
exceeds 1.0, the applicant will be
required to identify and demonstrate
that mitigation measures are capable of
reducing potential cancer and non-
cancer risks to an acceptable level (i.e.,
below ten in one million or a hazard
index of 1.0), including appropriate
enforcement mechanisms. Measures to
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
reduce risk may include but are not
limited to:
•Air intakes located away from
high volume roadways and/or
truck loading zones.
•Heating, ventilation, and air
con
ditioning systems of the
buildings provided with
appropriately sized maximum
efficiency rating value (MERV)
filters (e.g., MERV 13 or
better).
Impact AQ-3:The Project could
expose sensitive receptors to
substantial pollutant concentrations.
NonePotentially significantMM AQ-1 through MM AQ-3,as listed above.
Significant and
unavoidable
CumulativeNonePotentially significantMM AQ-1 through MM AQ-3,as listed above.
Significant and
unavoidable
5.3 Cultural Resources
Impact CUL-2:The Project would
not cause a substantial adverse
change in the significance of an
archaeological resources pursuant
to CEQA Guidelines Section
15064.5.
NonePotentially significantMM CUL-3: Archeological Resources Assessment.Prior to the issuance of a
grading permit for developments within
the Sites 1, 3 through 6, 9, 10, 13
through 15, and 17 through 23 shall be
required to prepare archaeological
resource assessments in accordance with
the California Office of Historic
Preservation: Archaeological Resources
Management Report Guidelines, with the
purpose to assess, avoid, and mitigate
potential impacts to archeological and
tribal cultural resources as set forth in
CEQA Regulations: Appendix G.
Archaeological resources assessments
shall be performed under the supervision
of an archaeolo
gist that meets the
Less than
significant
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
Secretary of the Interior’s Professional
Qualification Standards in either
prehistoric or historic archaeology. The
archaeological resources assessment
shall include a Phase I pedestrian survey,
undertaken to locate any surface cultural
materials that may be present, and
records search from the California
Historical Resources Information System
(CHRIS). The assessment shall be
submitted to the City of Redlands prior
to issuance of any demolition or grading
permits. If an area identified as having
a moderateto high potential for
archaeological resources identified by
the archaeological resource assessment,
Mitigation Measure CUL-4 shall apply.
MM CUL-4: Archaeological
Monitoring/Preservation.
•Highly Sensitive Sites:Prior to
development within Sites 2, 7, 8, 11,
12, and 16 or where the
Archaeological Resources
Assessment conducted pursuant to
Mitigation Measure CUL-3 finds the
site to be highly sensitive for
archaeological resources, a
Secretary of the Interior (SOI)
qualified archaeologist with at least
3 years of regional experience in
archaeology shall monitor all
ground-disturbing pre-construction
and construction activities in areas
of high sensitivity. Prior to issuance
of grading permits, the qualified
archaeologist shall develop a
Cultural Resources Mana
gement
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
Plan to address the details, timing,
and responsibility of all
archaeological and cultural
resource activities that occur on the
Project site and ensure that any
discovered resources are avoided
and preserved in place. The Cultural
Resources Management Plan shall
be developed in coordination with
the consulting tribe(s) and address
the details of all activities and
provides procedures that must be
followed in order to reduce the
impacts to cultural resources to a
level that is less than significant as
well as address potential impacts to
undiscovered buried archaeological
resources associated with
implementing projects. The plan
shall include a scope of work,
project grading and development
scheduling, pre-construction meeting
(with consultants, contractors, and
monitors), a monitoring schedule
during all initial ground-disturbance
related activities, safety
requirements, and protocols to
follow in the event of previously
unknown cultural resources
discoveries that could be subject to
a cultural resources evaluation. The
Archaeologist shall conduct Cultural
Resource Sensitivity Training, in
conjunction with the Tribe(s) Tribal
Historic Preservation Officer
(THPO), and/or designated Tribal
Representative. The training session
shall focus on the archaeological
and tribal cultural resources that
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
may be encountered during ground-
disturbing activities as well as the
procedures to be followed in such
an event. The Cultural Resources
Management Plan shall be
submitted to the City and the
Consulting Tribe(s) for review and
comment, prior to final approval by
the City. In case of disagreements on
the terms and procedures set forth
in the Cultural Resources
Management Plan, the City of
Redlands Director of Development
Services shall have the ultimate
authority for approving or revising
the Cultural Resources Management
Plan.
In the event that cultural resources
are discovered during project
activities, all work in the immediate
vicinity of the find (within a 60-foot
buffer) shall cease and the
qualified archaeologist shall assess
the find. Work on other portions of
the project outside the buffered
area may continue during the
assessment period. The Cultural
Resources Management Plan shall
stipulate that the landowner(s)
and/or project applicant shall
relinquish ownership of all cultural
resources and provide evidence to
the satisfaction of the City of
Redlands Director of Development
Services that all archaeological
materials recovered during the
archaeological investigations have
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
been handled through one of the
following methods:
•Avoidance and preservation in
place or reburial onsite. This shall
include measures and provisions to
protect the reburial area from any
future impacts. Reburial shall not
occur until all cataloging, analysis,
and special studies have been
completed on the cultural resources.
Details of contents and location of
the reburial shall be included in a
Monitoring Report.
•Curation at a San Bernardino
County curation facility that meets
federal standards per 36 CFR
(Code of Federal Regulations) Part
79 and, therefore, will be
professionally curated and made
available to other
archaeologists/researchers and
tribal members for further study.
The collection and associated
records shall be transferred,
including title, and are to be
accompanied by payment of the
fees necessary for permanent
curation. Evidence shall be in the
form of a letter from the curation
facility identifying that
archaeological materials have been
received and that all fees have
been paid.
In addition, the project would be
required to adhere to Mitigation
Measure TCR-1. Consulting Tribe(s)
shall be contacted regarding any
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
pre-contact and/or historic-era
finds and be provided information
after the archaeologist makes
his/her initial assessment of the
nature of the find, so as to provide
Tribal input with regards to
significance and treatment. Should
the Consulting Tribe(s) and
archaeologist disagree on
preferred treatment, the ultimate
authority shall be the City of
Redlands Director of Development
Services.
If human remains or funerary/burial
objects are encountered during any
activities associated with the
project, work in the immediate
vicinity (within a 100-foot buffer)
shall cease and the County Coroner
shall be contacted pursuant to State
Health and Safety Code Section
7050.5 and that code enforced for
the duration of the project.
A Monitoring Report documenting
the field and analysis results and
interpreting the artifact and
research data within the research
context shall be completed and
submitted to the City of Redlands
Development Services Department
prior to issuance of certificate of
occupancy. The report will include
DPR Primary and Archaeological
Site Forms if any are required.
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
•Moderately Sensitive Sites:If the
Archaeological Resources
Assessment conducted under
Mitigation Measure CUL-3 finds the
site to be moderately sensitive for
archaeological resources, a
Secretary of the Interior (SOI)
qualified archaeologist with at least
3 years of regional experience in
archaeology shall be retained on-
call. Prior to the start of construction
activities, the archaeologist shall
inform all construction personnel
about the proper procedures to
follow in the event of an inadvertent
archaeological discovery. In the
event that archaeological resources
are discovered during ground-
disturbing activities, construction
activities in the immediate vicinity of
the find (within a 60-foot buffer)
shall cease and the qualified
archaeologist shall be contacted to
assess the find. Work on other
portions of the project outside the
buffered area may continue during
the assessment period. The Cultural
Resources Management Plan shall
stipulate that the landowner(s)
and/or project applicant shall
relinquish ownership of all cultural
resources and provide evidence to
the satisfaction of the City of
Redlands Director of Development
Services that all archaeological
materials recovered during the
archaeological investigations have
been handled through one of the
following methods:
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
•Avoidance and preservation in
place or reburial onsite. This
shall include measures and
provisions to protect the reburial
area from any future impacts.
Reburial shall not occur until all
cataloging, analysis, and special
studies have been completed on
the cultural resources. Details of
contents and location of the
reburial shall be included in a
Monitoring Report.
•Curation at a San Bernardino
County curation facility that
meets federal standards per 36
CFR (Code of Federal
Regulations) Part 79 and,
therefore, will be professionally
curated and made available to
other
archaeologists/researchers and
tribal members for further study.
The collection and associated
records shall be transferred,
including title, and are to be
accompanied by payment of the
fees necessary for permanent
curation. Evidence shall be in the
form of a letter from the curation
facility identifying that
archaeological materials have
been received and that all fees
have been paid.
In addition, the project would be
required to adhere to Mitigation
Measure TCR-1. Consulting Tribe(s)
shall be contacted regarding any
pre-contact and/or historic-era
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
finds and be provided information
after the archaeologist makes
his/her initial assessment of the
nature of the find, so as to provide
Tribal input with regards to
significance and treatment. Should
the Consulting Tribe(s) and
archaeologist disagree on
preferred treatment, the ultimate
authority shall be the City of
Redlands Director of Development
Services.
If human remains or funerary/burial
objects are encountered during any
activities associated with the project,
work in the immediate vicinity (within
a 100-foot buffer) shall cease and
the County Coroner shall be
contacted pursuant to State Health
and Safety Code Section 7050.5
and that code enforced for the
duration of the project.
A Monitoring Report documenting
the field and analysis results and
interpreting the artifact and
research data within the research
context shall be completed and
submitted to the City of Redlands
Development Services Department
prior to issuance of certificate of
occupancy. The report will include
DPR Primary and Archaeological
Site Forms if any are required.
CumulativeNonePotentially significantMM CUL-3 and MM CUL-4,listed above.
Less than
significant
5.4 Energy
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
Impact E-1:The Project would not
result in potentially significant
environmental impacts due to
wasteful, inefficient, or unnecessary
consumption of energy resources,
during Project construction or
operation.
NoneLess than significantNone requiredLess than
significant
Impact E-2:The Project would not
conflict with or obstruct a state or
local plan for renewable energy or
energy efficiency.
NoneNo impactNone requiredNo impact
CumulativeNoneLess than significantNone requiredLess than significant
5.5 Greenhouse Gases
Impact GHG-1:The Project would
not generate greenhouse gas
emissions, either directly or
indirectly, that may have a
significant impact on the
environment.
NonePotentially significantMM AQ-1 and MM AQ-2,listed above.Significant and unavoidable
Impact GHG-2:The Project would
not conflict with an applicable plan,
policy, or regulation adopted for
the purpose of reducing the
emissions of greenhouse gases.
NonePotentially significantMM AQ-1 and MM AQ-2,listed above.Significant and unavoidable
CumulativeNonePotentially significantMM AQ-1 and MM AQ-2.Listed above. Significant and unavoidable
5.6 Land Use and Planning
Impact LU-2:The Project would not
cause a significant environmental
impact due to a conflict with any
land use
plan,policy,or regulation
NoneLess than significantNone requiredLess than
significant
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
adopted for the purpose of
avoiding or mitigating an
environmental effect.
CumulativeNoneLess than significantNone requiredLess than significant
5.7 Noise
Impact NOI-1:The Project would
not generate a substantial
temporary or permanent increase in
ambient noise levels in excess of
standards established in the local
general plan or noise ordinance, or
applicable standards of other
agencies.
NonePotentially significantMM NOI-1: Construction Noise Levels.
Prior to the issuance of a demolition,
grading, or building permit for new
development, the project plans and
specifications shall demonstrate that all
construction activity shall satisfy the
exterior construction noise level of 80
dBA L
eqat a sensitive receiver (defined
as residences, schools, and recreation
areas) and include the following
measures to reduce construction related
noise at sensitive receptors:
Construction contractors shall equip all
construction equipment, fixed or mobile,
with properly operating and maintained
mufflers, consistent with manufacturers’
standards, and all stationary
construction equipment shall be placed
so that emitted noise is directed away
from the noise-sensitive use nearest the
construction activity.
Construction contractors shall locate
equipment staging in areas that will
create the greatest distance between
construction-related noise sources and
noise-sensitive receiver nearest to the
construction activity.
Less than
significant
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
MM NOI-2: Construction Noise
Barriers.Prior to the issuance of a
demolition, grading, or construction
permit for new development that could
exceed the exterior construction noise
level of 80 dBA L
eqat a sensitive
receiver (defined as residences, schools,
and recreation areas), the project plans
and specifications shall detail the
installation of temporary construction
noise barriers for occupied noise-
sensitive uses for the duration of
construction activities that could exceed
the construction noise level thresholds.
The noise control barrier(s) must provide
a solid face from top to bottom and
shall:
Provide a minimum transmission loss of
20 dBA and be constructed with an
acoustical blanket (e.g., vinyl acoustic
curtains or quilted blankets) attached to
the construction site perimeter fence or
equivalent temporary fence posts;
Be maintained and any damage be
repaired within 24-hours. Gaps, holes,
or weaknesses in the barrier or openings
between the barrier and the ground
shall be repaired within 24-hours; and
Be removed and the site appropriately
restored upon the conclusion of the
construction activity.
Impact NOI-2:The Project would
not generate excessive
groundborne vibration or
groundborne noise levels.
NonePotentially significantMM NOI-3: Construction Vibration.
Prior to approval of a demolition permit,
grading plans, and/or issuance of
building permits for construction
activities within 100 feet of existin
g
Less than
significant
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
residential structures that require the use
of large bulldozers, large loaded trucks,
jackhammers, pile drivers, and/or
caisson drills, the City of Redlands
Building and Safety Division shall ensure
that construction plans and specifications
state that the use of such vibratory
equipment shall be prohibited within
100 feet of existing residential structures
or occupied noise-sensitive uses. Instead,
small rubber-tired bulldozers shall be
used within this area during demolition
and/or grading operations to reduce
vibration effects.
MM NOI-4: Construction Vibration
Near Fragile Historic.Any site-specific
development project within 25 feet of an
extremely fragile historic building shall
engage a qualified structural engineer
to conduct a pre-construction assessment
of the structural integrity of the nearby
historic structure(s) and submit evidence
to the City of Redlands Building and
Safety Division detailing that the
operation of vibration-generating
equipment associated with the new
development would be below the
vibration threshold of 0.01 inches per
second (in/sec) RMS, and would not
result in structural damage to the
adjacent historic building(s). If
recommended by the pre-construction
assessment, groundborne vibration
monitoring of nearby historic structures
shall be required.
CumulativeNonePotentially significantMM NOI-1 through MM NOI-4,listed above.
Less than
significant
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
5.8 Population and Housing
Impact POP-1:The Project would
not induce substantial unplanned
population growth in an area, either
directly (for example, by proposing
new homes and businesses) or
indirectly (for example, through
extension of roads or other
infrastructure).
NoneLess than significantNone requiredLess than
significant
CumulativeNoneLess than significantNone requiredLess than significant
5.9 Public Services
Impact PS-1:The Project would not
result in substantial adverse
physical impacts associated with
fire protection services or the
provision of new or physically
altered fire station facilities.
PPP PS-1: Development Impact
Fees.As a standard requirement
for implementing projects within
the TVSP Area, and prior to
issuance of any building permits
for the implementing project, the
project applicants/developers
shall pay all applicable City of
Redlands Development Impact
Fees (DIF) pursuant to the
Redlands Municipal Code
and/or adopted fee schedules.
Less than significantNone requiredLess than
significant
Impact PS-2:The Project would not
result in substantial adverse
physical impacts associated with
police services or the provision of
new or physically altered police
station facilities.
PPP PS-1, listed above.Less than significantNone requiredLess than significant
Impact PS-3:The Project would not
result in substantial adverse
physical impacts associated with the
construction or expansion of new or
physically altered school facilities.
PPP PS-1, listed above.Less than significantNone requiredLess than significant
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
CumulativePPP PS-1, listed above.Less than significantNone requiredLess than significant
5.10 Transportation
Impact TR-1:The Project would not
conflict with a program, plan,
ordinance, or policy addressing the
circulation system, including transit,
roadway, bicycle or pedestrian
facilities.
NoneLess than significantNone requiredLess than
significant
Impact TR-2:The Project would
conflict or be inconsistent with CEQA
Guidelines Section 15064.3,
Subdivision (B) regarding vehicle
miles traveled.
NoneSites 1-19, 22, and 24
would be less than
significant.
Sites 20, 21, and 23
would be potentially
significant.
Mitigation Measure TR-1: VMT
Screening and Analysis.Prior to
approval of any site plan, any applicant
for an implementing project fully within
or partially within Site 20, 21, or 23
shall prepare a VMT Screening Analysis
pursuant to the City of Redlands CEQA
Assessment VMT Analysis Guidelines and
provide this Analysis to the City of
Redlands Planning Division and
Engineering Division. The VMT Screening
Analysis shall demonstrate that the
implementing project meets the
screening criteria set forth in in the City
of Redlands CEQA Assessment VMT
Analysis Guidelines.
If the implementing project does not
meet the screening criteria set forth in
Screening Criteria 1, 2, 3, or 4, the
implementing project applicant shall
prepare a full VMT analysis pursuant to
the City of Redlands CEQA Assessment
VMT Analysis Guidelines. For projects
with VMT per Service Population
exceeding the City’s significance
Sites 20, 21, and
23 significant
and unavoidable
impacts
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
threshold, a mitigation plan shall be
developed and implemented. Mitigation
should consist of Transportation Demand
Management (TDM) measures analyzed
under a VMT-reduction methodology
consistent with the California Air
Pollution Control Officers Association’s
(CAPCOA) Final Handbook for
Analyzing Greenhouse Gas Emission
Reductions, Assessing Climate
Vulnerabilities, and Advancing Health
and Equity (2021) and approved by the
City of Redlands. Examples of measures
include but are not limited to:
•Increase Residential Density: Higher
residential density encourages
mixed-use development and
reduces sprawl. Placing more
people closer to amenities,
workplaces, and public transit
decreases the distance people need
to travel for daily activities, thereby
reducing overall VMT.
•Integrate Affordable and Below
Market Rate Housing: Below market
rate housing provides greater
opportunity for lower income
families to live closer to job centers
and achieve a jobs/housing match
near transit and can decrease the
VMT generated by the project.
•Implement Commute Trip Reduction
Marketing: Information sharing and
marketing promote and educate
workers about their travel choices to
the employment location beyond
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
driving such as carpooling, taking
transit, walking, and biking, thereby
reducing VMT. This could be
implemented through a home
owners association (HOA).
•Provide Ridesharing Program:
Ridesharing encourages carpooled
vehicle trips in place of single-
occupied vehicle trips, thereby
reducing the number of trips, VMT.
This could be implemented through
an HOA.
•Implement Subsidized or Discounted
Transit Program: Reducing the out-
of-pocket cost for choosing transit
improves the competitiveness of
transit against driving, increasing
the total number of transit trips and
decreasing vehicle trips. This
decrease in vehicle trips results in
reduced VMT. This could be
implemented through an HOA.
•Limit Residential Parking Supply: The
reduction in VMT that can be
achieved by limiting the total
parking supply available at a
residential project. When parking is
limited, scarcity is created, and
additional time and inconvenience is
added to trips made by private
auto. The reduction in the
convenience of driving results in a
shift to other modes and can
decrease the VMT generated by
the project.
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
•Unbundle Residential Parking Costs
from Property Cost: Parking costs
are passed through to the vehicle
owners/drivers utilizing the parking
spaces, this measure results in
decreased vehicle ownership and,
therefore, a reduction in VMT.
•Provide Pedestrian Network
Improvement: Providing sidewalks
and an enhanced pedestrian
network encourages people to walk
instead of drive. This mode shift
results in a reduction in VMT.
•Construct or Improve Bike Facility:
Building or enhancing bike facilities
such as dedicated bike lanes, secure
parking, and bike-sharing
programs promotes cycling as a
convenient and safe transportation
option. This reduces the number of
short-distance car trips, contributing
to lower VMT.
•Construct or Improve Bike Boulevard:
Bike boulevards are designed to
prioritize cyclists by providing
dedicated lanes and traffic calming
measures. By creating safer and
more attractive cycling routes, bike
boulevards encourage residents to
use bicycles for commuting and local
trips, thereby reducing VMT.
•Expand Bikeway Network:
Expanding the bikeway network
connects different parts of the
community with safe and accessible
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
bike routes. This infrastructure
improvement makes cycling a more
practical choice for daily
transportation needs, reducing
reliance on motor vehicles and
lowering VMT.
•Implement Conventional Carshare
Program: Conventional carshare
programs provide access to vehicles
on a short-term basis. By promoting
shared vehicle usage, particularly
for occasional trips, they reduce the
need for individual car ownership
and decrease VMT.
•Implement Electric Carshare
Program: Electric carshare
programs offer access to EVs for
shared use. Providing convenient
access to environmentally friendly
transportation options encourages
residents and employees to choose
EVs over traditional vehicles, thus
lowering VMT and emissions.
•Implement Pedal (Non-Electric)
Bikeshare Program: Pedal bikeshare
programs make bicycles readily
available for short trips. Offering
an alternative to driving for local
transportation needs reduces
congestion and lowers VMT.
•Implement Electric Bikeshare
Program: Electric bikeshare
programs provide access to electric-
assisted bicycles. These bikes make
cycling more accessible to a
broader range of users and
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
encourage more trips to be taken
by bike instead of by car,
contributing to reduced VMT.
•Implement Scooter Share Program:
Scooter share programs offer
electric scooters for short-distance
trips. By providing a convenient
alternative to driving for short trips
within the community, scooter share
programs reduce the number of car
trips and help decrease VMT.
•Provide Community-Based Travel
Planning (CBTP): CBTP is a
residential-based approach to
outreach that provides households
with customized information,
incentives, and support to
encourage the use of transportation
alternatives in place of single
occupancy vehicles, thereby
reducing household VMT. This could
be implemented through an HOA.
•Implement Market Price Public
Parking (On-Street): Increasing the
cost of parking increases the total
cost of driving to a location,
incentivizing shifts to other modes
and thus decreasing total VMT to
and from the priced areas.
•Implement Transit-Supportive
Roadway Treatments: Transit-
supportive treatments incorporate a
mix of roadway infrastructure
improvements and/or traffic signal
modifications to improve transit
travel times and reliability. This
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
results in a mode shift from single
occupancy vehicles to transit, which
reduces VMT.
CumulativeNoneLess than significantNone requiredLess than significant
5.15 Tribal Cultural Resources
Impact TCR-1:The Project would
not cause a substantial adverse
change in the significance of a tribal
cultural resource that is listed or
eligible for listing in the California
Register of Historical Resources, or
in a local register of historical
resources as defined in Public
Resources Code Section 5020.1(k).
NonePotentially significantMitigation Measure CUL-3 and CUL-4, listed previously.
Mitigation Measure TCR-1: Inadvertent
Discovery of Tribal Cultural Resources.
In the event that previously unidentified
tribal cultural resources are unearthed
during construction, the Qualified
Archaeologist 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 tribal 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. The Archaeologist shall
Less than
significant
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
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
any Tribal Monitor[s], 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 any Tribal Monitor[s] and
shall 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)
Impact TCR-2:The Project would
not cause a substantial adverse
change in the significance of a
NonePotentially significantMitigation Measures CUL-3 and CUL-4, listed previously.
Less than
significant
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
resource determined by the lead
agency, in its discretion and
supported by substantial evidence,
to be significant pursuant to criteria
set forth in subdivision (c) of Public
Resources Code Section 5024.1,
that considers the significance of the
resource to a California Native
American tribe.
Mitigation Measure TCR-1,listed
previously.
CumulativeNonePotentially significantMitigation Measure CUL-3 and CUL-4, listed previously.
Mitigation Measure TCR-1,listed
previously.
Less than
significant
5.16 Utilities and Service Systems
Impact UT-1:The Project would not
Require or result in the relocation or
construction of new or expanded
water, wastewater treatment,
stormwater drainage, electric
power, natural gas, or
telecommunications facilities, the
construction or relocation of which
could cause significant
environmental effects.
NoneLess than significantNone requiredLess than
significant
Impact UT-2:The Project would
have sufficient water supplies
available to serve the Project and
reasonably foreseeable
development during normal, dry,
and multiple dry years.
NoneLess than significantNone requiredLess than
significant
Impact UT-3:The Project would not
result in a determination by the
wastewater treatment provider that
would serve the Project that it has
inadequate capacityto serve the
NoneLess than significantNone requiredLess than
significant
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ImpactApplicable Standard
Conditions or Plan, Program,
Policy
Level of Significance
before Mitigation
Mitigation MeasuresSignificance after
Mitigation
Project’s projected demand in
addition to the providers existing
commitments.
CumulativeNoneLess than significantNone requiredLess than significant
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2. Introduction
2.1 SUBSEQUENT EIR INTRODUCTION
This Draft Subsequent Environmental Impact Report (EIR) has been prepared as a Draft Subsequent EIR to the General Plan 2035 EIR that was certified in July 2017 (State Clearinghouse Number 2016081041). This Draft Subsequent EIR evaluates the environmental effects that may result from the construction and operation of the proposed Project, as detailed in Section 3.0, Project Description. This EIR has been prepared by the City of Redlands (City) in its capacity as Lead Agency, as that term is defined in Section 15367 of the CEQA Guidelines (14 California Code of Regulations Section 15000 et seq.) and in conformance with the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.). This EIR has been prepared to programmatically identify, analyze, and mitigate the potentially significant environmental effects of the proposed Project.
CEQA requires each EIR to reflect the independent judgment of the Lead Agency, including but not limited to the thresholds of significance used to analyze Project impacts, analyses and conclusions regarding the level of significance of impacts both before and after mitigation, the identification and application of mitigation measures to avoid or reduce Project-related impacts, and the consideration of alternatives to the proposed Project. In preparing this Draft Subsequent EIR, the City has employed CEQA and environmental technical specialists; however, the analyses and conclusions set forth in this Draft Subsequent EIR reflect the independent judgment of the City of Redlands as Lead Agency.
2.2 GENERAL PLAN 2035 AND HOUSING ELEMENT HISTORY AND
ENVIRONMENTAL BACKGROUND
The City of Redlands General Plan 2035 was adopted in December 2017, after the General Plan EIR was certified in July 2017 (State Clearinghouse Number 2016081041). The General Plan provides the long- term policy direction, and quality of life, economic health, and sustainability goals of the Redlands community through 2035. The General Plan includes seven State-mandated elements: Land Use, Circulation, Open Space, Conservation, Health and Safety, Noise, and Housing, which include policies for the entire City. The General Plan Housing Element builds on an assessment of the housing needs and evaluates housing programs, available land, and constraints on housing production.
The General Plan EIR analyzed an assumed buildout of the General Plan with up to 36,561 residences and 39,704,566 square feet of nonresidential development. Table ES-4 of the General Plan EIR Executive Summary provides a list of the impacts that would result from buildout of the General Plan, which include the following:
Significant and Unavoidable Impacts: The General Plan EIR identified significant and unavoidable impacts in the following environmental topic areas:
• Agricultural Resources (Impact 3.2-1);
• Air Quality (Impacts 3.3-2 and 3.3-3); and
• Transportation (Impacts 3.15-1 and 3.15-2).
Less-Than-Significant Impacts with Incorporation of Mitigation: The General Plan EIR did not identify any impacts that could be mitigated to less-than-significant levels with incorporation of mitigation measures.
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Less-Than-Significant Impacts: The General Plan EIR identified less-than-significant impacts in the following environmental topic areas:
• Aesthetics (Impacts 3.1-1, 3.1-2, and 3.1-3);
• Agricultural Resources (Impacts 3.2-2 and 3.2-3);
• Air Quality (Impacts 3.3-1, 3.3-4, and 3.3-5);
• Biological Resources (Impacts 3.4-1, 3.4-2, 3.4-3, 3.4-4, 3.4-5, 3.4-6); • Energy, Greenhouse Gases, and Climate Change (Impacts 3.5-1, 3.5-2, 3.5-3, and 3.5-4); • Geology, Soils, and Seismicity (Impacts 3.6-1, 3.6-2, 3.6-3, and 3.6-4); • Hazards (Impacts 3.7-1, 3.7-2, 3.7-3, 3.7-4, 3.7-5, 3.7-6, and 3.7-7); • Historical, Archaeological, and Paleontological Resources (Impacts 3.8-1, 3.8-2, 3.8-3, 3.8-4, and 3.8- 5)
• Hydrology and Water Quality (Impacts 3.9-1, 3.9-2, 3.9-3, 3.9-4, 3.9-5, 3.9-6, 3.9-7, 3.9-8, and 3.9- 9);
• Land Use and Housing (Impact 3.10-3);
• Mineral Resources (Impact 3.11-1);
• Noise (Impacts 3.12-1, 3.12-2, 3.12-3, and 3.12-4);
• Public Facilities and Services (Impacts 3.13-1, 3.13-2, 3.13-3, 3.13-4, and 3.13-5); • Public Utilities and Infrastructure (Impacts 3.14-1, 3.14-2, 3.14-3, 3.14-4, 3.14-5, 3.14-6, and 3.14-7); • Transportation (Impacts 3.15-3, 3.15-4, 3.15-5, 3.15-6).
No Impact: The General Plan EIR determined that no impact would occur with respect to the following environmental topic areas:
• Land Use and Housing (Impacts 3.10-1 and 3.10-2); and • Mineral Resources (Impact 3.11-2).
2.3 PURPOSE OF AN EIR
CEQA requires that all State and local governmental agencies consider the environmental consequences of projects over which they have discretionary authority prior to taking action on those projects. Pursuant to the provisions of CEQA Guidelines Section 15121(a), this Draft Subsequent EIR is intended as an informational document to inform public agency decision makers and the general public of the significant environmental effects of the proposed Project, identify possible ways to avoid or minimize those significant effects, and describe reasonable alternatives to the Project that might avoid or lessen significant environmental effects.
Thus, this Draft Subsequent EIR is intended to aid the review and decision-making process.
The CEQA Guidelines provide the following information regarding the purpose of an EIR:
• Project Information and Environmental Effects. An EIR is an informational document that will inform public agency decision-makers and the public generally of the significant environmental effect(s) of a project, identify possible ways to minimize the significant effects, and describe reasonable alternatives to the project. The public agency shall consider the information in the EIR along with other information that may be presented to the agency (CEQA Guidelines Section 15121(a)). • Standards for Adequacy of an EIR. An EIR should be prepared with a sufficient degree of analysis to enable decision makers to make an intelligent decision that takes account of environmental consequences.
An evaluation of the environmental effects of a proposed project need not be exhaustive, but the sufficiency of an EIR is to be reviewed in the light of what is reasonably feasible. Disagreement among experts does not make an EIR inadequate, but the EIR should summarize the main points of disagreement Redlands Regular Meeting of 06-03-25
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among the experts. The courts have looked not for perfection but for adequacy, completeness, and a good faith effort at full disclosure (CEQA Guidelines Section 15151).
As a public disclosure document, the purpose of an EIR is not to recommend either approval or denial of a project, but to provide information regarding the physical environmental changes that would result from an action being considered by a public agency to aid in the agency’s decision-making process.
Basis for a Subsequent EIR
The 2017 EIR for the General Plan 2035 is a Program EIR that examined the total scope of environmental effects that would occur as a result of buildout of the General Plan. Once a Program EIR has been prepared, subsequent activities within the program or changes to the program must be evaluated to determine whether additional CEQA documentation needs to be prepared. The key considerations in determining the need for additional CEQA review are outlined in Section 21166 of the Public Resources Code (CEQA) and CEQA Guidelines §15162, which state that no subsequent EIR shall be prepared unless one or more of the following conditions is present:
1. Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
b. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
As detailed in Section 3.0, Project Description, the proposed Project involves a General Plan Amendment, a Specific Plan Amendment, and rezoning of parcels to provide for future housing development as required by the Regional Housing Needs Allocation (RHNA). This Project may involve new significant environmental effects or a substantial increase in the previously identified effects. Thus, the City of Redlands has prepared this Draft Subsequent EIR that evaluates the potential of the proposed Project to result in new or substantially greater impacts than previously identified in the General Plan 2035 EIR, pursuant to the requirements of CEQA, as detailed below.
Program EIR CEQA Coverage
A Program EIR is an EIR prepared to assess a series of actions characterized as one project. The actions can be related to one another geographically, because they are part of a chain of contemplated actions, because they governed by the same rules, regulations, plans, or other general criteria associated with a Redlands Regular Meeting of 06-03-25
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program, or because they are individual activities carried out under the same statutory or regulatory authorities and have similar environmental effects and mitigation needs. The General Plan 2035 EIR, certified in 2017, is a Program EIR that examined the General Plan 2035 buildout.
Given the planning and development nature of the proposed Project and the permitting, planning, and development actions that are related both geographically and as logical parts in the chain of contemplated actions to implement the proposed Project, this document is also a Program EIR has been prepared as a Subsequent EIR, pursuant to Section 15162 of the CEQA Guidelines that tiers from a certified Program EIR.
2.4 SUBSEQUENT EIR SCOPE AND CONTENT
CEQA Updates Since Certification of the General Plan 2035 EIR in 2017 As discussed herein, the General Plan 2035 EIR was certified in 2017. However, in the intervening years, several changes have been made to the CEQA Guidelines, regulatory, and statutory requirements. In December 28, 2018, a comprehensive update to the State CEQA Guidelines became effective, which addressed legislative changes to the CEQA statute, clarified certain portions of the existing CEQA Guidelines, and updated the CEQA Guidelines to be consistent with recent court decisions. The changes to the Guidelines include but are not limited to CEQA Guidelines Section 15064.3, related to vehicle miles traveled (VMT), and incorporation of energy and wildfire as new separate topics in the CEQA Guidelines Appendix G, Environmental Checklist Form. Impacts related to wildfires were evaluated in the Initial Study (included as Appendix A) and were found to be less than significant.
This Draft Subsequent EIR addresses these changes, minor updates to other environmental topics, and the proposed Project.
Environmental Setting and Baseline
The environmental setting is normally the existing conditions at the time the CEQA analysis begins (CEQA Guidelines Section 15125). In most cases, this forms the baseline that the impact analysis will use as its starting point. However, when the project is within the scope of a Program EIR (such as the General Plan 2035 EIR), the effective baseline is the previously approved and analyzed project for which the Program EIR was certified ( Sierra Club v. City of Orange [2008] 163 Cal.App.4th 523). “When a lead agency is considering whether to prepare a Subsequent EIR, it is specifically authorized to limit its consideration of the later project to effects not considered in connection with the earlier project” (Temecula Band of Luiseño Mission Indians v. Rancho Cal. Water Dist. [1996] 43 Cal.App.4th 425, 437). Here, the previous project is the General Plan 2035.
CEQA Guidelines and case law recognize that the date for establishing an environmental baseline cannot be rigid (see CEQA Guidelines Sections 15146, 15151, and 15204). The intent of this Subsequent EIR is to provide a reasonably conservative analysis that identifies the reasonable maximum potential impact. Thus, this Subsequent EIR provides an analysis of impacts from buildout of the proposed Project in comparison to those from buildout of Project site per the General Plan 2035.
Impacts Found to Be Potentially Significant. Based on the Initial Study conducted for the proposed Project, the City determined that an EIR should be prepared for the Redlands RHNA Rezone Project (“proposed Project”). Topics requiring a detailed level of analysis evaluated in this Draft Subsequent EIR have been identified based upon the responses to both the Notice of Preparation (NOP) for the Project and a review of the Project by the City of Redlands. The City determined through the Initial Study process that impacts related to the following topics are potentially significant and require a detailed level of analysis in this Draft Subsequent EIR:
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• Agriculture and Forestry
• Air Quality
• Cultural Resources
• Energy
• Greenhouse Gas Emissions
• Land Use and Plannin g
• Noise
• Population and Housing
• Public Services
• Transportation
• Tribal Cultural Resources
• Utilities and Service S ystems
Impacts Found Not to Be Significant. CEQA Guidelines Section 15126.2(a) states that “[a]n EIR shall identify and focus on the significant effects on the environment.” Topics that have been determined not to be significant and are therefore not discussed in detail in the Subsequent EIR were identified based upon the responses to the NOP and an Initial Study prepared by the City of Redlands. The City determined through the initial review process that impacts related to the following topics are not potentially significant and are not required to be analyzed in this Draft Subsequent EIR:
• Aesthetics
• Biological Resources
• Geology and Soils
• Hazards and Hazardous Materials
• Hydrology and Water Quality
• Mineral Resources
• Recreation
• Wildfire
2.5 LEAD, RESPONSIBLE, AND TRUSTEE AGENCIES
The CEQA Guidelines define Lead, Responsible, and Trustee Agencies. The City of Redlands is the Lead Agency because it holds principal responsibility for approving the proposed Project.
A Responsible Agency refers to a public agency other than the Lead Agency that has discretionary approval over the proposed Project. State, regional and/or local government permits may be required for the proposed Project, whether or not they are explicitly listed below. State and regional agencies that may have jurisdiction over some aspects include (but are not limited to):
• Santa Ana Regional Water Quality Control Board
• South Coast Air Quality Management District
Trustee Agencies have jurisdiction over certain resources held in trust for the people of California but do not have a legal authority over approving or carrying out the project. CEQA Guidelines §15386 designates four agencies as Trustee Agencies: the California Department of Fish and Wildlife with regards to fish and wildlife, native plants designated as rare or endangered, game refuges, and ecological reserves; the State Lands Commission with regard to State-owned “sovereign” lands, such as the beds of navigable waters and State school lands; the California Department of Parks and Recreation with regard to units of the State park system; and the University of California with regard to sites within the Natural Land and Water Reserves System. There are no Trustee Agencies for the proposed Project.
2.6 SUBSEQUENT EIR PROCESS
Notice of Preparation/Initial Study
Pursuant to the requirements of CEQA, the City of Redlands, as Lead Agency, prepared an Initial Study (IS) and Notice of Preparation (NOP) for the proposed Project, which was distributed on July 1, 2024, for a 30- day public review and comment period that ended on July 31, 2024. The NOP requested members of the public and public agencies to provide input on the scope and content of environmental impacts that should be included in the Draft Subsequent EIR being prepared. Comments received on the NOP are included in Redlands Regular Meeting of 06-03-25
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Appendix A and summarized in Table 2-1, which also includes a reference to the EIR section(s) in which issues raised in the comment letters are addressed.
Table 2-1: Summary of NOP/Initial Study Comment Letters Comment Letter and Comment Relevant EIR Section
State Agencies
Native American Heritage Commission, July 19, 2024
This letter discusses Project compliance with AB 52 and SB 18. The letter recommends consultation with California Native American tribes that are traditionally and culturally affiliated with the geographic area of the proposed Project as early as possible. The letter also outlines the AB 52 requirements. In addition, the letter provides recommendations for the Cultural Resources Assessment in order to adequately assess the existence and significance of tribal cultural resources and plan for avoidance, preservation in place, or barring both, mitigation of project-related impacts to tribal cultural resources.
Cultural Resources,
Tribal Cultural Resources
Department of Toxic Substances Control, July 17, 2024
This letter provides background on the proposed Project and makes four requests on the behalf of the Department of Toxic Substances Control (DTSC).
The requests include identification of the amount of Pesticides and Organochlorine Pesticides historically used onsite. They also warn that additional contaminants may be found due to specific uses present on the Project site. DTSC also recommends that all soil and fill material should be tested to assess any contaminates. Lastly, they state that surveys should be conducted for the presence of contaminants linked to preexisting building onsite.
Hazards and Hazardous
Materials
Regional/Local Agencies
Department of Public Works, San Bernardino County, July 24, 2024 This letter informs that The San Bernardino County Flood Control District (District) possesses fee-owned right-of-way adjacent to the eastern side of Site 16 and they also possess easement-owned right-of-way totally encumbered by Site 16A.
The comment includes the District’s recommendations for the proposed Project.
The first is that the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM), the project lies within the Special Flood Hazard Area (SFHA). The District recommends that the Project includes the most recent FEMA regulations for development in an SFHA. If encroachment on District right- of-way is anticipated, a permit shall be obtained from the District’s Operations Division, Permits/Operations Support Section. They also recommend that the San Bernardino County Comprehensive Storm Drain Plan (CSDP) be utilized in the design of drainage facilities. The Project will be subject to the CSDP No. 4 and is to be used as a guideline for drainage in the area and any design will be subject to review and approval by the jurisdictional agency.
The Department has also requested to be included in the circulation list for all Project notices, public reviews, or public hearings.
Hydrology & Water Quality,
Land Use & Planning,
Utilities & Service Systems
Individuals
Alan Gotta, July 15, 2024
This letter provides the commenter’s opposition to the Project. The commenter expresses his concern for the landowners in the Western portion of the city. He is concerned about the loss of property value for these landowners and associated infrastructure, as well as associated costs.
Population and Housing
Kim Price, July 2, 2024
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Comment Letter and Comment Relevant EIR Section
This letter provides the commenter’s opposition to the density of the proposed Project. The commenter is concerned that the high-density zoning could lead to heavy traffic due to lot 23’s proximity to Lugonia School. The commentor advocates for a lower density of the proposed Project. The letter also requests that entrances and exits to the development be situated away from schools and residential uses and opposition to units facing neighboring residential uses to maintain the privacy of existing residents. Additional requests include a request for at a minimum three spaces per unit and installation of block walls along the perimeter of the Project sites.
Transportation,
Land Use and Planning
Richard Ruiz Jr., July 22, 2024
This letter provides the commenter’s concern of the proposed Project, specifically the development of lot 23. The commentor is a neighbor to the proposed Project and is concerned that San Marcos Ave will be open for through traffic and may lead to the increase of traffic and crime. The commentor also expresses their concern for a loss of privacy and also suggests construction of high walls around the property to increase the security of the site. The commentor also expressed concern for the impact of increased traffic on Lugonia Elementary School parents. The commenter advises that the zoning remains as R-2 rather than R-3.
Public Services,
Transportation,
Alternatives
Public Scoping Meeting
Pursuant to Section 15082(c)(1) of the CEQA Guidelines, the City of Redlands hosted a public scoping meeting for members of the public and public agencies to provide input as to the scope and content of the environmental information and analysis to be included in the Draft Subsequent EIR for the proposed Project.
The Public Scoping Meeting was held on July 18, 2024, at 4:30 p.m. via Zoom. Comments received during the scoping meeting are summarized in Table 2-2, which also includes a reference to the EIR section(s) in which issues raised in the comment letters are addressed.
Table 2-2: Summary of Public Scoping Meeting Comments
Comment Letter and Comment Relevant EIR Section
Redlands Chamber of Commerce
The commenter asked how the Project aligns with the development horizon past 2035. The commenter also asked who made the determination on the topics screened out of the Draft EIR. They also expressed concern for the loss of farmland since agriculture heritage is what the City was founded on. The last concern they had was what can be done to increase the amount of open space to combat the depletion of air quality with the rising amount of warehouses.
Agricultural Resources, Air Quality,
Land Use and Planning
Bobby Garrity
The Redlands Yes In My Backyard (YIMBY) advocated for higher density to reduce the amount of total space housing takes up within the city and reduce total emissions. Redlands YIMBY requests that zoning in Redlands allows for housing beyond the RHNA requirement.
Air Quality, Energy, Greenhouse
Gases, Population and Housing,
Land Use and Planning
Public Review of the Draft Subsequent EIR
The City of Redlands filed a Notice of Completion (NOC) with the Governor’s Office of Planning and Research, State Clearinghouse, indicating that this Draft Subsequent EIR has been completed and is available for review. A Notice of Availability of the Draft Subsequent EIR was published concurrently with distribution of this document. The Draft Subsequent EIR is being circulated for review and comment by the public and other interested parties, agencies and organizations for 45 days in accordance with Section 15087 and Redlands Regular Meeting of 06-03-25
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Section 15105 of the CEQA Guidelines. During the 45-day review period, the Draft Subsequent EIR is available for public review digitally on the City’s website:
(https://www.cityofredlands.org/post/environmental-documents) Written comments related to environmental issues in the Draft Subsequent EIR should be addressed to:
Kevin Beery, Senior Planner
City of Redlands
35 Cajon Street, Suite 20
Mailing: P.O. Box 3005
Redlands, CA 92373
Email: [email protected]
Final Subsequent EIR
Upon completion of the 45-day review period, written responses to all comments related to the environmental issues in the Draft Subsequent EIR will be prepared and incorporated into a Final Subsequent EIR. The written responses to comments will be made available at least 10 days prior to the public hearing at which the certification of the Final Subsequent EIR will be considered. These comments, and their responses, will be included in the Final Subsequent EIR for consideration by the City, as well as other responsible agencies per CEQA. The Final Subsequent EIR may also contain corrections and additions to the Draft Subsequent EIR, and other information relevant to the environmental issues associated with the Project. The Final Subsequent EIR will be available for public review prior to its certification by the City. Notice of the availability of the Final Subsequent EIR will be sent to all who commented on the Draft Subsequent EIR.
2.7 ORGANIZATION OF THIS DRAFT SUBSEQUENT EIR
The Draft Subsequent EIR is organized into the following sections. To help the reader locate information of interest, a brief summary of the contents of each section of this Draft Subsequent EIR is provided. • Section 1, Executive Summary: This section provides a brief summary of the Project area, the proposed Project, and alternatives. The section also provides a summary of environmental impacts and mitigation measures that lists each identified environmental impact, applicable Project design features, standard conditions, proposed mitigation measure(s) (if any), and the level of significance after implementation of the mitigation measure. The level of significance after implementation of the proposed mitigation measure(s) will be characterized as either less than significant or significant and unavoidable. • Section 2, Introduction: This section provides an overview of the purpose and use of the Draft Subsequent EIR, the scope of this Draft Subsequent EIR, a summary of the legal authority for the Draft Subsequent EIR, a summary of the environmental review process, and the general format of the document.
• Section 3, Project Description: This section provides a detailed description of the proposed Project, its objectives, and a list of Project-related discretionary actions. • Section 4, Environmental Setting: This section provides a discussion of the existing conditions within the Project area.
• Section 5, Environmental Impact Analysis: This section includes a summary of the existing statutes, ordinances and regulations that apply to the environmental impact area being discussed; the analysis of the Project’s direct and indirect environmental impacts on the environment, including potential cumulative impacts that could result from the proposed Project; any applicable Project design features; standard conditions and plans, policies, and programs that could reduce potential impacts; and the Redlands Regular Meeting of 06-03-25
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feasible mitigation measures that would reduce or eliminate any significant adverse impacts identified.
Impacts that cannot be mitigated to less than significant are identified as significant and unavoidable.
This section also summarizes the significant and unavoidable impacts that would occur from implementation of the proposed Project and provides a summary of the environmental effects of the implementation of the proposed Project that were found not to be significant. Additionally, this section provides a discussion of various CEQA-mandated considerations including growth-inducing impacts and the identification of significant irreversible changes that would occur from implementation of the proposed Project.
• Section 6, Alternatives: This section describes and analyzes a reasonable range of alternatives to the proposed Project. The CEQA-mandated No Project Alternative is included along with alternatives that would reduce one or more significant effects of the proposed Project. As required by the CEQA Guidelines, the environmentally superior alternative is identified. • Section 7, Report Preparation and Persons Contacted: This section lists authors of the Draft Subsequent EIR and City staff that assisted with the preparation and review of this document. This section also lists other individuals or organizations that were contacted for information that is included in this Draft Subsequent EIR document.
2.8 INCORPORATION BY REFERENCE
State CEQA Guidelines Section 15150 allows for the incorporation “by reference all or portions of another document…[and is] most appropriate for including long, descriptive, or technical materials that provide general background but do not contribute directly to the analysis of a problem at hand.” The purpose of incorporation by reference is to assist the Lead Agency in limiting the length of this Draft Subsequent EIR.
Where this Draft Subsequent EIR incorporates a document by reference, the document is identified in the body of the Draft Subsequent EIR, citing the appropriate section(s) of the incorporated document and describing the relationship between the incorporated part of the referenced document and this Draft Subsequent EIR.
City of Redlands General Plan 2035. The Project is within the geographical limits of the City of Redlands and is covered by its General Plan 2035. The General Plan 2035 was adopted by the City on December 5, 2017, and provides the fundamental basis for the City’s land use and development policies. The General Plan 2035 documents are available at https://www.cityofredlands.org/post/planning-division-general- plan. Land use and development policies are utilized throughout this document as a regulatory document governing development and land use activities within the City.
City of Redlands General Plan EIR. The General Plan 2035 was the subject of an environmental review under CEQA; a Program EIR for the General Plan 2035 was certified by the City in 2017 (State Clearinghouse Number 2016081041). The Program EIR contains information relevant to the impacts from building out the Project site pursuant to the existing land use and zoning designations and includes the impact findings that are listed previously. Accordingly, the Program EIR for the General Plan 2035 is herein incorporated by reference in accordance with State CEQA Guidelines Section 15150. The General Plan 2035 documents are available at https://www.cityofredlands.org/post/planning-division-general-plan.
City of Redlands Housing Element: The City of Redlands Housing Element identifies projected housing needs for all economic segments based on Department of Finance population estimates. The 2021-2029 Housing Element includes several provisions that aim to ensure the City can meet the required “fair share” of affordable housing units. During the Housing Element process, the City assessed a number of properties and areas throughout the community able to accommodate the City’s assigned 2021 RHNA. The City identified 196 sites as qualifying sites to accommodate their RHNA allocation. Of the 196 Housing Element inventory sites (shown in Appendix B of the Housing Element), 23 of them were identified as necessary for rezoning Redlands Regular Meeting of 06-03-25
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under Housing Element Program 1.1-1 to allow for medium and high-density residential development. The City of Redlands Housing Element is incorporated throughout this Subsequent Draft EIR and is available at https://www.cityofredlands.org/post/housing-element.
City of Redlands Municipal Code: The City of Redlands Municipal Code consists of regulatory, penal, and administrative ordinances of the City. The City’s Zoning Regulations (Municipal Code Section 18) identifies land uses permitted and prohibited according to the zoning category of particular parcels, and provide regulations for development. The Municipal Code is utilized throughout this document as a regulatory document governing development and land use activities within the City. Regulatory information from the Municipal Code is cited in various sections of this Draft Subsequent EIR.
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3. Project Description
“Project,” as defined by the State CEQA Guidelines, means “the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and that is any of the following: (1)… enactment and amendment of zoning ordinances, and the adoption and amendment of local General Plans or elements thereof pursuant to Government Code Sections 65100–65700.” (14 California Code of Regulations [CCR] Section 15378(a).) The City has determined that a Subsequent Environmental Impact Report (“EIR”) to the City’s General Plan Final Recirculated Program EIR (SCH # 2016081041) is necessary pursuant to California Environmental Quality Act (“CEQA”) Guidelines Section 15162 to evaluate the potential environmental impacts from the proposed Project. This Draft Subsequent EIR (Draft SEIR) analyzes buildout at a programmatic level of detail, based upon land use changes proposed pursuant to the City of Redlands recently adopted City of Redlands 2021-2029 Housing Element (Housing Element), compared to the buildout of the approved City General Plan.
3.1 PROJECT LOCATION
The City of Redlands is located near the base of the San Bernardino Mountains in San Bernardino County, approximately 60 miles east of the City of Los Angeles and approximately 45 miles west of the City of Palm Springs. The city is situated along the Interstate 10 (I-10) corridor, which links it with the cities of San Bernardino, Fontana, Ontario, and Los Angeles to the west, and Yucaipa, Beaumont, and Coachella Valley to the east. State Route 210 (SR-210) originates in the City of Redlands and traverses the northwest part of the city, heading north then west towards the cities of Highland and Pasadena (see Figure 3-1, Regional Location).
The City of Redlands Housing Element Regional Housing Needs Allocation (RHNA) includes 196 housing sites.
Of the City’s Housing Element sites, 23 sites from the Housing Element sites inventory totaling approximately 109.25 acres were identified as requiring future rezone (rezone sites). The entire Project site, including Site 24, is approximately 116.19 acres. The Rezone sites are a subset of the Housing Element Sites Inventory, included in Appendix B of the Housing Element, which represent sites that require rezoning by the City to achieve housing targets. Site 24 is not included in the Housing Element but would require a zone change as part of the Project in order to conform with the existing onsite school use and achieve land use compatibility with the surrounding proposed residential designations. The rezoning of these 24 sites constitutes the proposed Redlands RHNA Rezone Project (“proposed Project”, “Project”). The 24 sites are broken up into two distinct areas.
• Sites 1 through 16A and 24 are in the western portion of the City, approximately 0.75 miles south of the I-10, bordered to the north by Citrus Avenue, the south by Orange Avenue, the west by New Jersey Street, and the east by Kansas Street. These sites are within the East Valley Corridor Specific Plan (EVCSP) which aims to strengthen the local economy, attract major businesses, and result in the orderly and aesthetic development of industrial, commercial, and residential areas. • Sites 17 through 23 are the western portion of the City, approximately 1.25 miles northeast of Sites 1 through 16A and 0.32 miles east of SR-210, just south of East San Bernardino Boulevard. The sites are located in North Redlands just north of I-10 and Downtown Redlands.
Regional location and local vicinity maps are provided in Figure 3-1, Regional Location, Figure 3-2, Local Vicinity, Figure 3-3a, Aerial, and Figure 3-3b, Aerial.
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3.2 PROJECT BACKGROUND
3.2.1 City of Redlands General Plan 2035
The City of Redlands (City) General Plan 2035 was adopted in December 2017, and the General Plan EIR was certified in July 2017 (State Clearinghouse Number 2016081041). The General Plan provides long- term policy direction, quality of life, economic health, and sustainability of the Redlands community through 2035. The General Plan includes seven State-mandated elements: Land Use, Circulation, Open Space, Conservation, Health and Safety, Noise, and Housing which include policies for the entire City. The General Plan Housing Element builds on an assessment of the housing needs and evaluates housing programs, available land, and constraints on housing production.
Any decision by the City affecting land use and development must be consistent with the General Plan. Any action, program, or project is considered consistent with the General Plan if, considering all its aspects, it will further the objectives and policies of the General Plan or not obstruct their attainment. The General Plan EIR evaluated the potential environmental effects associated with implementation of the General Plan and addresses appropriate and feasible mitigation measures that would minimize or eliminate these impacts.
A project is consistent with the General Plan if the development density does not exceed what was contemplated and analyzed for the parcel(s) in the certified General Plan EIR and complies with the associated standards applicable to that development density (State CEQA Guidelines Section 15183(i)(2)).
Development density standards can include the number of dwelling units per acre, the number of people in a given area, floor area ratio (FAR), and other measures of building intensity, building height, size limitations, and use restrictions.
City of Redlands 2021-2029 Housing Element
The California Department of Housing and Community Development (HCD) prepares a RHNA for each Council of Governments in the state of California. The RHNA identifies projected housing needs for all economic segments based on Department of Finance population estimates. The Southern California Association of Governments (SCAG) is the Council of Governments for a six-county area of southern California in which the City of Redlands is included. SCAG then further allocates fair shares of the total regional RHNA to individual local governments within their jurisdiction. Each local government must demonstrate that it has planned to fully accommodate its assigned RHNA within its Housing Element. The intent of the process is to promote a mix of unit types, tenure, and affordability in all cities and counties.
SCAG adopted a Final RHNA based on the HCD determination for the region’s “fair share” of statewide forecasted growth through October 15, 2029. SCAG assigned the City of Redlands a RHNA share of 3,516 units which the City is required to accommodate in its Housing Element by increasing residential zoning capacity.
The City of Redlands prepared the 2021-2029 Housing Element (Housing Element) of the General Plan in accordance with Government Code Section 65580 et seq. The update to the Housing Element covers the Sixth Cycle planning period from October 15, 2021, to October 15, 2029. On February 1, 2022, the City Council adopted Resolution No. 1565, certifying the Addendum to the certified 2035 General Plan Environmental Impact Report, which analyzed environmental impacts related to the City’s Draft Housing Element of the General Plan. Following preparation of the Draft Housing Element Update and adoption of the Addendum, the Draft Housing Element went through several rounds of revisions and submittal for review to the HCD. The City received formal certification of the Housing Element Update from HCD on October 7, 2022.
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The 2021-2029 Housing Element includes several provisions that aim to ensure the City can meet the required “fair share” of affordable housing units. During the Housing Element process, the City assessed a number of properties and areas throughout the community able to accommodate the City’s assigned 2021 RHNA. The City identified 196 sites as qualifying sites to accommodate their RHNA allocation. Of the 196 Housing Element inventory sites (shown in Appendix B to the Housing Element), 23 of them were identified as necessary for rezoning under Housing Element Program 1.1-1 to allow for medium and high-density residential development.
3.3 EXISTING CONDITIONS
Rezone Sites 1 through 16A and 24
Sites 1 through 16A and 24 are located south of Citrus Avenue and are within the EVCSP. The sites are surrounded by agricultural and mixed uses and are currently designated for commercial and industrial uses.
Many of the rezone sites are vacant or are being used for agricultural purposes with no permanent structures onsite. The sites range in size from 1.90 to 10.91 acres. A few properties have single-family homes onsite, and others are used for industrial storage. The sites identified in the EVCSP area are adjacent to multiple schools and parks and have access to nearby local-serving retail and regional job centers, including Esri headquarters and Loma Linda University Medical Center.
Rezone Sites 17 through 23
Sites 17 through 23 are located 0.25 miles east of SR-210, just south of West San Bernardino Avenue. The sites are surrounded by a variety of uses, including single and multi-family residences, parks, schools, and commercial buildings. These sites are currently vacant and covered with non-native grasses. Sites 17 through 21 had historically been used for agricultural purposes up until approximately 2005. They have remained undisturbed since then except for occasional disking. Sites 22 and 23 are vacant, but heavily disturbed.
3.3.1 Existing General Plan & Zoning Designations
The City of Redlands General Plan currently designates the subject sites (1-24) as Commercial/Industrial (CI), Commercial (C), Medium Density Residential (MDR), and High Density Residential (HDR). Figure 3-4a, Existing General Plan Land Use, and Figure 3-4b, Existing General Plan Land Use , show the existing General Plan land use designations.
The Rezone sites currently have zoning designations of Commercial Industrial (EV/IC), Concept Plan 4 (CP- 4), Agriculture (A-1), Single Family Residential (R-1), and Multiple Family Residential (R-2). Figures 3-5a and 3-5b show the existing zoning designations for the Rezone Sites. Table 3-1, Existing General Plan Buildout, shows the existing General Plan land use and zoning designations for each Rezone Site and the potential buildout of each site pursuant to buildout of the existing General Plan land use designation.
Table 3-1: Existing General Plan Buildout
Rezone
Site Acres General Plan Land Use
Designation Zoning
Residential Buildout
Capacity (Dwelling
Units)
Non-Residential
Buildout
Capacity (SF)
1 0292-163-02 8.91 Commercial/Industrial EV/IC 0 194,059.8 2 0292-163-03 4.26 Commercial/Industrial EV/IC 0 92,782.8 3 0292-165-05 5.84 Commercial/Industrial EV/IC 0 127,195.2 4 0292-165-06 3.15 Commercial/Industrial EV/IC 0 68,607.0 Redlands Regular Meeting of 06-03-25
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Rezone
Site Acres General Plan Land Use
Designation Zoning
Residential Buildout
Capacity (Dwelling
Units)
Non-Residential
Buildout
Capacity (SF)
5 0292-165-07 1.07 Commercial/Industrial EV/IC 0 23,304.6 6 0292-165-08 1.9 Commercial/Industrial EV/IC 0 41,382.0 7 0292-165-09 1.9 Commercial/Industrial EV/IC 0 41,382.0 8 0292-165-10 4.07 MDR EV3000RM 40 0
9 0292-165-16 2.5 Commercial/Industrial EV/IC 0 54,450.0 10 0292-165-17 4.03 Commercial/Industrial EV/IC 0 87,773.4 10A 0292-165-04 0.08 Commercial/Industrial EV/IC 0 1,742.4 11 0292-167-02 4.70 Commercial/Industrial EV/IC 0 102,366.0 12 0292-167-07 2.31 Commercial/Industrial EV/IC 0 50,311.8 13 0292-167-28 4.70 Commercial/Industrial EV/IC 0 103,019.4 14 0292-167-29 4.21 Commercial/Industrial EV/IC 0 91,693.8 15 0292-167-30 8.86 Commercial/Industrial EV/IC 0 192,970.8 15A 0292-167-17 0.02 Commercial/Industrial EV/IC 0 435.6 16 0292-201-20 10.65 Commercial/Industrial EV/IC 0 231,957.0 16A 0292-201-14 0.01 Commercial/Industrial EV/IC 0 217.8 17 0167-141-04 14.05 Commercial/Admin
Professional
CP-4 0 306,009.0
18 0167-141-05 5.0 Commercial/Admin
Professional
CP-4 0 108,900.0
19 0167-141-06 6.31 Commercial/Admin
Professional
CP-4 0 137,431.8
20 0169-021-02 4.76 MDR A-1 1 0
21 0169-021-11 1.64 MDR R-1 9 0
22 0167-151-23 0.33 HDR R-2 4 0
23 0167-161-10 3.96 HDR R-2 57 0
24 0292-165-15 6.94 Commercial/Industrial EV/IC 0 151,048.46 Total 116.19 111 2,209,040.46
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Figure 3-1RHNA Rezone Project
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Local Vicinity
Figure 3-2RHNA Rezone Project
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Aerial View
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Aerial View
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Figure3-4a
Existing General Plan Land Use
Project Site
Commercial/Industrial
Commercial/Industrial
Medium Density Residential
Park/Golf Courses
High Density Residential
Light Industrial
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Existing General Plan Land Use
Project Site
Commercial
Low Density Residential
Medium Density ResidentialPark/Golf CoursesTransit Village High Density ResidentialAgriculture
Public/Institutional
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Existing Zoning
Project Site
Commercial Industrial
Specific Plan
Multiple Family Residential
Public Institutional
Administrative
Agricultural
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Existing Zoning
Project Site
Specific Plan
Single Family Residential
AgriculturalOpen SpaceTransitional
Multi-Family ResidentialPublic Institutional
Commercial
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3.4 PROJECT OBJECTIVES
In accordance with CEQA Guidelines Section 15124, the following primary objectives support the purpose of the Project, assist the Lead Agency in developing a reasonable range of alternatives to be evaluated in this report, and ultimately aid decision-makers in preparing findings and overriding considerations, if necessary. Specifically, the Project objectives are as follows:
• Implement Program 1.1-1 of the 6th Cycle 2021-2029 Housing Element to provide adequate capacity for at least 4,219 units on suitable sites.
• Maintain adequate housing sites for all income groups throughout the eight-year planning period. • Minimize potential land use compatibility conflicts associated with the proposed change to existing land use designations and zoning.
• Increase the City’s overall housing capacity and capability to accommodate housing as required per the certified Housing Element for the 2021-2029 housing cycle.
3.5 DESCRIPTION OF THE PROJECT
3.5.1 Project Overview
Pursuant to Housing Element Program 1.1-1, the City of Redlands is proposing to rezone 24 sites within the City to allow for increased residential development, which includes an application for a General Plan Amendment (GPA) to change the land use designations of the sites to allow for residential development, a Specific Plan Amendment (SPA) in order to remove 15 of the Project sites out of the EVCSP, and zone change to allow for medium and high-density residential development within the Project site.
According to the Housing Element, upon rezoning, the Project sites could yield 2,436 housing units through a development horizon of 2035. No specific development project is proposed as part of this Project, but this Draft Subsequent EIR assumes and analyzes anticipated impacts associated with the development of 2,436 housing units and 151,048.46 SF of Public/Institutional development compared to buildout under the existing General Plan land use and zoning designations (i.e., the status quo). While this analysis assumes that Site 24 could be developed to its maximum floor area ratio for approximately 151,048.46 SF of Public/Institutional uses, the existing daycare uses would remain onsite and no redevelopment of the site is proposed by this Project. This Subsequent EIR will also programmatically analyze any impacts associated with the demolition of the existing uses onsite. Table 3-2 lists the proposed General Plan land use designation, zoning, and buildout of the 24 sites.
Table 3-2: Proposed RHNA Rezone Buildout
Site Number Proposed GP Land
Use Designation Proposed Zoning Proposed Density
(DU/acre) Acres Proposed Maximum
Buildout (DU)
1 MDR R-2 15 8.91 133
2 MDR R-2 15 4.26 63
3 HDR R-3 30 5.84 175
4 HDR R-3 30 3.15 94
5 HDR R-3 30 1.07 32
6 HDR R-3 30 1.9 57
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Site Number Proposed GP Land
Use Designation Proposed Zoning Proposed Density
(DU/acre) Acres Proposed Maximum
Buildout (DU)
7 HDR R-3 30 1.9 57
8 MDR EV2500RM 15 4.07 61
9 HDR R-3 30 2.5 75
10 HDR R-3 30 4.03 120
10A MDR R-3 30 0.08 2
11 MDR R-2 15 4.7 70
12 MDR R-2 15 2.31 34
13 HDR R-3 30 4.73 141
14 HDR R-3 30 4.21 126
15 HDR R-3 30 8.86 265
15A HDR R-3 30 0.02 1
16 MDR R-2 15 10.65 159
16A MDR R-2 15 0.01 0
17 MDR R-2 15 14.05 210
18 HDR R-3 30 5 150
19 HDR R-3 30 6.31 189
20 MDR R-2 15 4.76 71
21 MDR R-2 15 1.64 24
22 HDR R-3 30 0.33 9
23 HDR R-3 30 3.96 118
24 Public/Institutional (PI) EV/IP 0.5 Floor Area
Ratio (FAR) 6.94 151,048.46 SF
Total 116.19 2,436
3.5.2 Proposed General Plan Amendment
The General Plan designation of all sites, with the exception of Sites 8, 20, 21, 22, 23 and 24, would be amended from Commercial/Industrial or Commercial/Administrative Professional to Medium Density Residential or High Density Residential and would have a planned density of either 15 or 30 dwelling units per acre (DU/acre), respectively. The intent of the Medium Density Residential land use category is to provide areas for the development of attached, detached, and/or mixed residential uses with a range of densities and housing types. Areas designated Medium Density are generally more suitable for development in the low- to mid-level of the permitted density range for this category. Housing types may include detached single-family dwellings with one or more dwellings per lot, two-family dwellings (two attached dwellings), and multi-family dwellings (three or more attached dwellings). The intent of the High Density Residential land use category is to provide for the development of attached, detached, and/or mixed residential uses with a range of densities and housing types. Areas designated High Density are generally more suitable for development at the mid- to high-level of the density range for this category. Site 24 would require a GPA to change its existing Land Use designation from Commercial/Industrial to Public Institutional. The proposed Redlands Regular Meeting of 06-03-25
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General Plan land use designations for all the sites are shown in Figures 3-6a and 3-6b, Proposed General Plan Land Use Designation.
3.5.3 Proposed Zone Change
All the sites would require a zone change to allow for medium and high-density residential development, except for Site 24, which would require a zone change to allow for Public/Institutional land uses. The zone change would allow Site 24 to be more aligned with the site’s current use as a school and surrounding proposed residential land uses. A majority of the sites are currently within the EVCSP (Sites 1-16A) or Concept Plan No. 4 (Sites 17-19) and would be de-annexed from the Specific Plan and zoned either Multiple Family Residential (R-2) or Multiple Family Residential (R-3). The Multiple Family Residential (R-2) zoning designation allows for single and multi-family development with a maximum density of 3,000 square feet (SF) of lot area per dwelling unit, which equates to approximately 15 DU/acre. The Multiple Family Residential (R-3) zoning designation also allows for single-family and multi-family developments with an allowed density of 1,450 SF of lot area per dwelling unit, which equates to approximately 30 DU/acre.
Site 8, located on Iowa Street, would remain in the EVCSP but would require a SPA to modify the zoning of the site from Multi-Family Residential-3000 District to Multi-Family Residential-2500 District. The Multi-Family Residential-2500 District zoning is intended to provide for the development of high-quality apartments on large lots with a maximum density of 15 DU/acre with a minimum of 2,500 SF of lot space for each dwelling unit.
Site 24 would also remain within the EVCSP but would require a SPA to modify the zoning of the site from EV/IC to EV/IP to allow for less intense development more similar to its surrounding proposed residential uses. Sites 20-23 would require a zone change from their current Agriculture (A-1), Single Family Residential (R-1), and Multiple Family Residential (R-2) zoning designations to Multiple Family Residential (R-2) and Multiple Family Residential (R-3) zoning designations. The proposed zoning for all the sites is shown in Figures 3-7a and 3-7b, Proposed Zoning.
3.5.4 Proposed Specific Plan Amendment
A SPA would be required to remove Sites 1 through 16A, except for Site 8, from the EVCSP and return them to base zoning of either Multiple Family Residential (R-2) or Multiple Family Residential (R-3). Site 8 would remain within the EVCSP but would require a SPA to change the zoning for the site from Multi Family Residential 3000-District to Multi Family Residential-2500 District.
3.5.5 Comparison of Approved General Plan Buildout to Proposed Land Uses As detailed in Table 3-3, Comparison of Approved General Plan 2035 Buildout to Proposed Project, buildout of the proposed Project would result in a decrease of 2,057,992.2 SF of planned nonresidential uses and an increase of 2,325 dwelling units compared to buildout under the existing General Plan and zoning designations.
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Table 3-3: Comparison of Approved General Plan 2035 Buildout to Proposed RHNA Rezone Project Land Use Unit
Sites 1-16A Sites 17-24
GP Total Proposed
Total
Proposed
Project minus
Approved GPApproved GP Proposed
Project
Approved
GP
Proposed
Project
CI SF 1,505,651.40 - 151,048.46 - 1,656,699.86 - (1,656,699.86) C SF - - 552,340.80 - 552,340.80 - (552,340.80)
PI SF - - - 151,048.46 - 151,048.46 151,048.46
MDR DU 40 522 10 305 50 827 777
HDR DU - 1143 61 466 61 1609 1,548
Total
Residential
DU 40 1665 71 771 111 2,436 2,325
Total
Nonresidential
SF 1,505,651.40 0 703,389.26 151,048.46 2,209,040.66 151,048.46 (2,057,992.20) The buildout projections listed in Table 3-2, Proposed RHNA Rezone Buildout, are used throughout this Draft Subsequent EIR to estimate the magnitude of development that could likely occur in Redlands upon implementation of the proposed Project to year 2035. Land use calculations are used to estimate the number of dwelling units that could be generated by proposed land uses. These projections are then used to provide a conservative estimate of how much noise, traffic, and other impacts could occur due to these changes.
3.5.6 Infrastructure Improvements
While all of the Rezone sites are surrounded by existing roadways and utilities, roadway and utility improvements may be required to support development of future residential construction within the Project site. Future onsite infrastructure improvements that may be necessary for residential development include storm drains, wastewater, water (potable and reclaimed), and dry utilities that would connect to existing facilities within the Project sites or adjacent to the Project area. Specific infrastructure improvements required to support residential development within the Rezone areas are not known at this time and will not be known until a development project is proposed.
3.6 INTENDED USES OF THE SUBSEQUENT EIR
This Draft Subsequent EIR will serve as the primary source of environmental information for the actions and approvals associated with the Redlands RHNA Rezone In accordance with California Public Resources Code Section 21002.1, the purpose of this Draft Subsequent EIR is to provide the City, serving as the lead agency, information on: the potentially significant environmental impacts that would result from implementation of the Redlands RHNA Rezone; alternatives to the Project; and mitigation measures, which may reduce or avoid any significant effects. This Draft Subsequent EIR will also be used as an informational document by other public agencies, in connection with any approvals or permits necessary for construction and operation of the Redlands RHNA Rezone.
This Draft EIR is intended to serve as a Subsequent EIR, as defined in State CEQA Guidelines Section 15162, for use by the City as lead agency and by responsible agencies as needed. This Draft Subsequent EIR analyzes buildout at a programmatic level of detail, based upon land use changes proposed pursuant to the City of Redlands recently adopted City of Redlands 2021-2029 Housing Element (Housing Element), compared to the buildout of the approved City General Plan.
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In a Program EIR, CEQA allows the general analysis of broad environmental effects of the program, with the acknowledgement that subsequent, project-specific environmental review may be required for particular aspects or portions of the program at the time of project implementation, in accordance with State CEQA Guidelines Section 15168. The Program EIR can be incorporated by reference into subsequently prepared environmental documentation to address issues such as cumulative impacts and growth-inducing impacts, allowing the subsequent documents to focus on new or site-specific impacts pursuant to State CEQA Guidelines Section 15168(d). To assess the potential broad-scale environmental impacts that may result from implementation of the Redlands RHNA Rezone, development assumptions have been made at this time and are described in Table 3-2, Proposed RHNA Rezone Buildout, above.
3.7 DISCRETIONARY APPROVALS AND PERMITS
The City of Redlands has primary approval responsibility for the Project. As such, the City serves as the Lead Agency for this Draft Subsequent EIR pursuant to State CEQA Guidelines Section 15050. The City’s Planning Commission will evaluate this Draft Subsequent EIR and make a recommendation to the City Council whether the Redlands RHNA Rezone Project should be adopted and the Draft Subsequent EIR be certified. The City Council is the decision-making authority for the Project and will consider the Project along with the Planning Commission’s recommendations and will make a final decision to approve, approve with changes, or deny the Project. The City, including the Planning Commission and City Council, will consider the information in this Draft Subsequent EIR and the Project’s administrative record in its decision-making processes. In the event of approval of the Project and certification of the Draft Subsequent EIR, the City would conduct administrative and discretionary review and grant ministerial and discretionary permits and approvals to implement Project requirements, conditions of approval, and future developments within the Project Area. Approval and implementation of the RHNA Rezone Project requires City approval of the following discretionary actions:
City of Redlands
• Adoption of a General Plan Amendment
• Adoption of Specific Plan Amendment(s)
• Approval of a Zone Change
• Certification of the Subsequent EIR.
This Draft Subsequent EIR may be used by various governmental decision-makers for discretionary permits and actions that are necessary or may be requested in connection with implementation of future development projects pursuant to the proposed GPA, zone change, and SPAs. Additional discretionary, administrative and/or ministerial actions may be necessary from other responsible agencies to fully implement the Project.
The state or local agencies that may rely upon the information contained in this Draft Subsequent EIR when considering approval of permits may include, but are not limited to, the following:
• South Coast Air Quality Management District (point source emissions permits) • California Regional Water Quality Control Board (National Pollutant Discharge Elimination System [NPDES] permit)
• State Water Resources Control Board (General Construction Activity Stormwater Permit) • California Department of Transportation (Caltrans) (improvements to intersections and roadway and underpass design modifications, if located within Caltrans jurisdiction) Redlands Regular Meeting of 06-03-25
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Figure 3-6a
Proposed General Plan Land Use
Project Site
Commercial/Industrial
Commercial/Industrial
Medium Density Residential
Park/Golf Courses
High Density Residential
Light Industrial
Public/Institutional
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Proposed General Plan Land Use
Project Site
Commercial
Low Density Residential
Medium Density ResidentialPark/Golf CoursesTransit Village High Density ResidentialAgriculture
Public/Institutional
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Proposed Zoning
Project Site
Commercial Industrial
Specific Plan
Multiple Family Residential
Public Institutional
Administrative
Agricultural
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Figure 3-7b
Proposed Zoning
Project Site
Specific Plan
Single Family Residential
AgriculturalOpen SpaceTransitional
Multi-Family ResidentialPublic Institutional
Commercial
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4. Environmental Setting
The purpose of this section is to provide a “description of the physical environmental conditions in the vicinity of the Project, as they exist at the time the Notice of Preparation (NOP) is published, from both a local and a regional perspective” pursuant to CEQA Guidelines Section 15125(a). In addition to the summary below, detailed environmental setting descriptions are provided in each subsection of Section 5 of this Draft EIR.
4.1 PROJECT LOCATION
The city of Redlands is located near the base of the San Bernardino Mountains in San Bernardino County, approximately 60 miles east of the city of Los Angeles and approximately 45 miles west of the city of Palm Springs. The city is situated along the Interstate 10 (I-10) corridor, which links it with the cities of San Bernardino, Fontana, Ontario, and Los Angeles to the west, and Yucaipa, Beaumont, and Coachella Valley to the east. State Route 210 (SR-210) originates in the city of Redlands and traverses the northwest part of the city, heading north then west towards the cities of Highland and Pasadena (see Figure 3-1, Regional Location).
4.2 PROJECT SITE DESCRIPTION
The City of Redlands Housing Element Regional Housing Needs Allocation (RHNA) includes 196 housing sites.
Of the 196 sites, 23 sites totaling approximately 109.25 acres were identified as requiring future rezone (Rezone sites). The entire Project site including Site 24 (which is not included in the Housing Element) is approximately 116.19 acres. The rezone sites are a subset of the Housing Element Sites Inventory, included in Appendix B of the Housing Element, which represent sites that require rezoning by the City to achieve housing targets. Site 24 is not included in the Housing Element but would require a zone change as part of the Project in order to conform with the existing onsite school use and achieve land use compatibility with the surrounding proposed residential designations. The rezoning of these 24 sites constitutes the proposed Redlands RHNA Rezone Project (“proposed Project”, or “Project”). The 24 sites are broken up into two distinct areas:
• Sites 1 through 16A and Site 24 are in the western portion of the City, approximately 0.75 miles south of the I-10, bordered to the north by Citrus Avenue, the south by Orange Avenue, the west by New Jersey Street, and the east by Kansas Street. These sites are within the East Valley Corridor Specific Plan (EVCSP) which aims to strengthen the local economy, attract major businesses, and result in the orderly and aesthetic development of industrial, commercial, and residential areas. • Sites 17 through 23 are also in the western portion of the City, approximately 1.25 miles northeast of Sites 1 through 16A and 0.32 miles east of SR-210, just south of East San Bernardino Boulevard. The sites are located in North Redlands just north of I-10 and Downtown Redlands.
Regional location and local vicinity maps are provided in Figure 3-1, Regional Location, Figure 3-2, Local Vicinity, Figure 3-3a, Aerial View, and Figure 3-3b, Aerial View, in Section 3.0, Project Description.
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4.3 SURROUNDING LAND USES
Uses surrounding the proposed Rezone sites include single-family residences, multi-family residences, industrial buildings, commercial buildings, and vacant land.
4.4 PHYSICAL ENVIRONMENTAL CONDITIONS
CEQA Guidelines § 15125(a)(1) states that the physical environmental condition in the vicinity of the Project as it existed at the time the EIR’s NOP was released for public review normally be used as the comparative baseline for the EIR. In most cases, this forms the baseline that the impact analysis will use as its starting point.
However, when an agency is evaluating a proposed change to a project that has previously been reviewed under CEQA, the agency must apply CEQA’s standards limiting the scope of subsequent environmental review. (State CEQA Guidelines §15162.) Once an EIR has been certified for a project (such as the General Plan 2035 EIR), the baseline for analyzing proposed changes to that project is adjusted such that the originally approved project is assumed to exist. (Sierra Club v. City of Orange [2008] 163 Cal.App.4th 523, 542-543). Here, the previously approved project is buildout of the City of Redlands General Plan 2035 for the Project sites. Therefore, the baseline for analyzing the changes proposed by the RHNA Rezone is buildout of General Plan 2035. The following sections provide summaries of the environmental conditions for each environmental topic area included in this Drat Subsequent EIR. More information regarding the Project sites’ environmental setting is provided in the specific subsections of EIR Section 5.0, Environmental Analysis.
4.4.1 Agriculture
Regional
Natural resources in San Bernardino County and City of Redlands include agricultural and grazing lands. In 2017, the County had approximately 11,315 acres of Prime Farmland, 5,705 acres of Farmland of Statewide Importance, and 2,585 acres of Unique Farmland (San Bernardino County, 2015a). In 2020, the County had approximately 9,805 acres of Prime farmland, 5,304 acres of Farmland of Statewide Importance, and 2,575 acres of Unique Farmland (DOC, 2020).
Local
The Redlands General Plan EIR describes that, as of 2014, there was approximately 745 acres of Prime Farmland, 142.9 acres of Farmland of Statewide Importance, and 249.3 acres of Unique Farmland (City of Redlands, 2017b). The General Plan EIR projected continued population growth, and areas designated for residential, commercial, and industrial development, would result in the conversion of Prime Farmland, Farmland of Statewide Importance, and Unique Farmland to nonagricultural land use (City of Redlands, 2017b).
Project Site
Portions of the Project site are currently utilized for agricultural production that includes orange groves (Sites 1, 3, 9, 10, 10A, 13, 14, 15, and 15A). The portions of the Project site that are currently utilized for agricultural purposes have an existing General Plan designation of Commercial/Industrial. As shown in Figure
5.1-1, approximately 44.67 acres of the Project site is designated as Prime Farmland. The relevant sites conta
in some small structures and have existing irrigation infrastructure throughout the sites that are used for the existing agricultural use.
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Approved General Plan 2035 Buildout
The Project site is currently planned for either commercial/industrial or residential development. While Site 20 has a zoning designation of Agriculture (A-1), the site has a General Plan Land Use designation of Medium Density Residential (MDR). Thus, all of the parcels included in the proposed Project are planned for future development that would redevelop the existing farmland onsite.
4.4.2 Air Quality
Climate and Meteorology
The Project area is located within the South Coast Air Basin (SCAB, or Basin), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The Basin is a 6,600-square-mile coastal plain bounded by the Pacific Ocean to the southwest and the San Gabriel, San Bernardino, and San Jacinto Mountains to the north and east. The Basin includes the non-desert portions of Los Angeles, Riverside, and San Bernardino counties, and all of Orange County.
The ambient concentrations of air pollutants are determined by the amount of emissions released by sources and the atmosphere’s ability to transport and dilute such emissions. Natural factors that affect transport and dilution include terrain, wind, atmospheric stability, and sunlight. Therefore, existing air quality conditions in the area are determined by such natural factors as topography, meteorology, and climate, in addition to the amount of emissions released by existing air pollutant sources.
Atmospheric conditions such as wind speed, wind direction, and air temperature gradients interact with the physical features of the landscape to determine the movement and dispersal of air pollutants. The topography and climate of Southern California combine to make the Basin an area of high air pollution potential. The Basin is a coastal plain with connecting broad valleys and low hills, bounded by the Pacific Ocean to the west and high mountains around the rest of the perimeter. The general region lies in the semi- permanent high-pressure zone of the eastern Pacific, resulting in a mild climate tempered by cool sea breezes with light average wind speeds. The usually mild climatological pattern is disrupted occasionally by periods of extremely hot weather, winter storms, or Santa Ana winds. During the summer months, a warm air mass frequently descends over the cool, moist marine layer produced by the interaction between the ocean’s surface and the lowest layer of the atmosphere. The warm upper layer forms a cap over the cool marine layer and inhibits the pollutants in the marine layer from dispersing upward. In addition, light winds during the summer further limit ventilation. Furthermore, sunlight triggers the photochemical reactions which produce ozone.
Existing Conditions
The SCAQMD maintains monitoring stations within district boundaries, Source/Receptor Areas (SRAs), that monitor air quality and compliance with associated ambient standards. The City is located within SRA 35, East San Bernardino. The East San Bernardino monitoring station reports air quality statistics for ozone and particulate matter 10 microns in diameter (PM
10). The East San Bernardino Valley monitoring station does not provide information for carbon monoxide (CO), nitrogen dioxide (NO 2), and particulate matter 2.5 microns in diameter (PM 2.5); as such, statistics for these were obtained from the nearest station with data, the Central San Bernardino 2 monitoring station.
In 2023, the federal and State ambient air quality standards (NAAQS and CAAQS) were exceeded on one or more days for ozone at most monitoring locations. No areas of the SCAB exceeded federal or State standards for NO
2, SO2, CO, sulfates, or lead.
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The Project area consists of approximately 116.19 acres of land that is currently a mix of undeveloped or agricultural use properties, and sites developed with residences and industrial storage. Air quality emissions are currently generated by operation of these existing uses and related vehicular trips.
Sensitive Land Uses
Land uses such as schools, children’s daycare centers, hospitals, and convalescent homes are considered to be more sensitive to poor air quality than the general public because the population groups associated with these uses have increased susceptibility to respiratory distress. In addition, residential uses are considered more sensitive to air quality conditions than commercial and industrial uses, because people generally spend longer periods of time at their residences, resulting in greater exposure to ambient air quality conditions.
Recreational land uses are considered moderately sensitive to air pollution. Exercise places a high demand on respiratory functions, which can be impaired by air pollution, even though exposure periods during exercise are generally short. In addition, noticeable air pollution can detract from the enjoyment of recreation. Existing sensitive receptors within and in the vicinity of the Rezone sites consist of residences and schools.
Approved General Plan 2035 Buildout
The operational emissions from buildout of the existing General Plan land use designations of the 24 rezone sites with 1,656,699.86 SF of commercial/industrial uses, 552,340.90 SF of commercial uses, and 111 multi- family dwellings are shown in Table 5.2-6, which identifies that emissions would exceed the SCAQMD numerical thresholds of significance for emissions of VOCs, NOx, CO, PM 10, and PM 2.5.
4.4.3 Cultural Resources
Historic Setting
An asistencia was established in Redlands in 1819 to help facilitate the Mission San Gabriel Arcángel’s control and colonization of the surrounding rancheria. Missionaries instructed Serrano, Gabrielino, and Cahuilla workers to build the Mill Creek Zanja, a 12-mile-long irrigation ditch routing water from Mill Creek to Guachama Rancheria, which served as the area’s first stable water resource. In 1842, the Lugo family, including José del Carmen Lugo, José María Lugo, Vicente Lugo, and Diego Sepulveda, received a land grant, Rancho San Bernardino, which encompassed the San Bernardino and Yucaipa valleys, including present day City of Redlands.
In 1881, E.G. Judson and Frank E. Brown formed the Redlands Water Company and began construction of a water canal to supply future citrus groves. During the development, the pair noticed the red-colored adobe soil and gave the new town its name, Redlands. Three years later, Brown built the Bear Valley Dam and reservoir, securing a steady supply of water for the town and associated citrus groves. With a stable water source and booming railways, the City of Redlands experienced a development boom with the creation of paved streets, sidewalks, sewage, and electricity systems. The City was officially incorporated in 1888. For 75 years, citrus growing was the main economic source for the City. The citrus industry eventually declined and agricultural areas were replaced with subdivisions.
Archaeological Resources
Archaeological sensitivity in the City of Redlands is often related to proximity to the City’s numerous waterways, many of which were constructed to serve as storm water ditches in the 1800s. As shown in Figure
5.3-1, multiple Rezone sites are located in close proximity to the Morey Arroyo. The Morey Arroyo borders Rezone sites 2, 24, 7, 12, and 16 to the south and Site 8 to the north. Site 11 contains a portion of the Morey Redlands Regular Meeting of 06-03-25
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Arroyo in the southern part of the site, within the property line. The Morey Arroyo is a partially improved natural drainage that has been used as a storm water ditch since the 1800s. A portion of the Morey Arroyo (Site 36-029388) was originally recorded in 2014 and an additional portion was recorded in 2018 (McKenna, 2015).
Approved General Plan 2035 Buildout
Buildout of the approved General Plan would result in the development of 1,656,699.86 SF of commercial/industrial uses, 552,340.90 SF of commercial uses, and 111 multi-family dwellings. Similar to the proposed Project, future development pursuant to the General Plan could involve grading, excavation, and other ground disturbing activities to previously undisturbed depths, which could result in inadvertent discovery of buried archaeological resources.
4.4.4 Energy
Electricity
The Southern California Edison Company (SCE) is the electrical purveyor in the City of Redlands. SCE provides electricity service to more than 14 million people in a 50,000 square-mile area of central, coastal and Southern California. California utilities are experiencing increasing demands that require modernization of the electric distribution grid to, among other things, accommodate two-way flows of electricity and increase the grid's capacity. SCE is in the process of implementing infrastructure upgrades to ensure the ability to meet future demands. In addition, as described by the Edison International 2023 Annual Report, the SCE electrical grid modernization effort supports implementation of California Senate Bill 32 that requires the State to cut greenhouse gas emissions 40 percent below 1990 levels by 2030 and 80 percent from the same baseline by 2050 in order to help achieve carbon neutrality by 2045. The Report describes that in 2024, approximately 44% of power that SCE delivered to customers came from carbon-free resources (SCE, 2024).
The Project site is currently served by the electricity distribution systems that exist along the roadways throughout the RHNA area.
Natural Gas
The Southern California Gas Company (SoCalGas) is the natural gas purveyor in the City of Redlands and is the principal distributor of natural gas in Southern California. SoCalGas estimates that gas demand will decline at an annual rate of two percent each year through 2040 due to modest economic growth, mandated energy efficiency standards and programs, renewable electricity goals, and conservation savings linked to advanced metering infrastructure. The gas supply available to SoCalGas is regionally diverse and includes supplies from California sources (onshore and offshore), Southwestern U.S. supply sources, the Rocky Mountains, and Canada. SoCalGas designs its facilities and supplies to provide continuous service during extreme peak demands and has identified the ability to meet peak demands through 2040 in its 2024 report (CGEU, 2024).
The Rezone sites are currently served by the natural gas distribution system that exists within the roadways throughout the RHNA area.
Approved General Plan 2035 Buildout
Buildout of the approved General Plan would result in the development of 1,656,699.86 SF of commercial/industrial uses, 552,340.90 SF of commercial uses, and 111 multi-family dwellings. This would Redlands Regular Meeting of 06-03-25
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result in the annual consumption of 4,330,815 gallons of fuel per year from traffic, 31,062,419 kBTU of natural gas per year, and 19,869,824 kWh of energy per year.
4.4.5 Greenhouse Gases
Sites 1 through 16A and 24 are located south of Citrus Avenue. Many of these sites are vacant or are being used for agricultural purposes; however, a few sites contain single-family residences, and others are used for industrial storage. Sites 17 through 23 are located 0.25 miles east of SR-210, just south of West San Bernardino Avenue. These sites are currently vacant and covered with non-native grasses. No activities other than occasional disking occur. The existing GHG emissions from the Project site are limited due to the limited development of the area. The existing primary GHG emissions in the Project site area are from on-road transportation, building energy, and waste.
Approved General Plan 2035 Buildout
Buildout of the approved General Plan would result in the development of 1,656,699.86 SF of commercial/industrial uses, 552,340.90 SF of commercial uses, and 111 multi-family dwellings. This would generate approximately 46,446.76 MT per year of CO2e or18.16 CO2e per service population.
4.4.6 Land Use and Planning
The City of Redlands General Plan currently designates the subject sites as Commercial/Industrial (CI), Commercial (C), Medium Density Residential (MDR), and High Density Residential (HDR). Figure 3-4a, Existing General Plan Land Use, and Figure 3-4b, Existing General Plan Land Use, in Section 3.0, Project Description , show the existing General Plan land use designations.
The subject sites currently have zoning designations of Commercial Industrial (EV/IC), Concept Plan 4 (CP-4), Agriculture (A-1), Single family Residential (R-1) and Multiple Family Residential (R-2). Figures 3-5a, Existing Zoning, and 3-5b, Existing Zoning , show the existing zoning designations for the Rezone sites. Table 3-1, Existing General Plan Buildout, shows the existing General Plan land use and zoning designations for each Rezone site and the potential buildout of each site pursuant to buildout of the existing General Plan.
4.4.7 Noise
Sensitive Receptors
Noise sensitive receptors are generally defined as locations where people reside or where the presence of unwanted sound could otherwise adversely affect the use of the land. Noise-sensitive land uses are generally considered to include: residences, schools, hospitals, and recreation areas. Sensitive receptors are located throughout and adjacent to the Project site.
The background ambient noise level in the areas around the proposed Rezone sites is dominated by the transportation-related noise associated with surface streets. The volume of noise is dependent on the traffic volumes and structures, such as walls, that are located between streets and sensitive receptors.
Airports
The nearest airports to the proposed Project site are San Bernardino International Airport, approximately
2.5 miles to the northwest of Site 17, and Redlands Municipal Airport, approximately 1.85 miles northeast of Site 23. Site 23 is the only Rezone Site within airport compatibility Zone D for the Redlands Municipal Airport (City of Redlands, 2017b, p. 3.7-2). Neither of these sites are within the modeled noise contours for Redlands Regular Meeting of 06-03-25
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the Redlands Municipal Airport (City of Redlands, 2017b, Figure 3.12-3) or San Bernardino International Airport according to the 2017 Existing CNEL Contours and Generalized Land Uses for San Bernardino International Airport included within the Final Environmental Assessment for Eastgate Air Cargo Facility (San Bernardino County, 2020). Thus, the proposed Rezone sites are not subject to excessive noise levels from airport operations.
Existing Vibration
Aside from periodic construction work that may occur in the vicinity of the proposed Rezone sites, other sources of groundborne vibration include heavy-duty trucks on area roadways related to the existing urban uses throughout the City. Trucks traveling at a distance of 50 feet typically generate groundborne vibration velocity levels of around 63 VdB (approximately 0.006 in/sec PPV) and could reach 72 VdB (approximately
0.016 in/sec PPV) when trucks pass over bumps in the road (FTA, 2006).
Approved General Plan 2035 Buildout
Buildout of the approved General Plan would result in the development of 1,656,699.86 SF of commercial/industrial uses, 552,340.90 SF of commercial uses, and 111 multi-family dwellings. Similar to the proposed Project, construction activity would be required to comply with Section 8.06.090(F) of the City’s Municipal Code allows construction noise to exceed the City noise standards provided that construction activities occur between 7:00 a.m. and 6:00 p.m., Monday through Saturday, and not on Sundays and Federal holidays. However, the City construction noise standards do not provide any limits to the noise levels that may be created from construction activities and, even with adherence to the City standards, the resultant construction noise levels may result in a significant substantial temporary noise increase to the nearby residents. The development of new commercial and industrial uses pursuant to the General Plan may generate noise levels that exceed the City’s maximum exterior and interior limit due to the establishment of new stationary noise sources. New projects developed under the proposed General Plan would be subject to the City’s noise ordinance.
4.4.8 Population and Housing
Population
The California Department of Finance (DOF) estimates that the City of Redlands population is 72,696, representing approximately 3.3 percent of the County’s total population (DOF, 2024). The Southern California Association of Governments (SCAG) estimates that the City will have a population increase of
18.0 percent between 2019 and 2050, and the County will have population growth rate of over 20.6 percent over the same period. Table 5.8-2, in Section 5.8, Population and Housing , provides population figures for the City of Redlands and the County in 2019, and SCAG projections for year 2050.
Housing and Households
The DOF estimates that there were 28,139 housing units in Redlands in 2023, which is 3.7 percent of the County total. The City’s housing stock is about 64 percent single-family residential and is estimated to be
94.9 percent occupied. The DOF estimated persons per household is 2.62 (DOF, 2024).
According to SCAG’s Connect SoCal 2024-2050 RTP/SCS, the City of Redlands is projected to add approximately 5,600 households by 2050. This averages approximately 224 new households annually through 2050(SCAG, 2024).
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Employment
According to SCAG’s 2024-2050 RTP/SCS, the number of jobs within the City is projected to increase from 49,400 jobs in 2019 to 60,100 jobs in 2050. This represents an increase of over 21 percent, and an average of 345 jobs annually through the year 2050.
The SCAG 2019 Local Profile for Redlands identifies that 22.5 percent of Redlands residents work and live in the City, while 77.5 percent commute to other places. Of the commuters residing in Redlands, the largest percentage commute to the City of San Bernardino (15.3 percent), Loma Linda (7.5 percent), Riverside (5.6 percent), and Los Angeles (3.8 percent) (SCAG, 2019).
Jobs – Housing Balance
The SCAG considers an area balanced when the jobs-housing ratio is 1.36; communities with more than 1.36 jobs per dwelling unit are considered “jobs rich,” meaning that more employment opportunities are provided than housing in the area, and those with fewer than 1.36 are “housing rich,” meaning that more housing is provided than employment opportunities in the area (SCAG, 2004).
Approved General Plan 2035 Buildout
Buildout of the approved General Plan would result in the development of 1,656,699.86 SF of commercial/industrial uses, 552,340.90 SF of commercial uses, and 111 multi-family dwellings. This would result in the generation of 2,263 jobs and 294 residents according to the General Plan EIR growth induction rate shown on Table 2.3-6 (City of Redlands, 2008).
4.4.9 Public Services
Redlands Fire Department
The Redlands Fire Department (RFD) provides services including fire prevention and suppression, emergency medical services, technical rescue, and hazardous materials response to the city of Redlands including the Project area.
According to the Redlands General Plan EIR, the RFD recognizes two response time standards. The first is from the National Fire Protection Association (NFPA), which recommends that the first unit arrive within four minutes 90 percent of the time. The second is a more lenient goal of arriving within seven minutes 90 percent of the time, as recommended by the 2008 High-Level Fire Department Review for the RFD. According to the City of Redlands, the current 90 percent response time is eight and a half minutes, which is over twice the NFPA standard and one and a half minutes slower than the more lenient guideline. In 2023, the RFD received 14,757 calls for service and had 71,776 residents, which results in 0.21 calls per resident (California Department of Finance, 2024).
The Project area would be served by four fire stations as shown in Table 5.9-1 and on Figure 5.9-1 in Section
5.9, Public Services. The City currently has plans to relocate Station 264 based on the annual increase in calls for service and location of service needed. RFD is also in the beginning stages of a planned capital improvement project that would include the construction of two new fire stations within the City. The specifications and locations of those stations are not known at this time (Appendix I).
Redlands Police Department
Public safety services in the City, including the Rezone sites, are provided by the Redlands Police Department (RPD). RPD’s main police station is located at 1270 West Park Avenue within the boundaries of the New Redlands Regular Meeting of 06-03-25
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York Street/Esri Transit Village. The Police Department personnel is made up of approximately 46 sworn officers and five full and part-time civilians, resulting in a service level of 0.54 officers per 1,000 residents.
Based on existing staffing levels, RPD estimates response times to Sites 1 through 16A and 24 are 13 minutes and 47 seconds for Priority 1 police service calls and 9 minutes and 44 seconds for Priority 2 police service calls. The RPD estimates a response time of 11 minutes and 22 seconds for Priority 1 police service calls and 14 minutes and 21 seconds for Priority 2 police service calls for Sites 17 through 23 (Appendix I).
School Services
The City, including the Project site, is within the Redlands Unified School District (RUSD). The RUSD has 16 elementary school (grades K-5), four middle schools (grades 6-8), three comprehensive high schools (grades 9-12), an alternative high school, an independent study program, home education leaning program, and a K-12 online academy (City of Redlands, 2017b). Current enrollment is approximately 19,773 students (RUSD, n.d., a).
Approved General Plan 2035 Buildout
Buildout of the approved General Plan would result in the development of 1,656,699.86 SF of commercial/industrial uses, 552,340.90 SF of commercial uses, and 111 multi-family dwellings. As discussed in Section 5.8, Population and Housing , this would result in the generation of 2,263 employees and 294 new residences in the City. Similar to the proposed Project, implementing projects of the General Plan would be required to pay Development Impacts Fees which would go towards the maintenance and expansion of service facilities such as police and fire stations to ensure that acceptable levels of service are met.
4.4.10 Transportation
Existing Roadways
Table 5.10-1, Existing Major Roadway Characteristics Within the Project Area, shows the roadway characteristics that are observed within the Project area. Roadways within the Project area include:
• Citrus Avenue – Collector
• Nevada Street – Minor Arterial
• Orange Avenue – Collector
• Iowa Street – Collector
• Alabama Street – Major Arterial
• Orange Street – Minor Arterial
• Texas Street – Minor Arterial
• New York Street – Collector
• Pennsylvania Avenue – Collector
• Lugonia Avenue – Major/Minor Arterial
• San Bernardino Avenue – Major/Minor Arterial
Existing Transit Service
The Project area is served by bus service via Omnitrans, which serves the San Bernardino Valley. Omnitrans Route 8 connects San Bernardino and Yucaipa via Loma Linda, Redlands, and Mentone, including the Project area, with buses running every 60 minutes Monday through Sunday, and has stops along Redlands Boulevard and Lugonia Avenue. Omnitrans Route 15 serves the cities of Fontana and Redlands (including the Project area) via San Bernardino and Rialto, with buses running every 60 minutes Monday through Sunday, and has Redlands Regular Meeting of 06-03-25
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stops along Orange Street, Redlands Boulevard, and Eureka Street. Omnitrans Route 19 provides service between Fontana, the San Bernardino Transit Center, and Yucaipa. Route 19 has stops at the Redlands Mall and has buses running every 60 minutes, Monday through Sunday.
Furthermore, the San Bernardino County Transportation Authority’s (SBCTA) Arrow line connects the city of Redlands to the city of San Bernardino and provides further direct rail trips once a day to the city of Los Angeles.
During morning and afternoon peak commute hours, trains operate every 30 minutes. During non-commute or off-peak hours, trains operate every 60 minutes. Services start at 5 a.m. and run until 10 p.m. In addition to standard passenger rail service, the Metrolink Express train will be extended to serve the Redlands – Downtown Station with limited stop service to and from Los Angeles during peak commute hours.
Existing Bicycle and Pedestrian Facilities
Within the Project site area, Citrus Avenue, Alabama Street, East Pennsylvania Avenue, and West San Bernardino Avenue contain bicycle lanes. The Orange Blossom Trail, a paved walking and cycling path, is located approximately 150 feet north of Site-16 along the northern edge of the drainage channel just north of Citrus Avenue.
Generally, throughout the Project area, sidewalks are provided on both sides of the street. West San Bernardino Avenue currently lacks sidewalks on some segments near I-210. In addition, multiple segments of Texas Street, Orange Street, Citrus Avenue, Nevada Street, Iowa Street, and Alabama Street lack sidewalks.
Approved General Plan 2035 Buildout
Buildout of the approved General Plan would result in the development of 1,656,699.86 SF of commercial/industrial uses, 552,340.90 SF of commercial uses, and 111 multi-family dwellings. Buildout based on existing General Plan land use designations would result in 45,792 trips.
4.4.11 Tribal Cultural Resources
Native American Tribes
The Project site is within a region where the traditional use territories of the Serrano, Cahuilla, and Gabrielino meet. These three cultural groups spoke languages belonging to the Takic branch of the Shoshonean family, a part of the larger Uto-Aztecan language stock.
Serrano
The Serrano people once occupied the Mountain, North Desert, and East Desert Regions of present-day San Bernardino County. Mainly due to the inland territory that the Serrano occupied beyond Cajon Pass, contact between Serrano and Europeans was minimal. As early as 1790, some Serrano people were drawn into mission life. After a failed attack of the Mission San Gabriel in 1811, some Serrano people relocated to Morongo with the Cahuilla tribe. Others followed the Serrano leader Santos Manuel toward the San Bernardino County valley floors and eventually settled to become the San Manuel Band of Mission Indians Reservation.
Cahuilla
The eastern portion of the Valley Region, the southeastern part of the Mountain Region, and the southern portion of the East Desert Region of San Bernardino County were once home to the Cahuilla people. It is Redlands Regular Meeting of 06-03-25
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thought that the Cahuilla migrated to southern California approximately 2,000 to 3,000 years ago with related sociolinguistic groups, most likely from the southern Sierra Nevada Mountain ranges. The Cahuilla settled in a territory that extended from the present-day city of Riverside to the central portion of the Salton Sea in the Colorado Desert, and from the San Jacinto Valley to the San Bernardino Mountains.
Gabrielino
The Gabrielino historically occupied the southwestern portion of San Bernardino County, including the Valley Region. The name Gabrielino denotes the people who were under the control of the Spanish from Mission San Gabriel, which included people from the Gabrielino proper as well as other social groups. Many contemporary Gabrielino identify themselves as descendants of the indigenous people living across the plains of the Los Angeles Basin and use the native term Tongva. Historic-era Tongva settlements in the San Bernardino Valley were primarily located at the base of the foothills and along perennial watercourses.
Approved General Plan 2035 Buildout
Buildout of the approved General Plan would result in the development of 1,656,699.86 SF of commercial/industrial uses, 552,340.90 SF of commercial uses, and 111 multi-family dwellings. Similar to the proposed Project, future development pursuant to the General Plan could involve grading, excavation, and other ground disturbing activities to previously undisturbed depths, which could result in inadvertent discovery of buried tribal cultural resources.
4.4.12 Utilities and Service Systems
Water Supply
The Project site is located within the water service area of the City of Redlands Municipal Utilities and Engineering Department (MUED), which provides retail water service to the majority of the City of Redlands, a portion of the City of Loma Linda, and unincorporated areas of the Donut Hole (an area in unincorporated San Bernardino County surrounded by Redlands), Mentone, and most of Crafton.
The City of Redlands participates in the Upper Santa Ana River Watershed Integrated Regional Urban Water Management Plan (IRUWMP). The IRUWMP is a tool that provides a summary of anticipated supplies and demands for the years 2020 to 2045 within the Valley Region of San Bernardino County, including various incorporated cities such as the City of Redlands.
Supply and Demand – MUED
The MUED utilizes four primary sources for drinking water supply: groundwater, surface water, imported water, and recycled water. The MUED’s water supply is a combination of groundwater from the Bunker Hill Subbasin; groundwater from the Yucaipa Subbasin; surface water from the Santa Ana River; surface water from Mill Creek; imported water from the State Water Project (SWP); and recycled water. As shown on Table 5.12-1 in Section 5.12, Utilities and Service Systems, in 2020 the MUED obtained the majority of its water supply from the Bunker Hill Subbasin.
As shown in Table 5.12-2, the 2020 IRUWMP estimates that water supplies in the future are anticipated to be obtained through a similar mix of surface water, groundwater, and purchased or imported water. The 2020 IRUWMP anticipates that the MUED’s water supply will increase from 31,039 AF in 2025 to 35,544 AF in 2045 (increase of 4,505 AFY) to meet MUED’s anticipated growth in water demands.
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The 2035 projections anticipate that 60.2 percent of supply would be from the groundwater sources, 31.4 percent from surface water, 2.0 percent from imported/purchased sources, and 6.3 percent from recycled water. The IRUWMP also describes that there has been a historical trend associated with drier years and an increase in water use among agencies. Conservation efforts have proven to be effective in decreasing water use in dry years. Additionally, according to the IRUWMP, MUED has adequate supplies to serve 100 percent of its customers during normal, dry year, and multiple dry year demand through 2045 with projected population increases and accompanying increases in water demand (San Bernardino Valley Water Conservation District, 2021).
Groundwater
The Redlands MUED extracts groundwater from the Bunker Hill Subbasin (also known as San Bernardino Basin or SBB) and Yucaipa Subbasin. Extractions from both basins include potable and non-potable water.
In 2020, Redlands MUED extracted 13,619 AF of groundwater from the Bunker Hill Subbasin and 297 AF from the Yucaipa Subbasin. The City of Redlands uses 15 wells that pump directly into the system or into reservoirs (San Bernardino Valley Water Conservation District, 2021).
Purchased or Imported Water
Imported water from the SWP is available for the MUED to purchase when needed. The MUED has purchased supplemental water from the SWP only in years when surface water flows have not been able to meet demands and on occasion when surface water supplies are turbid and require blending or for other operational purposes. The MUED contributes to regional efforts to recharge the Bunker Hill groundwater basin with SWP water and local surface water in wet years when available so that storage is available for use in dry years when other supplies may be limited (San Bernardino Valley Water Conservation District, 2021).
Surface Water
The MUED receives water from the Mill Creek watershed and the Santa Ana River watershed. Water from the Mill Creek watershed is treated at Henry Tate Surface Water Treatment Plant. Water from the Santa Ana River watershed is treated at the Horace P. Hinckley Surface Water Treatment Plant. The MUED has ownership in a variety of private and mutual water companies to supply water to the City’s Tate and Hinckley Surface Water Treatment Plants (San Bernardino Valley Water Conservation District, 2021).
Recycled Water
The City’s Wastewater Treatment Plant has the capability of treating 7.2 million gallons per day (mgd) of wastewater to a Title 22 Recycled Water level. The City’s recycled water customers include SCE, a landfill, and recycled/non-potable water customers. SCE uses recycled water for its Mountain View Power Plant and recycled water customers use recycled water for irrigation (San Bernardino Valley Water Conservation District, 2021).
Water Infrastructure
The City’s water treatment plants include the Henry Tate Water Treatment Plant and the Horace Hinckley Surface Water Treatment Plant. The Henry Tate Water Treatment Plant is a conventional water treatment plant built in 1967. These facilities treat surface water and groundwater to meet drinking water standards.
The design capacity of the Tate plant is 20 million gallons per day (mgd). The City added enhancements to the Tate WTP to provide more water supply reliability by allowing State Water Project water to be mixed with Mill Creek water for treatment. The Horace Hinckley Surface Water Treatment Plant started operation in 1987 and has a permitted capacity of 14.5 mgd. The 10-year average flow (up to and including 2016) Redlands Regular Meeting of 06-03-25
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is 6,363 AF at the Henry Tate Plant, and 6,697 AF at the Horace Hinckley Plant. Roads adjacent to the Project site contain a network of water lines from 1 to 36-inches in diameter, which operate within capacity for existing development within the Project area. The City of Redlands maintains approximately 400 miles of pipeline with over 21,500 metered connections that serve potable water (City of Redlands, n.d.).
Approved General Plan Buildout Water Demand
Within the Project site, there are currently 111 planned dwelling units and approximately 2,209,041 square feet of planned non-residential development. Residential uses comprise approximately 29 percent of the water demand in the Project area and non-residential uses comprise approximately 71 percent of the water demand. Buildout of the Project area according to the current General Plan would have an annual water usage of approximately 211 AF (Fuscoe Engineering, Inc., 2024a).
Approved General Plan Buildout Water Demand
Within the Project site, there are currently 111 planned dwelling units and approximately 2,209,041 SF of planned non-residential development. Residential uses comprise approximately 29 percent of the water demand in the Project area and non-residential uses comprise approximately 71 percent of the water demand. Buildout of the Project area according to the current General Plan would have an annual water usage of approximately 211 AF (Appendix G).
Wastewater
Sewer service throughout the Project sites are provided by the City of Redlands. The City’s Wastewater Treatment Plant (WWTP) is located on the south side of the Santa Ana River Wash at Nevada Street. The City’s WWTP has the capacity to treat up to 9.5 mgd. The City’s WWTP includes two treatment systems: a membrane bioreactor with a capacity of 6.0 mgd for producing recycled water, and an activated sludge process with a capacity of 3.5 mgd. The plant’s total permitted annual average flow is 9.5 mgd and has an average daily flow around 6 mgd (Fuscoe Engineering, Inc., 2024b).
In 2020, 6,620 AF of wastewater was treated at the City’s WWTP. In 2020, 3,813 AF were treated to a secondary level and released to spreading basins east of the City’s WWTP for percolation into the Bunker Hill groundwater basin, while 1,806 acre feet was treated to a tertiary level and distributed as recycled water (San Bernardino Valley Water Conservation District, 2021).
The wastewater system has one lift station that serves the western-most portion of the city south of Interstate 10 (I-10). The collections system in the City of Redlands consists of approximately 245 miles of pipelines.
Wastewater pipelines range from 6-inches to 48-inches in diameter.
Approved General Plan Buildout Wastewater Generation
Within the Project site, there are currently 111 planned dwelling units and approximately 2,209,041 SF of planned non-residential development. Buildout of the Project area according to the current General Plan would have an annual wastewater generation of approximately 358 AFY (Appendix H).
Stormwater
The City of Redlands’s stormwater drainage system serves an area of approximately 37 square miles. The Downtown stormwater drainage system is composed of reinforced concrete pipe (RCP) and corrugated metal pipe (CMP) with diameters ranging from 8 inches to 96 inches, box culverts, covered rubble rock and concrete channels, and concrete and natural drains. Stormwater runoff from the City’s drainage systems flows by Redlands Regular Meeting of 06-03-25
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gravity into the Mission Channel, Morrey Arroyo Creek, and San Timoteo Canyon, and discharges to the Santa Ana River (City of Redlands, 2017b).
Drainage throughout the City is generally from east to west to one of two main existing major stormwater drainage facilities. The city is divided into five main watersheds: Mission Zanja, Reservoir Canyon, Downtown, North Redlands along the Santa Ana River, and South Redlands along the San Timoteo Channel. Sites 1-16A and 24 are located within the South City subwatershed and Sites 17-23 are located within the North City subwatershed. The North City area contains both open channel and subsurface storm drain facilities. The facilities located within the North City generally drain to the Santa Ana River. South City contains both open channel and subsurface storm drain facilities. The facilities generally drain to Mission Creek, south of Citrus Avenue/West State Street.
Approved General Plan Buildout Stormwater Drainage
Within the Project site, there are currently 111 planned dwelling units and approximately 2,209,041 SF of planned non-residential development. Similar to the proposed Project, buildout of the approved General Plan would result in an increase in impervious surface area. Stormwater drainage improvements would be evaluated on a project-by-project basis as development occurs pursuant to the General Plan. Implementation of development projects pursuant to the General Plan would increase the intensity of development within the City, and future site-specific development projects would install onsite stormwater drainage infrastructure and new connections to the existing stormwater drainage system.
4.5 REFERENCES
California Department of Conservation (DOC). (2022). California Important Farmland Finder . https://maps.conservation.ca.gov/DLRP/CIFF/
California Department of Finance (DOF). (2024). E-5 Population and Housing Estimates for Cities, Counties, and the State, January 2021-2024 with 2020 Benchmark. Retrieved July 20, 2024, from https://dof.ca.gov/forecasting/demographics/estimates/e-5-population-and-housing-estimates- for-cities-counties-and-the-state-2020-2024/
California Gas and Electric Utilities (CGEU). (2024). 2024 California Gas Report. Retrieved July 20, 2024, from https://www.socalgas.com/sites/default/files/2024-California-Gas-Report-Final.pdf City of Redlands. (2017a). Redlands General Plan 2035. Retrieved July 2, 2024, from https://www.cityofredlands.org/post/planning-division-general-plan City of Redlands. (2017b). City of Redlands General Plan Update and Climate Action Plan Environmental Impact Report. Retrieved July 2, 2024, from https://www.cityofredlands.org/sites/main/files/file- attachments/redlands_deir_compiled_lo_071917_0.pdf?1554321669 City of Redlands. (2024). City of Redlands Municipal Code. Retrieved July 2, 2024, from https://codelibrary.amlegal.com/codes/redlandsca/latest/redlands_ca/0-0-0-1 City of Redlands. (n.d.). Utilities. https://www.cityofredlands.org/utilities-0 Southern California Edison (SCE). (2024). Edison International 2023 Annual Report. Retrieved October 10, 2024, from https://www.edison.com/investors/financial-reports-information/annual-reports EPD Solutions, Inc. (2022). Redlands General Plan Transit Villages District and Specific Plan Project Draft Environmental Impact Report. Retrieved July 2, 2024, from https://ceqanet.opr.ca.gov/2021080622/2
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Federal Transit Administration (FTA). (2006). Transit Noise and Vibration Impact Assessment. https://docs.vcrma.org/images/pdf/planning/ceqa/FTA_Noise_and_Vibration_Manual.pdf Fuscoe Engineering, Inc. (2024a). Redlands RHNA Rezone Water Supply Assessment. (Appendix G) Fuscoe Engineering, Inc. (2024b). Redlands RHNA Rezone Proposed Conditions Infrastructure Report for Water and Sewer. (Appendix H)
McKenna, Jeanette A. (2015). California Historical Resources Inventory site record, 36-029388 . On file, South Central Coastal Information Center, California State University, Fullerton.
San Bernardino County. (2020). HZ-9 Airport Safety & Planning Areas [map]. https://www.arcgis.com/apps/webappviewer/index.html?id=5dc02b81369c49c9a1947aedfc3 00a45
San Bernardino Valley Water Conservation District. (2021 ). 2020 Upper Santa Ana River Watershed Integrated Regional Urban Water Management Plan.
https://www.cityofredlands.org/sites/main/files/file-
attachments/part_2_chapter_4_redlands_2020_uwmp.pdf?1622145365 SCAG. (2024) Connect SoCal 2024 Demographics and Growth Forecast Technical Report. https://scag.ca.gov/sites/main/files/file-attachments/23-2987-tr-demographics-growth-forecast- final-040424.pdf?171226183
SCAG. (2019). Profile of the City of Redlands . https://scag.ca.gov/sites/main/files/file- attachments/redlands_localprofile.pdf?1606014831
Southern California Edison (SCE). (2024). Reliability. http://sce.com/wps/portal/home/about-us/reliability.
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5. Environmental Impact Analysis
This section focuses on evaluating the potential for significant environmental effects from the proposed Project, which is described in Section 3.0, Project Description . This section describes the existing physical environmental setting (also referred to as the “baseline”) for each environmental topic, and the impacts that would result from implementation of proposed Project. Existing federal, State, and local regulations would shape how the proposed Project is implemented, and provide requirements for avoiding and reducing environmental impacts. Thus, a discussion of relevant regulations, plans, programs, and policies pertinent to each environmental issue addressed in each environmental topic section is provided. Additionally, as necessary, feasible mitigation measures are identified to reduce the significant impacts of the proposed Project.
As described in Section 2.0, Introduction, the City of Redlands (City) General Plan 2035 was adopted in December 2017, and the General Plan EIR was certified in July 2017 (State Clearinghouse Number 2016081041). The General Plan EIR included standard regulations and General Plan policies that apply to development projects within the City.
ENVIRONMENTAL TOPICS
The subsections in this chapter analyze the following environmental topics:
5.1 Agricultural Resources 5.8 Population and Housin g
5.2 Air Qualit y 5.9 Public Services
5.3 Cultural Resources 5.10 Transportation
5.4 Energy 5.11 Tribal Cultural Resources
5.5 Greenhouse Gas Emissions 5.12 Utilities and Service S ystems
5.6 Land Use and Plannin g 5.13 Mandatory Findings of Si gnificance
5.7 Noise
This Programmatic Subsequent EIR evaluates the impacts resulting from buildout pursuant to the proposed Project, as compared to buildout of the General Plan 2035. Under CEQA, EIRs are intended to focus their discussion on significant environmental impacts of a project on the environment and may limit discussion of other impacts to a brief explanation of why the impacts are not significant. The Initial Study and Notice of Preparation (IS/NOP) that was prepared for the proposed Project (included as Appendix A) and the responses received were used to help determine the scope of the environmental issues to be addressed in this Subsequent EIR. Consistent with CEQA Guidelines Section 15128, issues considered potentially significant in the Initial Study are addressed in this Subsequent EIR.
Issues areas that would not be potentially impacted by the proposed Project or where mitigation measures included in the Initial Study would reduce impacts to a less-than-significant level (this includes aesthetics, biological resources, geology & soils, hazards & hazardous materials, hydrology & water quality, mineral resources, recreation, and wildfire), are not addressed beyond the discussion contained in Section 2.4, Subsequent EIR Scope and Content, and Section 5.13, Mandatory Findings of Significance .
FORMAT OF ENVIRONMENTAL TOPIC SECTIONS
Each environmental topic section generally includes the following main subsections:
• Regulatory Setting: This subsection describes applicable federal, State, and local plans, policies, and regulations that the proposed Project must address, and will shape its implementation.
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• Existing Conditions: This subsection describes the existing physical environmental conditions (environmental baseline) related to the environmental topic being analyzed. • Thresholds of Significance: This subsection sets forth the thresholds of significance (significance criteria) used to determine whether impacts are “significant.”
• Methodology: This subsection provides a description of the methods used to analyze the impact and determine whether it would be significant or less than significant. • Environmental Impacts: This subsection provides an analysis of the impact statements for each identified significance threshold. The analysis of each impact statement is organized as follows:
o A statement of the CEQA threshold being analyzed.
o The EIR’s conclusion as to the significance of the impact. o An impact assessment that evaluates the changes to the physical environment that would result from proposed Project.
o An identification of significance comparing identified impacts of the proposed Project to the significance threshold with implementation of any existing regulations, prior to implementation of any required mitigation.
o A discussion of potential cumulative impacts that could occur from implementation of the proposed Project and other cumulative projects.
o A list of any existing regulations that reduce potential impacts. o For each impact determined to be potentially significant, feasible mitigation measure(s) to be implemented are provided. Mitigation measures include enforceable actions to:
avoid a significant impact;
minimize the severity of a significant impact;
rectify an impact by repairing, rehabilitating, or restoring the effected physical environment; reduce or eliminate the impact over time through preservation and/or maintenance operations during the life of the proposed Project; and/or
compensating for the impact by replacing or providing substitute resources or environmental conditions.
o Actions to be taken to ensure effective implementation of required mitigation measures.
ENVIRONMENTAL SETTING/BASELINE
The environmental setting is normally the existing conditions at the time the CEQA analysis begins (CEQA Guidelines Section 15125). In most cases, this forms the baseline that the impact analysis will use as its starting point. However, when an agency is evaluating a proposed change to a project that has previously been reviewed under CEQA, the agency must apply CEQA’s standards limiting the scope of subsequent environmental review. (State CEQA Guidelines §15162.) Once an EIR has been certified for a project (such as the General Plan 2035 EIR), the baseline for analyzing proposed changes to that project is adjusted such that the originally approved project is assumed to exist. ( Sierra Club v. City of Orange [2008] 163 Cal.App.4th 523, 542-543). Here, the previously approved project is buildout of the City of Redlands General Plan 2035 for the Project sites. Therefore, the baseline for analyzing the changes proposed by the RHNA Rezone is buildout of General Plan 2035.
The current (2024) physical setting of the Project site and adjacent lands remains largely the same as those that existed in 2017 when the General Plan EIR was certified. CEQA Guidelines Section 15125 states that “An EIR must include a description of the physical environmental conditions in the vicinity of the project, as they exist at the time the notice of preparation is published, or if no notice of preparation is published, at the time the environmental analysis is commenced, from both a local and regional perspective. The Redlands Regular Meeting of 06-03-25
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environmental setting will normally constitute the baseline physical conditions by which a lead agency determines whether an impact is significant. The description of the environmental setting shall be no longer than is necessary to gain an understanding of the significant effects of the proposed project and its alternatives.”
The CEQA Guidelines and case law recognize that the date for establishing an environmental baseline cannot be rigid (see CEQA Guidelines Sections 15146, 15151, and 15204). In some instances, information is presented in the environmental setting that differs from the precise time of the NOP. This information is considered representative of baseline conditions. Furthermore, environmental conditions may vary from year to year, and in some cases, it is necessary to consider conditions over a range of time periods. The intent of this Draft Subsequent EIR is to provide a conservative analysis that identifies the reasonable maximum potential impact. Thus, this Draft Subsequent EIR provides both conditions from buildout pursuant to the General Plan and current conditions for certain topics, such as the 2021-2023 ambient air quality conditions provided in Section 5.2, Air Quality. Although the Subsequent EIR describes current conditions for certain topics, the applicable baseline for the Project is buildout pursuant to the existing General Plan designations.
The NOP prepared for the proposed Project was distributed on July 1, 2024, for a 30-day public review and comment period that ended on July 31, 2024. The baseline conditions relevant to the environmental issues being analyzed are described within Section 4.0, Environmental Setting, and within each subsection of this section.
THRESHOLDS OF SIGNIFICANCE/SIGNIFICANCE CRITERIA
CEQA Guidelines Section 15382 defines a significant effect on the environment as “a substantial, or potentially substantial, adverse change in any of the physical conditions within the area affected by the project, including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic significance.
An economic or social change by itself shall not be considered a significant effect on the environment. A social or economic change related to a physical change may be considered in determining whether the physical change is significant.”
The “Thresholds of Significance” subsections provide the specific thresholds of significance by which impacts are judged to be significant or less than significant in this Subsequent EIR. These include identifiable quantitative or qualitative standards or sets of criteria pursuant to which the significance of each given environmental effect can be determined. Exceedance of a threshold of significance normally means the effect will be determined to be “significant” (CEQA Guidelines Section 15064.7(a)). However, an iron-clad definition of a “significant” effect is not always possible because the significance of an activity may vary with the setting (CEQA Guidelines Section 15064(b)). Therefore, a Lead Agency has the discretion to determine whether to classify an impact described in an EIR as “significant,” depending on the nature of the area affected. The thresholds of significance used to assess the significant of impacts are based on those provided in Appendix G of the CEQA Guidelines.
IMPACT SIGNIFICANCE CLASSIFICATIONS
The following classifications are used throughout the impact analysis in this Subsequent EIR to describe the level of significance of environmental impacts:
• Significant Impact: A significant impact is defined by Section 15382 of the CEQA Guidelines as a substantial, or potentially substantial, adverse change in any of the physical conditions within the area affected by the project including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance. An economic or social change by itself “shall not be considered a Redlands Regular Meeting of 06-03-25
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significant effect on the environment … [but] may be considered in determining whether the physical change is significant.” As defined in this EIR, a significant impact exceeds the defined significance criteria and therefore requires mitigation.
• No Impact: No adverse effect on the environment would occur, and mitigation measures are not required.
• Less than Significant Impact: The impact does not reach or exceed the defined threshold (criterion) of significance. Therefore, no mitigation is required.
• Less than Significant Impact with Mitigation Incorporated: The impact reaches or exceeds the defined threshold (criterion) of significance, and mitigation is therefore required. Feasible mitigation measures, including standard conditions of approval and applicable plans, programs, and policies, when implemented, will reduce the significant impact to a less-than-significant level. • Significant and Unavoidable Impact: The impact reaches or exceeds the defined threshold (criterion) of significance, and mitigation is therefore required. However, application of all feasible mitigation measures, standard conditions of approval, and applicable plans, programs, and policies would not reduce the impact to a less-than-significant level, and a significant and unavoidable impact would remain.
While CEQA requires that an EIR identify all feasible mitigation to avoid or reduce the significant impacts of a project, it also permits public agencies to approve a project even though it would result in one or more significant unavoidable environmental effects. For a Lead Agency to approve a project with one or more significant unavoidable impacts, it must first prepare a statement of overriding considerations, which identifies the specific economic, legal, social, technological, or other benefits of the project, including region- wide or statewide environmental benefits, that outweigh its significant unavoidable effects, and thereby warrant its approval (Public Resources Code Section 21083; CEQA Guidelines Section 15093). The statement of overriding considerations must be supported by substantial evidence in the record (CEQA Guidelines Section 15093(a)).
CUMULATIVE IMPACTS
Cumulative impacts refer to the combined effect of the proposed Project’s impacts with the impacts of other past, present, and reasonably foreseeable probable future projects. Both CEQA and the CEQA Guidelines require that cumulative impacts be analyzed in an EIR. As set forth in the CEQA Guidelines Section 15130(b), “the discussion of cumulative impacts shall reflect the severity of the impacts and their likelihood of occurrence, but the discussion need not provide as great detail as is provided for the effects attributable to the project alone.” The CEQA Guidelines direct that the discussion should be guided by practicality and reasonableness and focus on the cumulative impacts that would result from the combination of the proposed Project and other projects, rather than the attributes of other projects which do not contribute to cumulative impacts. According to Section 15355 of the CEQA Guidelines, ‘cumulative impacts’ refer to two or more individual effects which, when considered together, are considerable or which compound or increase other environmental impacts.
a) The individual effects may be changes resulting from a single project or a number of separate projects. b) The cumulative impact from several projects is the change in the environment which results from the incremental impact of the project when added to other closely related past, present, and reasonably foreseeable probable future projects. Cumulative impacts can result from individually minor but collectively significant projects taking place over a period of time.
Therefore, the cumulative discussion in this Subsequent EIR focuses on whether the impacts of the proposed Project are cumulatively considerable within the context of impacts caused by other past, present, and reasonably foreseeable future projects.
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Additionally, pursuant to the CEQA Guidelines Section 15130(a)(1), an EIR should not discuss cumulative impacts that do not result at least in part from the project being evaluated in the EIR. Thus, cumulative impact analysis is not provided for any environmental issue where the proposed Project would have no environmental impact. Analysis of cumulative impacts is, however, provided for all significant Project impacts that are evaluated within this Subsequent EIR.
CEQA Guidelines Section 15130(b)(1) states that the information utilized in an analysis of cumulative impacts should come from one of the following, or a reasonable combination of the two:
• A list of past, present and probable future projects producing related or cumulative impacts, including those projects outside the control of the lead agency; or • A summary of projections contained in an adopted local, regional or statewide plan or related planning document that describes or evaluates conditions contributing to the cumulative effect.
The cumulative analysis for air quality, greenhouse gas emissions, population and housing, public services, transportation, and utilities and service systems relies on projections contained in adopted local, regional, or statewide plans or related planning documents, such as Regional Transportation Plan/Sustainable Communities Strategy (“Connect SoCal”) developed by the Southern California Association of Governments (SCAG). The cumulative analyses for other environmental issues use the list of projects approach and identifies the list of past projects which have recently been constructed, present projects which have recently been approved and are under construction, and probable future projects that are under entitlement review that were known of at the time the NOP was published. As described previously, the cumulative project list is part of the environmental setting/baseline that includes past, present and probable future projects for which development applications were submitted to lead agencies prior to publishing of the NOP.
Different types of cumulative impacts occur over different geographic areas. For example, the geographic scope of the cumulative air quality analysis, where cumulative impacts occur over a large area, is different from the geographic scope considered for cumulative analysis of noise, for which cumulative impacts are limited to the distance of sound travel. Thus, in assessing noise impacts, only development within and immediately adjacent to the Project sites would contribute to a cumulative increase in noise analyzed, whereas cumulative public service impacts are based upon all development within the area serviced. Because the geographic scope and other parameters of each cumulative analysis discussion can vary, the cumulative geographic scope, and the cumulative projects included in the geographic scope (when the list of projects approach is used), are described for each environmental topic. Table 5-1 provides a list of projects considered in this cumulative environmental analysis, which was compiled per information provided by surrounding cities and the City of Redlands, and Figure 5-1 shows the locations.
Table 5-1: Cumulative Project List
No. Cumulative Project Location/Address Description Project Status City of Redlands
1. Bergamot Specific
Plan, SP 64, TTM
20336
NEC Domestic Ave & SR
210
317 single-family residential units Under
Construction
2. Liberty Lane
Apartments, CUP
1045
SWC Lugonia Ave &
Texas Street
80 multi-family residential units Under
Construction
3. Luxview Apartments,
CUP 1108, TTM
20244, SPA 45 & 46
1616 Orange Street 328 multi-family residential units Completed Redlands Regular Meeting of 06-03-25
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No. Cumulative Project Location/Address Description Project Status
4. Heritage Specific
Plan, TTM 20257, SP
62, GPA 141
NWC Texas St & W.
San Bernardino Avenue
207 single-family residential units Completed
5. Tract 18845 South of Highview Ave,
East of South Ln
24 single-family residences Entitled
6. Tract 17265 Live Oak Canyon 24 single-family residences Entitled
7. Tract 17675
Sunnyside Ave & Linda
Vista Ave
11 single-family residences Entitled
8. Parcel Map 17548
Edgemont Dr & Sunset
Dr
3 single-family residences Entitled
9. Tract 16402
(Annexation) Madeira Ave
26 single-family residences Entitled
10. Tract 16816
Alessandro St, S of
Sunset Dr
10 single-family residences Entitled
11. Tract 16287 Occidental Dr
12 single-family residences, 138 multi-
family residences
Entitled
12. Tract 18182
San Bernardino Ave, E
of Church St
27 single-family residences Entitled
13. Tract 17080
Wabash Ave & Sunset
Dr
8 single-family residences Entitled
14. Brookside Apartments,
CRA 893 317 Brookside Ave
8 multi-family residences Entitled
15. Casa Loma
Apartments, CUP
1096 1215 N. University St
147 multi-family residences Entitled
16. State Street Village,
CUP 1155, CRA 933,
TTM 20425
SWC Orange St & W.
Redlands Blvd
700 multi-family residences, 71,778 SF
of ground-floor retail, 12,328 SF of
office space, amenity areas, community
building, a 1,721 SF rooftop restaurant
space with a rooftop deck, and a
14,500 SF drugstore
Entitled
17. The Grand
Apartments, CRA 911 120 W. Redlands Blvd
149 multi-family residences Entitled
18. City Center Mixed-
Use, CUP 1138, VAR
809, LLA 645 212-216 Brookside Ave
131 multi-family residences, 23,476 SF
of amenity space, 10,550 SF of
restaurant space
Entitled
19. TTM 20320, CUP
1148
Wabash Ave. north side
I-10
67 single-family residences Entitled
20. TTM 20473, CUP
1163
SWC Wabash Ave & E.
San Bernardino Ave
98 single-family residences Entitled
21. TTM 20402, ZC 468
NEC San Timoteo
Canyon Rd & Nevada
St
27 single-family residences Entitled
22. TTM 20520
Texas St, 500' N of
Domestic Ave
35 single-family residences Entitled
23. TTM 20528, CRA
945, GPA 145, SPA
49 to EVCSP 1160 W. Pioneer Ave
117 single-family residences Entitled
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No. Cumulative Project Location/Address Description Project Status
24. CUP 1169, ZC 472
Between Judson Ave &
Grove St, N of E.
Central Ave
108 senior apartments Entitled
25. Lugonia Village, GPA
143, ZC 469, SPA 48
to EVCSP, TTM 40490
& 40491, TPM
40469, CRAs 940,
941, 942
NEC Tennessee St & W.
Lugonia Ave
90 single-family residences, 451 multi-
family residences
Entitled
26. Madera at Citrus
Trail, TTM 20571,
CRA 965, Specific
Plan 66
NWC Wabash Ave &
Colton Ave
103 single-family residences Entitled
27. CUP 1173, CRA 956,
SPA 49 to EVCSP
NEC Tennessee St & W.
Lugonia Ave
460 multi-family residences In Planning
28. TTM 20378, CUP
926, SPA to SP 54
SEC Wabash Ave &
Highland Ave
120 low-income senior single-family
residences
In Planning
29. Luxview Phase 2, CRA
958
SWC Alabama St &
Orange Ave
164 multi-family residences with
affordable housing
Entitled
30. Jack In The Box, CUP
1139 1248 N. Wabash Ave
3,000 SF fast food drive-thru Completed
31. In-N-Out, CUP 1170
SWC Lugonia Ave &
210 Freeway
3,887 SF fast food restaurant with
drive-thru
Completed
32. MOD Packinghouse,
CRA 895 330 N. Third St
14,000 SF food hall Under
Construction
33. CUP 1168
SEC Wabash Ave &
Nice Ave
123,456 SF self-storage facility Under
Construction
34. CRA 753 130 Tennessee St 1,200 SF school addition Entitled
35. CRA 907
1702 W. Park Ave
7,198 SF multi-tenant office/retail
building
Entitled
36. CRA 909
1820 W. Redlands Blvd
Two medical office buildings totaling
16,714 SF
Entitled
37. CRA 918 606 North Place
12,224 SF senior care facility with 28
beds
Entitled
38. CRA 921
New Jersey St & Essex
Ct
5,588 SF medical/sleep clinic Entitled
39. Tru Hotel by Hilton,
CRA 931
SEC W. Colton Ave &
Columbia St
40,415 SF hotel with 90 rooms Entitled
40. CRA 938, CUP 1187 350 Iowa St 181,100 SF warehouse Entitled
41. CRA 943 10796 New Jersey St 28,500 SF manufacturing building Entitled
42. CRA 949 1980 W. Park Ave 48,079 SF light industrial building Entitled
43. CRA 950 1060 Nevada St 4,500 SF RV sales, service facility Entitled
44. CRA 968 245 Terracina Blvd
7,364 SF Redlands Community Hospital
medical clinic
Entitled
45. CUP 114, Rev. 3 1505 Ford St 4,300 SF education building at church Entitled
46. CUP 343, Rev. 1 168 Bellevue Ave 1,800 SF classroom building Entitled
47. CRA 952
Alabama St & W Citrus
Ave
8,853 SF medical clinic Entitled
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No. Cumulative Project Location/Address Description Project Status
48. CRA 963
SWC Lugonia Ave &
New York St
16,027 SF grocery store Entitled
49. CUP 480, Rev. 1 1500 Barton Rd
4,052 SF retail & restaurant with
drive-thru
Entitled
50. CUP 606, Rev. No. 1 27240 Alabama St 2,960 SF classrooms, 9,270 SF multipurpose school addition
Entitled
51. Holy Name of Jesus
Church, CUP 1136
NWC E. Lugonia Ave &
Dearborn St
60,207 SF new church & parish hall,
101,597 SF new elementary schools
Entitled
52. CUP 1184 & 1185
SWC Lugonia Ave &
New York St
Two fast food restaurants w/ drive-
thrus totaling 6,020 SF
Entitled
53. CRA 947, TTM 20635 1660 Sessums Dr
Six light industrial buildings totaling
263,328 SF
In Planning
54. CRA 954, Amendment
#6 to Concept Plan 1 1301 California St.
Phased development of a 948,000 sq.
ft. medical campus including a seven-
story hospital.
In Planning
55. CRA 955 NEC Plum Ln & Idaho St 35,963 SF hotel with 54 rooms In Planning
56. CRA 959, CUP 1174,
& 1175
NEC Lugonia Ave &
Tennessee St
Two fast food restaurants with drive-
throughs totaling 13,300 SF and
47,085 SF shopping center with four
retail buildings
In Planning
57. Carmax, CRA 962,
CUP 1179, SPA 52 to
EVCSP
New York St. at
Brockton Ave.
4,958 SF used automobile sales
building, 47,085 SF automobile repair
In Planning
58. CRA 971 10616 Kansas St
38,564 SF Edison office building and
36,666 SF service garages and
storage buildings
In Planning
59. CUP 1200 913 California St
56,515 SF hotel with 90 guest rooms
and 5,630 SF fast food restaurant w/
drive-thru and carwash
In Planning
60. Planned Development
No. 7 1101 California Street
357,610 sq. ft. warehouse on 16
acres
Under
Construction
County of San Bernardino
61. Tract 18952 (In
County/Sphere of
Influence) Colton Ave & Opal Ave
131 single-family residences Entitled
Sources: City of Redlands Planning Division
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Figure5-1
Cumulative Projects
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5.1 Agricultural Resources
5.1.1 Introduction
This section describes the agricultural resource conditions in the Project region and potential impacts from Project implementation. The analysis in this section is based, in part, on the following documents and resources:
• California Department of Conservation Farmland Mapping and Monitoring Program; • City of Redlands General Plan 2035 , December 5, 2017; • City of Redlands General Plan Update and Climate Action Plan Environmental Impact Report (General Plan EIR), July 2017;
• City of Redlands Municipal Code; and
• Land Evaluation and Site Assessment Model for the Redlands RHNA Rezone Project (LESA Model ), EPD Solutions, Inc. (Appendix B).
5.1.2 REGULATORY SETTING
5.1.2.1 State Regulations
Farmland Mapping and Monitoring Program
The California Department of Conservation (DOC) Farmland Mapping and Monitoring Program (FMMP) was established in 1982 to track changes in agricultural land use and to help preserve areas of important farmland. It divides the State's farmland into different categories based on soil quality and existing agriculture, which are used to identify productive farmland and to analyze impacts on farmland. The various types of farmland identified by FMMP include Prime Farmland, Farmland of Statewide Importance, Unique Farmland, farmland of local importance, and grazing land. The highest rated important farmland is Prime Farmland.
Land Evaluation and Site Assessment (LESA) Model
The California Agricultural Land Evaluation and Site Assessment (LESA) Model was developed to provide lead agencies with an optional methodology to ensure that potentially significant effects on the environment of agricultural land conversions are quantitatively and consistently considered in the environmental review process (Public Resources Code Section 21095), including in the CEQA environmental process. The LESA Model evaluates measures of soil resource quality, a given project’s size, water resource availability, surrounding agricultural lands, and surrounding protected resource lands. For a given project, the factors are rated, weighted, and combined, resulting in a single numeric score. The Project score becomes the basis for making a determination of a project’s potential significance.
5.1.2.2 Local Regulations
City of Redlands General Plan 2035
The City of Redlands General Plan contains the following policies related to agricultural resources that are applicable to the Project:
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Distinctive City Element
Policy 2-P.8 Identify, maintain, protect, and enhance Redlands’ cultural, historic, social, economic, architectural, agricultural, archaeological, and scenic heritage. In so doing, Redlands will preserve its unique character and beauty, foster community pride, conserve the character and architecture of its neighborhoods and commercial and rural areas, enable citizens and visitors to enjoy and learn about local history, and provide a framework for making appropriate physical changes.
Policy 2-P.21 Encourage conservation and preservation of citrus groves and farms, especially those that have cultural or scenic significance. Encourage retention of existing privately owned citrus groves of all sizes.
Livable Community Element
Policy 4-P.3 Focus new development in infill areas in order to preserve open space, agriculture, and citrus groves, particularly around the edges of the city.
Policy 4-P.23 Preserve agricultural land in the Planning Area and protect it from premature development.
Action 4-A.34 Preserve agricultural land and protect agricultural operations and soils by identifying and designating these lands as Agriculture.
Action 4-A.35 Preserve connections between agricultural lands with other agricultural lands and supporting uses, and discourage the isolation of agricultural parcels among nonagricultural uses.
Action 4-A.37 Ensure adequate buffers and transitions between agricultural land and non-agricultural development in order to reduce the potential for land use conflicts.
Vital Environment Element
Policy 6-P.11 Retain the maximum feasible amount of agricultural land for its contributions to the local economy, lifestyle, air quality, habitat value and sense of Redlands’ heritage.
Action 6-A.23 Permit transfer of development rights (TDR) between agreeable owners to preserve agricultural land and citrus groves. Develop an agricultural land mitigation program to conserve agricultural land through agricultural conservation easements at a ratio of 1:1 or greater.
Action 6-A.25 Utilize State and non-profit funds for agricultural conservation easements with willing participants
Action 6-A.26 Ensure that new development adjacent to an agricultural use is compatible with the continuation of the use by requiring appropriate design criteria, such as site layout, landscaping, and buffer areas.
City of Redlands Municipal Code
Policy to Preserve and Foster Agriculture. City of Redlands Municipal Code Section 19.04.120 states that it is declared to be the policy of the City of Redlands to preserve and foster agriculture as a vital industry and a desirable open space use because of our high soil quality, favorable climate, low water costs and economic benefit to our community. It is further declared to be the policy of the city to retain, wherever feasible, agricultural lands in private ownership and to encourage and assist the maintenance and formation of locally owned farms. The City shall forthwith adopt such policies, ordinances and resolutions as may be necessary to achieve these goals, including, but not limited to, the following:
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A. The City shall establish programs to encourage and assist owners in the replanting of dying groves and/or vacant agricultural land, for the installation of water conserving irrigation systems and/or for the protection of agricultural land from theft, vandalism and dumping. Total cost of this assistance shall be borne by those directly benefited;
B. Plan and implement programs wherever feasible in appropriate areas for recreational opportunities for biking, equestrian and hiking uses, consistent with farming needs, agricultural uses and wildlife protection;
C. Develop and implement public service and infrastructure standards compatible with and appropriate to agricultural and rural living purposes.
5.1.3 ENVIRONMENTAL SETTING
5.1.3.1 Agricultural Resources
Regional
Natural resources in San Bernardino County and the City of Redlands include agricultural and grazing lands.
In 2017, the County had approximately 11,315 acres of Prime Farmland, 5,705 acres of Farmland of Statewide Importance, and 2,585 acres of Unique Farmland (San Bernardino County, 2020). In 2020, the County had approximately 9,805 acres of Prime Farmland, 5,304 acres of Farmland of Statewide Importance, and 2,575 acres of Unique Farmland (DOC, n.d.).
Local
The Redlands General Plan EIR describes that, as of 2014, there were approximately 745 acres of Prime Farmland, 142.9 acres of Farmland of State importance, and 249.3 acres of Unique Farmland within the City (City of Redlands, 2017b, pg. 3.2-2).
Project Site
Portions of the Project site are currently utilized for agricultural production that includes orange groves (Sites 1, 3, 9, 10, 10A, 13, 14, 15, and 15A). The portions of the Project site that are currently utilized for agricultural purposes have an existing General Plan designation of Commercial/Industrial. As shown in Figure
5.1-1, approximately 44.67 acres of the Project site is designated as Prime Farmland. The relevant sites conta
in some small structures and have existing irrigation infrastructure throughout the sites that are used for the existing agricultural use.
Approved General Plan 2035 Buildout
The Project site is currently planned for either commercial/industrial or residential development. While Site 20 has a zoning designation of Agriculture (A-1), the site has a General Plan Land Use designation of Medium Density Residential (MDR). Thus, all of the parcels included in the proposed Project are planned for future development that would redevelop the existing farmland onsite.
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Figure5.1-1
FarmlandDesignations
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5.1.4 THRESHOLDS OF SIGNIFICANCE
Appendix G of the State CEQA Guidelines indicates that a Project could have a significant effect if it were to:
AG-1 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;
AG-2 Conflict with existing zoning for agricultural use, or a Williamson Act contract; AG-3 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)); AG-4 Result in the loss of forest land or conversion of forest land to non-forest use; or AG-5 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.
The Initial Study, included in Appendix A, established that the Project would not result in impacts related to Thresholds AG-2, AG-3, and AG-4. No comments were provided regarding agriculture and forestry in the responses to the Notice of Preparation or the Draft Subsequent EIR scoping meeting. No further assessment of these potential impacts is required in this Draft Subsequent EIR.
5.1.5 METHODOLOGY
Agricultural resources were assessed based on the California Department of Conservation’s FMMP, which is a biennial report and mapping resource on the conversion of farmland and grazing land, and the California Agricultural LESA Model, included as Appendix B. The analysis within the LESA model mirrors the steps outlined in the California Agricultural Land Evaluation and Site Assessment Model Instruction Manual. The California Agricultural LESA Model evaluates measures of soil resource quality, a given project’s size, water resource availability, surrounding agricultural lands, and surrounding protected resource lands. For a given project, the factors are rated, weighted, and combined, resulting in a single numeric score. The Project score becomes the basis for making a determination of a project’s potential significance. Using these sources, the proposed Project was analyzed for potential conversion of important Farmland, conflicts with zoning designations, and changes resulting from the proposed Project that could remove existing farmland from agricultural production.
5.1.6 ENVIRONMENTAL IMPACTS
Summary of Impacts Identified in the General Plan EIR
The General Plan EIR addressed impacts related to agricultural resources in Chapter 3.2. Under the General Plan, approximately 200 acres of Prime Farmland, Farmland of Statewide Importance, or Unique Farmland could be impacted by future development. The General Plan EIR projected that continued population growth and areas designated for residential, commercial, and industrial development would result in the conversion of Prime Farmland, Farmland of Statewide Importance, and Unique Farmland to non-agricultural land use (City of Redlands , 2017b, pg. 3.2-11). Despite proposed policies and existing State and local regulations that would make the loss of Prime, Important, or Unique Farmland less severe, the General Plan EIR identified the conversion of Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Impact AG-1) Redlands Regular Meeting of 06-03-25
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as a significant and unavoidable impact. The General Plan EIR discussed that the General Plan policies allow for agricultural uses throughout the City and aim to preserve agricultural land from fragmentation or isolation by directing development to infill sites in the urbanized part of the City and allowing for larger areas of low-density and agricultural uses in the periphery. Therefore, the General Plan EIR determined that impacts related to changes in the existing environment which, due to their location or nature, resulting in the conversion of farmland (Impact AG-5) would be less than significant (City of Redlands, 2017b, pg. 3.2-16).
Proposed Project
The proposed Project would rezone 24 sites for the purpose of increasing residential development capacity.
Buildout of the proposed Project would change the maximum buildout of the Project area from 828,349.93 square feet (SF) of warehouse (commercial/industrial), 828,349.93 SF of retail (commercial/industrial), 111 multi-family dwelling units, 276,170.4 SF of office (commercial), and 276,170.4 SF of retail (commercial) uses to residential uses with an allowed capacity of 2,436 units and approximately 151,048.46 SF of Public/Institutional uses. Housing types may include detached single-family dwellings with one or more dwellings per lot, two-family dwellings (two attached dwellings), and multi-family dwellings (three or more attached dwellings).
IMPACT AG-1: THE PROJECT WOULD 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.
Significant and Unavoidable Impact. Sites 1, 3, 8, 9, 10, 13, 14, 15, 15A and 24 (50.13 acres) currently contain approximately 44.67 acres of Prime Farmland, as shown on the FMMP and in Figure 5.1-1. Sites 1, 3, 9, 10, 10A, 13, 14, 15 and 15A are all utilized for farming of orange groves. Project implementation would cause the conversion of 44.67 acres of farmland designated as Prime Farmland to non-agricultural uses and would result in a reduction in overall acreage of agricultural lands within the City. In order to assess potential impacts from implementation of the Project and future discontinuation of the existing agricultural uses should redevelopment occur on the aforementioned sites, an agricultural resource evaluation was prepared to determine the value of the land for agricultural production and is included as Appendix B. The evaluation was prepared pursuant to the California Agricultural LESA Model and considers six factors, including two land evaluation factors that measure the quality of the soil on the agricultural land and four site assessment factors that measure the Project’s size, water resource availability, surrounding agricultural lands, and surrounding protected resource lands. The LESA model only analyzed sites 1, 3, 8, 9, 10, 13, 14, 15 and 15A as they are the only parcels with Farmland present. Onsite soils consist entirely of 50.13 acres of Hanford coarse sandy loam (2 to 9 percent slopes) (Appendix B). The onsite soils are considered good- quality soil for agriculture according to the Department of Conservation FMMP (DOC, 2022). Furthermore, there are no physical barriers to water access onsite as the City of Redlands currently provides irrigation services to the site. Consequently, the site received a LESA score of 67.0 (Land Evaluation Score of 40.75 and a Site Assessment Score of 26.25) out of a 100-point scale. According to the LESA Model significance thresholds, sites receiving a score of between 60 and 70 points are considered significant unless either the Land Evaluation or Site Assessment weighted factor subscore is less than 20 points. Both the Land Evaluation and Site Assessment subscores exceed 20 points. Therefore, the Project’s conversion of the site’s Farmlands to non-agricultural uses is considered significant.
There are no feasible mitigation measures to reduce impacts associated with the Project’s conversion of Prime Farmland and Farmland of Statewide Importance to non-agricultural uses. Retention of onsite agricultural uses would be infeasible as it would prevent the development of future residential buildings, which would inhibit implementation of the Project as a whole. Replacement of agricultural resources offsite would be Redlands Regular Meeting of 06-03-25
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infeasible as creation of new farmland-status properties within the City is outside of the City and future applicants’ control. Additional offsite mitigation would be infeasible as it would require the future applicant to purchase replacement acreage for farmland currently not in use elsewhere in California and restore it as viable farmland; however, distant mitigation would not reduce impacts as the Project parcels have no relationship to the loss of agricultural lands within the City or County. There is no available replacement acreage of lower quality farmland within the City or County that could be mitigated to Prime Farmland.
Farmland within the City or County is either planned for future development of non-agricultural uses or already designated by the Department of Conservation as Unique Farmland, Farmland of Statewide Importance, or Prime Farmland. If the City were able to locate land that could be improved in order to meet the Prime Farmland designation per Department of Conservation requirements, there is no way to guarantee that any improvements would ultimately result in the change in classification, as that is determined by the Department of Conservation as well as other climate factors such as rainfall. Overall, no feasible mitigation measures exist which would substantially lessen the Project’s significant impacts related to the conversion of Prime Farmland and Farmland of Statewide Importance to non-agricultural use. Therefore, impacts would be significant and unavoidable, consistent with the findings of the General Plan EIR.
IMPACT AG-5: THE PROJECT WOULD INVOLVE OTHER CHANGES IN THE EXISTING ENVIRONMENT
WHICH, DUE TO THEIR LOCATION OR NATURE, COULD RESULT IN CONVERSION OF FARMLAND, TO NON-AGRICULTURAL USE.
Significant and Unavoidable Impact. Project implementation would result in the conversion of Farmland onsite to non-agricultural use and could facilitate the conversion of existing Farmland within the vicinity to non-agricultural use. The Project’s zone of influence pursuant to the LESA model includes land within a one- quarter mile radius of the Project site. Outside of the Project site, within the Project’s zone of influence per the LESA model, approximately 126 acres are designated as Prime Farmland. Approximately 21.69 of those acres designated as Farmland are currently in agricultural production (Appendix B). While these lands are currently utilized for agricultural production, they are designated for future development by the City of Redlands General Plan with land use designations of Commercial/Industrial and Medium Density Residential (City of Redlands, 2017a).
Although implementation of the Project would result in the conversion of agricultural use on the site, the surrounding areas are zoned to be developed with urban uses other than for agricultural purposes as areas to the north, west, and east are currently zoned within the East Valley Corridor Specific Plan (EVCSP) Commercial Industrial (EV/IC) and areas to the south are also within the EVCSP zoned Multiple Family Residential-3000 (EV3000). There is the potential that the Project would influence the conversion of surrounding Farmland to non-agricultural use. As a result, the Project would indirectly cause changes in the environment that would convert other farmland to non-agricultural use. Therefore, impacts related to the conversion of farmland would be significant. As discussed under Impact AG-1, no feasible mitigation measures exist which would substantially lessen the Project’s significant impacts related to the loss of Farmland and conversion of Farmland to non-agricultural use. Improving agricultural land elsewhere in the City or County would not be effective in mitigating the impact to the agricultural lands onsite, as they would still be removed. If the City were able to locate land that could be improved in order to meet the Prime Farmland designation per Department of Conservation requirements, there is no way to guarantee that any improvements would ultimately result in the change in classification, as that is determined by the Department of Conservation as well as other climate factors such as rainfall. Therefore, impacts would be significant and unavoidable. As such, Project impacts would be greater than the impact conclusions set forth in the General Plan EIR, which determined that impacts related to changes in the environment resulting in the conversion of farmland to non-agricultural uses would be less than significant.
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5.1.7 CUMULATIVE IMPACTS
The cumulative study area for agricultural resources for this Draft Subsequent EIR is the County of San Bernardino as these resources are regularly assessed on the countywide level as part of the State’s FMMP.
Throughout the County, numerous development projects exist that would result in the additional conversion of agricultural land, including Prime Farmland and Farmland of Statewide Importance, to non-agricultural uses, such as the proposed Project. As discussed in Section 5.1.3.1, above, agricultural use in the County has declined over the last several decades as the result of urban expansion and economic conditions.
Consequently, the County and incorporated cities within the County, such as the City of Redlands, have set forth goals and policies to protect agriculture within their individual General Plans. Notwithstanding, the County and incorporated cities within the County continue to plan for growth, including in the vicinity of the City of Redlands. Continued conversion of agricultural lands to urban uses would substantially reduce overall agricultural productivity in the City and the County. According to the City of Redlands General Plan EIR, approximately 200 acres of Prime, Important, or Unique Farmland could potentially be converted under buildout of the General Plan (City of Redlands, 2017b, pg. 3.2-11). The overall decrease in farmland within the City was identified as a significant cumulative impact in the General Plan EIR. Although the site is designated for non-agricultural uses by the General Plan, implementation of the Project would contribute to the reduction of agricultural uses and Farmland within the region and would cumulatively contribute to the loss of agricultural resources within the County. Although the proposed conversion is consistent with the projected decline in agricultural uses by the General Plan EIR, the Project would result in cumulatively considerable impacts to agricultural resources. Impacts would therefore be cumulatively significant and unavoidable.
5.1.8 EXISTING REGULATIONS AND PLANS, PROGRAMS, OR POLICIES Existing Regulations
City of Redlands Policy to Preserve and Foster Agriculture.
Plans, Programs, or Policies (PPPs)
None.
5.1.9 LEVEL OF SIGNIFICANCE BEFORE MITIGATION
Without mitigation, the following impacts would be potentially significant:
• Impact AG-1: Implementation of the Project would convert Farmland to non-agricultural uses. • Impact AG-5: Implementation of the Project would involve other changes in the environment that could result in the conversion of Farmland to non-agricultural uses.
5.1.10 MITIGATION MEASURES
There are no feasible mitigation measures that would substantially reduce impacts related to the conversion of Prime Farmland to non-agricultural use and the loss of Farmland.
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5.1.11 LEVEL OF SIGNIFICANCE AFTER MITIGATION
There are no feasible mitigation measures that would substantially reduce impacts related to the conversion of Farmland. As such, Impacts AG-1 and AG-5 would be significant and unavoidable.
5.1.12 REFERENCES
California Department of Conservation (DOC). (2022). California Important Farmland Finder . https://maps.conservation.ca.gov/DLRP/CIFF/
California Department of Conservation (DOC). (1997). Office of Land Conservation. California Agricultural Land Evaluation and Site Assessment Model, Instruction Manual. https://www.conservation.ca.gov/dlrp/Pages/qh_lesa.aspx California Department of Conservation (DOC). (n.d.). Alternate San Bernardino County 2018-2020 Land Use Conversion. https://www.conservation.ca.gov/dlrp/fmmp/Documents/fmmp/pubs/2018- 2020/Alternate_Conversion_tables/Alternate_San_Bernardino_County_2018- 2020_Land_Use_Conversion.pdf
City of Redlands. (2017a). Redlands General Plan 2035. Retrieved July 2, 2024, from:
https://www.cityofredlands.org/post/planning-division-general-plan.
City of Redlands. (2017b). City of Redlands General Plan Update and Climate Action Plan Environmental Impact Report. Retrieved July 2, 2024, from: https://www.cityofredlands.org/sites/main/files/file- attachments/redlands_deir_compiled_lo_071917_0.pdf?1554321669.
City of Redlands. (2024). City of Redlands Municipal Code. Retrieved July 2, 2024, from https://codelibrary.amlegal.com/codes/redlandsca/latest/redlands_ca/0-0-0-1.
EPD Solutions, Inc. (2024). Land Evaluation and Site Assessment Model for the Redlands RHNA Rezone Project (LESA Model). (Appendix B)
San Bernardino County. (2020). San Bernardini Countywide Plan Draft Environmental Impact Report: Retrieved July 2, 2024, from: https://countywideplan.com/resources/document-download/ U.S. Department of Agriculture. (n.d.). Natural Resources Conservation Service (NRCS). Web Soil Survey. https://websoilsurvey.nrcs.usda.gov/app/WebSoilSurvey.aspx Redlands Regular Meeting of 06-03-25
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5.2 Air Quality
5.2.1 INTRODUCTION
This section provides an overview of the existing air quality within the RHNA Rezone area and surrounding region, a summary of applicable regulations, and analyses of potential short-term and long-term air quality impacts from implementation of the proposed Project. Mitigation measures are recommended as necessary to reduce significant air quality impacts. This analysis is based on the following:
• City of Redlands General Plan 2035 , December 2017;
• City of Redlands General Plan Update and Climate Action Plan Environmental Impact Report, July 2017; • City of Redlands Municipal Code; and
• Regional Housing Needs Assessment Rezone Air Quality Impact Analysis, Urban Crossroads, September 2024. Included as Appendix C.
5.2.2 REGULATORY SETTING
5.2.2.1 Federal Regulations
United States Environmental Protection Agency
Criteria Air Pollutants
At the federal level, the United States Environmental Protection Agency (USEPA) has been charged with implementing national air quality programs. The USEPA’s air quality mandates are drawn primarily from the federal Clean Air Act (CAA), which was enacted in 1970. The most recent major amendments to the CAA were made by Congress in 1990.
The CAA requires the USEPA to establish National Ambient Air Quality Standards (NAAQS). The USEPA has established primary and secondary NAAQS for the following criteria air pollutants: ozone, carbon monoxide (CO), nitrogen dioxide (NO
2), sulfur dioxide (SO 2), particulate matter (PM 10 and PM 2.5), and lead. Table
5.2-1 shows the NAAQS for these pollutants. The CAA also requires each state to prepare an air quality control plan, referred to as a State Implementation Plan (SIP). The CAA Amendments of 1990 (CAAA) added requirements for states with nonattainment areas to revise their SIPs to incorporate additional control measures to reduce air pollution. The SIP is modified periodically to reflect the latest emissions inventories, planning documents, and rules and regulations of the air basins, as reported by their jurisdictional agencies.
The USEPA is responsible for reviewing all SIPs to determine whether they conform to the mandates of the CAA and its amendments, and to determine whether implementing the SIPs will achieve air quality goals. If the USEPA determines a SIP to be inadequate, a federal implementation plan that imposes additional control measures may be prepared for the nonattainment area.
The USEPA also has regulatory and enforcement jurisdiction over emission sources beyond state waters (outer continental shelf), and those that are under the exclusive authority of the federal government, such as aircraft, locomotives, and interstate trucking. The USEPA’s primary role at the state level is to oversee state air quality programs. The USEPA sets federal vehicle and stationary source emissions standards and provides research and guidance in air pollution programs.
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Table 5.2-1: Ambient Air Quality Standards for Criteria Pollutants Pollutant Averaging
Time
State
Standard
National
Standard
Pollutant Health and
Atmospheric Effects Major Pollutant Sources
Ozone 1 hour 0.09 ppm --- High concentrations can directly affect lungs, causing irritation. Long-
term exposure may cause damage
to lung tissue.
Formed when ROG and nitrogen oxides
(NOx) react in the presence of sunlight.
Major sources include on-road motor
vehicles, solvent evaporation, and
commercial/industrial mobile equipment.
8 hours 0.07 ppm 0.075 ppm
Carbon
Monoxide
(CO)
1 hour 20 ppm 35 ppm Classified as a chemical asphyxiant, carbon monoxide interferes with the
transfer of fresh oxygen to the
blood and deprives sensitive tissues
of oxygen.
Internal combustion engines, primarily
gasoline-powered motor vehicles.
8 hours 9.0 ppm 9 ppm
Nitrogen
Dioxide
(NO2)
1 hour 0.18 ppm 0.100 ppm Irritating to eyes and respiratory tract. Colors atmosphere reddish-
brown.
Motor vehicles, petroleum refining
operations, industrial sources, aircraft,
ships, and railroads.
Annual
Arithmetic Mean
0.030 ppm 0.053 ppm
Sulfur
Dioxide
(SO2)
1 hour 0.25 ppm 75 ppb Irritates upper respiratory tract; injurious to lung tissue. Can yellow
the leaves of plants, destructive to
marble, iron, and steel. Limits
visibility and reduces sunlight.
Fuel combustion, chemical plants, sulfur
recovery plants, and metal processing.
3 hours --- 0.50 ppm
24 hours 0.04 ppm 0.14 ppm
Annual
Arithmetic Mean
--- 0.03 ppm
Respirable
Particulate
Matter
(PM10)
24 hours 50 µg/m 3 150 µg/m3 May irritate eyes and respiratory tract, decreases in lung capacity,
cancer and increased mortality.
Produces haze and limits visibility.
Dust and fume-producing industrial and
agricultural operations, combustion,
atmospheric photochemical reactions,
and natural activities (e.g., wind-raised
dust and ocean sprays).
Annual
Arithmetic Mean
20 µg/m3 ---
Fine
Particulate
Matter
(PM2.5)
24 hours --- 35 µg/m 3 Increases respiratory disease, lung damage, cancer, and premature
death. Reduces visibility and results
in surface soiling.
Fuel combustion in motor vehicles,
equipment, and industrial sources;
residential and agricultural burning;
Also, formed from photochemical
reactions of other pollutants, including
NOx, sulfur oxides, and organics.
Annual
Arithmetic Mean
12 µg/m3 12 µg/m3
Lead (Pb) 30 Day Average 1.5 µg/m 3 --- Disturbs gastrointestinal system, and causes anemia, kidney disease, and
neuromuscular and neurological
dysfunction (in severe cases).
Present source: lead smelters, battery
manufacturing and recycling facilities.
Past source: combustion of leaded
gasoline.
Calendar
Quarter
--- 1.5 µg/m 3
Rolling 3-Month
Average
--- 0.15 µg/m 3
Hydrogen
Sulfide
1 hour 0.03 ppm … Nuisance odor (rotten egg smell),
headache and breathing difficulties
(higher concentrations)
Geothermal power plants, petroleum
production and refining
Sulfates
(SO4)
24 hour 25 µg/m 3 … Decrease in ventilatory functions;
aggravation of asthmatic
symptoms; aggravation of cardio-
pulmonary disease; vegetation
damage; degradation of visibility;
property damage.
Industrial processes.
Visibility
Reducing
Particles
8 hour Extinction of
0.23/km;
visibility of
10 miles or
more
… Reduces visibility, reduced airport
safety, lower real estate value, and
discourages tourism.
See PM
2.5. ppm = parts per million; ppb = parts per billion; µg/m3 = micrograms per cubic meter.
Source: Appendix C
Hazardous Air Pollutants
The USEPA has programs for identifying and regulating hazardous air pollutants (HAPs). Title III of the CAAA directed the USEPA to promulgate national emissions standards for HAPs (NESHAP). The NESHAPs may differ for major sources than for area sources of HAPs. Major sources are defined as stationary sources with Redlands Regular Meeting of 06-03-25
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potential to emit more than 10 tons per year (tpy) of any HAP or more than 25 tpy of any combination of HAPs; all other sources are considered area sources. The emissions standards are to be promulgated in two phases. In the first phase (1992–2000), the USEPA developed technology-based emission standards designed to produce the maximum emission reduction achievable. These standards are generally referred to as requiring maximum achievable control technology (MACT). For area sources, the standards may be different, based on generally available control technology. In the second phase (2001–2008), the USEPA promulgated health-risk-based emissions standards that were deemed necessary to address risks remaining after implementation of the technology-based NESHAP standards.
The CAAA also required the USEPA to promulgate vehicle or fuel standards containing reasonable requirements that control toxic emissions of, at a minimum, benzene and formaldehyde. Performance criteria were established to limit mobile-source emissions of toxics, including benzene, formaldehyde, and 1,3- butadiene. In addition, Section 219 required the use of reformulated gasoline in selected areas with the most severe ozone nonattainment conditions to further reduce mobile-source emissions.
5.2.2.2 State Regulations
California Air Resources Board
Criteria Air Pollutants
The California Air Resources Board (CARB), a department of the California Environmental Protection Agency, oversees air quality planning and control throughout California. CARB is responsible for coordination and oversight of State and local air pollution control programs in California and for implementation of the California Clean Air Act (CCAA). The CCAA, which was adopted in 1988, requires CARB to establish the California Ambient Air Quality Standards (CAAQS). CARB has established CAAQS for sulfates, hydrogen sulfide, vinyl chloride, visibility-reducing particulate matter, and the above-mentioned criteria air pollutants.
Applicable CAAQS are included in Table 5.2-1, above.
The CCAA requires all local air districts in the state to endeavor to achieve and maintain the CAAQS by the earliest practical date. The act specifies that local air districts shall focus particular attention on reducing the emissions from transportation and area-wide emission sources and provides districts with the authority to regulate indirect sources.
Among CARB’s other responsibilities are overseeing compliance by local air districts with California and federal laws, approving local air quality plans, submitting SIPs to the USEPA, monitoring air quality, determining and updating area designations and maps, and setting emissions standards for new mobile sources, consumer products, small utility engines, off-road vehicles, and fuels.
Toxic Air Contaminants
Air quality regulations also focus on toxic air contaminants (TACs). In general, for those TACs that may cause cancer, there is no concentration that does not present some risk. In other words, there is no safe level of exposure. This contrasts with the criteria air pollutants, for which acceptable levels of exposure can be determined and for which the ambient standards have been established. Instead, the USEPA and CARB regulate HAPs and TACs, respectively, through statutes and regulations that generally require the use of the MACT or best available control technology (BACT) for toxics and to limit emissions. These statutes and regulations, in conjunction with additional rules set forth by the districts, establish the regulatory framework for TACs.
TACs in California are regulated primarily through the Tanner Air Toxics Act (Assembly Bill [AB] 1807 [Chapter 1047, Statutes of 1983]) (Health and Safety Code Section 39650 et seq.) and the Air Toxics Hot Redlands Regular Meeting of 06-03-25
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Spots Information and Assessment Act (Hot Spots Act) (AB 2588 [Chapter 1252, Statutes of 1987]) (Health and Safety Code Section 44300 et seq.). AB 1807 sets forth a formal procedure for CARB to designate substances as TACs. This includes research, public participation, and scientific peer review before CARB can designate a substance as a TAC. To date, CARB has identified more than 21 TACs and adopted the USEPA’s list of HAPs as TACs. Most recently, diesel PM was added to the CARB list of TACs. Once a TAC is identified, CARB then adopts an airborne toxics control measure (ATCM) for sources that emit that particular TAC. If there is a safe threshold for a substance at which there is no toxic effect, the control measure must reduce exposure below that threshold. If there is no safe threshold, the measure must incorporate BACT to minimize emissions.
The Air Toxics Hot Spots Information and Assessment Act requires existing facilities emitting toxic substances above a specified level to prepare a toxic-emission inventory, prepare a risk assessment if emissions are significant, notify the public of significant risk levels, and prepare and implement risk reduction measures.
CARB published the Air Quality and Land Use Handbook: A Community Health Perspective (Handbook), which provides guidance concerning land use compatibility with TAC sources. Although it is not a law or adopted policy, the Handbook offers advisory recommendations for the siting of sensitive receptors near uses associated with TACs, such as freeways and high-traffic roads, commercial distribution centers, rail yards, ports, refineries, dry cleaners, gasoline stations, and industrial facilities, to help keep children and other sensitive populations out of harm’s way. In addition, CARB has promulgated the following specific rules to limit TAC emissions:
• CARB Rule 2485 (13 CCR, Chapter 10 Section 2485), Airborne Toxic Control Measure to Limit Diesel- Fueled Commercial Motor Vehicle Idling
• CARB Rule 2480 (13 CCR Chapter 10 Section 2480), Airborne Toxic Control Measure to Limit School Bus Idling and Idling at Schools
• CARB Rule 2477 (13 CCR Section 2477 and Article 8), Airborne Toxic Control Measure for In-Use Diesel Fueled Transport Refrigeration Units (TRU) and TRU Generator Sets and Facilities Where TRUs Operate California Assembly Bill 1493– Pavley
In 2002, the California Legislature adopted AB 1493 requiring the adoption of regulations to develop fuel economy standards for the transportation sector. In September 2004, pursuant to AB 1493, the CARB approved regulations to reduce fuel use and emissions from new motor vehicles beginning with the 2009 model year (Pavley Regulations). CARB, EPA, and the U.S. Department of Transportation’s National Highway Traffic and Safety Administration (NHTSA) have coordinated efforts to develop fuel economy standards for model 2017-2025 vehicles, which are incorporated into the “Low Emission Vehicle” (LEV) Regulations.
California Code of Regulations (CCR) Title 13, Motor Vehicles, Section 2449(d)(3) No vehicle or engines subject to this regulation may idle for more than 5 consecutive minutes. The idling limit does not apply to:
• Idling when queuing;
• Idling to verify that the vehicle is in safe operating condition; • Idling for testing, servicing, repairing or diagnostic purposes; • Idling necessary to accomplish work for which the vehicle was designed (such as operating a crane); • Idling required to bring the machine system to operating temperature; and • Idling necessary to ensure safe operation of the vehicle.
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Title 24 Energy Efficiency Standards and California Green Building Standards California Code of Regulations (CCR) Title 24 Part 6: California Energy Code was first adopted in 1978 in response to a legislative mandate to reduce California’s energy consumption. CCR Title 24 Part 11:
California Green Building Standards (CALGreen) was first published in 2008 and took effect in 2009.
CALGreen is updated on a regular basis, with the most recent approved update consisting of the 2022 California Green Building Code Standards that became effective January 1, 2023.
The 2022 CALGreen standards that reduce air quality emissions and are applicable to the proposed Project include, but are not limited to, the following:
Residential Mandatory Measures
• Electric vehicle (EV) charging stations. New construction shall comply with Section 4.106.4.1, 4.106.4.2,
4.106.4.3, to facilitate future installation and use of EV chargers. Electric vehicle supply equipment (EVSE) shall be installed in accordance with the California Electrical Code, Article 625. (4.106.4). o New one- and two-family dwellings and town-houses with attached private garages. For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit.
The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall originate at the main service or subpanel and shall terminate into a listed cabinet, box or other enclosure in close proximity to the proposed location of an EV charger. Raceways are required to be continuous at enclosed, inaccessible or concealed areas and spaces. The service panel and/or subpanel shall provide capacity to install a 40-ampere 208/240-volt minimum dedicated branch circuit and space(s) reserved to permit installation of a branch circuit overcurrent protective device. o New hotels and motels. All newly constructed hotels and motels shall provide EV spaces capable of supporting future installation of EVSE. The construction documents shall identify the location of the EV spaces. The number of required EV spaces shall be based on the total number of parking spaces provided for all types of parking facilities in accordance with Table 4.106.4.3.1. • Water conserving plumbing fixtures and fittings. Plumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall comply with Sections 4.303.1.1, 4.303.1.2, 4.303.1.3, and 4.303.1.4. • Outdoor potable water use in landscape areas. Residential developments shall comply with a local water efficient landscape ordinance or the current California Department of Water Resources‘ Model Water Efficient Landscape Ordinance (MWELO), whichever is more stringent. • Operation and maintenance manual. At the time of final inspection, a manual, compact disc, web-based reference or other media acceptable to the enforcing agency which includes all of the following shall be placed in the building:
o Directions to the owner or occupant that the manual shall remain with the building throughout the life cycle of the structure.
o Operations and maintenance instructions for the following:
Equipment and appliances, including water-saving devices and systems, HVAC systems, photovoltaic systems, EV chargers, water-heating systems and other major appliances and equipment.
Roof and yard drainage, including gutter and downspouts. Space conditioning systems, including condensers and air filters. Landscape irrigation systems.
Water reuse systems.
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o Information from local utility, water and waste recovery providers on methods to further reduce future resource consumption, including recycling programs and locations. o Public transportation and/or carpool options available in the area. o Educational material on the positive impacts of an interior relative humidity between 30-60% and what methods occupants may use to maintain the relative humidity level in that range. o Information about water-conserving landscape and irrigation design and controllers which conserve water.
o Instructions for maintaining gutters and downspouts and the importance of diverting water at least 5 feet away from the foundation.
o Information about state solar energy and incentive programs available. o A copy of all special inspection verifications required by the enforcing agency of this code. o Information from CALFIRE on maintenance of defensible space around residential structures. • Any installed gas fireplace shall be direct-vent sealed-combustion type. Any installed woodstove or pellet stove shall comply with U.S. EPA New Source Performance Standards (NSPS) emission limits as applicable and shall have a permanent label indicating they are certified to meet the emission limits.
Woodstoves, pellet stoves and fireplaces shall also comply with applicable local ordinances. • Paints and coatings. Architectural paints and coatings shall comply with [volatile organic compound] VOC limits in Table 1 of the CARB Architectural Suggested Control Measure, as shown in Table 4.504.3, unless more stringent local limits apply. The VOC content limit for coatings that do not meet the definitions for the specialty coatings categories listed in Table 4.504.3 shall be determined by classifying the coating as a Flat, Nonflat, or Nonflat-high Gloss coating, based on its glass, as defined in subsections 4.21, 4.36, and 4.37 of the 2007 CARB, Suggested Control Measure, and the corresponding Flat, Nonflat, Nonflat- high Gloss VOC limit in Table 4.504.3 shall apply.
Nonresidential Mandatory Measures
• Short-term bicycle parking. If the new project or an additional alteration is anticipated to generate visitor traffic, provide permanently anchored bicycle racks within 200 feet of the visitors’ entrance, readily visible to passers-by, for 5% of new visitor motorized vehicle parking spaces being added, with a minimum of one two-bike capacity rack (5.106.4.1.1). • Long-term bicycle parking. For new buildings with tenant spaces that have 10 or more tenant- occupants, provide secure bicycle parking for 5% of the tenant-occupant vehicular parking spaces with a minimum of one bicycle parking facility (5.106.4.1.2). • EV charging stations. New construction shall facilitate the future installation of EV supply equipment. The compliance requires empty raceways for future conduit and documentation that the electrical system has adequate capacity for the future load. The number of spaces to be provided for is contained in T able 5.106.
5.3.3 (5.106.5.3). Additionally, T able 5.106.5.4.1 specifies requirements for the installation of raceway conduit and panel power requirements for medium- and heavy-duty EV supply equipment for warehouses, grocery stores, and retail stores.
• Outdoor light pollution reduction. Outdoor lighting systems shall be designed to meet the backlight, uplight and glare ratings per T able 5.106.8 (5.106.8).
• Construction waste management. Recycle and/or salvage for reuse a minimum of 65% of the nonhazardous construction and demolition waste in accordance with Section • 5.408.1.1. 5.405.1.2, or 5.408.1.3; or meet a local construction and demolition waste management ordinance, whichever is more stringent (5.408.1).
• Excavated soil and land clearing debris. 100% of trees, stumps, rocks and associated vegetation and soils resulting primarily from land clearing shall be reuse or recycled. For a phased project, such material may be stockpiled onsite until the storage site is developed (5.408.3).
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• Recycling by Occupants. Provide readily accessible areas that serve the entire building and are identified for the depositing, storage, and collection of non-hazardous materials for recycling, including (at a minimum) paper, corrugated cardboard, glass, plastics, organic waste, and metals or meet a lawfully enacted local recycling ordinance, if more restrictive (5.410.1). • Water conserving plumbing fixtures and fittings. Plumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall comply with the following:
o Water Closets. The effective flush volume of all water closets shall not exceed o 1.28 gallons per flush (5.303.3.1)
o Urinals. The effective flush volume of wall-mounted urinals shall not exceed o 0.125 gallons per flush (5.303.3.2.1). The effective flush volume of floor- mounted or other urinals shall not exceed 0.5 gallons per flush (5.303.3.2.2).
o Showerheads. Single showerheads shall have a minimum flow rate of not more than 1.8 gallons per minute and 80 psi (5.303.3.3.1). When a shower is served by more than one showerhead, the combine flow rate of all showerheads and/or other shower outlets controlled by a single valve shall not exceed 1.8 gallons per minute at 80 psi (5.303.3.3.2). o Faucets and fountains. Nonresidential lavatory faucets shall have a maximum flow rate of not more than 0.5 gallons per minute at 60 psi (5.303.3.4.1). Kitchen faucets shall have a maximum flow rate of not more than 1.8 gallons per minute of 60 psi (5.303.3.4.2). Wash fountains shall have a maximum flow rate of not more than 1.8 gallons per minute (5.303.3.4.3). Metering faucets shall not deliver more than 0.20 gallons per cycle (5.303.3.4.4). Metering faucets for wash fountains shall have a maximum flow rate not more than 0.20 gallons per cycle (5.303.3.4.5). • Outdoor potable water uses in landscaped areas. Nonresidential developments shall comply with a local water efficient landscape ordinance or the current California Department of Water Resources’ Model Water Efficient Landscape Ordinance (MWELO), whichever is more stringent (5.304.1). • Water meters. Separate submeters or metering devices shall be installed for new buildings or additions in excess of 50,000 sf or for excess consumption where any tenant within a new building or within an addition that is project to consume more than 1,000 gallons per day (GPD) (5.303.1.1 and
5.303.1.2).
• Outdoor water uses in rehabilitated landscape projects equal or greater than 2,500 sf. Rehabilitated landscape projects with an aggregate landscape area equal to or greater than 2,500 sf requiring a building or landscape permit (5.304.3).
• Commissioning. For new buildings 10,000 sf and over, building commissioning shall be included in the design and construction processes of the building project to verify that the building systems and components meet the owner’s or owner representative’s project requirements (5.410.2).
The 2022 CALGreen Building Standards Code has been adopted by the City of Redlands Municipal Code in Chapter 15.16.
5.2.2.3 Regional Regulations
South Coast Air Quality Management District
Criteria Air Pollutants
The South Coast Air Quality Management District (SCAQMD) attains and maintains air quality conditions in the South Coast Air Basin through a comprehensive program of planning, regulation, enforcement, technical innovation, and promotion of the understanding of air quality issues. The clean air strategy of the SCAQMD includes preparation of plans for attainment of ambient air quality standards, adoption and enforcement of Redlands Regular Meeting of 06-03-25
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rules and regulations concerning sources of air pollution, and issuance of permits for stationary sources of air pollution. The SCAQMD also inspects stationary sources of air pollution and responds to citizen complaints; monitors ambient air quality and meteorological conditions; and implements programs and regulations required by the CAA, CAAA, and CCAA. Air quality plans applicable to the proposed Project are discussed below.
Air Quality Management Plan
The SCAQMD and the Southern California Association of Governments (SCAG) are responsible for preparing the Air Quality Management Plan (AQMP), which addresses federal and State CAA requirements. The AQMP details goals, policies, and programs for improving air quality in the Basin.
The 2012 AQMP was adopted by the SCAQMD Governing Board on December 12, 2012. The purpose of the 2012 AQMP for the Basin is to set forth a comprehensive and integrated program that will lead the region into compliance with the federal 24-hour PM
2.5 air quality standard, and to provide an update to the Basin’s commitment towards meeting the federal 8-hour ozone standards. The AQMP would also serve to satisfy recent USEPA requirements for a new attainment demonstration of the revoked 1-hour ozone standard, as well as a vehicle miles traveled (VMT) emissions offset demonstration. The 2012 AQMP, as approved by CARB, serves as the official SIP submittal for the federal 2006 24-hour PM
2.5 standard. In
addition, the AQMP updates specific new control measures and commitments for emissions reductions to implement the attainment strategy for the 8-hour ozone SIP. The 2012 AQMP set forth programs which require integrated planning efforts and the cooperation of all levels of government: local, regional, State, and federal.
In March 2017, the SCAQMD finalized the 2016 AQMP, which continues to evaluate integrated strategies and control measures to meet the NAAQS, as well as explore new and innovative methods to reach its goals.
Some of these approaches include utilizing incentive programs, recognizing existing co-benefit programs from other sectors, and developing a strategy with fair-share reductions at the federal, state, and local levels. Similar to the 2012 AQMP, the 2016 AQMP incorporates scientific and technological information and planning assumptions, including updated emission inventory methodologies for various source categories.
The 2022 AQMP was adopted by the SCAQMD Governing Board on December 2, 2022. The 2022 AQMP builds upon measures already in place from previous AQMPs. It also includes a variety of additional strategies such as regulation, accelerated deployment of available cleaner technologies (e.g., zero emissions technologies, when cost-effective and feasible, and low NOx [nitrogen oxides] technologies in other applications), best management practices, co-benefits from existing programs (e.g., climate and energy efficiency), incentives, and other CAA measures to achieve the 2015 federal 8-hour ozone standard. The SCAQMD proposes a total of 49 control measures for the 2022 AQMP, including control measures focused on widespread deployment of zero emission and low NOx technologies through a combination of regulatory approaches and incentives.
The RTP/SCS also provides a combination of transportation and land use strategies that help the region achieve State GHG emissions reduction goals and federal CAA requirements, preserve open space areas, improve public health and roadway safety, support vital goods movement industry, and use resources more efficiently. GHG emissions resulting from development-related mobile sources are the most potent source of emissions.
SCAQMD Rules and Regulations
All projects within the South Coast Air Basin are subject to SCAQMD rules and regulations. Specific rules applicable to the proposed Project include the following:
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Rule 203 – Permit to Operate. A person shall not operate or use any equipment or agricultural permit unit, the use of which may cause the issuance of air contaminants, or the use of which may reduce or control the issuance of air contaminants, without first obtaining a written permit to operate from the Executive Officer or except as provided in Rule 202. The equipment or agricultural permit unit shall not be operated contrary to the conditions specified in the permit to operate.
Rule 401 – Visible Emissions. A person shall not discharge into the atmosphere from any single source of emission whatsoever any air contaminant for a period or periods aggregating more than three minutes in any 1 hour that is as dark or darker in shade as that designated No. 1 on the Ringelmann Chart, as published by the United States Bureau of Mines.
Rule 402 – Nuisance. A person shall not discharge from any source whatsoever such quantities of air contaminants or other material that cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or that endanger the comfort, repose, health, or safety of any such persons or the public, or that cause, or have a natural tendency to cause, injury or damage to business or property. The provisions of this rule do not apply to odors emanating from agricultural operations necessary for the growing of crops or the raising of fowl or animals.
Rule 403 – Fugitive Dust. SCAQMD Rule 403 governs emissions of fugitive dust during and after construction. Compliance with this rule is achieved through application of standard Best Management Practices, such as application of water or chemical stabilizers to disturbed soils, covering haul vehicles, restricting vehicle speeds on unpaved roads to 15 miles per hour (mph), sweeping loose dirt from paved site access roadways, cessation of construction activity when winds exceed 25 mph, and establishing a permanent ground cover on finished sites.
Rule 403 requires project applicants to control fugitive dust using the best available control measures such that dust does not remain visible in the atmosphere beyond the property line of the emission source. In addition, Rule 403 requires implementation of dust suppression techniques to prevent fugitive dust from creating an offsite nuisance. Applicable Rule 403 dust suppression (and PM 10 generation) techniques to
reduce impacts on nearby sensitive receptors may include, but are not limited to, the following:
• Apply nontoxic chemical soil stabilizers according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for 10 days or more). • Water active sites at least three times daily. Locations where grading is to occur shall be thoroughly watered prior to earthmoving.
• Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 0.6 meters (2 feet) of freeboard (vertical space between the top of the load and top of the trailer) in accordance with the requirements of California Vehicle Code Section 23114.
• Reduce traffic speeds on all unpaved roads to 15 miles per hour (mph) or less. • Suspend all grading activities when wind speeds (including instantaneous wind gusts) exceed 25 mph. • Provide bumper strips or similar best management practices where vehicles enter and exit the construction site onto paved roads, or wash off trucks and any equipment leaving the site each trip. • Replant disturbed areas as soon as practical.
• Sweep onsite streets (and offsite streets if silt is carried to adjacent public thoroughfares) to reduce the amount of particulate matter on public streets. All sweepers shall be compliant with SCAQMD Rule 1186.1, Less Polluting Sweepers.
Rule 481 – Spray Coating. This rule applies to all spray painting and spray coating operations and equipment and states that a person shall not use or operate any spray painting or spray coating equipment unless one of the following conditions is met:
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• The spray coating equipment is operated inside a control enclosure, which is approved by the Executive Officer. Any control enclosure for which an application for permit for new construction, alteration, or change of ownership or location is submitted after the date of adoption of this rule shall be exhausted only through filters at a design face velocity not less than 100 feet per minute nor greater than 300 feet per minute, or through a water wash system designed to be equally effective for the purpose of air pollution control.
• Coatings are applied with high-volume low-pressure, electrostatic and/or airless spray equipment. • An alternative method of coating application or control is used which has effectiveness equal to or greater than the equipment specified in the rule.
Rule 1108 - Volatile Organic Compounds. This rule governs the sale, use, and manufacturing of asphalt and limits the volatile organic compound (VOC) content in asphalt used in the Basin. This rule also regulates the VOC content of asphalt used during construction. Therefore, all asphalt used during construction of the Project must comply with SCAQMD Rule 1108.
Rule 1113 – Architectural Coatings. No person shall apply or solicit the application of any architectural coating within the SCAQMD with VOC content in excess of the values specified in a table incorporated in the Rule.
Rule 1143 – Paint Thinners and Solvents. This rule governs the manufacture, sale, and use of paint thinners and solvents used in thinning of coating materials, cleaning of coating application equipment, and other solvent cleaning operations by limiting their VOC content. This rule regulates the VOC content of solvents used during construction. Solvents used during the construction phase must comply with this rule.
5.2.2.4 Local Regulations
City of Redlands 2035 General Plan
The General Plan Healthy Community Element contains the following policies related to air quality that are applicable to the Project:
Principle 7-P.44 Protect air quality within the city and support efforts for enhanced regional air quality.
Principle 7-P.49 Protect sensitive receptors from exposure to hazardous concentrations of air pollutants.
Action 7-A.147 Cooperate with the ongoing efforts of the U.S. Environmental Protection Agency, the South Coast Air Quality Management District, and the State of California Air Resources Board in improving air quality in the regional air basin.
Action 7-A.149 Ensure that construction and grading projects minimize short-term impacts to air quality. a. Require grading projects to provide a stormwater pollution prevention plan (SWPPP) in compliance with City requirements, which include standards for best management practices (BMPs) that control pollutants from dust generated by construction activities and those related to vehicle and equipment cleaning, fueling, and maintenance;
b. Require grading projects to undertake measures to minimize mono-nitrogen oxides (NOx) emissions from vehicle and equipment operations; and c. Monitor all construction to ensure that proper steps are implemented Action 7-A.152 Enforce regulations to prevent trucks from excessive idling in residential areas.
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Action 7-A.153 Require applicants for sensitive land uses (e.g. residences, schools, daycare centers, playgrounds, and medical facilities) to site development and/or incorporate design features (e.g. pollution prevention, pollution reduction, barriers, landscaping, ventilation systems, or other measures) to minimize the potential impacts of air pollution on sensitive receptors.
Action 7-A.154 Require applicants for sensitive land uses within a Proposition 65 warning contour to conduct a health risk assessment and mitigate any health impacts to a less than significant level.
5.2.3 ENVIRONMENTAL SETTING
5.2.3.1 Climate and Meteorology
The Project area is located within the South Coast Air Basin (Basin), which is under the jurisdiction of the SCAQMD. The Basin is a 6,600-square-mile coastal plain bounded by the Pacific Ocean to the southwest and the San Gabriel, San Bernardino, and San Jacinto Mountains to the north and east. The Basin includes the non-desert portions of Los Angeles, Riverside, and San Bernardino counties, and all of Orange County.
The ambient concentrations of air pollutants are determined by the amount of emissions released by sources and the atmosphere’s ability to transport and dilute such emissions. Natural factors that affect transport and dilution include terrain, wind, atmospheric stability, and sunlight. Therefore, existing air quality conditions in the area are determined by such natural factors as topography, meteorology, and climate, in addition to the amount of emissions released by existing air pollutant sources.
Atmospheric conditions such as wind speed, wind direction, and air temperature gradients interact with the physical features of the landscape to determine the movement and dispersal of air pollutants. The topography and climate of Southern California combine to make the Basin an area of high air pollution potential. The Basin is a coastal plain with connecting broad valleys and low hills, bounded by the Pacific Ocean to the west and high mountains around the rest of the perimeter. The general region lies in the semi- permanent high-pressure zone of the eastern Pacific, resulting in a mild climate tempered by cool sea breezes with light average wind speeds. The usually mild climatological pattern is disrupted occasionally by periods of extremely hot weather, winter storms, or Santa Ana winds. During the summer months, a warm air mass frequently descends over the cool, moist marine layer produced by the interaction between the ocean’s surface and the lowest layer of the atmosphere. The warm upper layer forms a cap over the cool marine layer and inhibits the pollutants in the marine layer from dispersing upward. In addition, light winds during the summer further limit ventilation. Furthermore, sunlight triggers the photochemical reactions which produce ozone.
5.2.3.2 Criteria Air Pollutants
As described previously, the CARB and the USEPA currently focus on the following air pollutants as indicators of ambient air quality: ozone, carbon monoxide (CO), nitrogen dioxide (NO 2), sulfur dioxide (SO 2), respirable particulate matter with an aerodynamic diameter of 10 micrometers or less (PM 10), fine particulate matter with an aerodynamic diameter of 2.5 micrometers or less (PM 2.5), and lead. These pollutants are referred to as “criteria air pollutants” because they are the most prevalent air pollutants known to be injurious to human health. Extensive health-effects criteria documents regarding the effects of Redlands Regular Meeting of 06-03-25
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these pollutants on human health and welfare have been prepared over the years. 1 Standards have been established for each criteria pollutant to meet specific public health and welfare criteria set forth in the federal Clean Air Act (CAA). California has generally adopted more stringent ambient air quality standards for the criteria air pollutants (CAAQS) and has adopted air quality standards for some pollutants for which there is no corresponding national standard (NAAQS), such as sulfates, hydrogen sulfide, vinyl chloride, and visibility-reducing particles.
Ozone
Ozone, the main component of photochemical smog, is primarily a summer and fall pollution problem. Ozone is not emitted directly into the air; but is formed through a complex series of chemical reactions involving other compounds that are directly emitted. These directly emitted pollutants (also known as ozone precursors) include reactive organic gases (ROGs) or volatile organic compounds (VOCs), and oxides of nitrogen (NOx).
While both ROGs and VOCs refer to compounds of carbon, ROG is a term used by CARB and is based on a list of exempted carbon compounds determined by CARB. VOC is a term used by the USEPA and is based on its own exempt list. The time period required for ozone formation allows the reacting compounds to spread over a large area, producing regional pollution problems. Ozone concentrations are the cumulative result of regional development patterns rather than the result of a few significant emission sources.
Once ozone is formed, it remains in the atmosphere for one or two days. Ozone is then eliminated through reaction with chemicals on the leaves of plants, attachment to water droplets as they fall to earth (“rainout”), or absorption by water molecules in clouds that later fall to earth with rain (“washout”).
Short-term exposure to ozone can irritate the eyes and cause constriction of the airways. In addition to causing shortness of breath, ozone can aggravate existing respiratory diseases such as asthma, bronchitis, and emphysema.
Carbon Monoxide
CO is a colorless, odorless gas produced by the incomplete combustion of carbon-containing fuels, such as gasoline or wood. CO concentrations tend to be the highest during the winter morning, when little to no wind and surface-based inversions trap the pollutant at ground levels. Because CO is emitted directly from internal combustion engines, unlike ozone, motor vehicles operating at slow speeds are the primary source of CO in the Basin. The highest ambient CO concentrations are generally found near congested transportation corridors and intersections.
Nitrogen Dioxide
NO2 is a reddish-brown gas that is a by-product of combustion processes. Automobiles and industrial operations are the main sources of NO 2. Combustion devices emit primarily nitric oxide (NO), which reacts through oxidation in the atmosphere to form NO 2. The combined emissions of NO and NO 2 are referred to as NOx, which are reported as equivalent NO 2. Aside from its contribution to ozone formation, NO 2 can increase the risk of acute and chronic respiratory disease and reduce visibility. NO 2 may be visible as a coloring component of a brown cloud on high pollution days, especially in conjunction with high ozone levels. 1 Additional sources of information on the health effects of criteria pollutants can be found at CARB and USEPA’s websites at http://www.arb.ca.gov/research/health/health.htm and http://www.epa.gov/air/airpollutants.html, respectively.
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Sulfur Dioxide
SO2 is a colorless, extremely irritating gas or liquid that enters the atmosphere as a pollutant mainly as a result of burning high sulfur-content fuel oils and coal, and from chemical processes occurring at chemical plants and refineries. When SO 2 oxidizes in the atmosphere, it forms sulfur trioxide (SO 3). Collectively, these pollutants are referred to as sulfur oxides (SOx).
Major sources of SO 2 include power plants, large industrial facilities, diesel vehicles, and oil-burning residential heaters. Emissions of SO 2 aggravate lung diseases, especially bronchitis. This compound also constricts the breathing passages, especially in people with asthma and people involved in moderate to heavy exercise. SO 2 potentially causes wheezing, shortness of breath, and coughing. Long-term SO 2 exposure has been associated with increased risk of mortality from respiratory or cardiovascular disease.
Particulate Matter
PM10 and PM2.5 consist of particulate matter that is 10 microns or less in diameter and 2.5 microns or less in diameter, respectively (a micron is one-millionth of a meter). PM 10 and PM2.5 represent fractions of particulate matter that can be inhaled into the air passages and the lungs and can cause adverse health effects. Acute and chronic health effects associated with high particulate levels include the aggravation of chronic respiratory diseases, heart and lung disease, and coughing, bronchitis and respiratory illnesses in children.
Particulate matter can also damage materials and reduce visibility. One common source of PM
2.5 is diesel
exhaust emissions.
PM10 consists of particulate matter emitted directly into the air (e.g., fugitive dust, soot, and smoke from mobile and stationary sources, construction operations, fires, and natural windblown dust) and particulate matter formed in the atmosphere by condensation and/or transformation of SO 2 and ROG. Traffic generates particulate matter emissions through entrainment of dust and dirt particles that settle onto roadways and parking lots. PM 10 and PM 2.5 are also emitted by burning wood in residential wood stoves and fireplaces and open agricultural burning. PM 2.5 can also be formed through secondary processes such as airborne reactions with certain pollutant precursors, including ROGs, ammonia (NH 3), NOx, and SOx.
Lead
Lead is a metal found naturally in the environment and present in some manufactured products. There are a variety of activities that can contribute to lead emissions, which are grouped into two general categories, stationary and mobile sources. On-road mobile sources include light-duty automobiles; light-, medium-, and heavy-duty trucks; and motorcycles.
Emissions of lead have dropped substantially over the past 40 years. The reduction before 1990 is largely due to the phase-out of lead as an anti-knock agent in gasoline for on-road automobiles. Substantial emission reductions have also been achieved due to enhanced controls in the metals processing industry. In the Basin, atmospheric lead is generated almost entirely by the combustion of leaded gasoline and contributes less than one percent of the material collected as total suspended particulates.
5.2.3.3 Toxic Air Contaminants
Concentrations of TACs, or in federal parlance, HAPs, are also used as indicators of ambient air quality conditions. A TAC is defined as an air pollutant that may cause or contribute to an increase in mortality or in serious illness, or that may pose a hazard to human health. TACs are usually present in minute quantities in the ambient air; however, their high toxicity or health risk may pose a threat to public health even at low concentrations.
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According to the California Almanac of Emissions and Air Quality, the majority of the estimated health risk from TACs can be attributed to relatively few compounds, the most important being particulate matter from diesel-fueled engines (diesel particulate matter, or DPM). DPM differs from other TACs in that it is not a single substance, but rather a complex mixture of hundreds of substances. Although DPM is emitted by diesel- fueled internal combustion engines, the composition of the emissions varies depending on engine type, operating conditions, fuel composition, lubricating oil, and whether an emission control system is present.
Unlike the other TACs, no ambient monitoring data are available for DPM because no routine measurement method currently exists. However, CARB has made preliminary concentration estimates based on a particulate matter exposure method. This method uses the CARB emissions inventory’s PM 10 database,
ambient PM 10 monitoring data, and the results from several studies to estimate concentrations of diesel PM.
In addition to diesel PM, the TACs for which data are available that pose the greatest existing ambient risk in California are benzene, 1,3-butadiene, acetaldehyde, carbon tetrachloride, hexavalent chromium, para- dichlorobenzene, formaldehyde, methylene chloride, and perchloroethylene.
5.2.3.4 CO Hotspots
An adverse CO concentration, known as a “hot spot” is an exceedance of the State one-hour standard of 20 ppm or the eight-hour standard of 9 ppm. It has long been recognized that CO hotspots are caused by vehicular emissions, primarily when idling at congested intersections. In response, vehicle emissions standards have become increasingly stringent in the last twenty years. Currently, the allowable CO emissions standard in California is a maximum of 3.4 grams/mile for passenger cars (there are requirements for certain vehicles that are more stringent). With the turnover of older vehicles, introduction of cleaner fuels, and implementation of increasingly sophisticated and efficient emissions control technologies, CO concentration in the Basin is now designated as in attainment, and CO concentrations in the region have steadily declined (Appendix C).
5.2.3.5 Odorous Emissions
Odors are generally regarded as an annoyance rather than a health hazard. However, manifestations of a person’s reaction to foul odors can range from psychological (e.g., irritation, anger, or anxiety) to physiological (e.g., circulatory and respiratory effects, nausea, vomiting, and headache). Offensive odors are unpleasant and can lead to public distress generating citizen complaints to local governments. Although unpleasant, offensive odors rarely cause physical harm. The occurrence and severity of odor impacts depend on the nature, frequency, and intensity of the source, wind speed, direction, and the sensitivity of receptors.
5.2.3.6 Existing Conditions
The SCAQMD maintains monitoring stations within district boundaries, Source/Receptor Areas (SRAs), that monitor air quality and compliance with associated ambient standards. The City is located within SRA 35, East San Bernardino. The East San Bernardino monitoring station reports air quality statistics for ozone and PM10. The East San Bernardino Valley monitoring station does not provide information for CO, NO 2, and PM2.5, as such, statistics were obtained from the Central San Bernardino 2 monitoring station. The most recent three years of data are shown in Table 5.2-2, which identifies the number of days ambient air quality standards were exceeded in the area. Additionally, data for SO 2 has been omitted as attainment is regularly met in the Basin and few monitoring stations measure SO 2 concentrations.
In 2023, the federal and State ambient air quality standards (NAAQS and CAAQS) were exceeded on one or more days for ozone at most monitoring locations. No areas of the Basin exceeded federal or State standards for NO
2, SO2, CO, sulfates, or lead. See Table 5.2-3, for attainment designations of the Basin.
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Table 5.2-2: Air Quality Monitoring Summary 2021-2023
Pollutant Standard Year
2021 2022 2023
Ozone
Maximum Federal 1-Hour Concentration (ppm) 0.145 0.135 0.143 Maximum Federal 8-Hour Concentration (ppm) 0.119 0.109 0.118 Number of Days Exceeding State 1-Hour Standard > 0.09 ppm 74 63 54 Number of Days Exceeding State/Federal 8-Hour Standard > 0.070 ppm 118 106 83 CO
Maximum Federal 1-Hour Concentration > 35 ppm 2.0 1.7 1.6 Maximum Federal 8-Hour Concentration > 20 ppm 1.6 1.4 1.2 NO2
Maximum Federal 1-Hour Concentration > 0.100 ppm 0.056 0.053 0.056 Annual Federal Standard Design Value 0.015 0.016 0.014
PM10
Maximum Federal 24-Hour Concentration (µg/m 3) > 150 µg/m 3 44 50 49 Annual Federal Arithmetic Mean (µg/m 3) 23.2 22.0 21.3
Number of Days Exceeding Federal 24-Hour Standard > 150 µg/m 3 0 0 0 Number of Days Exceeding State 24-Hour Standard > 50 µg/m 3 0 0 0 PM2.5
Maximum Federal 24-Hour Concentration (µg/m 3) > 35 µg/m 3 57.9 40.1 25.4 Annual Federal Arithmetic Mean (µg/m 3) > 12 µg/m 3 11.9 11.26 10.16 Number of Days Exceeding Federal 24-Hour Standard > 35 µg/m 3 1 2 0 ppm = Parts Per Million
µg/m3 = Microgram per Cubic Meter
Source: Appendix C
Both CARB and the USEPA use this type of monitoring data to designate areas with air quality problems and to initiate planning efforts for improvement. The three basic designation categories are nonattainment, attainment, and unclassified. Nonattainment is defined as any area that does not meet, or that contributes to ambient air quality in a nearby area that does not meet the primary or secondary ambient air quality standard for the pollutant. Attainment is defined as any area that meets the primary or secondary ambient air quality standard for the pollutant. Unclassifiable is defined as any area that cannot be classified on the basis of available information as meeting or not meeting the primary or secondary ambient air quality standard for the pollutant. California designations include a subcategory of nonattainment-transitional, which is given to nonattainment areas that are progressing and nearing attainment.
Table 5.2-3: Attainment Status of Criteria Pollutants in the South Coast Air Basin Criteria Pollutant State Designation Federal Designation Ozone – 1-hour standard Nonattainment --
Ozone – 8-hour standard Nonattainment Nonattainment
PM10 Nonattainment Attainment
PM2.5 Nonattainment Nonattainment
CO Attainment Unclassifiable/Attainment
NO2 Attainment Unclassifiable/Attainment
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Criteria Pollutant State Designation Federal Designation SO2 Attainment Unclassifiable/Attainment
Pb3 Attainment Unclassifiable/Attainment
Source: Appendix C
The Project area consists of approximately 116.19 acres of land that is currently a mix of undeveloped or agricultural use properties, and sites developed with residences and industrial storage. Air quality emissions are currently generated by operation of these existing uses and the related vehicular trips.
5.2.3.7 Sensitive Land Uses
Land uses such as schools, children’s daycare centers, hospitals, and convalescent homes are considered to be more sensitive to poor air quality than the general public because the population groups associated with these uses have increased susceptibility to respiratory distress. In addition, residential uses are considered more sensitive to air quality conditions than commercial and industrial uses, because people generally spend longer periods of time at their residences, resulting in greater exposure to ambient air quality conditions.
Recreational land uses are considered moderately sensitive to air pollution. Exercise places a high demand on respiratory functions, which can be impaired by air pollution, even though exposure periods during exercise are generally short. In addition, noticeable air pollution can detract from the enjoyment of recreation. Existing sensitive receptors within and in the vicinity of the RHNA rezone sites consist of existing residences and schools.
5.2.3.8 Approved General Plan 2035 Buildout
The operational emissions from buildout of the existing General Plan land use designations of the 24 rezone sites with 1,656,699.86 SF of commercial/industrial uses, 552,340.90 SF of commercial uses, and 111 multi- family dwellings are shown in Table 5.2-6, which identifies that emissions would exceed the SCAQMD numerical thresholds of significance for emissions of VOCs, NOx, CO, PM 10, and PM 2.5. This is consistent with
the findings of the General Plan EIR.
5.2.4 THRESHOLDS OF SIGNIFICANCE
According to Appendix G of the CEQA Guidelines, a project could have a significant adverse effect on air quality resources if it would:
AQ-1 Conflict with or obstruct implementation of the applicable air quality plan; AQ-2 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; AQ-3 Expose sensitive receptors to substantial pollutant concentrations; or AQ-4 Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people.
The Initial Study established that the proposed Project would not result in impacts related to Threshold AQ- 4; therefore, no further assessment of this impact is required in this EIR.
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Regional Thresholds
The SCAQMD’s most recent regional significance thresholds from April 2019 for regulated pollutants are listed in Table 5.2-4. The SCAQMD’s CEQA air quality methodology provides that any projects that result in daily emissions that exceed any of the thresholds in Table 5.2-4 would be considered to have both an individually (project-level) and cumulatively significant air quality impact.
Table 5.2-4: SCAQMD Regional Air Quality Thresholds
Pollutant Construction Operations
NOx 100 lbs/day 55 lbs/day
VOC 75 lbs/day 55 lbs/day
PM10 150 lbs/day 150 lbs/day
PM2.5 55 lbs/day 55 lbs/day
SOx 150 lbs/day 150 lbs/day
CO 550 lbs/day 550 lbs/day
Lead 3 lbs/day 3 lbs/day
Source: Appendix C
Localized Significance Thresholds
SCAQMD developed localized significance thresholds (LSTs) to determine if emissions of NO 2, CO, PM 10, or PM2.5 generated at a project site would expose sensitive receptors to substantial concentrations of criteria air pollutants. LSTs are the maximum emissions from a project’s onsite activities that will not cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standard at the nearest residence or sensitive receptor. However, an LST analysis can only be conducted at a development project level, as LST thresholds are based on specific project site data points such as graded acres per day and distance to sensitive receptors, and quantification of LSTs is not applicable for this program-level environmental analysis. For informational purposes, Table 5.2-5 provides the LSTs for projects in the Basin.
Table 5.2-5: SCAQMD Localized Significance Thresholds
Air Pollutant (Relevant AAQS) Concentration
1-Hour CO Standard (CAAQS) 20 ppm
8-Hour CO Standard (CAAQS) 9.0 ppm
1-Hour NO 2 Standard (CAAQS) 0.18 ppm
Annual NO 2 Standard (CAAQS) 0.03 ppm
24-Hour PM 10 Standard – Construction (SCAQMD) 10.4 µg/m 3 24-Hour PM 2.5 Standard – Construction (SCAQMD) 10.4 µg/m 3 24-Hour PM 10 Standard – Operation (SCAQMD) 2.5 µg/m3
24-Hour PM 2.5 Standard – Operation (SCAQMD) 2.5 µg/m3
Annual Average PM 10 Standard (SCAQMD) 1.0 µg/m3
Source: Appendix C
CO Hotspots
Areas of vehicle congestion have the potential to create pockets of CO called hotspots. These pockets have the potential to exceed the state one-hour standard of 20 ppm or the eight-hour standard of 9 ppm, which are the thresholds.
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5.2.5 METHODOLOGY
This analysis focuses on the nature and magnitude of the change in the air quality environment due to implementation of the proposed Project, based on comparison of the maximum development assumptions from buildout of the approved General Plan land uses and from buildout of the proposed Project, as outlined in Section 3.0 , Project Description.
Air pollutant emissions associated with the proposed Project would result from construction equipment usage and from construction-related traffic. Additionally, emissions would be generated from operations of the future residential and institutional uses and from traffic volumes generated by these new uses. The net change in emissions generated by these Project activities and other secondary sources have been quantitatively estimated and compared to those that would occur from buildout of the existing General Plan assumptions and to the applicable thresholds of significance recommended by the SCAQMD.
Although the Project would comply with all of the applicable SCAQMD requirements, it should be noted that emission reductions associated with Rules 402, 1301, 1401, and 2305 cannot be quantified in the California Emissions Estimator Model (CalEEMod) and are therefore not reflected in the emissions presented herein.
Conversely, Rule 403 (Fugitive Dust) and Rule 1113 (Architectural Coatings) can be modeled in CalEEMod.
As such, credit for Rule 403 and Rule 1113 has been taken in the analysis.
AQMP Consistency
The SCAQMD’s CEQA Handbook suggests an evaluation of the following two criteria to determine whether a project involving a legislative land use action (such as the proposed General Plan land use and zoning designation changes) would be consistent with the AQMP:
1. The project would not generate population and employment growth that would be inconsistent with SCAG’s growth forecasts.
2. The project would not result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay the timely attainment of air quality standards or the interim emissions reductions specified in the AQMP.
Consistency Criterion No. 1 refers to the SCAG’s growth forecast and associated assumptions included in the AQMP. The future air quality levels projected in the AQMP are based on SCAG’s growth projections, which are based, in part, on the general plans of cities and counties located within the SCAG region. Therefore, if the level of housing or employment related to the proposed Project are consistent with the applicable assumptions used in the development of the AQMP, the Project would not jeopardize attainment of the air quality levels identified in the AQMP.
Consistency Criterion No. 2 refers to the CAAQS. An impact would occur if the long-term emissions associated with the proposed Project would exceed the SCAQMD’s regional significance thresholds for operation-phase emissions.
Operations
Long-term (i.e., operational) regional emissions of criteria air pollutants and precursors, including mobile- and area-source emissions from the Project, were quantified using the CalEEMod computer model. Area- source emissions were modeled according to the size and type of the land uses proposed. Mass mobile- source emissions were modeled based on the increase in daily vehicle trips that would result from the proposed Project and those that would occur from buildout of the existing General Plan land uses. Predicted long-term operational emissions were compared and also evaluated against applicable SCAQMD thresholds for determination of significance.
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To evaluate the approved General Plan buildout, operational emissions from 828,349.93 SF of warehouse (commercial/industrial), 828,349.93 SF of retail (commercial/industrial), 111 multi-family dwelling units, 276,170.4 SF of office (commercial), and 276,170.4 SF of retail (commercial) uses were modeled on the Project sites’ 116.19 acres. Buildout of the proposed Project would result in 2,436 multi-family dwelling units and 151,048.46 SF of Public/Institutional uses on the 116.19 acres.
CO Hotspots
Areas of vehicle congestion have the potential to create pockets of CO called hotspots. These pockets have the potential to exceed the state one-hour standard of 20 ppm or the eight-hour standard of 9 ppm. Because CO is produced in greatest quantities from vehicle combustion and does not readily disperse into the atmosphere, adherence to ambient air quality standards is typically demonstrated through an analysis of localized CO concentrations. Hotspots are typically produced at intersections, where traffic congestion is highest because vehicles queue for longer periods and are subject to reduced speeds. With the turnover of older vehicles and introduction of cleaner fuels as well as implementation of control technology on industrial facilities, CO concentrations in the Basin and the state have steadily declined. The analysis of CO hotspots compares the volume of traffic that has the potential to generate a CO hotspot and the volume of traffic generated by the proposed Project to determine if the project would exceed the state one-hour standard of 20 ppm or the eight-hour standard of 9 ppm.Environmental Impacts Summary of Impacts Identified in the General Plan EIR
Air Quality Plan. The General Plan EIR describes that the emissions generated by development projects in addition to existing sources within the City are not considered to cumulatively contribute to the nonattainment designations of the Basin. Buildout of the proposed General Plan would not contribute to an increase in frequency or severity of air quality violations and delay attainment of the AAQS or interim emission reductions in the AQMP, and emissions generated from buildout of the proposed General Plan would not result in a significant air quality impact (City of Redlands, 2017b, p. 3.3-18).
The General Plan EIR describes that individual projects pursuant to the General Plan would be required to undergo subsequent environmental review pursuant to CEQA, and as part of this review effort, projects requiring discretionary approval would be required to demonstrate compliance with the AQMP. Individual projects would also be required to demonstrate compliance with SCAQMD rules and regulations governing air quality, specifically particulate matter. The General Plan EIR also describes that the General Plan principles and actions would help to reduce potential impacts related to conflicts with an applicable air quality plan, and that the General Plan would not conflict with or obstruct the implementation of the applicable air quality plan. Impacts would be less than significant (City of Redlands, 2017b, p. 3.3-20).
Construction. The General Plan EIR describes that it is not possible to determine whether the scale and phasing of individual projects would exceed the SCAQMD’s short-term regional or localized construction emissions thresholds. In addition to regulatory measures (e.g., SCAQMD Rule 201 for a permit to operate, Rule 403 for fugitive dust control, Rule 1113 for architectural coatings, Rule 1403 for new source review, and the CARB’s Airborne Toxic Control Measures), mitigation imposed at the project level may include extension of construction schedules and/or use of special equipment. Existing City policies and regulations and proposed General Plan principles and actions are intended to minimize impacts associated with non- attainment criteria pollutants. While these regulations and policies would reduce impacts associated with construction activities, there is no guarantee emissions would be mitigated below SCAQMD thresholds.
Therefore, construction air quality impacts were determined to be significant and unavoidable (City of Redlands, 2017b, p. 3.3-25).
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Operation. The General Plan EIR describes that operational emissions from buildout of the General Plan, would exceed the SCAQMD’s significance threshold for VOC, NOx, CO, PM 10, and PM2.5; therefore, impacts would be significant. The General Plan EIR details that buildout of the General Plan would be required to comply with the AQMP, SIP, CARB motor vehicle standards, SCAQMD regulations for stationary sources and architectural coatings, Title 24 energy efficiency standards, and the proposed General Plan principles and actions; however, there is no guarantee that emissions would be mitigated below SCAQMD thresholds.