Impacts would be less than significant.
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d) Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability or drainage changes? No Impact. As previously discussed in section 4.7.1, the Proposed Project is not within an area that has landslide susceptibility (City 2017a). The Project site is relatively flat, further demonstrating the lack of landslide potential. Additionally, as discussed in section 4.10.1, the Project site is designated as a Zone X Area of Minimal Flood Hazard (FEMA 2023). Therefore, there would be no impact from the Project associated with downslope or downstream flooding or landslides.
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4.21 MANDATORY FINDINGS OF SIGNIFICANCE
21. MANDATORY FINDINGS OF SIGNIFICANCE.
Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a) Does the project have the potential to substantially degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a
plant or animal community, substantially reduce the
number or restrict the range of a rare or endangered
plant or animal or eliminate important examples of
the major periods of California history or prehistory?
(b) Does the project have impacts that are individually limited, but cumulatively considerable?
(“Cumulatively considerable” means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and
the effects of probable future projects?)
(c) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
4.21.1 Impact Analysis
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less than Significant Impact with Mitigation Incorporated. As discussed in the Biological Resources section, suitable burrows for burrowing owl were identified within the Project site. Mitigation measure BIO-1 would include a preconstruction survey, thus reducing impacts to less than significant.
Suitable foraging habitat for nine sensitive species including loggerhead shrike, white-tailed kite, golden eagle, Cooper's hawk, sharp-shinned hawk, northern harrier, merlin, prairie falcon, and longeared owl, was documented within the Project site. Impacts to 8.06-acre of disturbed/ruderal habitat is not expected to result in a significant impact to regional foraging resources for these species. No mitigation is proposed.
Suitable foraging and nesting habitat for one additional sensitive species, California horned lark, was documented within the Project site. To ensure that potential adverse effects to California horned lark are reduced to a less than significant level, a focused nesting survey will be required prior to initiation of Project activities, as summarized in MM BIO-2. Therefore, the incorporation of MM BIO-1 and MM BIO-2, impacts towards sensitive species would be less than significant. □ ~ □ □
□ □ ~ □
□ ~ □ □
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As discussed in the Cultural Resources section and Appendix B, none of the potential cultural resources identified within the Project site were determined to be eligible for listing in the NRHP, CRHR, or for designation as a City Resource (Appendix C). The Cultural Report states that the potential always remains for ground-disturbing activities to expose previously unrecorded archaeological resources. Therefore, the incorporation of MM CUL-1 through MM CUL-3 would reduce potential impacts on cultural resources to less than significant levels. As discussed in the Geology and Soils section, the potential for discovery of paleontological resources is considered low based on the middle Holocene age of soil deposits on the site. Additionally, the Proposed Project would incorporate the necessary General Plan policies such as 2-A.76 for potential archaeological and paleontological resources. Incorporation of MM CUL-1 through MM CUL-3 and compliance with General Plan policies would reduce impacts on examples of California history or prehistory to less than significant. b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects?)
Less Than Significant Impact. As discussed throughout this document, all Project-related impacts would be less than significant, or less than significant with mitigation incorporated. Furthermore, because the Project would not result in significant or unmitigated environmental impacts in any issue area, the incremental contribution of the Project to cumulative impacts would not be considerable.
The Project would not induce population growth or create new demand for public services or infrastructure beyond what has already been anticipated in existing land use and planning documents.
Additionally, the Project is consistent with applicable regional plans and development patterns and would not conflict with the goals or policies designed to avoid or mitigate cumulative environmental effects. Given its limited scope and scale, the Project would not combine with other past, present, or reasonably foreseeable future projects to result in cumulatively significant impacts. Therefore, the Project’s contribution to cumulative impacts would be less than significant. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
Less Than Significant Impact with Mitigation Incorporated. Substantial adverse effects on human beings directly or indirectly are primarily resulting from impacts to air quality, geology and soil, greenhouse gas emissions, hazardous materials, land use, noise, and wildfire. From these categories, the Proposed Project would potentially result in significant noise impacts towards a future residential development. Given construction noise would exceed the 80 dBa Leq exterior noise threshold for residential uses at the future development, Tennessee Village, located north of the Project site, MM NOI-1 would require temporary construction noise barriers capable of reducing construction noise levels by a minimum of 10 dBA. Impacts would be less than significant with incorporation of MM NOI1.
The Project does not pose any significant impacts, nor require mitigations regarding any of the other categories. As analyzed in this initial study, all impacts that would have an effect on human beings have been determined to be less than significant as the Proposed Project’s construction and operations will comply with the City’s General Plan policies and Municipal Code. Impacts, therefore, would be less than significant.
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Redlands, California
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SECTION 5.0 – REFERENCES
California Building Standards Commission (CBSC)
2022 California Building Code. Available at:
https://codes.iccsafe.org/content/CABC2022P1/chapter-16-a-structuraldesign#CABC2022P1_Ch16A_Sec1613A California Department of Conservation (DOC)
2022 California Important Farmland Finder. Available at:
https://maps.conservation.ca.gov/dlrp/ciff/
2024 Williamson Act Enrollment Finder. Available at:
https://maps.conservation.ca.gov/dlrp/WilliamsonAct/
2025 Earthquake Zones of Required Investigation. Available at:
https://maps.conservation.ca.gov/cgs/informationwarehouse/eqzapp/ California Department of Forestry and Fire Protection (CAL FIRE) 2025 Fire Hazard Severity Zone Viewer. Available at:
https://experience.arcgis.com/experience/6a9cb66bb1824cd98756812af41292a0 California Department of Transportation (Caltrans)
2002 Transportation Related Earthborne Vibrations. Available at:
https://www.vibrationdata.com/tutorials_alt/caltrans_earth.pdf 2025 California State Scenic Highway System Map. Available at:
https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46c c8e8057116f1aacaa
California Department of Water Resources (DWR)
2025a SGMA Basin Prioritization Dashboard. Available at: https://gis.water.ca.gov/app/bpdashboard/final/ 2025b Sustainable Groundwater Management Act (SGMA). Available at: https://water.ca.gov/- /media/DWR-Website/Web-Pages/Programs/Groundwater-Management/SustainableGroundwater-Management/Files/SGMA-Brochure_Online-Version_FINAL_updated.pdf CalRecycle
2006 Targeted Statewide Waste Characterization Study: Waste Disposal and Diversion Findings for Selected Industry Groups. Available at:
https://www2.calrecycle.ca.gov/Publications/Details/1184 2023 SWIS Facility/Site Activity Details. Available at:
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/1855?siteID=2637 2025 SWIS Facility/Site Inspection Details. Available at:
https://www2.calrecycle.ca.gov/SolidWaste/SiteInspection/Details/385254?siteID=2637 Regency Centers Redlands Marketplace Project
Redlands, California
Chambers Group, Inc. 97
21555
City of Redlands (City)
2017a City of Redlands General Plan Draft Environmental Impact Report. Available at:
https://www.cityofredlands.org/sites/main/files/fileattachments/redlands_deir_compiled_lo_071917_0.pdf?1554321669 2017b City of Redlands General Plan 2035. Available at:
https://www.cityofredlands.org/post/planning-division-general-plan 2018 East Valley Corridor Specific Plan. Division 3 – Land Use Map. Available at:
https://www.cityofredlands.org/sites/main/files/file-attachments/5-ev_division_3- map_update_may_2018.pdf?1582744484
2022 Water Systems Master Plan. Available at:
https://www.cityofredlands.org/sites/main/files/fileattachments/2022_water_systems_master_plan_reduced.pdf?1670018016 2023a Standard Specifications and Detail Drawings for Design and Construction of Public Improvements. Available at: https://www.cityofredlands.org/sites/main/files/fileattachments/pw_standards_spec_2023.pdf?1670265310 2023b City of Redlands Strategic Plan FY 22-23 Through FY 27-28. Available at:
https://www.cityofredlands.org/sites/main/files/fileattachments/redlandsstrategicplan_final.pdf?1651172526 2024 East Valley Corridor Specific Plan. Division 3 – EV/SD – Special Development. Available at:
https://www.cityofredlands.org/sites/main/files/file-attachments/ev-sd_- _special_development.pdf?1582745158
2025a Chapter 18.92 C-3 General Commercial District, CA Code of Ordinances. Available at:
https://codelibrary.amlegal.com/codes/redlandsca/latest/redlands_ca/0-0-0-17785 2025b City of Redlands Development Projects. Available at:
https://experience.arcgis.com/experience/c590584fa15d4571bf65c07d9b17abd2/ 2025c City Profile Demographics, Land Use, Transportation & More. Available at:
https://www.cityofredlands.org/post/city-profile
Department of Toxic Substances Control (DTSC)
2025 Envirostor Database. Available at:
https://www.envirostor.dtsc.ca.gov/public/map/?myaddress=redlands Dudek
2021 Citywide Wastewater Master Plan Summary Report. Available at:
https://www.cityofredlands.org/sites/main/files/fileattachments/2021_wastewater_master_plan_0.pdf?1652884212 East Valley Water District (EVWD)
Regency Centers Redlands Marketplace Project
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2021 Upper Santa Ana River Watershed Integrated Regional Urban Water Management Plan.
Available at: https://www.eastvalleywater.gov/media/3hgbgzaf/2020-iruwmp_part-1- regional-context_final.pdf
Federal Emergency Management Agency (FEMA)
2023 National Flood Hazard Layer. Available at: FEMA's National Flood Hazard Layer (NFHL) Viewer
Google
2025 Google Earth. Available at: https://earth.google.com/web Institute of Transportation Engineers (ITE)
2021 Trip Generation Manual, 11th Edition. Available at:
https://www.ite.org/ITEORG/assets/File/ITEJ%20Published/2021/ITE_ITE_October2021. pdf
Redlands Unified School District (District)
2024 School Facility Fees. Available at:
https://resources.finalsite.net/images/v1755017625/redlandsusdnet/pbawld5dyiu6kcnjc 4bs/RedlandsUSDSchoolFacilityFees.pdf
Regional Water Quality Control Board (RWQCB)
2020 Water Quality Control Plan for the Santa Ana River Basin Chapter 5. Available at:
https://www.waterboards.ca.gov/rwqcb8/water_issues/programs/basin_plan/docs/2019/ New/Chapter_5_June_2019.pdf
State Water Resources Control Board (SWRCB)
2025 Geotracker. Available at:
https://geotracker.waterboards.ca.gov/map/?global_id=T0607100280 Society of Vertebrate Paleontology (SVP)
2010 Standard Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological Resources. Available at: https://vertpaleo.org/wpcontent/uploads/2021/01/SVP_Impact_Mitigation_Guidelines.pdf United States Bureau of Labor Statistics
2025 Civilian unemployment rate. Available at: https://www.bls.gov/charts/employmentsituation/civilian-unemployment-rate.htm United States Geological Survey (USGS)
2003 GEOLOGIC MAP OF THE REDLANDS 7.5' QUADRANGLE, SAN BERNARDINO AND RIVERSIDE COUNTIES. Available at: https://pubs.usgs.gov/of/2003/0302/pdf/red_map.pdf
1 I:\cmo\Ordinances\Ordinance 3001.Zone Change.bm.02.26.2026.doc ORDINANCE NO. 3001
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF REDLANDS AMENDING TITLE 18 (ZONING REGULATIONS) OF THE REDLANDS
MUNICIPAL CODE BY REVISING THE ZONING MAP (ZONE CHANGE NO. 482) TO CHANGE THE ZONING DESIGNATION OF 8.5 GROSS ACRES
LOCATED ON THE NORTH SIDE OF WEST LUGONIA AVENUE, EAST OF TENNESSEE STREET (APN: 0167-171-16-0000, 0167-171-11-0000, and 0167- 171-12-0000) TO GENERAL COMMERCIAL (C-3) DISTRICT.
WHEREAS, Regency Centers (“Applicant”), has filed an application for Zone Change No. 482 to change the zoning designation of approximately 8.5 acres of land (APNs: 0167-171-16- 0000, 0167-171-11-0000, and 0167-171-12-0000) to C-3, General Commercial, as shown on Exhibit “A” attached hereto; and
WHEREAS, the Applicant has filed concurrent applications for Amendment No. 55 to Specific Plan No. 40 (East Valley Corridor Specific Plan), Commission Review and Approval No. 976, Conditional Use Permit No. 1207, Conditional Use Permit No. 1208 and Lot Merger No. 13 for a proposed 71,200 square-foot commercial development located on the north side of West Lugonia Avenue, East of Tennessee Street (APNs: 0167-171-16-0000, 0167-171-11-0000, and 0167-171-12- 0000) (the “Project”); and
WHEREAS, on January 13, 2026, the Planning Commission held a public hearing and considered the staff report, oral report, the testimony and the written evidence submitted by staff; and
WHEREAS, on January 13, 2026, the Planning Commission held a public hearing and considered the application materials, the testimony, and the written evidence submitted by the applicant and by members of the public; and
WHEREAS, following the public hearing on January 13, 2026, the Planning Commission determined that the proposed change to the City’s Zone Map for the subject properties would be in conformity with the proposed General Plan land use designation (upon approval of the proposed General Plan Amendment) for the subject properties; and WHEREAS, on January 13, 2026, the Planning Commission recommended to the City Council that the proposed Zone Change be approved; and
WHEREAS, the proposed project is subject to the California Environmental Quality Act (CEQA) and a Mitigated Negative Declaration was prepared and adopted for the proposed project pursuant to CEQA Guidelines Section 15074; and
WHEREAS, notice of the City Council’s public hearing for the proposed project was published in the Redlands Daily Facts by the City Clerk; and WHEREAS, on March 17, 2026, the City Council held a public hearing and considered the staff written and oral reports, the recommendation of the Planning Commission, the testimony and written evidence submitted by and on behalf of the applicant, and testimony by 2 I:\cmo\Ordinances\Ordinance 3001.Zone Change.bm.02.26.2026.doc members of the public; and
WHEREAS, following the public hearing on March 17, 2026, the City Council determined that approval of the proposal is in the best interests of the public health, safety, and general welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS:
Section 1. General Plan Consistency. The proposed Project site is currently designated as Commercial in the City’s 2035 General Plan. The General Plan designates the Commercial land use category for the development of a wide range of commercial uses, including neighborhood-serving stores and convenience centers, regional commercial centers, and commercial recreation. Sites with this designation may be developed with stand-alone commercial use, two or more commercial uses, or mixed uses. The proposal includes approximately 71,400 square feet of commercial space divided between six buildings, which include a grocery store anchor tenant, a drive through building, and four multi-tenant shops buildings on an 8.5-acre site. These uses are consistent with, and will implement what the General Plan’s Commercial designation envisions for this site. The proposed project is consistent with policies, goals or programs which promote the buffers and transitions between low- and high-intensity land uses, siting of high-density projects near regional shopping centers and commercial areas and provides for concentration of commercial uses in appropriate locations near transportation corridors.
Section 2. Approval. The Zone Change of 8.5 gross acres from Special Development (EV/SD) District of the East Valley Corridor Specific Plan to General Commercial (C-3) District located on the north side of West Lugonia Avenue, east of Tennessee Street (APNs 0167-171-16- 0000, 0167-171-11-0000, and 0167-171-12-0000), as more particularly shown on the map attached hereto as Exhibit “A,” is hereby approved.
Section 3. Effective Date. 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 a newspaper of general circulation within the City, and thereafter, this ordinance shall take effect in accordance with law.
Mario Saucedo, Mayor
ATTEST:
______________________________
Jeanne Donaldson, City Clerk
3 I:\cmo\Ordinances\Ordinance 3001.Zone Change.bm.02.26.2026.doc 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 17th day of March, 2026.
AYES:
NOES:
ABSENT:
ABSTAINED:
______________________________
Jeanne Donaldson, City Clerk
4 I:\cmo\Ordinances\Ordinance 3001.Zone Change.bm.02.26.2026.doc EXHIBIT A-1
ZONE CHANGE NO. 482 (EXISTING ZONING)
5 I:\cmo\Ordinances\Ordinance 3001.Zone Change.bm.02.26.2026.doc EXHIBIT A-2
ZONE CHANGE NO. 482 (PROPOSED ZONING)
1 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc RESOLUTION NO. 8752
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING PROJECT ENTITLEMENTS FOR AN APPROXIMATELY 8.5
ACRE SHOPPING CENTER LOCATED AT THE NORTHEAST CORNER OF WEST LUGONIA AVENUE AND TENNESSEE STREET.
WHEREAS, Regency Centers (the “Applicant”), has submitted an application for Specific Plan Amendment No. 55 to the East Valley Corridor Specific Plan (Specific Plan No. 40) to amend the EVCSP and its associated land use map to remove a total of 8.5 acres from the boundaries of the East Valley Corridor Specific Plan and remove the Special Development (EV/SD) District designation, located at the northeast corner of Lugonia Avenue and Tennessee Street (APNs: 0167- 171-16-0000, 0167-171-11-0000, 0167-171-12-0000); and
WHEREAS, the Applicant has also applied for Zone Change No. 482 to rezone approximately 8.5 acres of subject property as “General Commercial (C-3)” pursuant to RMC Title 18 (Zoning Regulations), located at the northeast corner of Lugonia Avenue and Tennessee Street (APNs: 0167-171-16-0000, 0167-171-11-0000, 0167-171-12-0000); and WHEREAS, these applications were filed concurrently with Commission Review & Approval No. 973, Conditional Use Permit No. 1207 and No. 1208, and Lot Merger No. 13 (referred to as the “Project” and “Project Entitlements”); and
WHEREAS, an Initial Study and Mitigated Negative Declaration was prepared for the Project and circulated for public review and comment for a period of thirty days beginning on October 17, 2025, and ending on November 19, 2025; and
WHEREAS, in accordance with California Government Code § 65854 and/or § 65090, a 20- day notice of the Planning Commission’s public hearing for the Project Entitlements was published in a newspaper of general circulation and notices were mailed to property owners within a 300-foot radius; and
WHEREAS, on January 13, 2026, the Planning Commission held a public hearing and considered the staff report, oral report, the testimony and the written evidence submitted by and on behalf of the applicant and by members of the public; and WHEREAS, the Project is subject to the California Environmental Quality Act (CEQA), the City has prepared an Initial Study for the Project in accordance with the State CEQA Guidelines, exercised its own independent judgment and analysis and there is no substantial evidence that the proposed project may have a significant effect on the environment, the custodian of records is the Planning Division of the Development Services Department, and a Mitigated Negative Declaration has been prepared in accordance with the State CEQA Guidelines; and WHEREAS, on January 13, 2026, the Planning Commission held a public hearing and considered the staff report, oral report, the testimony, and the written evidence submitted by and on behalf of the applicant and by members of the public; and 2 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc WHEREAS, on January 13, 2026, the Planning Commission recommended to the City Council that the Project be approved; and
WHEREAS, in accordance with California Government Code § 65854 and/or § 65090, a 20- day notice of the City Council’s public hearing for the Project Entitlements was published in a newspaper of general circulation and notices were mailed to property owners within a 300-foot radius; and
WHEREAS, on March 17, 2026, the City Council held a public hearing and considered the staff written and oral reports, the recommendation of the Planning Commission, the testimony and written evidence submitted by and on behalf of the applicant, and testimony by members of the public; and
WHEREAS, following the public hearing on March 17, 2026, the City Council determined that approval of the proposal is in the best interests of the public health, safety, and general welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS:
Section 1. California environmental quality act. The proposed Project Entitlements are subject to the California Environmental Quality Act (CEQA), the City has prepared an Initial Study for the Project in accordance with the State CEQA Guidelines, there is no substantial evidence that the proposed project may have a significant effect on the environment, and a Mitigated Negative Declaration with Mitigation Monitoring/Reporting Program is hereby recommended for adoption.
Section 2. Socio-economic cost/benefit study. The Socio-Economic Cost/Benefit Study prepared by City staff found that the proposed project would not create any significant unmitigable physical blight or overburden public services in the community, in accordance with the following findings, and is hereby recommended for adoption.
A. THE PROJECT WILL NOT CREATE UNMITIGATED PHYSICAL BLIGHT
WITHIN THE CITY OR OVERBURDEN PUBLIC SERVICES INCLUDING, WITHOUT LIMITATION, THE SUFFICIENCY OF POLICE AND FIRE PROTECTION SERVICES.
The Project will not create significant unmitigable physical blight in the City of Redlands or overburden public services, including without limitation police and fire protection services, because the mitigation measures for environmental impacts, described in the Initial Study, have been added to the project as Conditions of Approval. The Project provides improvements to enhance the surrounding community through the provision of landscaping enhancement along public rights-of-way adjacent to the project, and the planting of new trees on the site. The Project developer will make improvements to facilitate implementation of the Project, including the construction of adjacent roadway widening improvements along the project site’s street frontage(s). The Project would provide connections to existing City infrastructure. Utilities, less than 66KV, will be placed underground. The Project is required to fund its fair-share allocation of any necessary public infrastructure and City services 3 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc associated with development of the Project.
B. THE BENEFITS TO THE CITY RESULTING FROM DEVELOPMENT OF THE PROJECT OUTWEIGH ANY DIRECT COST TO THE CITY THAT MAY RESULT.
The Socio-Economic Cost/Benefit Study demonstrates that, annually, the Project will generate revenuestotaling approximately $362,574 and have costs of public services totaling approximately $47,414 for a positive balance of $315,160 for “net new” revenue (or a positive cost/benefit ratio of 7.65). For every dollar the City spends in providing services to the Project, the City will receive $7.65 in “new net” revenue. The Project would provide for the development of approximately 72,000 square-feet of new retail development including shops, restaurants, grocery anchor store, and various other neighborhood services. Further, with the additional revenue provided to the City through increased property tax assessment, and the payment of development impact fees, indirect funding will be provided for cultural enhancements, downtown district enhancements, public safety (Police and Fire) enhancements, and traffic enhancements. The project will also result in enhanced economic development opportunities in the City including generation of employment, business licensing fees, and sales tax revenue, as well as diversification of retail stores.
Section 3. Findings of consistency with the general plan. The City Council of the City of Redlands finds that the proposed Amendment No. 55 to the East Valley Corridor Specific Plan (Specific Plan No. 40) and related Zone Change No. 482 will be consistent with the 2035 General Plan, as amended.
Section 4. Findings of consistency with the government code. The City Council of the City of Redlands finds that the proposed Amendment No. 55 to the East Valley Corridor Specific Plan (Specific Plan No. 40) is consistent with the applicable provisions of California Government Code Sections 65451, 65452, 65453, and 65454 pertaining to specific plans, including the amendment of an existing specific plan.
Section 5. Approval of specific plan amendment. The proposed Specific Plan Amendment No. 55 to the East Valley Corridor Specific Plan (Specific Plan No. 40), as shown in Exhibits “A” and “B” attached hereto, is hereby approved.
Section 6. Findings to approve zone change. The proposed Zone Change No. 482 is hereby approved based upon the following findings.
1. The proposed change of zone is in conformance with the General Plan.
The proposed Project site is currently designated as Commercial in the City’s 2035 General Plan. The General Plan designates the Commercial land use category for the development of a wide range of commercial uses, including neighborhood-serving stores and convenience centers, regional commercial centers, and commercial recreation. Sites with this designation may be developed with stand-alone commercial use, two or more commercial uses, or mixed uses. The proposal includes approximately 71,400 square feet of commercial space divided 4 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc between six buildings, which include a grocery store anchor tenant, a drive through building, and four multi-tenant shops buildings on an 8.5-acre site. These uses are consistent with, and will implement what the General Plan’s Commercial designation envisions for this site. The proposed project is consistent with policies, goals or programs which promote the buffers and transitions between low- and high-intensity land uses, siting of high-density projects near regional shopping centers and commercial areas and provides for concentration of commercial uses in appropriate locations near transportation corridors.
2. The proposed change of zone is related to the public health, safety or general welfare.
The City’s 2035 General Plan represents the most cohesively expressed goals related to public health, safety, and general welfare within the City of Redlands. As the proposed change of zone directly implements the 2035 General Plan and the project will directly further the goals and objectives the City has set forth to protect and preserve the public health, safety, and general welfare.
Section 7. Findings for approval of commission review & approval no. 976. Commission Review & Approval No. 976 is hereby approved based upon the following findings, and subject to the Conditions of Approval attached hereto as Exhibit “C,” and Exhibit “D,” respectively.
1. The site for the intended use is adequate in size and shape to accommodate the use, and all of the required yards, setbacks, walls or fences, landscaping and other features will adjust the use to those existing or permitted future uses of land in the neighborhood.
The site is physically suitable for the type of development proposed. The site has a relatively flat grade, is currently vacant, and will construct adequate access consisting of two driveway/entrances on Lugonia Avenue, two driveways/entrances on Tennessee Street and additional access from the approved, future mixed use project to the north. The project consists of constructing a retail shopping center with a drive through. The buildings will be setback appropriate distances from the street and will comply with their respective zoning and General Plan use designations. The proposed shopping center complies with the General Commercial (C-3) District in terms of setbacks, lot coverage, parking, landscaping, etc. and will be consistent with adjacent commercial and residential developments.
2. The site for the proposed use relates to streets and highways which are properly designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed use.
The site relates to adjacent streets that are designed to carry the type and quantity of traffic to be generated by the proposed use. The site is adjacent to and takes access from Lugonia Avenue, which is designated as a Major Arterial in the 2035 General Plan and is designed to carry high volumes of traffic. Two additional access points are provided on Tennessee Street, which is designated as a Minor Arterial in the 2035 General Plan. The project is required to improve and widen the adjacent roadways along the project frontages to their full widths as designated by the City’s General Plan as part of their development plan. The project will build an additional northbound lane on Tennessee Street and an additional westbound lane 5 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc on Lugonia Avenue and provide additional signal timing and intersections striping improvements within the existing right-of-way as required by Measure U.
3. The conditions set forth in the approval and those shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare.
The project includes Conditions of Approval for site plan improvements. The conditions set forth will adequately protect the public health, safety, and general welfare. The project will comply with the applicable provisions of the Redlands Municipal Code as well as California building and fire codes.
Section 8. Findings to approval of conditional use permit no. 1207. Conditional Use Permit No. 1207 is hereby approved based upon the following Findings, and subject to the Conditions of Approval attached hereto as Exhibit “C” and Exhibit “D.”
1. That the proposed development will not adversely affect the applicable land use plans of the city.
The proposed project will not result in any changes to applicable land use plans. The property is proposed to be developed with a retail shopping center and grocery store.
Grocery stores with alcohol beverage sales are permitted with the approval of a conditional use permit in the General Commercial (C-3) District. The proposed use is consistent with the General Plan land use designation and the proposed C-3 zoning designation for the site.
2. That the proposed development will not be detrimental to the public health, safety, and welfare.
The project will not be detrimental to public health, safety, and welfare, as it will comply with all applicable development standards of General Commercial (C-3) District. The use would not have a detrimental effect on the surrounding neighborhood as all alcohol sales are for off-site consumption only and will be sold during regular grocery store operating hours between 6:00 AM to 12:00 PM daily.
3. That the proposed development will comply to the maximum extent feasible with the regulations of the city's general plan, the applicable zoning district and the city's development standards.
The proposal will comply with the regulations of the City’s General Plan, the applicable land use district, and the City’s development standards for Alcoholic Beverage Sales Establishments. The proposed use is consistent with the intent of the Commercial land use designation of the General Plan, and the approved development will meet all applicable development standards of the General Commercial (C-3) District.
4. That the proposed development is appropriate at the proposed location.
The proposed Type 21 (Off-Sale General) ABC license is appropriate at the proposed location because the use is compatible with the commercial/retail uses located in the vicinity and will provide accessible retail and grocery services to existing and pending future residential developments in the vicinity. Few full-service grocery stores are located in North 6 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc Redlands and the proposed grocery store development on the subject property will provide convenient goods and products to local residents.
Section 9. Findings to approve conditional use permit no. 1208. Conditional Use Permit No. 1208 is hereby approved based upon the following findings, and subject to the Conditions of Approval attached hereto as Exhibit “C,” Exhibit “D.”
1. That the proposed development will not adversely affect the applicable land use plans of the city.
The proposed drive-through restaurant will not adversely affect the applicable land use plans of the City. The site will comply with the development standards for the General Commercial (C-3) district and other applicable development standards in the Redlands Municipal Code. The Conditional Use Permit allows for conditions to be placed on the project to mitigate any potential impacts to surrounding land uses.
2. That the proposed development will not be detrimental to the public health, safety and welfare.
The subject site will be developed with a 3,900 square-foot restaurant with dual drivethrough lanes on a commercial property and will comply with the development standards for the General Commercial (C-3) district. Conditions of Approval have also been prepared to ensure that the proposed use complies with the applicable zoning provisions and development standards. The proposed location, size, design, and operating characteristics of the proposed use are similar to the commercial development within the site and the surrounding area. As required by the Redlands Municipal Code, a traffic impact analysis was prepared for the project, and found that impacts to intersections adjacent to the project can be mitigated though traffic signal timing adjustments and striping reconfigurations resulting in compliance with Measure U. Therefore, the proposed development will not be detrimental to the public health, safety, and welfare of the City.
3. That the proposed development will comply to the maximum extent feasible with the regulations of the city's general plan, the applicable zoning district and the city's development standards.
The proposed development is consistent with the General Plan land use designation as Commercial. The proposed development meets the applicable development standards for the (C-3) General Commercial District, including the development standards for drive-through restaurants. The proposed drive-through restaurant is permitted subject to review and approval of a Conditional Use Permit.
4. That the proposed development is appropriate at the proposed location.
The proposed development will consist of the construction of a 3,900 square-foot drivethrough restaurant on a commercial site that is currently vacant. The site is bordered by future mixed use where the commercial portion abuts this portion of the project site. The 7 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc proposed drive through is compatible with the surrounding commercial area in terms of architectural design, use, site layout, and configuration. The site is located at the northeast corner of Lugonia Avenue and Tennessee Street. Direct access from Tennessee Street is provided from two full access driveways. Additional access is provided to the drive through from the interior of the commercial site which has access points on Lugonia Avenue and from the commercial portion of the future mixed-use project to the north.
Section 10. Findings to approve an alcoholic beverage sales license. The requested Alcoholic Beverage Sales is hereby approved based upon the following Findings, and subject to the Conditions of Approval attached hereto as Exhibit “C,” Exhibit “D.”
1. The establishment is located in a zoning district in which the establishment is conditionally permitted use
The proposed general alcohol sales would be ancillary to the proposed grocery store retail use. Retail and grocery sale uses are permitted by right within the General Commercial (C-3) District. However, the addition of alcohol beverage retail sales requires the approval of a Conditional Use Permit.
2. That the operations of the establishment do not cause or result in adverse effects to the health, welfare, peace or safety of persons visiting, residing, working, or conducting business in the surrounding area.
The operations of the grocery store with ancillary alcoholic beverage sales will not cause or result in adverse effects to the health, welfare, peace or safety of persons visiting, residing, working, or conducting business in the surrounding area. The proposed use does not serve in an entertainment or social capacity and is not a bar or liquor store, where the sales and consumption of alcoholic beverages may be the primary use. Therefore, the concerns typically present among those uses are not inherent to the proposed use. The sales of alcoholic beverages will be ancillary to the sales of grocery goods. The proposed hours of operation will continue to be from 6:00 a.m. to 12:00 a.m. daily. The proposed use will include Conditions of Approval to comply with the Redlands Municipal Code, including Section 18.190.060 (Operational Standards). With the implementation of these Conditions of Approval, the project will not have a detrimental effect on surrounding properties.
Furthermore, the applicant will be required to obtain a license and comply with the requirements of the California Department of Alcoholic Beverage Control.
3. That the establishment does not jeopardize or endanger the public health or safety of persons visiting, residing, working or conducting business in the surrounding area.
The establishment will not jeopardize or endanger the public health or safety of persons visiting, residing, working or conducting business in the surrounding area. As previously noted, the project is subject to comply with the City of Redlands Municipal Code. The proposed retail sales of general alcohol beverages require the approval of a Conditional Use Permit. The activities associated with the proposed use will be conducted within the confines of the proposed building and no consumption of alcohol beverages will be permitted on the 8 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc premises.
4. A finding of “Public Convenience or Necessity” (Business and Professions Code section 23958.4(b) (2)), if the activity will be located in an area that has been determined by the ABC to have an undue concentration of licenses as defined in Business and Professional Code Section 23958.4(a).
The grocery store is located within Census Tract 80.01, which is generally bounded by Lugonia Ave. (south boundary), State Highway 210 (west boundary), Santa Ana River Wash (north boundary), and Orange St./Church St. (east boundaries) including a portion of the downtown area. According to California ABC, there are no other Off-Sale licenses within this census tract. However, four (4) Off-Sale licenses are allowed to be permitted. Therefore, Tract 80.01 is not considered an area of undue concentration in terms of ABC licenses, and no findings of public convenience or necessity are required.
5. That the operations of the establishment will not aggravate existing problems in the neighborhood created by the sale of alcohol such as disturbance of the peace, illegal drug activity, public drunkenness, drinking in public, harassment of passersby, gambling, prostitution, sale of stolen goods, public urination, theft, assaults, batteries, acts of vandalism, littering, loitering, graffiti, illegal parking, excessive loud noises, especially in the late night or early morning hours, traffic violations, curfew violations, lewd conduct, or police detentions and arrests.
The subject property will be located within the General Commercial (C-3) District, after approval of the Zone Change. The applicant is proposing to establish retail alcoholic beverage sales ancillary to a retail full-service grocery store. All alcohol sales are for off-site consumption only and will be sold during the regular operating hours between 6:00 a.m. to 12:00 a.m. daily. Compliance with the proposed Conditions of Approval and the licensing requirements of the Department of Alcoholic Beverage Control will ensure that the business does not generate or aggravate any problems in the neighborhood due to the sale of alcohol.
6. The establishment will not detrimentally affect nearby neighborhoods considering the distance of the alcohol establishment to residential buildings, schools, parks, playgrounds or recreational area, nonprofit facilities, social service offices, or other Alcohol Beverages Sales Activity Establishments.
The applicant is proposing to establish ancillary alcoholic beverage sales associated with a grocery retail business. The nearest existing residential uses are located approximately 875 feet to the east of the site; however, residential projects are approved to the immediate north and east of the site. The nearest school is Citrus Valley High School located approximately
0.5 miles to the north and Texonia Park is approximately 0.25 miles to the east. The proposed alcohol sales are intended to be ancillary to the proposed grocery store and convenient to local residents. Pursuant to the Conditions of Approval which require compliance with State law, and ABC’s licensing requirements, the proposed ancillary alcohol sales will not detrimentally affect nearby neighborhoods residential buildings, schools, parks, playgrounds or recreational areas, nonprofit facilities, social service offices, 9 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc or other Alcohol Beverages Sales Activity Establishments.
7. The establishment will otherwise be compatible with existing and potential uses within the surrounding area.
The proposal for a Type 21 (Off-Sale General) ABC license is compatible with existing uses within the surrounding area. The future retail shopping center will contain shops buildings with several tenants and a main retail grocery store. A compatible relationship exists between the proposed use, convenient proximity to residential neighborhoods in North Redlands (north of Interstate 10), and other retail/commercial uses on the surrounding properties. The future grocery store is a logical and compatible use to the existing residential and commercial uses in the immediate vicinity, as well as the future pending retail and residential uses in the immediate area to the north. The grocery store and ancillary alcohol sales will provide a convenience and additional shopping options for the existing and future local residents. Therefore, the proposal is compatible with existing and potential uses within the surrounding area.
Section 11. Effective date. This Resolution shall become effective concurrent with the effective date of Zone Change No. 482.
ADOPTED, SIGNED AND APPROVED this 17th day of March, 2026.
Mario Saucedo, Mayor
ATTEST:
______________________________
Jeanne Donaldson, City Clerk
10 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc 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 17th day of March, 2026, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Jeanne Donaldson, City Clerk
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EXHIBIT A
SPECIFIC PLAN AMENDMENT AREA
(REMOVE FROM SPECIFIC PLAN NO. 40)
12 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc EXHIBIT B-1
ZONE CHANGE NO. 482 (EXISTING ZONING)
13 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc EXHIBIT B-2
ZONE CHANGE NO. 482 (PROPOSED ZONING)
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EXHIBIT C
CONDITIONS OF APPROVAL
DEVELOPMENT SERVICE DEPARTMENT
PLANNING DIVISION
**Conditions added by the Planning Commission January 13, 2026 COMMISSION REVIEW & APPROVAL NO. 976 AND ALL ENTITLEMENTS
1. This approval is for Commission Review & Approval No. 976,site plan and architectural design review for contrition of a commercial shopping center with approximately 71,400 square feet of commercial space consisting of one major tenant grocery building (36,000-square feet), one drive-through restaurant building (3,900-square feet), four multi-tenant shop buildings (6,600 to 10,000 square feet) and related on-site and off-site improvements including a parking lots, access driveways, landscaping, lighting, utilities and drainage improvements. This approval includes site plan and architectural review for entitlements including Conditional Use Permit Nos. 1208 for drive-through operations and Lot Merger No. 13.
2. Unless construction has commenced pursuant to the issuance of a building permit, or a time extension is granted in accordance with the Redlands Municipal Code, Commission Review & Approval No. 976 shall expire two (2) years from the date of City Council Approval.
3. Any application(s) for an extension of time of the above expiration date(s) shall be filed with the Planning Division not less than ninety (90) days prior to the applicable expiration date.
4. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or exactions imposed by the City as a condition of approval of this project are subject to a statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest period for those fees, dedications, reservations and exactions which are subject to Government Code Section 66020(a) has commenced to run on the date this project was approved by the City.
5. The property owner and applicant and their successors and assigns, shall defend, by paying for the defense costs of the City of Redlands (for counsel retained by the City), indemnify and hold harmless the City of Redlands, and its elected officials, officers, employees, and agents, from and against any and all claims, actions, and proceedings (collectively “Claims”) to attack, set aside, void or annul the approval of this Conditional Use Permit by the City, or Claims brought against the City due to acts or omissions in any way connected to the applicant’s project that is the subject of this permit. This indemnification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of costs or attorneys’ fees. In the event any such action is commenced to attack, set aside, void or annul all, or any, provisions of this permit, or is commenced for any other reason against the City for acts or omissions relating to the applicant’s project, within fourteen (14) City business days following notice of such action from the City, the applicant shall file with the City a performance bond or irrevocable letter of credit, or other form of security satisfactory to the City (the “Security”) in a 15 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc form satisfactory to the City, and in the amount of $300,000, to ensure applicant’s performance of its defense and indemnity obligations under this condition. The Security amount shall not limit the total indemnity obligation of the applicant pursuant to this condition. The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted for the project pursuant to this permit. The City shall have no liability to the applicant for the exercise of City’s right to revoke this permit.
6. This permit/approval is granted for the project plans on file with the Planning Division. The project shall conform to the plans, except as otherwise specified in these conditions.
7. The issuance of any permits shall comply with all applicable provisions of the Redlands Municipal Code, California Building Code, and California Fire Code currently in effect.
8. All plans submitted to the City shall reflect the Planning Commission approval and any other changes required by the Commission and/or staff. This condition applies to the site plan, landscape plans, building elevations and materials, and all other illustrations, text, or plans submitted to the City in connection with this project.
9. The applicant shall not make any modifications or changes during construction that are in conflict or contrary to the project’s approved site design, grading plan, landscaping plan, or building elevations without first consulting the Development Services Director or designee.
10. A copy of the approved Conditions of Approval shall be included on the cover page of the construction plans submitted to the Building & Safety Division.
11. Lot Merger No. 13 shall be recorded prior to issuance of a building permit.
12. No Certificate of Occupancy shall be granted until all applicable conditions of approval have been satisfied.
13. The applicant shall be responsible for the continued maintenance of the landscape areas (e.g., landscape, trees, improvements, etc.) adjacent to Lugonia Avenue and Tennessee Street.
14. Plans submitted by Developer with building permit applications shall show on the building elevation sheets all exterior building materials and colors, including product and finish manufacturer name, color name and number, and surface finish type (such as: stucco with sand finish, plaster with smooth finish) to be used in construction.
15. All on-site utilities shall be placed underground except power poles for lines over 66 KV (subject to approval of a waiver to underground utilities). Plans shall be submitted that detail the undergrounding of all on-site utilities, subject to review and approval by the Development Services Director, prior to issuance of building permits.
16. Transformer cabinets and commercial gas meters shall not be located within required setbacks and shall be screened from public view either by architectural treatment or with landscaping. 16 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc Multiple electrical meters and panels shall be fully enclosed and incorporated into the overall architectural design of the building(s). Backflow preventers shall be enclosed with landscaping that will provide complete screening upon maturity. The location and method of enclosure or screening of this equipment shall be shown on the construction plans and landscape plans prior to building permit issuance. Location of said equipment shall be coordinated with the appropriate utility company (e.g., Southern California Gas Company or Southern California Edison Company). The applicant shall submit plans showing details of screening subject to review and approval by the Development Services Director, prior to issuance of building permits.
17. Ground mounted equipment shall be screened from public view on all sides subject to review and approval by the Development Services Director, prior to issuance of building permits.
18. During the plan check review process, the Developer shall provide a lighting plan that provides design details (light standards, bollards, wall mounted packs, etc.) and illumination site information within pathways, streetscapes, and open spaces proposed throughout the development. An electrical engineer shall prepare the site lighting and/or photometric plan demonstrating that adequate lighting ranges will be provided throughout the development without creating light spillover, light pollution, or conflicts with surrounding factors such as tree locations, off-site or adjacent lighting. The illumination within the parking lot shall be a minimum of 0.5-foot candle and illumination along all property lines of the project site shall not exceed 0.5-foot candle. Walkway lighting shall have a maximum height of 12 feet and all parking lot lighting shall have a maximum height of 30 feet.
19. Plans submitted for plan check shall include an exterior lighting plan, including fixture and pole designs, for review and approval by the Development Services Director or designee.
20. All lighting shall be shielded, and no light or glare shall impact the surrounding properties.
21. Prior to issuance of building permits, Developer shall demonstrate that light standards will not conflict with tree locations. Developer shall submit a plan showing both the lighting and landscape on the same sheet.
22. All landscaped areas noted on the site plan shall be permanently maintained with healthy planting material, and whenever necessary shall be replanted with suitable vegetation.
23. Landscape and Irrigation Plans shall provide water use calculations on the submitted plans, and Developer shall demonstrate compliance with the Model Water Efficient Landscape Ordinance prior to permit issuance. The plans shall be prepared by a California-licensed landscape architect.
24. The Final Landscape Plans shall incorporate the following:
a. The landscape plan shall comply with all requirements for landscaping in parking lots pursuant RMC Section 18.168.210.
b. The landscape plan shall be detailed and show the specific distribution, size, and amount of each species of trees, shrubs, and groundcover;
c. All plant material shall be sized so that the landscaping has an attractive appearance at the 17 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc time of installation and a mature appearance within three (3) years; d. Trees with a trunk height of not less than six feet (6') shall be installed in the planters at each end of an aisle, at three (3) space intervals throughout the parking area, and at twenty-foot (20') intervals along the periphery of the parking area. Within parking areas, trees may be clustered in groups to achieve a more natural setting provided the total number of trees meets the previous planting requirements;
e. At least fifty percent (50%) of the trees shall be an evergreen variety and shall be evenly distributed throughout the parking area;
f. At least fifty percent (50%) of the trees shall be fifteen (15) gallon in size, twenty five percent (25%) shall be twenty-four-inch (24") box size, and twenty five percent (25%) shall be thirty-six-inch (36") box in size. All trees shall meet the following minimum caliper sizes.
If the caliper size cannot be met at the container size, then the developer shall increase the container size to meet the required caliper;
g. All trees identified on the landscape plan are to be maintained and the trimming or maintenance of them shall serve the purpose to bring them into a full canopy type configuration. If applicant/developer fails to maintain and trim said trees to allow for full canopy type configuration, applicant/developer shall be in violation of its conditions of approval and subject to enforcement as allowed by law;
h. All landscape planters that are ten feet (10') or less in width shall utilize measures such as root barriers or other deep watering system to minimize heaving of parking area pavement and curbs by tree roots; and
i. An automatic irrigation system shall be utilized to irrigate the site’s approved landscape design.
j. Where automobile bumpers overhang landscaped planters, two feet (2') of clear areas unobstructed by trees or shrubs shall be provided for overhang. k. Trees within the parking area shall be selected from the City of Redlands Parking Lot Tree Palette (2010).
25. The landscape architect responsible for the design of the project’s landscape plan shall review and certify, prior to a request by the applicant for a final occupancy inspection, that the installed landscaping meets the specifications of the approved landscape plan, except as modified in the conditions of approval.
26. Prior to the issuance of building permits, the applicant shall prepare and submit a sign program pursuant to Redlands Municipal Code Section 15.36.160. The sign program shall be approved prior to the installation of any signs on the property. Signs over 120 square feet shall require a Sign Conditional Use Permit approved by the City Council.
27. Before placing or constructing any signs on the project property, Developer shall obtain a Approval of a Sign Program and appropriate sign permits from the City. Sign locations and illumination are subject to review and approval by the Planning Division under separate permit.
28. Glazing or image reflective surfaces (specular reflectance), such as the glazing on windows, shall be limited to a maximum reflectance value of twenty five percent (25%). “Specular reflectance” means any mirror like reflection, as contrasted to diffused reflection from such surfaces as concrete or vegetation.
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29. Prior to the issuance of building permits, the applicant shall submit plans detailing that roof screening is of adequate height to screen any roof-top equipment from public view on all sides, subject to review and approval by the Development Services Director. Screening of air conditioning units and other equipment on the buildings shall be incorporated into or compatible with the architectural design of the buildings. All equipment shall be screened from public view of adjacent roadways and freeways.
30. Trash enclosure design and finish shall be subject to review and approval by the Facilities and Community Services Department and Development Services Department during plan check, prior to the issuance of building permits. Trash storage areas shall be constructed according to the approved plans, including solid covered roofs and metal gate(s).
31. Prior to issuance of a building permit, the applicant shall be required to obtain approval of a construction site safety plan by the Redlands Police Department providing adequate security measures such as lights, video cameras, vehicle transponders, locks, alarms, trained security personnel, fencing etc. The nature of the measures will depend on the specific requirements of the site and may vary with the different stages of construction. The applicant shall be responsible for the compliance of all sub-contractors working on the site.
32. The project site shall be kept in a weed and dust free condition throughout all periods of development.
33. ** Prior to issuance of a building permit, the applicant shall revised the project plans to include sidewalk along the project’s northern border to facilitate pedestrian access between the project to the north and the major market tenant. ** Added by the Planning Commission on January 13, 2026
34. ** Prior to issuance of a building permit, the applicant shall revise the project plans to relocate the pedestrian crossing of the southeastern project driveway on Lugonia Avenue. This crossing shall be relocated toward the interior of the project site to shorten the crossing distance. ** Added by the Planning Commission on January 13, 2026
CEQA Mitigation Measures
35. BIO-1: Preconstruction Burrowing Owl Surveys. To ensure the proposed action does not result in direct or indirect impacts to the burrowing owl, a preconstruction survey will be conducted no less than 14-days prior to the initiation of ground-disturbing activities to ensure protection for this species including a survey conducted with 24 hours of start of work. The preconstruction surveys will be conducted in compliance with California Department of Fish and Wildlife (CDFW) guidelines (Appendix B). A report of the findings prepared by a qualified biologist shall be submitted to the City prior to any permit or approval for ground disturbing activities.
If burrowing owls are not detected on-site, the proposed action may proceed. However, if Project initiation is delayed more than 14- days, updated preconstruction surveys may be required. If burrowing owls are detected on-site during the focused or preconstruction surveys a burrowing 19 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc owl monitoring and/or relocation plan will be developed and approved by the City, CDFW, and United States Fish and Wildlife Service (USFWS) prior to any permit or approval for ground disturbing activities. At a minimum, the plan will include the following:
A. Burrowing owl status, distribution, and habitat utilization within and adjacent to the Project site.
B. Conservation objectives and goals developed in cooperation with CDFW and USFWS.
C. Results of burrowing owl monitoring activities.
a. 500-ft. minimum protective (no work) zone will be designated around each of the occupied burrow sites and delineated by orange silt fencing. The installation of the fencing will be monitored by a qualified biologist to ensure owls are not directly or indirectly impacted as a result of fence installation. The monitoring biologist will also be responsible for directing where the fencing shall be installed. b. A qualified monitoring biologist will monitor the owls weekly during the non-breeding season to determine if the 500-ft. protective zone is adequate for their protection. The weekly monitoring events will also provide critical information regarding the status of the species on-site for purposes of developing a relocation plan. c. A qualified monitoring biologist will conduct an initial environmental briefing with any contractors which will be working on-site. The briefing will include a discussion of burrowing owl natural history, identification of burrowing owl nonbreeding season protection zones, and summary of penalties for directly and/or indirectly impacting the species.
d. A qualified monitoring biologist will be authorized to stop all work activities in the event potential direct and/or indirect impacts to burrowing owl may occur as a result of proposed staging activities.
e. Monthly updates on the monitoring efforts including recommendations, as warranted, will be submitted to the City, CDFW, and USFWS.
D. Passive and/or active relocation activities and approach.
E. Burrowing owl management activities for active relocation sites.
Based on the candidacy or listing status of the species at the time of surveys, if detected, acquisition of an Incidental Take Permit (ITP) may also be required. The CDFW will be contacted to determine appropriate conservation measures to prevent direct/indirect impacts to the species, or acquisition of an ITP. To initiate the ITP process, the applicant or representative will contact the appropriate CDFW Regional Office and submit an ITP application. The CDFW will accept applications in any form, but they must be submitted to the Regional Manager and they must include the following:
a. The appropriate application fee.
b. Applicant’s full name, mailing address, and telephone number(s). If the applicant is a corporation, firm, partnership, association, institution, or public or private agency, the name and address of the person responsible for the project or activity requiring the permit, the president or principal officer, and the registered agent for the service of process.
c. The common and scientific names of the species to be covered by the permit and the 20 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc species' status under CESA.
d. A complete description of the project or activity for which the permit is sought. e. The location where the project or activity is to occur or to be conducted. f. An analysis of whether and to what extent the project or activity for which the permit is sought could result in the taking of species to be covered by the permit. g. An analysis of the impacts of the proposed taking on the species. h. An analysis of whether issuance of the ITP would jeopardize the continued existence of a species. A complete, responsive jeopardy analysis shall include consideration of the species’ capability to survive and reproduce, and any adverse impacts of the taking on those abilities in light of:
i. Known population trends,
j. Known threats to the species.
k. Reasonably foreseeable impacts on the species from other related projects and activities. l. Proposed measures to minimize and fully mitigate the impacts of the proposed taking. m. A proposed plan to monitor compliance with the minimization and mitigation measures and the effectiveness of the measures.
n. A description of the funding sources and the level of funding available for implementation of the minimization and mitigation measures. o. Certification in the following language: I certify that the information submitted in this application is complete and accurate to the best of my knowledge and belief. I Understand that any false statement herein may subject me to suspension or revocation of this permit and to civil and criminal penalties under the laws of the State of California. p. Documentation of CEQA compliance.
36. BIO-2: Regulatory Requirement Migratory Bird Treaty Act (MBTA) & California Department of Fish and Game (CDFG) Code. In order to avoid violation of the federal MBTA and CDFG Code Sections 3503, 3503.5, and 3513, site preparation activities (ground disturbance, construction activities, and staging equipment) for the project shall be avoided, to the greatest extent possible, during the nesting season of potentially occurring native and migratory bird species (February 1st to August 31st). Construction outside the nesting season (between September 1st and January 31sth) does not require preconstruction nesting bird surveys. If sitepreparation activities are proposed during the nesting/breeding season (February 1st to August 31st), the project proponent shall retain a qualified avian biologist to conduct a pre-activity field survey prior to the issuance of grading permits for the project to determine if active nests of species protected by the MBTA or the CDFG Codes are present in the construction zone. The nest surveys shall include the Project site where project activities have the potential to cause nest failure. The survey results shall be provided to the City for review and approval. The project applicant shall adhere to the following:
A. The project applicant shall retain a qualified biologist experienced in: identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; 21 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures.
B. Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the property; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate.
If no nesting birds are observed during the survey, site preparation and construction activities may begin. However, if active nests (including nesting raptors) are located, then avoidance or minimization measures shall be undertaken in consultation with the City, CDFW, and USFWS, as warranted. Measures shall include immediate establishment of an appropriate buffer zone to be established by a qualified biologist based on their best professional judgement and experience. The buffer around the nest shall be delineated and flagged, and no construction activity shall occur within the buffer area until a qualified biologist determines nesting species have fledged and the nest is no longer active or the nest has failed. The biologist shall monitor the nest at the onset of project activities and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the biologist determines that such project activities may be causing an adverse reaction, the biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers. All work within these buffers will be halted until the nesting effort is finished (i.e., the juveniles are surviving independent from the nest). The on-site biologist shall review and verify compliance with these nesting avoidance buffers and shall verify the nesting effort has finished. Work can resume within these avoidance areas when no other active nests are found.
Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to City for review and approval prior to initiation of construction activities
37. CUL-1: If subsurface deposits believed to be cultural or human in origin are discovered during construction, all work must halt within a 100-foot radius of the discovery. A qualified professional archaeologist, meeting the Secretary of the Interior’s Professional Qualification Standards for prehistoric and historic archaeology, shall be retained to evaluate the significance of the find, and shall have the authority to modify the no- work radius as appropriate, using professional judgement. In addition, the Yuhaaviatam of San Manuel Nation Cultural Resources Department and the Agua Caliente Band of Cahuilla Indians Tribal Historic Preservation Office (Consulting Tribes) shall be contacted as detailed within MM TCR-1, 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.
The following notifications shall apply, depending on the nature of the find:
22 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc A. If the professional archaeologist determines that the find does not represent a cultural resource, work may resume immediately and no agency notifications are required.
B. If the professional archaeologist determines that the find does represent a cultural resource from any time period or cultural affiliation, the archaeologist shall immediately notify the lead agencies. The agencies shall consult on a finding of eligibility and implement appropriate treatment measures, if the find is determined to be a Historical Resource under CEQA, as defined in Section 15064.5(a) of the CEQA Guidelines or a historic property under Section 106 NHPA, if applicable. Work may not resume within the no- work radius until the lead agencies, through consultation as appropriate, determine that the site either: 1) is not a Historical Resource under CEQA or a Historic Property under Section 108; or 2) that the treatment measures have been completed to their satisfaction.
C. If the find includes human remains, or remains that are potentially human, they shall ensure reasonable protection measures are taken to protect the discovery from disturbance (AB 2641). The archaeologist shall notify the San Bernardino County Coroner (per Section 7050.5 of the Health and Safety Code). The provisions of Section 7050.5 of the California Health and Safety Code, Section 5097.98 of the California Public Resources Code (PRC), and AB 2641 will be implemented. If the coroner determines the remains are Native American and not the result of a crime scene, the coroner will notify the NAHC, which then will designate a Native American Most Likely Descendant (MLD) for the Project (Section 5097.98 of the PRC). This will also include either recording the site with the NAHC or the appropriate Information Center; using an open space or conservation zoning designation or easement; or recording a reinternment document with the county in which the property is located (AB 2641). Work may not resume within the no-work radius until the lead agencies, through consultation as appropriate, determine that the treatment measured have been completed to their satisfaction.
38. CUL-2: The lead agency shall ensure that a Contractor Awareness Training Program is delivered to train equipment operators about cultural resources. The program shall be designed to inform construction personnel about: federal and state regulations pertaining to cultural resources and tribal cultural resources; the subsurface indicators of resources that shall require a work stoppage; procedures for notifying the lead agency of any occurrences; project-specific requirements and mitigation measures; and enforcement of penalties and repercussions for noncompliance with the program.
The training shall be prepared by a qualified professional archaeologist and may be provided either through a brochure, video, or in-person tailgate meeting, as determined appropriate by the archaeologist. The training shall be provided to all construction supervisors, forepersons, and operators of ground-disturbing equipment. All personnel shall be required to sign a training roster. The construction manager is responsible for ensuring that all required personnel receive the training. The Construction Manager shall provide a copy of the signed training roster to the lead agency as proof of compliance.
39. CUL-3: If significant pre-contact and/or historic-era cultural resources, as defined by CEQA (as 23 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc amended, 2015), are discovered and avoidance cannot be ensured, the archaeologist shall develop a Monitoring and Treatment Plan, the drafts of which shall be provided to the Consulting Tribes for review and comment, as detailed within MM TCR-1. The archaeologist shall monitor the remainder of the project and implement the Plan accordingly.
40. HAZ-1: Prior to the issuance of grading permits, the Project applicant shall prepare a Fire Protection Plan (FPP) that complies with the requirements set forth in Section 15.20.670 of the City of Redlands Municipal Code. The FPP shall be submitted to and approved by the City of Redlands Fire Department. The plan shall include, at a minimum, the following elements:
1. Mitigation measures consistent with the unique problems resulting from the location, topography, geology, flammable vegetation, and climate of the proposed site.
2. Address water supply, access, building ignition and fire resistance, fire protection systems and equipment, defensible space and vegetation management.
3. Demonstrate consistency with the requirements of California building code chapter 7A, and the international wildland-urban interface code, and the Redlands municipal code.
41. NOI-1: If Project construction occurs after the Tennessee Village mixed-use development, located north of the Project, is occupied, 12-foot-high temporary construction noise barriers capable of reducing construction noise levels by a minimum of 10 dBA shall be placed along the northern perimeter of the Project site. MM NOI-1 would only be required in the event that the Tennessee Village apartment buildings located within 80 feet of the Project property line are occupied during Project construction. Construction noise levels at any Tennessee Village apartments located more than 80 from the Project property line would not exceed the 80 dBA Leq residential noise threshold and would not require mitigation.
42. T-1: Lugonia Avenue & Home Depot Parking Lot. Increasing the cycle length to 100 sec and optimizing the splits lead to an improvement in the level of service to LOS C at the PM peak hour with a reduction in delays to 33 sec.
43. T-2: West Lugonia Avenue & Texas Street. Changing lanes configuration of the NB approach (one NB left turn lane with a storage length of 40 ft and one NB through and right turn lane) leads to an improvement in the level of service to LOS C at the PM peak hour with a reduction in delays to 21.2 sec.
44. TCR-1: The Consulting Tribes shall be contacted, as detailed in CUL-1, of any pre-contact and/or historic-era cultural resources discovered during project implementation, and be provided information regarding the nature of the find, so as to provide Tribal input with regards to significance and treatment. Should the find be deemed significant, as defined by CEQA (as amended, 2015), a Cultural Resources Monitoring and Treatment Plan shall be created by the archaeologist, in coordination with the Consulting Tribes, and all subsequent finds shall be subject to this Plan. This Plan shall allow for a monitor to be present that represents the Consulting Tribes for the remainder of the project, should the Consulting Tribes elect to place a monitor on-site.
Any and all archaeological/cultural documents created as a part of the project (isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead 24 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc Agency for dissemination to the Consulting Tribes.
Building & Safety Division Conditions of Approval
45. When the Entitlement Review is approved submit complete construction drawings including structural calculations, energy calculations and soils report to Building and Safety for plan review in accordance with the current edition of the California Building and Fire Codes including all local ordinances and standards which are effective at the time of Plan Check Submittal.
46. Disabled access for the site and building must be in accordance with the State of California and ADA regulations. An accessible path of travel from both potential office spaces is required.
47. Accessible EVC parking spaces for future and required EVCS as per the California Green Code and the municipal code is required.
48. City of Redlands Non-Retaining CMU block wall standard for 6’ tall max. from top of footing may be used where applicable. All other City / County wall standards are not acceptable.
CONDITIONAL USE PERMIT NO. 1207 (Alcoholic Beverage Sales) – Additional Conditions
49. This permit/approval is for issuance of a Type 21 (Off-Sale General) Alcoholic Beverage Control license for a 36,000 square foot grocery store development located at the northeast corner of W. Lugonia Avenue and Tennessee Street, within the General Commercial (C-3) District.
50. Unless commencement of the use has occurred, pursuant to issuance of an Alcoholic Beverage Control license by the California Department of Alcoholic Beverage Control, or a time extension is granted in accordance with the Redlands Municipal Code, this approval shall expire two (2) years from the date of City Council approval.
51. The property owner and applicant and their successors and assigns, shall defend, by paying for the defense costs of the City of Redlands (for counsel retained by the City), indemnify and hold harmless the City of Redlands, and its elected officials, officers, employees, and agents, from and against any and all claims, actions, and proceedings (collectively “Claims”) to attack, set aside, void or annul the approval of this Conditional Use Permit by the City, or Claims brought against the City due to acts or omissions in any way connected to the applicant’s project that is the subject of this permit. This indemnification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of costs or attorneys’ fees. In the event any such action is commenced to attack, set aside, void or annul all, or any, provisions of this permit, or is commenced for any other reason against the City for acts or omissions relating to the applicant’s project, within fourteen (14) City business days following notice of such action from the City, the applicant shall file with the City a performance bond or 25 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc irrevocable letter of credit, or other form of security satisfactory to the City (the “Security”) in a form satisfactory to the City, and in the amount of $300,000, to ensure applicant’s performance of its defense and indemnity obligations under this condition. The Security amount shall not limit the total indemnity obligation of the applicant pursuant to this condition. The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted for the project pursuant to this permit. The City shall have no liability to the applicant for the exercise of City’s right to revoke this permit.
52. Conditional Use Permit No. 1207 may be reviewed, modified, or revoked by the City in accordance with RMC Chapter 18.192 should it be determined that the proposed use does not comply with any of its operational standards or conditions; or if the use or conditions under which they were permitted are detrimental to the public health, welfare, or materially injurious to property or improvements in the vicinity; or if the use is maintained so as to constitute a public nuisance.
53. The proposed use is subject to all requirements of the California Department of Alcoholic Beverage Control (ABC). The applicant shall maintain compliance with all applicable ABC regulations and license conditions.
54. No alcoholic beverage sales are permitted between the hours of 12:00 A.M. to 6:00 A.M daily (unless and until a Revision is approved by the Planning Commission).
55. The project shall comply with the provisions of the City of Redlands Noise Ordinance (RMC Chapter 8.06) at all times. Live music or entertainment is not permitted.
56. A “complaint response community relations” program shall be established by the owner of the business and shall include the following items:
a. Posting at the entry of the establishment a sign providing the telephone number for the area commander of the local police department substation to any requesting individual.
b. Coordinating efforts with the police department to monitor community complaints about establishment activities.
c. Having a representative of the establishment meet with neighbors at their request attempt to resolve any neighborhood complaints regarding the establishment.
57. The following signs shall be prominently posted in a readily visible area:
a. “California State Law prohibits the sale of alcohol beverages to persons under 21 years of age.”
b. “No Loitering or Public Drinking.”
c. “It is illegal to possess an open container of alcohol in the vicinity of this establishment.”
58. A copy of the Conditions of Approval and the ABC license shall be kept on the premises of the establishment and presented to any law enforcement officer or authorized state or city official upon request.
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59. The establishment’s operators and employees shall discourage loiterers, ask persons loitering longer than fifteen minutes to leave the area, and contact local law enforcement officials for enforcement of applicable trespassing and loitering laws if persons requested to leave fail to do so.
60. The establishment shall operate in a manner appropriate with mitigating alcohol related problems that negatively impact those individuals living or working in the neighborhood including but not limited to sales to minors, the congregation of individuals, violence on or near the premises, drunkenness, public urination, solicitation, drug-dealing, drug use, loud noise and litter.
61. The project shall comply with the applicable provisions of the Redlands Municipal Code, including Chapter 18.190 (Alcohol Beverage Sales Establishment Regulations).
CONDITIONAL USE PERMIT NO. 1208 (Drive-through Restaurant) – Additional Conditions
62. This permit/approval is for Conditional Use Permit No. 1208 to construct a 3,900 square-foot restaurant with two drive-through lanes and related site improvements including parking lot, landscape, lighting, etc., located at the northeast corner of Lugonia Avenue and Tennessee Street.
63. Unless construction has commenced pursuant to the issuance of a building permit, or a time extension is granted in accordance with the Redlands Municipal Code, this approval shall expire two (2) years from the date of City Council approval.
64. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or exactions imposed by the City as a condition of approval of this project are subject to a statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest period for those fees, dedications, reservations and exactions which are subject to Government Code Section 66020(a) has commenced to run on the date this project was approved by the City.
65. The property owner and applicant and their successors and assigns, shall defend, by paying for the defense costs of the City of Redlands (for counsel retained by the City), indemnify and hold harmless the City of Redlands, and its elected officials, officers, employees, and agents, from and against any and all claims, actions, and proceedings (collectively “Claims”) to attack, set aside, void or annul the approval of this Conditional Use Permit by the City, or Claims brought against the City due to acts or omissions in any way connected to the applicant’s project that is the subject of this permit. This indemnification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of costs or attorneys’ fees. In the event any such action is commenced to attack, set aside, void or annul all, or any, provisions of this permit, or is commenced for any other reason against the City for acts or omissions relating to the applicant’s project, within fourteen (14) City business days following notice of such action from the City, the applicant shall file with the City a performance bond or irrevocable letter of credit, or other form of security satisfactory to the City (the “Security”) in a form satisfactory to the City, and in the amount of $300,000, to ensure applicant’s performance of its defense and indemnity obligations under this condition. The Security amount shall not 27 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc limit the total indemnity obligation of the applicant pursuant to this condition. The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted for the project pursuant to this permit. The City shall have no liability to the applicant for the exercise of City’s right to revoke this permit.
66. This permit/approval is granted for the project plans on file with the Planning Division. The project shall conform to the plans, except as otherwise specified in these conditions.
67. The issuance of any permits shall comply with all applicable provisions of the Redlands Municipal Code, the California Building Code, and the California Fire Code currently in effect.
68. All plans submitted to the City shall reflect the Planning Commission and City Council approval and any other changes required by the Commission, Council and/or staff. This condition applies to the site plan, landscape plans, building elevations and materials, and all other illustrations, text, or plans submitted to the City in connection with this project.
69. The applicant shall not make any modifications or changes during construction that are in conflict or contrary to the project’s approved site design, grading plan, landscaping plan, or building elevations without first consulting with the Development Services Director or designee.
70. A copy of the approved Conditions of Approval shall be included on the cover page of the construction plans submitted to the Building Division.
71. Prior to issuance of a building permit or business license (whichever occurs first) the applicant shall submit a drive through operations and queuing management plan for review and approval by the Development Services Director.
72. No Certificate of Occupancy shall be granted until all applicable conditions of approval have been satisfied.
73. All plans submitted to the City shall reflect Planning Commission approval and any other changes required by the Commission and/or staff. The Development Services Director is authorized to approve minor modifications to the approved project plans or any of the conditions of approval if such modifications shall achieve substantially the same results as would strict compliance with said plans and conditions.
74. Plans submitted by Developer with building permit applications shall show on the building elevation sheets all exterior building materials and colors, including product and finish manufacturer name, color name and number, and surface finish type (such as: stucco with sand finish, plaster with smooth finish) to be used in construction.
75. Transformer cabinets and commercial gas meters shall not be located within required setbacks and shall be screened from public view either by architectural treatment or with landscaping.
Multiple electrical meters and panels shall be fully enclosed and incorporated into the overall architectural design of the building(s). Backflow preventers shall be enclosed with landscaping 28 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc that will provide complete screening upon maturity. The location and method of enclosure or screening of this equipment shall be shown on the construction plans and landscape plans prior to building permit issuance. Location of said equipment shall be coordinated with appropriate utility company (e.g., Southern California Gas Company or Southern California Edison Company). The applicant shall submit plans showing details of screening subject to review and approval by the Development Services Director, prior to issuance of building permits.
76. Ground mounted equipment shall be screened from public view on all sides subject to review and approval by the Development Services Director, prior to issuance of building permits.
77. During the plan check review process, the Developer shall provide a lighting plan that provides design details (light standards, bollards, wall mounted packs, etc.) and illumination site information within pathways, streetscapes, and open spaces proposed throughout the development. An electrical engineer shall prepare the site lighting and/or photometric plan demonstrating that adequate lighting ranges will be provided throughout the development without creating light spillover, light pollution, or conflicts with surrounding factors such as tree locations, off-site or adjacent lighting. The illumination within the parking lot shall be a minimum of 0.5-foot candle and illumination along all property lines of the project site shall not exceed 0.5-foot candle. Walkway lighting shall have a maximum height of 12 feet and all parking lot lighting shall have a maximum height of 30 feet.
78. Plans submitted for plan check shall include an exterior lighting plan, including fixture and pole designs, for review and approval by the Development Services Director or designee.
79. All lighting shall be shielded and directed downward. No light or glare shall impact the surrounding properties.
80. Prior to issuance of building permits, the Developer shall demonstrate that light standards will not conflict with tree locations. Developer shall submit a plan showing both the lighting and landscape on the same sheet.
81. All landscaped areas noted on the site plan shall be permanently maintained with healthy planting material, and whenever necessary shall be replanted with suitable vegetation.
82. Landscape and Irrigation Plans shall provide water use calculations on the submitted plans, and Developer shall demonstrate compliance with the Model Water Efficient Landscape Ordinance prior to permit issuance. The plans shall be prepared by a California-licensed landscape architect.
83. The Final Landscape Plans shall incorporate the following:
a. The landscape plan shall comply with all requirements for landscaping in pursuant to the Redlands Municipal Code
b. The landscape plans shall be detailed and show the specific distribution, size, and amount of each species of trees, shrubs, and groundcover; c. All plant material shall be sized so that the landscaping has an attractive appearance at the time of installation and a mature appearance within three (3) years; 29 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc d. Trees with a trunk height of not less than six feet (6') shall be installed in the planters at each end of an aisle, at three (3) space intervals throughout the parking area, and at twenty-foot (20') intervals along the periphery of the parking area. Within parking areas, trees may be clustered in groups to achieve a more natural setting provided the total number of trees meets the previous planting requirements; e. At least fifty percent (50%) of the trees shall be an evergreen variety and shall be evenly distributed throughout the parking area;
f. At least fifty percent (50%) of the trees shall be fifteen (15) gallon in size, twenty five percent (25%) shall be twenty-four-inch (24") box size, and twenty five percent (25%) shall be thirty-six-inch (36") box in size. All trees shall meet the following minimum caliper sizes. If the caliper size cannot be met at the container size, then the developer shall increase the container size to meet the required caliper; g. All trees identified on the landscape plan are to be maintained and the trimming or maintenance of them shall serve the purpose to bring them into a full canopy type configuration. If applicant/developer fails to maintain and trim said trees to allow for full canopy type configuration, applicant/developer shall be in violation of its conditions of approval and subject to enforcement as allowed by law; h. All landscape planters that are ten feet (10') or less in width shall utilize measures such as root barriers or other deep watering system to minimize heaving of parking area pavement and curbs by tree roots; and
i. An automatic irrigation system shall be utilized to irrigate the site’s approved landscape design;
j. Where automobile bumpers overhang landscaped planters, two feet (2') of clear areas unobstructed by trees or shrubs shall be provided for overhang. k. The proposed landscape planter along the Tennessee Street frontage shall incorporate opaque screening a minimum of 3 feet high (or height of standard vehicle headlights) to screen the drive-through lane and front parking lots from public right-of-way. Screening shall be accomplished through construction of a 3’0” high CMU decorative block wall, including hedge type plants and shrubs (which shall be placed on the exterior side of the wall along street frontage).
84. The landscape architect responsible for the design of the project’s landscape plan shall review and certify, prior to a request by the applicant for a final occupancy inspection, that the installed landscaping meets the specifications of the approved landscape plan.
85. Signs shown on the project plans are not included in this permit/approval. Before placing or constructing any signs on the project property, Developer shall obtain approval of a Sigh Program and appropriate sign permitsfrom the City. Sign locations and illumination are subject to review and approval by the Planning Division under separate permit(s). Certain types or sizes of signs may require Planning Commission and/or City Council review and approval under separate sign permit(s), if required by the Redlands Sign Regulations or Measure U.
86. Glazing or image reflective surfaces (specular reflectance), such as the glazing on windows, shall be limited to a maximum reflectance value of twenty five percent (25%). “Specular reflectance” means any mirror like reflection, as contrasted to diffused reflection from such surfaces as concrete or vegetation.
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87. Prior to the issuance of building permits, the applicant shall submit plans detailing that roof screening is of adequate height to screen any roof-top equipment from public view on all sides, subject to review and approval by the Development Services Director. Screening of air conditioning units and other equipment on the buildings shall be incorporated into or compatible with the architectural design of the buildings. All equipment shall be screened from public view of adjacent roadways and freeways.
88. Prior to issuance of a building permit, the applicant shall be required to obtain approval of a construction site safety plan by the Redlands Police Department providing adequate security measures such as lights, video cameras, vehicle transponders, locks, alarms, trained security personnel, fencing etc. The nature of the measures will depend on the specific requirements of the site and may vary with the different stages of construction. The applicant shall be responsible for the compliance of all subcontractors working on the site.
89. The project site shall be kept in a weed and dust free condition throughout all periods of development. Graded areas proposed for development in a later phase to be planted with annual grasses and to be maintained in a weed-free condition until development occurs, if said phase will not begin construction within six (6) months of completion of previous phase.
90. ** Prior to the issuance of a building permit, the applicant shall submit landscaping and building plans indicating the addition of trellises and associated landscaping adjacent to the drive-through building. ** Added by the Planning Commission on January 13, 2026
91. ** Prior to the issuance of a building permit, the applicant shall revise the project plans to relocate the drive-through service window to the north approximately 20 feet to allow vehicle queuing after being served and before entering the project’s main drive aisles. ** Added by the Planning Commission on January 13, 2026
Other Departments – All Entitlements (as applicable)
92. Conditions of Approval from the following City Departments/Divisions are applicable to the project, and are hereby incorporated by reference:
• Land Use Engineering Division (Exhibit D)
End of Conditions of Approval
_____________________
Brian Foote
City Planner/Planning Manager
31 I:\cmo\Resolutions\Resolution No. 8752.Regency Centers.bm.02.26.2026.doc
EXHIBIT D
Land Use Engineering Division
Conditions of Approval
[Attached]
General Commercial (C-3) District
(RMC Title 18, Ch. 18.92)
DEVELOPMENT
STANDARD
REQUIREMENT PROPOSED COMPLIES
?
Lot Area
18.92.110
No requirements Lots to be merged. Yes
Lot Dimensions
18.92.120
No requirements No change. Lots to
be merged
Yes
Max. Structure Height
18.92.130
No height limit, except that the relationship between
building floor area and lot area shall not exceed four (4) square feet of total floor area for each one square foot of total lot area. The floor area of parking garages and
related structures located at or above ground level shall be included in the calculation ratio.
Lot Area over
610,000
Project floor area is
approximately
72,000
Yes.
Floor-Area Ratio (F.A.R.)
18.92.130
4.0 Maximum .20 Yes
Lot Coverage
18.92.170
No requirements 20% Yes
Front Yard & Rear Yard
18.92.140 No requirements 34’ North53’ East
19’ West
30’ South
Yes
Side Yard
18.92.140(B) No side yard requirements;
Except where the C-3 zone adjoins or is across the street from a residential zone, in which case there shall be a side yard of not less than 10 ft. on the side or sides
adjoining the street or residential zone (the yard shall be landscaped and maintained).
10’ landscaping is
included on the
north and east side
adjacent to
residential
Yes
Access to Street
18.92.160 All lots in C-3 zones shall have access on a dedicated and improved street.
Access from both
Lugonia and
Tennessee
Yes
On-Site Parking Required
18.164.240
Neighborhood center: 1 space/200 sq. ft.
71,400 square feet of building area
83 compact stalls allowed
Minimum Required = 357
357 provided
11 compact spaces
provided
Yes
Parking Space Dimensions
18.164.260
• Standard spaces: 9’ wide by 19’ deep.
• Compact spaces: 8’ wide by 15’ deep.
• Compact spaces are permitted for projects that
provide more than 25 off-street parking spaces. The
first 25 spaces shall be standard size stalls; 25% of the remaining parking may be compact spaces.
- Including one of the following to be determined by staff:
a. Compact parking spaces are permitted in areas of the city where parking does not currently meet code upon a finding by the planning commission that the use of compact parking stalls will alleviate an existing parking problem; or
b. Compact spaces are permitted for long term parking when there is a proportionate increase in parking lot landscaping as follows: for each proposed compact space, 30 sq. ft. of landscaping shall be provided in the parking area in addition to the minimum landscape requirements of this code.
• Parallel spaces: 8’ wide by 24’ deep.
• Stall depths may be reduced up to 1 ft. (or 18’0” total) Stalls meet the
appropriate
dimensions.
Compact stalls are
provided. And
additional parking
lot landscaping is
provided as
required.
83 compact stalls
allowed only 11
proposed.
Yes
DEVELOPMENT
STANDARD
REQUIREMENT PROPOSED COMPLIES
?
where pkg space adjacent to a 6 ft. or wider sidewalk.
• Where automobile bumpers overhang landscaped
planters, 2' of clear areas unobstructed by trees or
shrubs shall be provided for overhang.
(See RMC 18.168.210(A)(11) referenced below.)
Access to Parking
18.164.270
A. Forward travel to and from parking facilities from a dedicated street or alley is required. The parking area shall be adequate to facilitate the turning of vehicles to permit forward travel upon entering a street.
B. All uses which adjoin a major or secondary highway
shall, wherever possible, have access by way of a
service road or alley.
C. The access to all off street parking facilities shall be designed in a manner which will not interfere with the
safe movement of traffic.
D. Concrete driveway approaches shall be provided for
ingress to and egress from all parking facilities. Each parking space shall be easily accessible to the intended user. The width of driveway entrances and exits from a
public street shall be measured at the property line and shall comply with the following standards, unless
specific exemptions are made by the director of public
works:
- single lane: 14 ft.
- combined entrances or exits: 26 ft.
- maximum driveway width: 30 ft.
Forward access is
provided
Project abuts major
and minor arterials.
Safe forward access
provided to and
from off street
parking
26’ two way drive
aisles provided.
20’ one-way drive
aisles provided
Parking Area Circulation
18.164.280
- Stall depths may be reduced up to one foot (1') where the parking space is adjacent to a six foot (6') or wider sidewalk, or adjacent to a landscaped planter with an
interior diameter of five feet (5') or more.
- Circulation within a parking area with more than one
aisle must be such that a car need not enter the street to reach another aisle within the same parking area.
- Parking angle and required dimensions:
90-degree spaces: 19’ deep & 26’ two-way aisle
60-degree spaces: 21’ deep & 22’ two-way aisle
45-degree spaces: 20’ deep & 20’ two-way aisle
- Directional signs shall be required to differentiate
between entrance and exit access points to the street.
Stall depth are
reduced adjacent to
the central walkway
in the parking area
by 1’ consistent
with this section.
Drive aisles are
26’and parking stall
compliant
Parking Area
Improvements
18.164.290
18.164.310
- Where such areas adjoin residential districts, they shall be separated therefrom by a solid masonry wall 6' in
height, provided such wall shall not exceed 3' in height where it is in the front yard area of an abutting residential use or district. Where no fence or wall is required along a boundary of an area covered by this section, there shall be a concrete curb or concrete wheel stops not less than six inches (6") in height securely installed and
maintained as a safeguard to abutting property or public 6’ walls are
provided.
10’ of landscaping
is provided
surrounding the
project adjacent to
residential.
Yes
DEVELOPMENT
STANDARD
REQUIREMENT PROPOSED COMPLIES
?
right of way. The barrier shall not be less than two feet (2') from a property line.
- Where such area adjoins a residential district, there shall be a border of appropriate landscaping, not less than 6' in depth, along the residential street frontage to protect the character of the adjoining residential property.
- No part of any parking area for more than five (5)
vehicles shall be closer than 10' to any residential use, school, hospital, or other institution for human care
located on an adjoining lot, unless screened by a masonry wall not less than 4' in height.
- When more than five (5) parking spaces are proposed
for a parcel, a minimum of seven percent (7%) of such
parking area shall be landscaped and maintained in
accordance with the provisions of Chapter 18.168.
- Parking lots intended for nighttime use shall be
adequately lighted for safe vehicular and pedestrian
movements. Lighting shall be arranged to reflect away
from adjoining properties and streets.
Adequate lighting is
provided. And
conditioned.
Off-Street Loading
18.92.190
18.164.330
E. Loading space required by this title may occupy a required rear yard, but in no case shall any part of an alley or street be used for loading.
Loading areas are
located outside of
setbacks.
Yes
Loading Spaces
18.164.340
• Commercial buildings:
3,000 – 15,000 = 1
15,001 – 45,000 = 2
45,001 – 75,000 = 3
Minimum Requirement = Three spaces.
Three loading
spaces are required.
Three are located
within the main
portion of the
parking area with
additional loading
in the rear of the
market.
Yes
Corner Cutoff
18.168.010
• Streets; streets & alleys; private driveways &
streets/alleys.
• Where all private driveways intersect street or alley. • 45 degree angle with side or front P/L.
• Minimum 10 ft. deep for 45 degree angle.
• No visual obstruction within corner cutoff area.
Buildings are
setback between 19
and 38 feet from the
roadways.
Yes
Fences & Walls;
Permitted When
18.168.020
• Fences & Walls 3 ft. max. in front yard area.
• Open fences 4 ft. max. within front yard (90% open).
• Fences & Walls 6 ft. max. on side or rear P/L.
• Corner cut-off provisions apply - no obstructions.
• Minor exceptions: see 18.168.040 to 18.168.100.
6’ open fencing
included at the PL
on the north.
Yes
Fences & Walls;
Required When
18.168.030
• 6 ft. fence or wall at top of all slopes where tops of slopes are property lines.
• 6 ft. fence or wall along P/L or zone boundary lines to separate industrial & commercial districts and/or uses
from abutting residential districts, as follows:
1) Along rear lot line (if no street);
2) Along side lot line (except 3 ft. max. within front
setback of the abutting residential zone);
Walls are proposed
at the tops of the
slopes on the north
and est sides of the
project.
Yes.
DEVELOPMENT
STANDARD
REQUIREMENT PROPOSED COMPLIES
?
3) If street is boundary, wall set back from P/L by 10
ft. min., with landscaping;
4) If alley is boundary, wall shall be on P/L at alley.
Landscaping;
Minimum Dimensions
18.168.180
The minimum width of any required landscaped area, or
any form of fixed planter box used to satisfy required
landscaping, shall be five feet (5'), unless otherwise
specified in this title.
Yes
Drive-Through
Restaurants and Services
18.156.370
18.156.380
• Conditional Use Permit required
• Traffic Impact Analysis report required
• Minimum lot width dimension shall be 120'
• Minimum lot depth dimension shall be 120'
• The site must abut and have access to a major or
secondary highway, as shown on the General Plan
• Walls: A 3' high solid masonry wall shall be
constructed along all interior property lines
• Screening: Drive-through aisles shall be completely
screened from the view of public rights of way, to a
height equal to or greater than that of standard
vehicular headlights. Screening shall be by use of
walls, earth berms, landscaping, or a combination
thereof.
• Architectural Treatment: require a higher than typical quality of architectural treatment for drive-through
uses.
• Landscaping: in addition to Chapter 18.168:
1. Except for driveway openings, there shall be a
landscaped planter area not less than 10' in width
extending along the entire street frontage, and not less than 5' in width along all interior property lines.
2. Minimum of 15% of the total site shall be
landscaped.
CUP is part of this
application.
Lot dimensions are
unchanged and
compliant.
Screening is
provided.
Yes
ATTACHMENT I
ARCHITECTURAL GUIDELINES CONSISTENCY
Commission Review and Approval No. 976 and Conditional Use Permit Nos. 1207 and 1208
GUIDELINE PROPOSED PROJECT
Provide architectural treatment to all elevations that
are visible from either public or private vantage
points.
The proposed building designs provide architectural
treatment on portions visible from the public rightof-way and public spaces with emphasis on the street frontage and main entryways.
Avoid expanses of blank wall, devoid of any
articulation or embellishment for both buildings and
freestanding walls.
The proposed buildings provide variation in roof
height, changes in wall depth, detail elements along
all portions of the wall including metal awnings and
trellis features, and decorative light fixtures.
Articulate the building mass to form a less imposing
façade and craft a building scale that is compatible
with surrounding architecture and neighborhood.
The proposed buildings will be compatible with the
adjacent development in terms of height and scale.
The adjacent projects include 3 and 4 story
buildings. The project’s building masses are
articulated vertically and horizontally with wall and
awning projections.
Elevations should be visually attractive by providing
surface articulation in all areas of the building plane, including vertical and horizontal variation to the
roofline.
The proposed buildings provide vertical and
horizontal variation on the roofline and varying roof
heights to provide surface articulation in all areas of the building plane that are visible to the public.
Rooftop equipment shall be concealed by providing
raised architectural elements around equipment to
screen roof equipment on buildings or integrating
the screening within the roof slopes. Screening is
acceptable by parapets or by equipment screens
when a parapet is not feasible.
All rooftop equipment will be screened from view
through the buildings design and parapet walls.
Conditions of approval have been added, which will
require line of sight diagrams and additional
screening if necessary.
Vary the roof through the use of vertical separations,
varying roof structure, varying the parapet line or
ridge line.
Along the front façade of the shops buildings the
parapet line and roof line include vertical
separations to provide visual interest, break up
facades, and enhance the right-of-way facing
elements. The major market tenant provides some
vertical projection over the main entry portion of the
building.
Provide focal points in the architectural theme to
create a strong entry statement and provide a sense
of place. Towers, spires, massing, colors, trellises,
fountains, public art, and plazas are encouraged.
The design of the building has focal points at the
corners and enhanced architectural treatment along
the façade facing the public spaces with in the
project.
All projects are strongly encouraged to be designed
by a licensed architect with experience in
commercial architecture.
The architecture drawings, and elevations were
prepared by KTGY a design firm with professional
architects, which have extensive background in
retail/commercial design.
Use building materials that provide texture and
character to building surfaces.
Each of the proposed buildings provides texture and
character to the building surface. Building surface
treatments include stucco, brick, aluminum, metal,
concrete fiber, stone veneer, and brick veneer.
Fit buildings into their context, including
architectural style, massing and proportion. This
should not be interpreted as advocating the imitation
of existing styles.
Adjacent development primarily consists of existing
commercial and future multifamily/mixed use
projects. The proposed commercial buildings are
compatible with the adjacent development in terms
of style, context, and massing, as they employ
contemporary styles typically associated with
commercial and retail development.
Architectural details may include accent color
treatments, however, projects should avoid an
excessive amount of bright or highly reflective
colors which overpower the building.
The building provides variation in surfaces through
the changes in color, projections, and accent
panels/trim elements. The overall color pallet
utilizes neutral earth tones and is compatible with
the surrounding development.
Orient loading areas away from the street. The loading areas are located at the interior side yards of the building away from the street. Loading
areas for the grocery store are screened through the
orientation of the building, in addition to a screen
wall and trees/landscaping. Standard loading spaces
are located within the parking area for the smaller
shops and they will be screened by landscaping.
Screening shrubs shall be added to buffer all rows of
parking facing street frontages.
A dense palette of screening shrubs and trees screens
all parking areas from street views and surround the
street facing portions of the backs of buildings.
Create a strong entry statement with the use of
textured pavement, monuments, enhanced
landscaping using larger mature plantings and the
generous use of colorful annual plantings at project
entrances.
The proposed landscape palette utilizes mature
planting, accent plants, and perimeter landscaping.
A strong pedestrian entry area is located at the
corner of Lugonia Avenue and Tennessee Street,
which includes pathways, textured pavement and
monuments.
Screen trash enclosures, ground-mounted equipment
and utilities from public view with landscaping or
orientation of the building.
Trash enclosures are screened through a perimeter
landscaping and building orientation. Trash
enclosures are located deeper within the parking
area and will be screened by the solid walls and
perimeter landscaping. Conditions have been
included to screen ground- mounted equipment and
underground on-site utilities.
MITIGATION MONITORING AND REPORTING PROGRAM
Regency Centers Redlands Marketplace Project
CITY OF REDLANDS, CALIFORNIA
Prepared for:
CITY OF REDLANDS
35 Cajon Street, Suite 15A
Redlands, CA 92373
Prepared by:
CHAMBERS GROUP, INC.
3151 Airway Avenue, Suite F208
Costa Mesa, California 92626
(949) 261-5414
January 2026
Mitigation Monitoring and Reporting Program
Regency Centers Redlands Marketplace Project
Chambers Group, Inc. 2
21555
MITIGATION MONITORING AND REPORTING PROGRAM
Public Resources Code, Section 21081.6 (Assembly Bill 3180) requires that mitigation measures identified in environmental review documents prepared in accordance with California Environmental Quality Act (CEQA) are implemented after a project is approved. Therefore, this Mitigation Monitoring and Reporting Program (MMRP) has been prepared to ensure compliance with the adopted mitigation measures during the demolition and construction phases of the Regency Centers Redlands Project (Proposed Project).
The City of Redlands is the agency responsible for implementation of the mitigation measures identified in the MND. This MMRP provides the City of Redlands with a convenient mechanism for quickly reviewing all the mitigation measures including the ability to focus on select information such as timing. The MMRP includes the following information for each mitigation measure:
▪ The phase of the project during which the required mitigation measure must be implemented; ▪ The phase of the project during which the required mitigation measure must be monitored; and ▪ The enforcement agency.
The MMRP includes a checklist to be used during the mitigation monitoring period. The checklist will verify the name of the monitor, the date of the monitoring activity, and any related remarks for each mitigation measure.
Chambers Group, Inc. 3
21555
MITIGATION MONITORING AND REPORTING PROGRAM
Regency Centers Marketplace CEQA Project
Mitigation Measure Implementation Phase Monitoring
Phase
Enforcement
Agency
Level of
Significance
After
Mitigation
Less than
Significant (LTS)
Verification of Compliance
Initial Date Remarks
Biological Resources
BIO-1: Preconstruction Burrowing Owl Surveys. To ensure the proposed action does not result in direct or indirect impacts to the burrowing owl, a preconstruction survey will be conducted no less than 14-days prior to the initiation of ground-disturbing activities to ensure protection for this species including a survey conducted with 24 hours of start of work. The preconstruction surveys will be conducted in compliance with California Department of Fish and Wildlife (CDFW) guidelines (Appendix B). A report of the findings prepared by a qualified biologist shall be submitted to the City prior to any permit or approval for ground disturbing activities.
If burrowing owls are not detected on-site, the proposed action may proceed. However, if Project initiation is delayed more than 14- days, updated preconstruction surveys may be required. If burrowing owls are detected on-site during the focused or preconstruction surveys a burrowing owl monitoring and/or relocation plan will be developed and approved by the City, CDFW, and United States Fish and Wildlife Service (USFWS) prior to any permit or approval for ground disturbing activities. At a minimum, the plan will include the following:
1. Burrowing owl status, distribution, and habitat utilization within and adjacent to the Project site.
2. Conservation objectives and goals developed in cooperation with CDFW and USFWS.
3. Results of burrowing owl monitoring activities.
a. 500-ft. minimum protective (no work) zone will be designated around each of the occupied burrow sites and delineated by orange silt fencing. The installation of the fencing will be monitored by a qualified biologist to ensure owls are not directly or indirectly impacted as a result of fence installation.
The monitoring biologist will also be responsible for directing where the fencing shall be installed. b. A qualified monitoring biologist will monitor the owls weekly during the non-breeding season to determine if the 500-ft. protective zone is adequate for their protection. The weekly monitoring events will also provide critical information regarding the status of the species on-site for purposes of developing a relocation plan.
c. A qualified monitoring biologist will conduct an initial environmental briefing with any contractors which will be working on-site. The briefing will include a discussion of burrowing owl natural history, identification of burrowing owl non-breeding season protection zones, and summary of penalties for directly and/or indirectly impacting the species.
d. A qualified monitoring biologist will be authorized to stop all work activities in the event potential direct and/or indirect impacts to burrowing owl may occur as a result of proposed staging activities. e. Monthly updates on the monitoring efforts including recommendations, as warranted, will be submitted to the City, CDFW, and USFWS.
4. Passive and/or active relocation activities and approach.
5. Burrowing owl management activities for active relocation sites.
Pre-Construction Construction City of
Redlands LTS
Chambers Group, Inc. 4
21555
MITIGATION MONITORING AND REPORTING PROGRAM
Regency Centers Marketplace CEQA Project
Mitigation Measure Implementation Phase Monitoring
Phase
Enforcement
Agency
Level of
Significance
After
Mitigation
Less than
Significant (LTS)
Verification of Compliance
Initial Date Remarks
Based on the candidacy or listing status of the species at the time of surveys, if detected, acquisition of an Incidental Take Permit (ITP) may also be required. The CDFW will be contacted to determine appropriate conservation measures to prevent direct/indirect impacts to the species, or acquisition of an ITP. To initiate the ITP process, the applicant or representative will contact the appropriate CDFW Regional Office and submit an ITP application. The CDFW will accept applications in any form, but they must be submitted to the Regional Manager and they must include the following:
1. The appropriate application fee.
2. Applicant’s full name, mailing address, and telephone number(s). If the applicant is a corporation, firm, partnership, association, institution, or public or private agency, the name and address of the person responsible for the project or activity requiring the permit, the president or principal officer, and the registered agent for the service of process.
3. The common and scientific names of the species to be covered by the permit and the species' status under CESA.
4. A complete description of the project or activity for which the permit is sought.
5. The location where the project or activity is to occur or to be conducted.
6. An analysis of whether and to what extent the project or activity for which the permit is sought could result in the taking of species to be covered by the permit.
7. An analysis of the impacts of the proposed taking on the species.
8. An analysis of whether issuance of the ITP would jeopardize the continued existence of a species. A complete, responsive jeopardy analysis shall include consideration of the species’ capability to survive and reproduce, and any adverse impacts of the taking on those abilities in light of:
9. Known population trends,
10. Known threats to the species.
11. Reasonably foreseeable impacts on the species from other related projects and activities.
12. Proposed measures to minimize and fully mitigate the impacts of the proposed taking.
13. A proposed plan to monitor compliance with the minimization and mitigation measures and the effectiveness of the measures.
14. A description of the funding sources and the level of funding available for implementation of the minimization and mitigation measures.
15. Certification in the following language: I certify that the information submitted in this application is complete and accurate to the best of my knowledge and belief. I Understand that any false statement herein may subject me to suspension or revocation of this permit and to civil and criminal penalties under the laws of the State of California.
16. Documentation of CEQA compliance.
Chambers Group, Inc.
5 21555
MM BIO-2 Regulatory Requirement Migratory Bird Treaty Act (MBTA) & California Department of Fish and Game (CDFG) Code. In order to avoid violation of the federal MBTA and CDFG Code Sections 3503, 3503.5, and 3513, site preparation activities (ground disturbance, construction activities, and staging equipment) for the project shall be avoided, to the greatest extent possible, during the nesting season of potentially occurring native and migratory bird species (February 1st to August 31st). Construction outside the nesting season (between September 1st and January 31sth) does not require preconstruction nesting bird surveys. If site-preparation activities are proposed during the nesting/breeding season (February 1st to August 31st), the project proponent shall retain a qualified avian biologist to conduct a pre-activity field survey prior to the issuance of grading permits for the project to determine if active nests of species protected by the MBTA or the CDFG Codes are present in the construction zone. The nest surveys shall include the Project site where project activities have the potential to cause nest failure. The survey results shall be provided to the City for review and approval. The project applicant shall adhere to the following:
1. The project applicant shall retain a qualified biologist experienced in: identifying local and migratory bird species of special concern; conducting bird surveys using appropriate survey methodology; nesting surveying techniques, recognizing breeding and nesting behaviors, locating nests and breeding territories, and identifying nesting stages and nest success; determining/establishing appropriate avoidance and minimization measures; and monitoring the efficacy of implemented avoidance and minimization measures.
2. Pre-activity field surveys shall be conducted at the appropriate time of day/night, during appropriate weather conditions, no more than 3 days prior to the initiation of project activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground, burrows, cavities, and structures. Survey duration shall take into consideration the size of the property; density, and complexity of the habitat; number of survey participants; survey techniques employed; and shall be sufficient to ensure the data collected is complete and accurate.
If no nesting birds are observed during the survey, site preparation and construction activities may begin.
However, if active nests (including nesting raptors) are located, then avoidance or minimization measures shall be undertaken in consultation with the City, CDFW, and USFWS, as warranted. Measures shall include immediate establishment of an appropriate buffer zone to be established by a qualified biologist based on their best professional judgement and experience. The buffer around the nest shall be delineated and flagged, and no construction activity shall occur within the buffer area until a qualified biologist determines nesting species have fledged and the nest is no longer active or the nest has failed. The biologist shall monitor the nest at the onset of project activities and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the biologist determines that such project activities may be causing an adverse reaction, the biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers. All work within these buffers will be halted until the nesting effort is finished (i.e., the juveniles are surviving independent from the nest). The on-site biologist shall review and verify compliance with these nesting avoidance buffers and shall verify the nesting effort has finished. Work can resume within these avoidance areas when no other active nests are found.
Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to City for review and approval prior to initiation of construction activities.
Pre-Construction Construction City of
Redlands LTS
Cultural Resources
Chambers Group, Inc. 6
21555
MITIGATION MONITORING AND REPORTING PROGRAM
Regency Centers Marketplace CEQA Project
Mitigation Measure Implementation Phase Monitoring
Phase
Enforcement
Agency
Level of
Significance
After
Mitigation
Less than
Significant (LTS)
Verification of Compliance
Initial Date Remarks
MM CUL-1 If subsurface deposits believed to be cultural or human in origin are discovered during construction, all work must halt within a 100-foot radius of the discovery. A qualified professional archaeologist, meeting the Secretary of the Interior’s Professional Qualification Standards for prehistoric and historic archaeology, shall be retained to evaluate the significance of the find, and shall have the authority to modify the no-work radius as appropriate, using professional judgement. In addition, the Yuhaaviatam of San Manuel Nation Cultural Resources Department and the Agua Caliente Band of Cahuilla Indians Tribal Historic Preservation Office (Consulting Tribes) shall be contacted as detailed within MM TCR1, 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.
The following notifications shall apply, depending on the nature of the find:
1. If the professional archaeologist determines that the find does not represent a cultural resource, work may resume immediately and no agency notifications are required.
2. If the professional archaeologist determines that the find does represent a cultural resource from any time period or cultural affiliation, the archaeologist shall immediately notify the lead agencies. The agencies shall consult on a finding of eligibility and implement appropriate treatment measures, if the find is determined to be a Historical Resource under CEQA, as defined in Section 15064.5(a) of the CEQA Guidelines or a historic property under Section 106 NHPA, if applicable. Work may not resume within the no-work radius until the lead agencies, through consultation as appropriate, determine that the site either: 1) is not a Historical Resource under CEQA or a Historic Property under Section 108; or 2) that the treatment measures have been completed to their satisfaction.
3. If the find includes human remains, or remains that are potentially human, they shall ensure reasonable protection measures are taken to protect the discovery from disturbance (AB 2641). The archaeologist shall notify the San Bernardino County Coroner (per Section 7050.5 of the Health and Safety Code). The provisions of Section 7050.5 of the California Health and Safety Code, Section 5097.98 of the California Public Resources Code (PRC), and AB 2641 will be implemented. If the coroner determines the remains are Native American and not the result of a crime scene, the coroner will notify the NAHC, which then will designate a Native American Most Likely Descendant (MLD) for the Project (Section 5097.98 of the PRC). This will also include either recording the site with the NAHC or the appropriate Information Center; using an open space or conservation zoning designation or easement; or recording a reinternment document with the county in which the property is located (AB 2641). Work may not resume within the no-work radius until the lead agencies, through consultation as Construction Construction City of
Redlands LTS
Chambers Group, Inc. 7
21555
MITIGATION MONITORING AND REPORTING PROGRAM
Regency Centers Marketplace CEQA Project
Mitigation Measure Implementation Phase Monitoring
Phase
Enforcement
Agency
Level of
Significance
After
Mitigation
Less than
Significant (LTS)
Verification of Compliance
Initial Date Remarks
appropriate, determine that the treatment measured have been completed to their satisfaction.
MM CUL-2 The lead agency shall ensure that a Contractor Awareness Training Program is delivered to train equipment operators about cultural resources. The program shall be designed to inform construction personnel about: federal and state regulations pertaining to cultural resources and tribal cultural resources; the subsurface indicators of resources that shall require a work stoppage; procedures for notifying the lead agency of any occurrences; project-specific requirements and mitigation measures; and enforcement of penalties and repercussions for non-compliance with the program.
The training shall be prepared by a qualified professional archaeologist and may be provided either through a brochure, video, or in-person tailgate meeting, as determined appropriate by the archaeologist. The training shall be provided to all construction supervisors, forepersons, and operators of ground-disturbing equipment. All personnel shall be required to sign a training roster. The construction manager is responsible for ensuring that all required personnel receive the training. The Construction Manager shall provide a copy of the signed training roster to the lead agency as proof of compliance.
Pre-Construction Preconstruction
City of
Redlands LTS
MM CUL-3 If significant pre-contact and/or historic-era cultural resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, the archaeologist shall develop a Monitoring and Treatment Plan, the drafts of which shall be provided to the Consulting Tribes for review and comment, as detailed within MM TCR-1. The archaeologist shall monitor the remainder of the project and implement the Plan accordingly.
Pre-Construction Construction City of
Redlands LTS
Hazards and Hazardous Materials
MM HAZ-1 Prior to the issuance of grading permits, the Project applicant shall prepare a Fire Protection Plan (FPP) that complies with the requirements set forth in Section 15.20.670 of the City of Redlands Municipal Code. The FPP shall be submitted to and approved by the City of Redlands Fire Department. The plan shall include, at a minimum, the following elements:
▪ Mitigation measures consistent with the unique problems resulting from the location, topography, geology, flammable vegetation, and climate of the proposed site. ▪ Address water supply, access, building ignition and fire resistance, fire protection systems and equipment, defensible space and vegetation management.
▪ Demonstrate consistency with the requirements of California building code chapter 7A, and the international wildland-urban interface code, and the Redlands municipal code.
Pre-Construction PreConstruction
City of
Redlands LTS
Noise
Chambers Group, Inc. 8
21555
MITIGATION MONITORING AND REPORTING PROGRAM
Regency Centers Marketplace CEQA Project
Mitigation Measure Implementation Phase Monitoring
Phase
Enforcement
Agency
Level of
Significance
After
Mitigation
Less than
Significant (LTS)
Verification of Compliance
Initial Date Remarks
MM NOI -1 If Project construction occurs after the Tennessee Village mixed-use development, located north of the Project, is occupied, 12-foot-high temporary construction noise barriers capable of reducing construction noise levels by a minimum of 10 dBA shall be placed along the northern perimeter of the Project site. MM NOI-1 would only be required in the event that the Tennessee Village apartment buildings located within 80 feet of the Project property line are occupied during Project construction. Construction noise levels at any Tennessee Village apartments located more than 80 from the Project property line would not exceed the 80 dBA Leq residential noise threshold and would not require mitigation.
Construction Construction City of
Redlands LTS
Transportation
▪ MM T-1 Lugonia Avenue & Home Depot Parking Lot. Increasing the cycle length to 100 sec and optimizing the splits lead to an improvement in the level of service to LOS C at the PM peak hour with a reduction in delays to 33 sec.
MM T-2 West Lugonia Avenue & Texas Street. Changing lanes configuration of the NB approach (one NB left turn lane with a storage length of 40 ft and one NB through and right turn lane) leads to an improvement in the level of service to LOS C at the PM peak hour with a reduction in delays to 21.2 sec.
Construction Construction City of
Redlands LTS
Chambers Group, Inc. 9
21555
Mitigation Measure Implementation Phase Monitoring
Phase
Enforcement
Agency
Level of
Significance
After Mitigation
Verification of Compliance
Initial Date Remarks
Tribal Cultural Resources
TCR-1: 1. The Consulting Tribes shall be contacted, as detailed in CUL-1, of any pre-contact and/or historicera cultural resources discovered during project implementation, and be provided information regarding the nature of the find, so as to provide Tribal input with regards to significance and treatment. Should the find be deemed significant, as defined by CEQA (as amended, 2015), a Cultural Resources Monitoring and Treatment Plan shall be created by the archaeologist, in coordination with the Consulting Tribes, and all subsequent finds shall be subject to this Plan. This Plan shall allow for a monitor to be present that represents the Consulting Tribes for the remainder of the project, should the Consulting Tribes elect to place a monitor on-site.
2. Any and all archaeological/cultural documents created as a part of the project (isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency for dissemination to the Consulting Tribes.
PreConstruction/Construction Construction City of
Redlands LTS
SUMMARY – ORDINANCE NO. 3001
Ordinance No. 3001 will update the City’s official Zone Map to change the zoning district designations for three parcels totaling approximately 8.5 acres of land (APNs 0167-171-16- 0000, 0167-171-11-0000, and 0167-171-12-0000), located on the north side of W. Lugonia Avenue, and on the east side of Tennessee Street. The ordinance will rezone the subject parcels from East Valley Corridor Specific Plan Special Development (EV/SD) District to the General Commercial (C-3) District zoning designation contained in Title 18 of the Redlands Municipal Code for all 8.5 acres.
City Council AGENDA ITEM NO. K2.
DATE: March 17, 2026
TO: Honorable Mayor and City Council Members
SUBJECT: Public Hearing to Consider Resolution No. 8758 Overruling Objections and Proceeding with the Weed Abatement of Subject Properties (Fire Chief Sessler ) PROCEDURE FOR PUBLIC HEARING:
1. Mayor declares the meeting open as a public hearing.
2. Mayor calls upon Department Director for report.
3. Mayor calls for questions/comments from members of the City Council.
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 closes the public hearing.
7. City Council considers the motion and votes.
MOTION:
If the City Council determines that staff's recommendation is appropriate, the following motion is provided:
I move to adopt Resolution No. 8758, overruling objections and proceeding with the abatement of subject properties.
RECOMMENDATION:
Staff recommends the City Council adopt Resolution No. 8758 overruling objections and proceeding with the abatement of subject properties.
DISCUSSION:
Beginning in February, Community Risk Reduction staff conducted inspections of parcels throughout the City to identify fire hazards. Staff identified approximately 130 parcels that required abatement.
At the regular City Council meeting on February 17, 2026, the Council adopted Resolution No. 8751 declaring weeds to be a public nuisance. Following adoption of the resolution, notice was provided to each affected property owner, allowing 14 days to abate the nuisance. Property owners were advised that failure to comply would result in the City abating the property, with associated costs assessed against the property as a lien until paid.
With the adoption of Resolution No. 8751, a public hearing was scheduled for March 17, 2026, to receive any objections to the proposed weed abatement proceedings.
Adoption of Resolution No. 8758 will authorize the City to proceed with abatement of the identified parcels found to be in violation. Continued abatement efforts mitigate the threat of wildland fires, which can overwhelm firefighting resources and contribute to the destruction of homes and property.
ALTERNATIVES:
The City Council may choose not to adopt Resolution No. 8758 and stop abatement proceedings on the subject properties.
SUBMITTED BY:
Rich Sessler, Fire Chief
RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Yvette M. Abich Garcia, City Attorney
Janice McConnell, Assistant City Manager
Danielle Garcia, Management Services/Finance Director
PREPARED BY:
Bruni Reyes, Management Analyst
FISCAL IMPACT
Fiscal Year: 2026
Discussion: Adopting Resolution No. 8758 will have no fiscal impact. The department has already included a landscaping vendor contract within its budget, and the associated costs will be billed to the property owner.
Attachments
Resolution_No_8758.pdf
Weed_Abatement_Declaration_Notice.pdf
6621_Spring_2026_Weed_Abatement_Nuisance_Declaration-Addresses.pdf FIre_-_Weed_Abatement_Declaration_Notice.pdf
I:\cmo\Resolutions\Resolution 8758.Weed Abatement.bm.02.26.2026.doc 1 RESOLUTION NO. 8758
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
OVERRULING OBJECTIONS AND PROCEEDING WITH ABATEMENT
WHEREAS, the City Council of the City of Redlands adopted Resolution No. 8751 on February 17, 2026, that, by its terms, the City Council elected to proceed under Government Code Sections 39501 and 39502, and Section 39560 et seq., and declared as a public nuisance all weeds growing upon streets, sidewalks and private property in the City, and all rubbish, refuse and dirt upon parkways, sidewalks and private property in the City; and
WHEREAS, a public hearing was held on March 17, 2026, and no objections to the proposed removal of weeds, rubbish, refuse and dirt were made or presented either in writing or orally;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Redlands as follows:
Section 1. On February 17, 2026, the City Council elected to proceed under Government Code Sections 39501 and 39502, and Section 39560 et seq., and declared as a public nuisance all weeds growing upon the streets, sidewalks, and private property in the City and all rubbish, refuse and dirt upon parkways, sidewalks and private property in the City, all as more particularly described in Resolution No. 8751 adopted on February 17, 2026.
Section 2. The City Council fixed March 17, 2026, at 6:00 pm, as the time and place for hearing all objections to the proposal of removal of weeds, rubbish, refuse and dirt, and the Fire Chief, or his authorized designee, was designated as the person to perform the duties imposed by Government Code Section 39560 et seq. upon the superintendent, and he did prepare notices to destroy weeds and remove rubbish, refuse and dirt and did in the time and manner prescribed by law cause copies of the notice to be conspicuously posted on or in front of the properties where the nuisance exists; the City mailed written notice of the proposed abatement to all persons owning property described in Resolution No. 8751 in the time, form and manner prescribed by law.
Section 3. The City Council held a public hearing on March 17, 2026, and no objections either written or oral to the proposed removal of weeds, rubbish, refuse and dirt were presented and the hearing was closed on March 17, 2026.
Section 4. The superintendent is ordered to abate the nuisance declared by Resolution No. 8758 by having the weeds, rubbish, refuse and dirt removed and for this purpose, the superintendent may enter upon private property to abate the nuisance. Before the superintendent arrives, any property owner may remove the weeds, rubbish, refuse and dirt at his or her own expense.
I:\cmo\Resolutions\Resolution 8758.Weed Abatement.bm.02.26.2026.doc 2 Section 5. The superintendent, or the contractor awarded the work, as the case may be, shall keep an account of the cost of abatement in front of or on each separate parcel of land where the work is done and shall submit to the City Council for consideration, hearing of objections, modification and confirmation, and itemized written report showing this cost, all as more particularly prescribed by Government Code Section 39574.
ADOPTED, SIGNED AND APPROVED this 17th day of March, 2026. _________________________
Mario Saucedo, Mayor
ATTEST:
_______________________________
Jeanne Donaldson, Deputy City Clerk
FIRE DEPARTMENT
City of
REDLANDS
Incorporated 1888
City of Redlands
35 Cajon Street, Suite 12, Redlands, CA 92373
909-798-7601
Parcel Owner Name
Parcel Owner Address
Parcel Owner Address
NOTICE TO CLEAN PREMISES
Redlands Municipal Code Section 8.40.010 requires properties to perform vegetation management on all weeds, dry grasses, dead shrubs, dead trees, combustible rubbish, or any material growing upon the streets, sidewalks or upon private property within the city which bears seeds of a wingy or downy nature, which by reason of their size, manner of growth and location constitute a fire hazard to any building, improvements, crops, or other property. A copy of the Redlands Weed Abatement Guideline with detailed requirements is included with this Notice.
Notice is hereby given that on the 17th day of February, 2026, the City Council for the City of Redlands passed a resolution declaring that noxious or dangerous weeds were growing upon or in front of the property on this street, and that rubbish, refuse, and dirt on or in front of property on this street, and more particularly described in the resolution, and that they constitute a public nuisance which must be abated by the removal of the weeds, rubbish, refuse, and dirt 14 days from this notice. This notice has been sent Certified Mail on by February 19, 2026.
Cleaning of premises shall be completed by March 6, 2026. Otherwise they will be removed and the nuisance abated by the city and the cost of removal assessed upon the land from or in front of which the weeds, rubbish, refuse, and dirt are removed and will constitute a lien upon such land until paid. Reference is hereby made to the resolution for further particulars. A copy of said resolution is on file in the Office of the City Clerk.
All property owners having any objections to the proposed removal of the weeds, rubbish, refuse, and dirt are hereby notified to attend a meeting of the City Council of City of Redlands to be held at 35 Cajon Street, Redlands, California on March 17, 2026 at 6:00 pm, or as soon thereafter as the matter may be heard, when their objections will be heard and given due consideration.
Dated this 19th day of February, 2026.
Vincent Anderson
Fire Marshal
City of Redlands
COMMUNITY RISK
REDUCTION DIVISION
EXAMPLE
NOTICE TO
CLEAN
PREMISES
Accessor Parcel Number Approximate Street Address
0167-171-13-0000 1200 W Lugonia Ave.
0169-341-08-0000 1517 W Lugonia Ave.
0167-171-15-0000 W. Lugonia Ave. & Tennessee St.
0167-171-16-0000 W. Lugonia Ave. & Tennessee St.
0167-221-10-0000 515 E. Lugonia Ave.
0167-221-15-0000 540 E. Pennsylvania Ave.
0167-221-16-0000 542 E. Pennsylvania Ave.
0167-221-17-0000 517 E. Lugonia Ave.
0167-061-02-0000 1175 Domestic Ave.
0167-061-10-0000 1502 Orange St.
0167-271-06-0000 700 E. Lugonia Ave.
0169-011-04-0000 1005 W. Lugonia Ave.
0168-051-09-0000 1106 E. Pioneer Ave.
0170-221-50-0000 332 N. Grove St
0170-241-32-0000 843 E. Citrus Ave
0172-013-76-0000 1265 Brookside Ave.
0176-392-06-0000 458 Marilyn Lane
0174-041-03-0000 322 E. Highland Ave.
0174-121-16-0000 221 E Sunset Dr. N
0174-154-01-0000 1320 Ford Street
0174-181-02-0000 1670 E. Citrus Ave.
0174-181-07-0000 24 S La Salle St.
0174-211-20-0000 1720 6th Ave.
0174-252-04-0000 219 E Sunset Dr. N
0174-252-11-0000 1350 Ford Street
0174-281-13-0000 Reservoir Road & Wabash Ave.
0174-631-59-0000 320 Kelisa Cir.
0174-631-60-0000 1423 Patricia Dr.
0174-631-61-0000 1383 Patricia Dr.
0174-681-04-0000 1744 Camelot Dr.
0175-191-35-0000 1084 W Sunset Dr.
0175-191-35-0000 1092 W Sunset Dr.
0175-191-43-0000 1086 W Sunset Dr.
0175-371-18-0000 1327 Arroyo Crest
0175-271-17-0000 1627 Alessandro Rd
0175-371-18-0000 1325 Arroyo Crest
0175-422-11-0000 1530 Smiley Heights Dr
Spring 2026 Weed Abatement Nuisance Declaration List
0175-182-12-0000 945 Carob St.
0176-041-21-0000 Interstate 10 & Wabash Ave.
0176-062-32-0000 1661 Henrietta St.
0176-052-15-0000 724 W Sunset Dr.
0176-074-33-0000 102 W Mariposa Dr.
0176-111-10-0000 625 W Sunset Dr.
0176-111-11-0000 855 W Sunset Dr.
0176-111-12-0000 857 W Sunset Dr.
0176-121-02-0000 551 Manzanita Rd.
0176-141-01-0000 1746 Fairmont Dr.
0176-141-02-0000 1748 Fairmont Dr.
0176-141-02-0000 1753 Fairmont Dr.
0176-141-03-0000 1750 Fairmont Dr.
0176-141-04-0000 1752 Fairmont Dr.
0176-141-04-0000 1755 Fairmont Dr.
0176-141-07-0000 1754 Fairmont Dr.
0176-153-13-0000 101 E Sunset Dr. S
0176-172-07-0000 101 1/2 E Sunset Dr. S
0176-461-09-0000 551 W Sunset Dr.
0176-461-10-0000 549 W Sunset Dr.
0176-074-04-0000 1645 Halsey St.
0176-471-17-0000 1744 Fairmont Dr.
0292-032-38-0000 2405 W. Lugonia Ave.
0292-062-18-0000 1617 Orange Tree Lane.
0292-062-19-0000 1619 Orange Tree Lane.
0292-062-21-0000 1621 Orange Tree Lane.
0292-153-22-0000 1910 W Park Ave.
0292-165-10-0000 11036 Iowa St.
0292-167-02-0000 11017 Iowa St.
0292-182-08-0000 1417 W. Redlands Blvd.
0292-251-20-0000 27475 W Lugonia Ave
0292-441-08-0000 1239 Indiana Ct
0292-211-31-0000 58 Alabama St.
0292-481-93-0000 78 Alabama St.
0292-481-94-0000 80 Alabama St.
0292-341-26-0000 1741 Plum Ln.
0292-341-25-0000 1750 Plum Ln.
0292-152-21-0000 10796 New Jersey St
0293-083-01-0000 Barton Rd. & Ladera St.
0293-083-02-0000 Barton Rd. & Ladera St.
0293-083-02-0000 Barton Rd. & Ladera St.
0293-083-02-0000 Barton Rd. & Ladera St.
0293-151-08-0000 11820 San Timoteo Canyon Rd.
0293-151-13-0000 11738 San Timoteo Canyon Rd.
0293-161-05-0000 11978 San Timoteo Canyon Rd.
0293-161-51-0000 27103 Beaumont Ave.
0294-081-14-0000 13170 San Timoteo Canyon Rd.
0294-081-15-0000 13180 San Timoteo Canyon Rd.
0294-081-16-0000 13188 San Timoteo Canyon Rd.
0294-081-28-0000 13510 San Timoteo Canyon Rd.
0294-081-34-0000 13308 San Timoteo Canyon Rd.
0294-081-35-0000 13310 San Timoteo Canyon Rd.
0294-081-37-0000 13314 San Timoteo Canyon Rd.
0294-081-41-0000 13316 San Timoteo Canyon Rd.
0294-133-34-0000 522 Elder Rd.
0294-133-45-0000 2020 Vinton Way
0299-213-12-0000 Reservoir Road & Wabash Ave.
0299-213-13-0000 Reservoir Road & Wabash Ave.
0299-213-14-0000 Reservoir Road & Wabash Ave.
0299-213-21-0000 Reservoir Road & Wabash Ave.
0300-012-11-0000 12261 Wabash Ave.
0300-012-09-0000 12262 Wabash Ave.
0300-022-01-0000 31031 E Outer Highway 10
0300-061-04-0000 31071 E. Sunset Dr N.
0300-071-14-0000 30934 E. Sunset Dr. S.
0300-171-21-0000 31396 Alta Vista Dr.
0300-241-17-0000 31286 Freya Dr
0300-241-19-0000 13083 South Ln.
0300-241-37-0000 13081 South Ln.
0300-241-38-0000 31507 Highview Dr.
0300-261-03-0000 31060 Bedford Dr.
0300-412-10-0000 12570 Sunset Ct.
0300-481-07-0000 12912 South Ln.
0300-521-05-0000 805 La Solana Drive
0300-621-06-0000 820 Panorama Point Dr.
0300-631-14-0000 31150 Sutherland Dr.
0300-631-13-0000 31160 Sutherland Dr.
1212-091-04-0000 1106 E. Lugonia Ave.
121-226-129-0000 810 E. Pennsylvania Ave.
121-237-108-0000 1003 Crystal Ct.
121-237-109-0000 1009 Crystal Ct.
121-237-110-0000 1019 Crystal Ct.
121-237-111-0000 1029 Crystal Ct.
121-237-112-0000 1039 Crystal Ct.
121-237-113-0000 1049 Crystal Ct.
121-237-114-0000 1050 Crystal Ct.
121-237-115-0000 1040 Crystal Ct.
121-237-116-0000 1030 Crystal Ct.
121-237-117-0000 1020 Crystal Ct.
121-237-118-0000 1010 Crystal Ct.
121-237-119-0000 1004 Crystal Ct.
121-237-120-0000 1010 E. Lugonia Ave.
121-237-120-0000 1002 Crystal Ct.
Note: For this list, vacant parcels with no formally assigned street address for the site are approximated, based on nearby addresses of developed parcels. All notices and compliance documents are mailed to the property owner's address on-file with the County Assessor's Office.
FIRE DEPARTMENT
City of
REDLANDS
Incorporated 1888
City of Redlands
35 Cajon Street, Suite 12, Redlands, CA 92373
909-798-7601
Parcel Owner Name
Parcel Owner Address
Parcel Owner Address
NOTICE TO CLEAN PREMISES
Redlands Municipal Code Section 8.40.010 requires properties to perform vegetation management on all weeds, dry grasses, dead shrubs, dead trees, combustible rubbish, or any material growing upon the streets, sidewalks or upon private property within the city which bears seeds of a wingy or downy nature, which by reason of their size, manner of growth and location constitute a fire hazard to any building, improvements, crops, or other property. A copy of the Redlands Weed Abatement Guideline with detailed requirements is included with this Notice.
Notice is hereby given that on the 17th day of February, 2026, the City Council for the City of Redlands passed a resolution declaring that noxious or dangerous weeds were growing upon or in front of the property on this street, and that rubbish, refuse, and dirt on or in front of property on this street, and more particularly described in the resolution, and that they constitute a public nuisance which must be abated by the removal of the weeds, rubbish, refuse, and dirt 14 days from this notice. This notice has been sent Certified Mail on by February 19, 2026.
Cleaning of premises shall be completed by March 6, 2026. Otherwise they will be removed and the nuisance abated by the city and the cost of removal assessed upon the land from or in front of which the weeds, rubbish, refuse, and dirt are removed and will constitute a lien upon such land until paid. Reference is hereby made to the resolution for further particulars. A copy of said resolution is on file in the Office of the City Clerk.
All property owners having any objections to the proposed removal of the weeds, rubbish, refuse, and dirt are hereby notified to attend a meeting of the City Council of City of Redlands to be held at 35 Cajon Street, Redlands, California on March 17, 2026 at 6:00 pm, or as soon thereafter as the matter may be heard, when their objections will be heard and given due consideration.
Dated this 19th day of February, 2026.
Vincent Anderson
Fire Marshal
City of Redlands
COMMUNITY RISK
REDUCTION DIVISION
EXAMPLE
NOTICE TO
CLEAN
PREMISES
City
Council AGENDA ITEM NO. L1.
DATE: March 17, 2026
TO: Honorable Mayor and City Council Members
SUBJECT:
Consideration of Resolution No. 8757 Updating the City's Fund Balance Policy and Rescission of Resolution No. 7346 (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. 8757 adopting an updated Fund Balance Policy (Exhibit ‘A’) and rescinding Resolution No. 7346.
RECOMMENDATION:
Staff recommends City Council adopt Resolution No. 8757, rescinding Resolution No. 7346 and adopting an updated Fund Balance Policy (Exhibit ‘A’) to clarify that certain General Fund surplus set-asides are discretionary and subject to City Manager recommendation and City Council action.
DISCUSSION:
In 2013, the City Council adopted Resolution No. 7346 establishing the City’s Fund Balance Policy, including definitions aligned with Governmental Accounting Standards Board Statement No. 54 (GASB 54) and internal procedures for committed and assigned fund balance. Two provisions in the existing policy direct that, when the General Fund closes the fiscal year with an excess of revenues over expenditures (surplus), specific portions of that surplus are to be set aside as “Committed” and “Assigned” fund balance as a minimum percentage each fiscal year:
Section 2.3: “commit a minimum of 15%” of General Fund surplus for a rainy day / disaster / economic downturn purpose.
Section 3.3: “assign a minimum of 45%” of General Fund surplus across three categories (capital equipment, building purchases/improvements, unfunded mandates).
Related provisions describe how year-end fund balance actions are recorded as part of the City’s financial close process. In practice, the City evaluates year-end results in the context of current and projected conditions, ongoing obligations, and Council priorities through the budget and year-end close process, and takes action on fund balance classifications accordingly.
The proposed update is intended to clarify the policy framework and align the written language with the City’s established procedures, while maintaining consistency with GASB 54 fund balance classifications. Under the updated policy, year-end fund balance actions would continue to be implemented through City Council approval during the normal budget cycles.
ALTERNATIVES:
The Council may choose to modify, table or reject this item.
STRATEGIC PLAN:
n/a
SUBMITTED BY:
Danielle Garcia, Management Services Director
RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Yvette M. Abich Garcia, City Attorney
Janice McConnell, Assistant City Manager
FISCAL IMPACT
Fiscal Year: FY 2026
Discussion: There is no fiscal impact as a result of adoption of Resolution No. 8757. The updated policy more accurately reflects the budget process currently in place.
Attachments
Resolution_No_7346_Fund_Balance_Policy_rescinded.pdf
Resolution_No_8757.pdf
RESOLUTION NO. 7346
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
ESTABLISHING A FUND BALANCE POLICY
WHEREAS, as part of City staff's continuing effort to enhance the fiscal and operational practices of the City, a Fund Balance Policy has been developed and submitted to the City Council for review; and
WHEREAS, the purpose for establishing a Fund Balance Policy is to form and illustrate the structure of the City's governmental funds' fund balances in accordance with the Governmental Accounting Standards Board (GASB) Statement No. 54; to maintain a sufficient level of funds to provide for a continuation of City services to the community in the event of a natural disaster, downturns in the economy, the loss of economic resources to the City or any other fiscal emergency; and to adopt a balanced budget on an annul basis; NOW, THEREFORE, BE IT RESOLVED by the City Council ofthe City ofRedlands as follows:
Section 1. The City Council hereby adopts the Fund Balance Policy attached hereto as Exhibit "A."
ADOPTED, SIGNED AND APPROVED this 19th day ofNovember, 2013.
Pete Aguil¥r, Mayor
ATTEST:
Sam Irwi lerk
1 l celerk Resoluhons\Res 7300-739 Alopuon of Fund Halance Pohev doc I, Sam Irwin, City Clerk ofthe City of Redlands, hereby certify that the foregoing resolution was adopted by the City Council at a regular meeting thereofheld on the 19th day ofNovember, 2013, by the following vote:
AYES: Councilmembers Harrison, Foster, Gardner, Gilbreath; Mayor Aguilar NOES: None
ABSTAIN: None
ABSENT: None
Sam Irwin, City Clerk
Exhibit
"A"
City of Redlands
POLICY & PROCEDURES
Subject: Fund Balance Policy Department: Finance
Policy No. F-002-2013 Effective Date:
Ordinance/Resolution No. 7346 Approval Date:
BACKGROUND
Fund balance is essentially the difference between the assets and liabilities reported in a governmental fund. In February 2009, the Governmental Accounting Standards Board (GASB) issued Statement No. 54, Fund Balance Reporting and Governmental Fund Type Definitions (GASB-54). One objective of this standard was to improve, including the understandability, the usefulness of fund balance information by providing clear fund balance classifications. GASB54 abandons the reserved, unreserved, and designated classifications of fund balance in governmental funds and replaced them with five classifications:
? Nonspendable fund balance (inherently nonspendable)
? Restricted fund balance (externally enforceable limitation on use) ? Committed fund balance (self-imposed limitations on use) ? Assigned fund balance (limitation resulting from intended use) ? Unassigned fund balance (residual net resources)
GASB-54 requires local governments to focus on the constraints imposed upon resources when reporting fund balance in governmental funds. The fund balance classifications indicate the level of constraints placed upon how resources can be spent and identify the sources of those constraints. The following five classifications serve to inform readers of the financial statements of the extent to which the City of Redlands (City) is bound to honor constraints on the specific purposes for which resources in a fund can be spent.
FUND BMNCE CLASSIFICATIONS
Nonspendable:
The nonspendable fund balance classification includes arnounts that cannot be spent because they are either:
(a) Not in spendable form, this includes items that are not expected to be converted to cash, for example, inventories and prepaid amounts. It also includes the long-term amount of loans and notes receivable, as well as property acquired for resale. However, if the use of the proceeds from the collection of those receivables or from the sale of those properties is restricted, committed, or assigned, then they should be included in the appropriate fund balance classification (restricted, committed, or assigned), rather than nonspendable fund balance; or
3 1:\cclerk\Resolutiom\Res 7300-7399\7346 Adoption of Fund Balance Policy.doc (b) Legally or contractually required to be maintained intact, the principal of Permanent Fund is an example of an amount that is legally or contractually required to be intact.
The amount that should be reported as nonspendable fund balance should be determined before classifying amounts in the restricted, committed, and assigned fund balance classifications.
Restricted:
Fund balance should be reported as restricted when constraints placed on the use of resources are either:
(a) Extemally imposed by creditors (such as through debt covenants), grantors, contributors, or laws or regulations of other governments; or (b) Imposed by law through constitutional provisions or enabling legislation.
Committed:
Amounts that can only be used for specific purposes pursuant to constraints imposed by formal action of the government's highest level of decision-making authority should be reported as committed fund balance. Those committed amounts cannot be used for any other purpose unless the government removes or changes the specified use by taking the same type of action (for example, legislation, resolution, ordinance) it employed to previously commit those amounts.
Assigned:
Amounts that are constrained by the government's intent to be used for specific purposes, but are neither restricted nor committed, should be reported as assigned fund balance. Intent should be expressed by (a) the goveming body itself or (b) a body (a budget or finance committee, for example) or official to which the goveming body has delegated the authority to assign amounts to be used for specific purposes.
Unassigned:
Unassigned fund balance is the residual classification for the general fund. This classification represents fund balance that has not been assigned to other funds and that has not been restricted, committed, or assigned to specific purposes within the general fund.
FUND BALANCE POLICY
Policy on Committed Funds:
2.1 It is the policy of the City that fund balance amounts be reported as "Committed Fund Balance" only after formal action and approval by at least 4/5 votes of City Council The action to constrain amounts in such a manner must occur prior to year end; however, the actual dollar amount may be determined in the subsequent period.
2.2 After approval by the City Council, the amount reported as Committed Fund Balance cannot be reversed without utilizing the same process required to commit the funds.
Therefore, it is the policy of the City that funds can only be removed from the Committed Fund Balance category after 4/5 votes by City Council.
2.3 Certain commitments of fund balance will help ensure that there will be adequate financial resources to protect the City against unforeseen circumstances and events such as revenue shortfalls and unanticipated expenditures. Therefore, it is the policy of the City to commit a minimum of 15% of the sum of the General Fund's excess of revenues over expenditures (surplus) each fiscal year for rainy day fund, economic downturns, and natural and civil disasters such as earthquakes, fires, floods, rots, and health epidemics. If in any fiscal year there is no excess of revenues over expenditures or there was a deficit, no funds need to be committed for that category.
2.4 City Finance Department should post as Committed Fund Balance the amount calculated based on the percentage indicated in 2.3 above for rainy day fund, economic downturns, and natural and civil disasters such as earthquakes, fires, floods, rots, and health epidemics at the end of each fiscal year (if surplus exist). However, spending these funds requires 4/5 votes by City Council.
Policy on Assigned Funds:
3.1 GASB-54 states that resources can be assigned by the governing body or by another internal body or person whom the governing body gives the authority to do so, such as a committee or employee of the City. Therefore, having considered the requirements to assign fund balance, it is the policy of the City that 3/5 votes by City Council will have the authority to assign fund balance of this organization.
3.2 After approval by the City Council, the amount reported as Assigned Fund Balance cannot be reversed without utilizing the same process required to assign the funds. Therefore, it is the policy of the City that funds can only be removed from the Assigned Fund Balance category after 3/5 votes by City Council
3.3 It is the policy of the City to assign a minimum of 45% of the sum of the General Fund's excess of revenues over expenditures (surplus) each fiscal year for:
a) Capital Equipment- large purchases over $50,000. (15%) b) Building purchases and/or improvements. (15%)
c) Unfunded mandates - i.e. CalPERS and health increases. (15%) If in any fiscal year there is no excess of revenues over expenditures or there is deficit, no funds need to be assigned for any of the above three categories.
3.4 City Finance Department should post as Assigned Fund Balance the amount calculated based on the percentages indicated in 3.3 above for the three categories indicated at the end of each fiscal year (if surplus exist). However, spending these funds requires 3/5 votes by City Council.
Policy on Unassigned Funds:
4.1 The general fund is the only fund that would report a positive amount in the unassigned fund balance. In other governmental funds, unassigned fund balance is the amount expended in excess of resources that are nonspendable, restricted, committed or assigned (a residual deficit). In determining a residual deficit, no amount should be reported as assigned.
Policy on Balanced Budget
5.1 It shall be the fiscal policy of the City Council to adopt a balanced budget on an annual basis. A balanced budget in a single fiscal year is defined as a condition wherein total current financial sources meet or exceed the total current financial requirements of the City, excluding one-time capital expenditures. This "pay as you go" approach suggests that any increase in financial requirements, decrease in financial sources, or a combination of the two, that would create a budget imbalance may result in cost cutting and/or revenue enhancements, rather than spending unassigned funds to support ongoing operations. Cost cutting measures may include reductions in capital expenditures, reductions in staffing levels, salaries and benefits through the negotiation process, or reductions in expenditures for equipment, supplies and services. Expenditure reductions may result in reduced service levels to the community.
Policy on Fund Balance Classification
6.1 It is the policy of the City to consider restricted fund balances to have been spent first when expenditure is incurred for purposes for which both restricted and unrestricted fund balance is available. Similarly, when expenditure is incurred for purposes for which amounts in any of the unrestricted classifications of fund balance could be used, the City considers committed amounts to be reduced first, followed by assigned amounts and then unassigned amounts.
1 I:\cmo\Resolutions\Resolution 8757.bm.02.26.2026.docx RESOLUTION NO. 8757
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS RESCINDING RESOLUTION NO. 7346 AND ADOPTING AN UPDATED
FUND BALANCE POLICY
WHEREAS, the City Council previously adopted Resolution No. 7346 establishing a Fund Balance Policy to illustrate fund balance reporting and classifications as described in Governmental Accounting Standards Board (GASB) Statement No. 54 and to support adequate reserve funding as well as overall financial stability; and
WHEREAS, the City Council desires to update the Fund Balance Policy to clarify its provisions and reflect current practices; and
WHEREAS, the City Council finds that adoption of an updated Fund Balance Policy supports prudent financial management and ongoing fiscal sustainability of the City’s governmental funds;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS:
Section 1. Resolution No. 7346 is hereby rescinded effective upon adoption of this resolution.
Section 2. The City Council hereby adopts the updated Fund Balance Policy attached hereto as Exhibit “A.”
Section 3. This resolution shall take effect immediately upon adoption.
ADOPTED, SIGNED AND APPROVED this 17th day of March, 2026. ________________________
Mario Saucedo, Mayor
ATTEST:
____________________________
Jeanne Donaldson, City Clerk
2 I:\cmo\Resolutions\Resolution 8757.bm.02.26.2026.docx 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 17th day of March, 2026, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Jeanne Donaldson, City Clerk
3 I:\cmo\Resolutions\Resolution 8757.bm.02.26.2026.docx EXHIBIT “A”
City of Redlands Fund Balance Policy
Updated March 2026
Supersedes Resolution No. 7346
Adopted by Council on March 17, 2026
1. Background
In February 2009, the Governmental Accounting Standards Board (GASB) issued Statement No. 54, Fund Balance Reporting and Governmental Fund Type Definitions (GASB 54).
GASB 54 requires local governments to focus on the constraints imposed upon resources when reporting fund balance in governmental funds. The fund balance classifications indicate the level of constraints placed upon how resources can be spent and identify the sources of those constraints. The following five classifications serve to inform readers of the financial statements of the extent to which the City of Redlands (City) is bound to honor constraints on the specific purposes for which resources in a fund can be spent. • Nonspendable fund balance (inherently nonspendable)
o This includes amounts that cannot be spent because they are not in a spendable form (like inventories and prepaid items), or they are legally or contractually required to remain intact (e.g., principal in a permanent fund).
• Restricted fund balance (externally enforceable limitation on use) o Amounts constrained to specific purposes by external parties or legal requirements (e.g., debt covenants, grant restrictions, state and/or federal law, etc.). • Committed fund balance (self-imposed limitations on use) o Amounts constrained to specific purposes by formal action of the City Council, which required the highest level of internal constraint (i.e., a four-fifths vote). • Assigned fund balance (limitation resulting from intended use) o Amounts intended for specific purposes that do not meet the definition of restricted or committed. Assignments reflect Council intent and are less formal than commitments. • Unassigned fund balance (residual net resources)
o The residual balance available for general purposes in the General Fund, The General Fund is the only fund that may report a positive unassigned fund balance; other governmental funds may report unassigned only as a deficit.
The policy is intended to:
• Illustrate the form and structure of the City’s governmental funds’ fund balances in accordance with GASB 54; and
• Assist in maintaining a sufficient level of funds to provide for a continuation of City services to the community in the event of a local, state of federal emergency or fiscal crisis; and • Promote disciplined, transparent fiscal decision-making
2. Policy on Committed Funds
4 I:\cmo\Resolutions\Resolution 8757.bm.02.26.2026.docx
2.1 It is the policy of the City that fund balance amounts be reported as “Committed Fund Balance” only after formal action and approval by at least 4/5 votes of City Council. The action to constrain amounts in such a manner must occur prior to year end; however, the actual dollar amount may be determined in the subsequent period.
2.2 After approval by the City Council, the amount reported as Committed Fund Balance cannot be reversed without utilizing the same process required to commit the funds. Therefore, it is the policy of the City that funds can only be removed from the Committed Fund Balance category after 4/5 votes by City Council.
2.3 Certain commitments of fund balance can help ensure adequate financial resources to protect the City against unforeseen circumstances and events such as revenue shortfalls and unanticipated expenditures. Therefore, when the General Fund closes the fiscal year with a surplus, the City Council may consider, as part of the year-end financial review and budget process, committing an amount of the General Fund’s excess of revenues/sources over expenditures/uses (surplus) for rainy day needs, economic downturns, and natural and civil disasters such as earthquakes, fires, floods, riots, and health epidemics. If in any fiscal year there is no surplus or there is a deficit, no commitment under this section is required.
3. Policy on Assigned Funds
3.1 GASB 54 states that resources can be assigned by the governing body or by another internal body or person whom the governing body gives the authority to do so, such as a committee or employee of the City. Therefore, having considered the requirements to assign fund balance, it is the policy of the City that 3/5 votes by City Council will have the authority to assign fund balance of this organization.
3.2 After approval by the City Council, the amount reported as Assigned Fund Balance cannot be reversed without utilizing the same process required to assign the funds. Therefore, it is the policy of the City that funds can only be removed from the Assigned Fund Balance category after 3/5 votes by City Council.
3.3 When the General Fund closes the fiscal year with a surplus, the City Council may consider assigning an amount of the General Fund’s excess of revenues/sources over expenditures/uses (surplus) for one or more of the following purposes:
a) Capital Equipment – large purchases over $50,000.
b) Building purchases and/or improvements.
c) Unfunded mandates – i.e. CalPERS and health increases.
Consideration may occur as part of the budget or year-end financial review process, or at the request of the City Council.
4. Policy on Unassigned Funds
4.1 Operating The general fund is the only fund that would report a positive amount in the unassigned fund balance. In other governmental funds, unassigned fund balance is the amount expended in excess of 5 I:\cmo\Resolutions\Resolution 8757.bm.02.26.2026.docx resources that are nonspendable, restricted, committed or assigned (a residual deficit). In determining a residual deficit, no amount should be reported as assigned.
5. General Fund Reserve Objectives & Targets
The City’s General Fund reserve structure may include the components below.
5.1.Unassigned Fund Balance – (often referred to as the Operating Reserve) The City’s goal is to maintain an unassigned fund balance in the General Fund sufficient to:
• Manage cash flow timing and revenue volatility;
• Address unforeseen costs and operational disruptions; and • Preserve credit quality and fiscal resilience.
As recommended by the Government Finance Officers’ Association, the City will work to establish and maintain an unassigned fund balance in their general fund of no less than two months (16.67%) of regular general fund operating revenues or regular general fund operating expenditures, including operating revenue and expenditure transfers. One-time (non-recurring) revenue and expenditures are excluded from this reserve calculation.
The two-month reserve level represents a long-term target rather than a rigid annual requirement.
Because General Fund operations are subject to economic conditions, revenue timing, expenditure variability, and other operational factors, the unassigned fund balance may fluctuate above or below this target in any given fiscal year. Fund balance provides financial capacity to manage volatility and address unplanned needs while maintaining service continuity; accordingly, when the unassigned fund balance falls below the target, the City will evaluate appropriate strategies to restore it over a reasonable period, consistent with fiscal conditions and adopted financial plans.
5.2. Stabilization / Emergency / Contingency Reserve (Committed Fund Balance) To increase resilience against severe emergencies and economic disruptions, the City Council has established a Committed Fund Balance through Ordinance No. 2660. For financial reporting purposes, the City reports this reserve consistent with GASB 54 as committed fund balance. The Committed Fund Balance (“the Reserve for Contingency”) policy target is equivalent to at least twelve percent (12%) of the General Fund approved operating expenditures and operating transfers out. One-time (nonrecurring) expenditures are excluded from this reserve calculation.
5.3. Strategic / Project-Specific Reserves (Assigned Fund Balance) For capital, facilities, technology lifecycle, compliance costs, and other one-time or non-recurring priorities, the City Council may assign funds by vote (see Section 3.2).
The General Fund Operating Reserve (Unassigned Fund Balance) and the Reserve for Contingency (Committed Fund Balance), and other reserves (Assigned Fund Balance) are intended to be approximately twenty-eight (28%) of general fund operating expenditures and operating transfers out.
One-time (non-recurring) expenditures are excluded from this reserve calculation. “Reserves” (Unassigned, Committed, and Assigned Fund Balance) for the General Fund may be funded in amounts consistent with the targets established by this Fund Balance Policy. Additional funding of “reserves” may be made by the City Council in accordance with the Policy. 6 I:\cmo\Resolutions\Resolution 8757.bm.02.26.2026.docx
6. Policy on Balanced Budget
It shall be the fiscal policy of the City Council to adopt a balanced budget on an annual basis. A balanced budget in a single fiscal year is defined as a condition wherein total current financial sources meet or exceed total current financial requirements of the City, excluding one-time capital expenditures. This “pay as you go” approach suggests that any increase in financial requirements, decrease in financial sources, or a combination of the two, that would create a budget imbalance should generally be addressed through ongoing cost controls and/or revenue enhancements, rather than spending unassigned fund balance to support ongoing operations.
From time to time, and as part of prudent financial management, the City Council may consider the planned use of accumulated unassigned fund balance for non-recurring purposes that benefit the community and strengthen long-term fiscal sustainability (e.g., one-time capital, deferred maintenance, technology lifecycle needs, or other time-limited initiatives). Any such use should be structured to avoid creating ongoing operating commitments and should be evaluated in the context of maintaining appropriate reserve levels and long-term financial stability.
7. Fund Balance Classification
It is the policy of the City to consider restricted fund balances to have been spent first when expenditure is incurred for purposes for which both restricted and unrestricted fund balance is available. Similarly, when expenditure is incurred for purposes for which amounts in any of the unrestricted classifications of fund balance could be used, the City considers committed amounts to be reduced first, followed by assigned amounts and then unassigned amounts.
8. Reporting & Review
If General Fund reserve balances trend below the targets established in Section 5, the City Manager will monitor reserve levels in the context of overall fiscal conditions and will bring forward recommendations to the City Council as appropriate. Replenishment actions, if needed, should be calibrated to restore reserve levels over time while prioritizing operational flexibility and minimizing service impacts. In considering corrective actions, the City will generally evaluate and implement available non-recurring and non-personnel cost controls before relying on measures that create long-term operational impacts.
City Council AGENDA ITEM NO. L2.
DATE: March 17, 2026
TO: Honorable Mayor and City Council Members
SUBJECT: Consideration of the recommendation for appointment of three (3) Trustees to the Board of the Redlands Public Improvement Corporation (Management Services/Finance Director Garcia ) MOTION:
If the City Council determines that staff's recommendation is appropriate, the following motion is provided:
I move to appoint ____________, ____________, and ____________ to serve as Trustees on the Board of the Redlands Public Improvement Corporation pursuant to its Bylaws.
RECOMMENDATION:
It is recommended that the City Council appoint three (3) Trustees to the Board of the Redlands Public Improvement Corporation (RPIC) in accordance with its adopted Bylaws.
DISCUSSION:
The Redlands Public Improvement Corporation (RPIC) is a California nonprofit public benefit corporation formed in 1985 to support public improvement financing and related municipal purposes. Its Bylaws were adopted in August 1985 and remain in effect.
Under its Bylaws, the Corporation has no members and is governed solely by a Board of Trustees designated by the City Council. The Board is required to consist of three (3) trustees, and the powers of the Corporation are exercised by that Board.
Historically, public improvement corporations such as RPIC were commonly used as financing vehicles to facilitate lease revenue bonds, certificates of participation, and similar municipal financing structures. While RPIC has not convened in several decades and has not been actively utilized in recent years, it remains a legally existing entity under its original governing documents.
The City is currently advancing the construction of a new Redlands Police Department Safety Hall facility. As part of that process, the City is evaluating financing structures commonly used for municipal capital projects of this scale, including lease revenue bond or certificate of participation structures.
In such financings, a nonprofit public benefit corporation may serve as the financing conduit entity. RPIC was originally formed for this type of purpose and provides an existing legal framework through which the City may structure financing for public improvements.
Reconstituting the RPIC Board does not authorize issuance of debt or commit the City to a specific financing structure. Rather, it restores the Corporation’s governance framework so that, if Council determines that use of the Corporation is appropriate for the Safety Hall project, the entity is legally positioned to act in accordance with its Bylaws and applicable law. Any future financing would be brought to the City Council for separate approval.
Because the Corporation has not met in many years, all trustee positions are currently vacant. Pursuant to Article IV of the Bylaws, the Board must consist of three (3) trustees designated by the City Council.
Appointment of three trustees will allow the Corporation to:
Convene and organize,
Review its current Bylaws and update, as necessary,
Take action, if directed, in support of the Safety Hall financing.
As a public benefit corporation controlled by City Council appointees and formed to support municipal purposes, meetings of the RPIC Board will be conducted in compliance with the Ralph M. Brown Act to ensure transparency and public accountability.
ALTERNATIVES:
The Council may choose to modify, reject or table this item.
STRATEGIC PLAN:
N/A
SUBMITTED BY:
Danielle Garcia, Management Services Director
RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Janice McConnell, Assistant City Manager
FISCAL IMPACT
Fiscal Year: 2026
Discussion: There is no fiscal impact associated with this item.
Attachments
RPIC_Bylaws.pdf
City Council AGENDA ITEM NO. L3.
DATE: March 17, 2026
TO: Honorable Mayor and City Council Members
SUBJECT: Consideration of Resolution No. 8767 Amending the Bylaws of the Redlands Public Improvement Corporation (Management Services/Finance Director Garcia ) MOTION:
If the City Council determines that staff's recommendation is appropriate, the following motion is provided:
I move that Council adopt Resolution No. 8767.
RECOMMENDATION:
Staff recommends that the Council adopt Resolution No. 8767 Amending the Bylaws of the Redlands Public Improvement Corporation
DISCUSSION:
The Redlands Public Improvement Corporation (RPIC) was originally established to assist the City in facilitating the financing of public capital improvements. As the City prepares to advance the Redlands Police Department Safety Hall (RPDSH) project, the RPIC may serve an important role in supporting a potential Certificates of Participation (COPs) financing structure. In order for the RPIC to function effectively in this capacity, certain updates to its governing bylaws are necessary to align its structure with the City’s current administrative framework and operational practices.
The proposed Amended and Restated Bylaws modernize the governance structure of the Redlands Public Improvement Corporation while preserving the original purpose and organizational framework established in 1985.
The amendments primarily address the composition of the Board of Trustees, the designation of corporate officers, and administrative procedures related to meetings and governance. These updates are intended to ensure the Corporation can function efficiently should it be utilized in connection with municipal financing transactions such as Certificates of Participation.
The most significant change relates to the composition of the Board of Trustees. Under the original bylaws adopted in 1985, the Corporation was governed by a three-member board appointed by the City Council for staggered three-year terms. The amended bylaws instead provide that the members of the Redlands City Council shall serve ex officio as the members of the Board of Trustees, with each trustee’s term automatically tied to their service on the City Council. This change simplifies governance and ensures that the Corporation’s actions remain directly accountable to the City’s elected officials.
The amendments also modify the officer structure of the Corporation. Under the original bylaws, officers (including the President, Secretary, and Treasurer) were elected by the Board at its annual meeting and served defined terms. The amended bylaws instead designate these positions to correspond with existing City offices: the Mayor serves as Chair of the Board, the City Manager serves as President, the City Clerk serves as Secretary, and the City Treasurer serves as Treasurer of the Corporation. Because these roles are now tied directly to City positions, the provisions relating to election of officers and officer terms have been removed.
Additional updates clarify meeting procedures and administrative operations. The amended bylaws establish that the Corporation will hold at least one regular meeting annually, generally scheduled immediately following the first City Council meeting of the fiscal year—and that all meetings of the Board will conform to the requirements of the Ralph M. Brown Act. Other provisions of the bylaws, including the Corporation’s purpose, committee authority, financial administration, indemnification provisions, and amendment procedures, remain substantially unchanged from the original document.
ALTERNATIVES:
The Council may choose to modify, reject or table this item.
STRATEGIC PLAN:
N/A
SUBMITTED BY:
Danielle Garcia, Management Services Director
RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Yvette M. Abich Garcia, City Attorney
Janice McConnell, Assistant City Manager
FISCAL IMPACT
Fiscal Year: 2026
Discussion: There is no fiscal impact associated with approval of Resolution No. 8767.
Attachments
Resolution_No_8767_Approving_RPIC_Amended_Bylaws.pdf
Exhibit_A_-_Amended_and_Restated_Bylaws_-_RPIC.pdf
1985_Redlands_Public_Improvement_Corporation_Bylaws.pdf I:\cmo\Resolutions\8767 Approving RPIC Amended and Restated Bylaws.docx RESOLUTION NO. 8767
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING AMENDED AND RESTATED BYLAWS OF THE REDLANDS
PUBLIC IMPROVEMENT CORPORATION
WHEREAS, the City of Redlands (the “City”) has heretofore established the Redlands Public Improvement Corporation (the “Corporation”), duly organized and existing under the laws of the State of California; and
WHEREAS, the specific purposes for which the Corporation is organized include benefitting the City and its residents by participating with the City in projects to improve the health, safety and welfare of the City and its residents, purchasing and leasing real and personal property in connection with such projects, and assisting the City in financing, acquiring and constructing such projects; and
WHEREAS, the City Council and the Board of Trustees of the Corporation have determined that it is in the best interest of the Corporation to amend and restate the Bylaws of the Corporation; and
WHEREAS, there has been prepared and submitted to this meeting a form of the Amended and Restated Bylaws of the Corporation (the “Amended and Restated Bylaws”); and WHEREAS, the Bylaws provide that the Bylaws may be amended or repealed, or new Bylaws may be adopted, by majority vote of the Board of Trustees of the Corporation present and voting at any duly held meeting of the Board of Trustees, provided that any such amendment, repeal or adoption of new Bylaws shall be approved by the City Council of the City;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS;
Section 1. The foregoing recitals are true and correct, and the City Council so finds and determines.
Section 2. The form of the Amended and Restated Bylaws, in substantially the form submitted to this meeting and made a part hereof as though set forth herein as Exhibit ‘A’, is hereby approved and adopted and shall stand as the Bylaws of the Corporation until valid amendment thereof.
Section 3. This Resolution shall take effect immediately upon its adoption. 2 4157-1395-3382.1
ADOPTED, SIGNED AND APPROVED this 17th day of March, 2026. _____________________________
Mario Saucedo, Mayor
Attest:
______________________________
Jeanne Donaldson, City Clerk
I:\cmo\Resolutions\8767 Approving RPIC Amended and Restated Bylaws.docx 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 17th day of March, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
_____________________________
Jeanne Donaldson, City Clerk
4140-4815-8310.4
EXHIBIT A
AMENDED AND RESTATED BYLAWS
OF
REDLANDS PUBLIC IMPROVEMENT CORPORATION
ARTICLE I
NAME
The name of this organization is REDLANDS PUBLIC IMPROVEMENT CORPORATION.
ARTICLE II
PURPOSE
The purposes for which this organization is formed shall be as provided in its Articles of Incorporation.
ARTICLE III
MEMBERSHIP
This Corporation shall have no members and shall be governed solely by its Board of Trustees. The provision of Article IV, Section 3, concerning the designation of the members of the City Council (referred to hereinafter as the “City Council”) of the City of Redlands (referred to hereinafter as the “City”) as the members of the Board of Trustees, shall not be construed to mean that the members of the City Council are the corporate members of this Corporation.
ARTICLE IV
BOARD OF TRUSTEES
1. Responsibility. Except as otherwise provided by the Articles of Incorporation or by the Bylaws, the powers of the Corporation shall be exercised, its property shall be controlled and its affairs shall be conducted by the Board of Trustees (hereinafter referred to as the “Board”).
2. Board of Trustees Members. The Board’s members shall be, at all times, the members of the City Council of the City, serving ex officio. The term of office as a member of the Board shall terminate when such member of the Board shall cease to be a member of the City Council of the City, and the successor to such member of the City Council of the City shall become a member of the Board.
2 4140-4815-8310.4
3. Voting Rights. Each trustee shall be entitled to one (1) vote on all matters before the Board. There shall be no voting by proxy.
4. Regular Meetings. Regular meetings of the Board shall be held at such time as the Board may fix by resolution from time to time; provided, however, that at least one regular meeting shall be held each year. The annual regular meeting of the Board shall be held immediately following the first City Council meeting of each fiscal year of the City and shall be held at the location of such City Council meeting. The Board may, however, change from time to time the date, time or location of the annual regular meeting by noting such change in the minutes of the meeting of the Board at which such date, time or location was changed. The changing of such date, time or location shall not be deemed to be an amendment of these Bylaws. All regular meetings shall, in all respects, conform to provisions of the Ralph M. Brown Act, being sections 54950 through 54963 of the California Government Code (the “Brown Act”).
5. Special Meetings. Special meetings of the Board shall be called, noticed and held in accordance with the provisions of section 54956 of the Brown Act.
6. Quorum. A quorum shall consist of a majority of the members of the Board unless a greater number is expressly required by statute, by the Articles of Incorporation of the Corporation, or by these Bylaws. Every act or decision done or made by a majority of the members of the Board present at a meeting duly held at which a quorum is present, shall be the act of the Board.
7. Compensation of Trustees. Trustees, members of committees and officers shall receive no compensation for their services. However, they shall be entitled to receive such just and reasonable reimbursement of expenses as may be determined by the Board.
ARTICLE V
OFFICERS
1. Officers. The officers of the Corporation shall consist of a Chair of the Board, a President, a Secretary and a Treasurer, and such other officers as the Board may appoint.
2. Selection of Officers. The Chair of the Board shall be the Mayor of the City.
The City Manager of the City shall be the President of the Corporation. The City Clerk of the City shall be the Secretary of the Corporation. The Treasurer of the City shall be the Treasurer of the Corporation. Each such person shall continue to serve as such officer of the Corporation for so long as such person holds the corresponding position described above with the City. Should a vacancy occur in any office as a result of death, resignation, removal, disqualification or any other cause, the Board may elect or appoint a successor for said office, who shall serve until a successor is elected or appointed to hold the corresponding position with the City.
3. Chair. The Chair of the Board shall preside at all meetings of the Board and shall have such other powers and duties as may be prescribed by the Board or by these Bylaws. In the absence of the Chair at a meeting of the Board, the Board shall designate a member of the Board to preside over such meeting.
3 4140-4815-8310.4
4. President. The President shall be the chief corporate officer of the Corporation and shall, subject to the control of the Board, have general supervision, direction and control of the business and officers of the Corporation. He or she shall be ex officio member of all standing committees, and shall have the general powers and duties of management usually vested in the office of president of a corporation and shall have such other powers and duties as may be prescribed by the Board or by these Bylaws.
5. Secretary. The Secretary shall keep or cause to be kept a book of minutes at the principal office or at such other place as the Board may order of all meetings of the trustees with the time and place of holding, whether regular or special, and if special how authorized, the notice thereof given, the names of those present at the trustees’ meetings and the proceedings thereof. The Secretary shall give or cause to be given notice of all the meetings of the Board required by these Bylaws or by law to be given, and the Secretary shall keep the seal of the Corporation (if any) in safe custody and shall have such other powers and perform such other duties as may be prescribed by the Board from time to time.
6. Treasurer. The Treasurer shall be the chief financial officer of the Corporation and shall keep and maintain or cause to be kept and maintained adequate and correct accounts of the properties and business transactions of the Corporation, including accounts of its assets, liabilities, receipts, disbursements, gains and losses. All monies and other valuables shall be deposited in the name and to the credit of the Corporation with such depositories as may from time to time be designated by the Board. The funds of the Corporation shall be disbursed upon the check or draft of the Corporation signed pursuant to the order of the Board. When requested by the President or the Board, the Treasurer shall render an account of the financial condition of the Corporation and shall perform all other duties required of him or her by the President, trustees and committees pertaining to the office of Treasurer.
ARTICLE VI
COMMITTEES
1. Committees Generally. Committees of the Board shall be standing or special. Each committee shall exercise such power and carry out such functions as are designated by these Bylaws or as delegated by the Board from time to time. Except as otherwise provided by the Board or these Bylaws, such committees shall be advisory only and subject to the control of the Board.
2. Membership, Appointment. The chairperson and members of each committee shall be appointed annually by the President, subject to approval by the Board.
3. Quorum, Meetings. A majority of the members of a committee shall constitute a quorum at any meeting of that committee. Each committee shall meet as often as is necessary to perform its duties.
4. Vacancies. Vacancies in any committee shall be filled for the unexpired portion of the term in the same manner as provided in the case of original appointment. 4 4140-4815-8310.4
5. Expenditures. Except as may otherwise be provided by the Board or by these Bylaws, any expenditure of corporate funds by a committee shall require prior approval of the Board.
ARTICLE VII
GENERAL PROVISIONS
1. Offices. This Corporation shall have and continuously maintain a registered office in the City of Redlands, State of California.
2. Bonding. All employees handling funds shall be properly bonded.
3. Self-Dealing. In the exercise of voting rights by members of the Board, no individual shall vote on any issue, motion or resolution which directly or indirectly inures to his or her benefit financially except that such individual may be counted in order to qualify a quorum and, except as the Board may otherwise direct, may participate in the discussion of such an issue, motion or resolution if he or she first discloses the nature of his or her interest, subject to Section 5230 et seq. of the California Corporations Code or any successor statute.
4. Indemnification. This Corporation may indemnify any trustee, officer, employee or agent of the Corporation for liability incurred by such person in the exercise of his or her duties with respect to this corporation to the extent permitted by Section 5238 of the California Corporations Code or any successor statute.
5. Fiscal Year. The fiscal year of this Corporation shall end on the 30th day of June of each year.
ARTICLE VIII
AMENDMENTS
These Bylaws may be amended or repealed, or new Bylaws may be adopted, by majority vote of the trustees of the Corporation present and voting at any duly held meeting of the Board, provided that any such amendment, repeal or adoption of new Bylaws shall be approved by the City Council.
5 4140-4815-8310.4
CERTIFICATE OF SECRETARY
I, the undersigned, do hereby certify:
1. That I am the duly elected and acting Secretary of Redlands Public Improvement Corporation, a California nonprofit corporation; and
2. That the foregoing Bylaws, comprising four (4) pages, constitute the Bylaws of said Corporation as duly adopted and approved by the Board of Trustees of said Corporation at a meeting duly held on March 17, 2026 and approved by the City Council of the City of Redlands at a meeting duly held on March 17, 2026.
3. That the foregoing Bylaws have not been modified or amended since the date of their adoption and are fully effective as of the date of this certificate.
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the seal of said Corporation this 17th day of March, 2026.
________________________________
Jeanne Donaldson, Secretary
City Council AGENDA ITEM NO. L4.
DATE: March 17, 2026
TO: Honorable Mayor and City Council Members
SUBJECT: Consideration of a First Amendment to the Professional Services Agreement with Tilden-Coil Constructors, Inc., for Master Construction Management Services for State Street City Hall to increase the total agreement to an amount not to exceed $2,108,510, approval of an additional appropriation, and determination that this action is exempt from environmental review pursuant to Section 15061(b)(3) of the State's guidelines implementing the California Environmental Quality Act (Assistant City Manager Boatman )
MOTIONS:
If the City Council determines that staff's recommendation is appropriate, the following motions are provided:
1. I move that the City Council find that approval of the First Amendment to the Professional Services Agreement with Tilden-Coil Constructors, Inc., is exempt from environmental review pursuant to Section 15061(b)(3) of the State's guidelines implementing the California Environmental Quality Act; and
2. I move that the City Council approve the First Amendment to the Professional Services Agreement with Tilden-Coil Constructors, Inc. for Master Construction Management Services for State Street City Hall to increase the total agreement to an amount not to exceed $2,108,510; and
3. I move that the City Council approve an additional appropriation of $745,152.
RECOMMENDATION:
Staff recommends that City Council approve the First Amendment to the Professional Services Agreement with Tilden-Coil Constructors, Inc. for Master Construction Management Services for State Street City Hall to increase the total agreement to an amount not to exceed $2,108,510; and an additional appropriation of $745,152.
DISCUSSION:
In 2021, the City acquired the facility known as the Citrus Center, located at 300 East State Street, for development into a new City Hall facility. In September 2023, the City Council awarded a contract to Miller Architectural Corporation for the design and construction management of the new City Hall Facility located at 300 E. State Street, Redlands, CA 92373.
In December 2024 City Council approved a Professional Services Agreement with Tilden-Coil Constructors, Inc. for Master Construction Management Services for State Street City Hall. Since that time, Tilden-Coil Constructors, Inc., has provided pre-construction evaluation of the designs as the development of the new City Hall Facility has progressed. The proposed First Amendment to the Agreement with Tilden-Coil Constructors reflects additional preconstruction services and associated cost adjustments resulting from an extended design period necessary to obtain fully biddable and approved construction documents.
The original Construction Manager (CM) agreement was based on an estimated construction value of $10,000,000 and a construction duration of approximately ten (10) months. Since execution of the original agreement, the scope of work has been further refined and finalized through the design development process. As a result, bids received on November 19, 2025, established a revised construction value of $14,029,409. For purposes of this amendment, the CM fee calculation has been adjusted to reflect this updated construction value.
In addition, the finalized project scope and sequencing have necessitated an extension of the construction schedule from the originally assumed ten (10) months to an anticipated fourteen (14) months, plus an additional four (4) weeks for project closeout. The revised General Conditions reflect the level of staffing, site supervision, project management, office facilities, equipment, and materials required to effectively administer the project over the extended duration. These adjustments are necessary to ensure adequate on-site oversight, coordination, and compliance throughout construction and closeout, consistent with the actual scope and schedule of the project.
ALTERNATIVES:
City Council may elect not to approve the amendment, however this will detrimentally affect the progress of the project.
STRATEGIC PLAN:
Supports Priority B - Public Health and Safety, Strategic Objective 2 SUBMITTED BY:
Chris Boatman, Assistant City Manager
RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Yvette M. Abich Garcia, City Attorney
Janice McConnell, Assistant City Manager
Christopher Boatman, Assistant City Manager
Danielle Garcia, Management Services/Finance Director
Dana Abramovirtz-Daniel, Procurement Manager
PREPARED BY:
Tricia Swope, Manager, FCS
FISCAL IMPACT
Fiscal Year: FY 2025-26
Revenue Generating: No
Amount: $745,152
Budgeted Y/N: N
Account No.: 406501.8501
Additional Appropriation Required: Yes
Discussion:
This expense will be offset with a release of the Future Facilities Reserve from the General Fund. Sufficient funding is available in the reserve for the associated expense.
Attachments
A_1st_Amendment_Agreement_Tilden-Coil.pdf
B_Agreement_Tilden-Coil_Constructors.pdf
C_Additional_Appropriation_Form.pdf
1 I:\cmo\Agreements\1st Amendment Agreement Tilden-Coil.bm.03.05.2026.FY2526-133.docx
FIRST AMENDMENT TO AGREEMENT TO PERFORM PROFESSIONAL SERVICES This First amendment (“First Amendment”) to the agreement for Master Construction Management Services (“Agreement”), dated December 17, 2024, by and between the City of Redlands, a municipal corporation and a general law city (“City”), and Tilden-Coil Constructors, Inc., a California Corporation (“Consultant”), is made and entered into this 17th day of March, 2026.
RECITALS
WHEREAS, it is the desire of the City and Consultant to amend their existing Agreement, specifically to include additional preconstruction costs and amended Construction Management fees associated with the development of facility located at 300 E. State Street, Redlands, CA 92373.
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 of the Agreement, entitled “Payments to Consultant,” Section 5.1 is hereby amended to read as follows:
“5.1 Compensation: Total compensation for Consultant’s performance of the Services shall be in an amount not to exceed Two Million One Hundred Eight Thousand Five Hundred Ten Dollars ($2,108,510) without written authorization by the City. City shall pay Consultant in accordance with Exhibit “B,” titled “Fee Schedule and Hourly Rates,” which is attached hereto and incorporated herein by this reference. The compensation due the Consultant for Basic Services for each Assigned Project shall be as set forth in the Task Order for each Assigned Project. Payment of the Task Order Contract Price for an Assigned Project will be made by the City in accordance with the terms hereof. The Contract Price includes the fee of the Consultant, and personnel expenses of the Consultant and sub-consultants, inclusive of all benefits and burdens, travel for personnel of the Consultant and sub-consultants to and from the Site, travel within the Counties of Los Angeles, Orange, Riverside and San Bernardino, insurance and other overhead costs associated with or arising out of performance and completion of Basic Services for an Assigned Project. The Contract Price due the Consultant for an Assigned Project shall be established by mutual agreement of the Consultant and the City, and shall be determined using the following:
1. Consultant Fee. Consultant Fee shall be calculated based on the anticipated sum of prime contracts for the Assigned Project at the rates identified in Exhibit “B.”
2. Preconstruction Labor. A not to exceed budget based upon Consultant’s rates listed in Exhibit “B.”
3. General Conditions. A not to exceed budget base upon Consultant’s rates listed in Exhibit “B” and agreed upon reimbursable expenses to support the Assigned Project.” Section 2. The “Fee Schedule and Hourly Rates” set forth in Exhibit “B” of the Agreement is hereby replaced in its entirety with Exhibit “B,” which is included hereto as Attachment 1 and incorporated herein by this reference.
2 I:\cmo\Agreements\1st Amendment Agreement Tilden-Coil.bm.03.05.2026.FY2526-133.docx Section 3. All other provisions of the Agreement shall remain unchanged by this First Amendment and in effect.
IN WITNESS WHEREOF, the parties have executed this First Amendment, to be effective as of March 17, 2026.
CITY OF REDLANDS TILDEN-COIL CONSTRUCTORS, INC.
By: __________________________ By: ___________________________ Mario Saucedo, Mayor Dayne Brassard, President & CEO
ATTEST:
__________________________________
Jeanne Donaldson, City Clerk
I:\cmo\Agreements\1st Amendment Agreement Tilden-Coil.bm.03.05.2026.FY2526-133.docx ATTACHMENT 1
EXHIBIT “B”
FEE SCHEDULE & HOURLY RATES
1. Preconstruction Phase Services: Services shall be billed on a time and materials basis based upon the hourly rates below. All materials shall be reimbursed at a cost plus a 10% markup. The preconstruction phase services budget shall not exceed $187,000 without prior written authorization by the City.
2. Construction Phase Services: Compensation for construction phase services includes Construction Manager’s Fee (CM Fee) and General Conditions as described below:
i. CM Fee: CM Fee shall be 5% of the sum of prime contracts (construction costs). The CM Fee shall be adjusted based upon the final construction costs.
ii. General Conditions: General conditions/requirements are project site support expenses that are incurred by the construction manager (or by the general contractor in the case of a design-bid-bid delivery method) and are required for the project. These expenses are not associated with a particular subcontractor trade, but are required for the entire site as a whole such as fencing, trash, toilets, etc. General Conditions are billed at the established hourly rates and costs and are reimbursed without markup. The estimated General Conditions based upon our understanding of the construction schedule outlined above is $81,336 per month, or $1,220,040 for 15 months.
iii. This preliminary general conditions estimate as set forth below:
Compensation Summary Billed During Precon Billed During Construction Total Preconstruction Services $187,000 $187,000
CM Fee $701,470 $701,470
General Conditions $1,220,040 $1,220,040
Total 187,000 $1,921,510 $2,108,510
3 I:\cmo\Agreements\1st Amendment Agreement Tilden-Coil.bm.03.05.2026.FY2526-133.docx 4 DATE OF REQUEST:
An additional appropriation is hereby requested as follows:
Department:
JUSTIFICATION:
Requested By:
Recommended By Finance Director: Recommended:
Yes No Signed
Comments: Approved by City Council:
Date:
Signed:
City Clerk
REVENUE APPROPRIATION INCREASE (if applicable)
EXPENDITURE APPROPRIATION INCREASE (if applicable)
$ -
$ -
TRANSACTION NO:
ACCOUNTING PERIOD:
Account Description Orgkey Object Code Job Ledger (If
applicable) Amount
Job Ledger (If
applicable) Account Description Orgkey Object Code Amount Department Head
City Manager
CITY OF REDLANDS
REQUEST FOR ADDITIONAL APPROPRIATION
FINANCE USE ONLY
City Council AGENDA ITEM NO. L5.
DATE: March 17, 2026
TO: Honorable Mayor and City Council Members
SUBJECT: Consideration of a First Amendment to the Purchase and Sale Agreement with Sartin Properties, LLC (Assistant City Manager Boatman )
MOTION:
If the City Council determines that staff's recommendation is appropriate, the following motion is provided:
I move to approve the First Amendment to the Purchase and Sale Agreement with Sartin Properties, LLC.
RECOMMENDATION:
Staff recommends that the City Council approve the First Amendment to the Purchase and Sale Agreement with Sartin Properties, LLC.
DISCUSSION:
The City of Redlands owns approximately 4.67 acres of real property located in the community of Mentone, generally situated north of Mentone Avenue and south of Mill Creek Road (Assessor Parcel Number 0168-343-01- 0000). The property is zoned Open Space and is largely undeveloped. On March 3, 2026, the City Council approved a Purchase and Sale Agreement with Sartin Properties, LLC for the sale of the property. The buyer has indicated that the intended use of the property will be agricultural.
The proposed First Amendment to the Purchase and Sale Agreement increases the purchase price from $250,000 to $300,000 so that the purchase price aligns with the appraised value of the property. The amendment also provides that the City will pay customary closing costs associated with the transaction. All other terms of the previously approved agreement remain unchanged.
ALTERNATIVES:
City Council may elect to not approve the amendment and provide alternate direction to staff.
STRATEGIC PLAN:
Not Applicable
SUBMITTED BY:
Christopher Boatman, Assistant City Manager
RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Yvette M. Abich Garcia, City Attorney
Janice McConnell, Assistant City Manager
Tabitha Crocker, Facilities & Community Services Director PREPARED BY:
Tricia Swope, Manager, FCS
FISCAL IMPACT
Fiscal Year: FY 2025-26
Revenue Generating: Yes
Amount: $300,000
Budgeted Y/N: N
Account No:
Additional Appropriation Required: No
Discussion:
The sale of the subject property will generate one-time revenue in the amount of $300,000, less closing costs.
Upon close of escrow, the proceeds will be deposited into the appropriate fund in accordance with City policy and applicable financial regulations. This action will have no adverse impact on the General Fund, and the revenue will be available to support authorized municipal purposes consistent with fund restrictions.
Attachments
PSA_-_Sartin_Properties_LLC.pdf
Mentone_Appraisal_Report.pdf
1st_Amendment_with_Sartin_Properties.pdf
Proudly Serving Arizona-California-Nevada
0198-33-01, MENTONE CA
Written For:
City of Redlands
PO BOX 3005
Redlands, CA 92373
PO#22501562
2 Granite Appraisal Group
7250 Auburn Blvd #188
Citrus Heights, California 95610
Phone: (530) 886-8606
www.GraniteAppraisalGroup.com
California~Nevada~Arizona
05/05/2025
City of Redlands
PO BOX 3005
Redlands, CA 92373
PO#22501562
RE: Appraisal Report – Summary Narrative Format
“As-Is” Value Estimate: $300,000
Located at:
0170-142-12-00000, Mentone CA
Dear City of Redlands,
As requested, I have conducted the necessary investigation and analysis for the purposes of estimating the current market value of the Fee Simple Interest “As-Is” for the above referenced property. This appraisal is in compliance with the Uniform Standards of Professional Appraisers Practice (USPAP), the Office of the Comptroller of the Currency’s (OCC) Minimum Standards, and the additional requirements set forth by the Appraisal Standards Board.
As a result of my investigation and analysis, subject to the assumptions and limiting conditions expressed in the attached appraisal report, it is my opinion that the current market value of the subject property’s Fee Simple Interest, as of March 3rd, 2025, is as follows:
Fee Simple Interest: $300,000.00
(AS-IS)
The attached appraisal report contains the data and reasoning upon which this appraisal is based, together with necessary Certification and Limiting Conditions. This is an Appraisal Report – prepared in a summary narrative format.
Respectfully Submitted,
Gary G. Young SCREA
Candidate for Designation, Appraisal Institute
Certified General Appraiser
State of California #AG033542
3 Table of Contents
Introduction..................................................................................................................................... 4 Summary of Facts and Conclusions................................................................................................ 5 Marketing Time/Exposure Time..................................................................................................... 6 Value Conclusion........................................................................................................................ 6 Property Identification .................................................................................................................... 7 Subject Three Year Ownership History/Listing History ............................................................ 8 Purpose/Function of the Appraisal.............................................................................................. 8 Property Rights Appraised.......................................................................................................... 8 Assessment Reference and Taxes................................................................................................... 9 Assumption and Limiting Conditions........................................................................................... 10 Special Assumptions and Limiting Conditions............................................................................. 11 Mutual Limitations of Liability .................................................................................................... 12 Certification of Appraisal ............................................................................................................. 14 Scope of the Appraisal.................................................................................................................. 16 Value Type Definitions................................................................................................................. 17 Hypothetical Condition/Extraordinary Assumptions.................................................................... 18 Market Area Map of City of Mentone .......................................................................................... 19 Market Area Description: City of Mentone .................................................................................. 20 Economic Analysis ....................................................................................................................... 22 Top Employers in San Bernardino County................................................................................... 23 Neighborhood Description............................................................................................................ 24 Income Data .................................................................................................................................. 25 Assessor’s Parcel Map .................................................................................................................. 26 Site Description............................................................................................................................. 27 Mapped Easements ....................................................................................................................... 28 Flood Hazard and Earthquake Data .............................................................................................. 28 Flood Map..................................................................................................................................... 29 Alquist-Priolo Special Studies (Fault Hazard) Map ..................................................................... 30 Photographs of The Subject Property ........................................................................................... 31 Zoning........................................................................................................................................... 34 Highest and Best Use .................................................................................................................... 38 Sales Comparison Approach to Value .......................................................................................... 39 Sales Comparison Approach to Value Summary.......................................................................... 43 Comparable Sale Adjustments.................................................................................................. 43 Comparable Analysis................................................................................................................ 46 Adjustment Grid........................................................................................................................ 47 Adjustment Analysis................................................................................................................. 48 Conclusion .................................................................................................................................... 49 “As-Is” Value:........................................................................................................................... 49 Market Data .................................................................................................................................. 50 Appraiser’s Resume ...................................................................................................................... 51 Appraiser’s License ...................................................................................................................... 55 Glossary ........................................................................................................................................ 56 4 Introduction
This appraisal involves the evaluation of an existing parcel of land within the city of Mentone, situated within San Bernardino County, California. Mentone is positioned approximately 450 miles southeast of the state capitol and the Sacramento Metropolitan area, and approximately 65 miles east of Los Angeles, California.
The appraisal assignment involves the valuation of the subject in its “As-Is” condition as of the date of value.
The valuation analysis will utilize one of the three standard approaches to value –the Sales Comparison Approach to Value. These approaches will be discussed in more detail within the valuation section of this report.
The Cost Approach to Value would not be developed as the subject does not have vertical improvements to develop the approach.
The Income Approach to Value was not developed as the subject is bare land with no vertical improvements or income producing elements.
Note: In accordance with USPAP Standards rule 2-2 (a), the Cost Approach to Value and Income Approach to Value may be omitted if its development would not influence the final value conclusion; or if insufficient data is available with respect to establishing a reliable estimate of market value for the land under appraisal. It is understood that this appraisal is to be an Appraisal Report - Summary Narrative Format. 5 Summary of Facts and Conclusions
OWNER OF RECORD: Title to the subject is reportedly in the name of City of Redlands
PROPERTY TYPE: Existing, vacant land parcel.
LOCATION: North side of Mentone Avenue, South of Mill Creek Road, East of Amethyst Street and West of Garnet
Street
. (0168-343-01-000)
FLOOD INSURANCE: The subject property is situated within a HUD identified Flood Area X500.
EARTHQUAKE ZONE: The subject property is situated within Yucaipa quadrangle and Alquist – Priolo Earthquake (or
“Fault Hazard”) Special Studies Zone.
LAND AREA: 4.6698 Acres (203,415 SF)
6 Marketing Time/Exposure Time
The final value estimate will be premised on the assumption that the subject property would sell in a 24-36 month exposure time period. This exposure period has been based on the available sales activity involving smaller commercial properties in the Redlands marketing area using CoStar data.
ESTIMATING MARKETING TIME: Twenty Four to Thirty Six Months ESTIMATING EXPOSURE TIME: Twenty Four to Thirty Six Months DATE OF VALUE: March 3rd, 2025 (the date of physical inspection by the appraiser).
Value Conclusion
Fee Simple Interest “As-Is” Premise: $300,000.00
7 Property Identification
The subject property is identified as being situated on the North side of Mentone Avenue, South of Mill Creek Road, East of Amethyst Street and West of Garnet Street, within the city of Mentone, California. With a site identified as being San Bernardino County/City of Mentone Assessor’s Parcel (APN) Number 0168-343-01-0000.
0168-343-01-000
With a legal description of “STRETCH MAP OF MENTONE PTN LOT 1 AND PTN W 301 FT LOT 3 LYING S OF MILL CREEK ROAD, according to the Official Map thereof.” 8 Subject Three Year Ownership History/Listing History
No other transfers were noted in the last three years from the effective date of this report. The subject property does not appear to have been listed for sale in the past year as per MLS. There are no prior sales/transfers noted in public record.
Purpose/Function of the Appraisal
The purpose of this appraisal is to determine the current market value “As-Is” of the Fee Simple Interest for the subject property. The function of the appraisal report is to assist the client with regard to financial valuation for analysis purposes.
Property Rights Appraised
The property rights appraised are estimated in Fee Simple Interest, subject only to exceptions, easements, and rights-of-way of record.
9 Assessment Reference and Taxes
The subject property is identified as San Bernardino County/City of Redlands Assessor’s Parcel Number 0168-343-01-0000. The subject is situated in the Tax Code Area 62032. The preceding is for reference only. The subject is government held and not subject to property tax.
In California, privately held real property is typically assessed at 100% of full cash value (which is interpreted to mean market value of the fee simple estate) as determined by the County Assessor. Generally, a reassessment occurs only when a property is sold (or transferred), or when new construction occurs (as differentiated from replacing existing construction).
Assessments for properties that were acquired before 1975-1976 were stabilized as of the tax year 1975-1976. Property taxes are limited by state law to 1% of the assessed value plus voterapproved obligations and special assessments. If no sale (or transfer) occurs or no new building takes place, assessments may not increase more than 2% annually.
Taxes are payable in two equal installments, which become delinquent after December 10 and April 10 respectively. The following table provides a summary of the current tax data and the effective tax rate for the subject according to the County Assessor.
Taxes will change in the event of a sale, transfer of the property, or if any new construction occurs and will be determined by the Assessor at the current market value. 10 Assumption and Limiting Conditions
The Certification of the Appraiser appearing in this appraisal report is subject to the following conditions and to such other specific and limiting conditions as are set forth in the report.
The Appraiser assumes no responsibility for matters of a legal nature affecting property appraised or the title thereto, nor does the Appraiser render any opinion as to the title, which is assumed to be good and marketable.
Responsible ownership and competent management are assumed.
The Appraiser has made no survey of the property and assumes no responsibility in connection with such matters. Any sketch or identified survey of the property included in this report is only for the purpose of assisting the reader to visualize the property.
The Appraiser is not required to give testimony or attendance in court by reason of this appraisal unless arrangements have been previously made therefore.
Any distribution of the valuation between land and improvements applies only under the existing program of utilization. The separate valuations for land and building must not be used in conjunction with any other appraisal and are invalid if so used.
The Appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would render it more or less valuable. The Appraiser assumes no responsibility for such conditions, or for engineering which might be required to discover such factors.
The information identified in this report as being furnished by others is believed to be reliable, but no responsibility for its accuracy is assumed.
The “Estimate of Market Value” in the appraisal report is not based in whole or in part upon the race, color or national origin of the present owners or occupants of the properties in the vicinity of the property appraised.
This appraisal report has been prepared for the use of the addressee only. No responsibility is assumed for its possession, use or reliance upon factual data, or conclusions, contained herein by anyone other than the addressee. The report is intended solely for the purpose herein stated.
Specifically, this report is invalid for syndication purposes. 11 Special Assumptions and Limiting Conditions
1.) This appraisal assumes that the subject property is not affected by toxic waste or other potentially hazardous material resulting from past or present uses of the subject or nearby properties. Such a condition may or may not be present. The appraiser is not qualified to detect such substances; therefore, if there is reason to believe that hazardous materials are present on the property, the client should retain the services of a qualified professional in the field. The presence of such conditions could have a significant affect on value.
2.) The Americans with Disabilities Act (“ADA”) became effective January 26, 1992. The appraiser has not made a specific compliance survey to determine whether or not it is in conformity with the various detailed requirements of the ADA. It is possible that a compliance survey of the property, together with a detailed analysis of the requirements of the ADA, could reveal that the property is not in compliance with one or more of the requirements of the Act. If so, this could have a negative effect upon the value of the property. Since the subject represents a relatively “older” property, which would be subject to current ADA standards, it is assumed that the subject property is in full compliance with all ADA guidelines.
3.) The subject property does not appear to have any land which would be considered “wetlands”: under normal guideline definitions provided by either the US Bureau of Reclamation, the US Corp. of Engineers, or the US Department of Fish and Wildlife Service.
However, the Appraiser is not qualified to make a final determination in such matters. A qualified environmental engineer should be contacted should such a determination be deemed necessary by the lender and/or client.
12 Mutual Limitations of Liability
Appraiser and Client agree that the following mutual limitation of liability is agreed to in consideration of the fees to be charged and the nature of Appraiser’s services under this Agreement. Appraiser and Client agree that to the fullest extent permitted by applicable law, each party’s and its Personnel’s maximum aggregate and joint liability to the other party for claims and causes of action relating to this Agreement or to appraisals or other services under the Agreement shall be limited to the total fees and costs charged by Appraiser for the services that are the subject of the claim(s) or cause(s) of action. This limitation of liability extends to all types of claims or causes of action, whether in breach of contract or tort, including without limitation claims/causes of action for negligence, professional negligence or negligent misrepresentation on the part of either party or its Personnel, but excluding claims/causes of action for intentionally fraudulent conduct, criminal conduct or intentionally caused injury. The Personnel of each party are intended third-party beneficiaries of this limitation of liability. “Personnel, “as used in this paragraph, means the respective party’s staff, employee, contractors, members, shareholders and partners. Appraiser and Client agree that they each have been free to negotiate different terms than stated above or contract with other parties.
Although the borrower and/or third party may receive a copy of the appraisal, it does not mean that the borrower or third party is an "Intended User" as that term is defined in the appraisal report.
If the owner of the property appraised is not the intended user and has no right to use this report with any other lender(s) and/or individual(s) for any purpose.
The report remains the personal property of the signer and may not be transmitted to the third party without the signer's written permission. (Permission is granted to transmit to third party trustee.) The Appraiser's personal responsibilities do not extend to a third party under any circumstances whatsoever. The Client agrees to notify the Appraiser of any error, omission, or invalid data herein within 15 days of receipt and to return the report along with all copies to the Appraisers for correction prior to any use whatsoever. Corrections will be made at the Appraiser's discretion.
Under no circumstances shall the Company or Appraiser's liability exceed the fee collected for this report. Thus, by acceptance of this report, the client acknowledges that a value opinion is the product of a professionally trained mind, but nevertheless is an opinion only and not a provable fact. As a personal opinion, valuation may vary between Appraisers based on the same facts.
Thus, the appraiser warrants only that the value conclusion is the best opinion estimate as of the exact day of valuation.
China reported the first case of the Coronavirus” (COVID-19/Chinese Virus) in December 2019 with the virus reaching the United States in January 2020. “The Coronavirus” (COVID19/Chinese Virus) outbreak was designated as a pandemic by the World Health Organization (WHO) on March 11, 2020. Based on our discussions with real estate brokers and investors as of the date of this report, the full impact of the outbreak on the regional real estate market is not known. However, we are currently working on, or are aware of, several current real estate purchases that are moving forward as planned and that real estate is perceived to have far less 13 risk than alternative investment vehicles, such as the stock market-which has experienced substantial fluctuation in the recent past. The fiscal stimulus along with vaccines set in place in 2020 from the federal government and the herd immunity are also being factored into the market, which is offering some virus-related certainty on a long-term basis. Currently war has broken out in Europe. Inflation is rising at a record pace due to federal spending. In an effort to off-set the spending, the feds began raising interest rates in June of 2022. This continued at a record pace of 11 increases in 13 months. This is reported to be the highest rate in 22 years These increases effectively stopped the single-family residential market and has resulted in 4 bank failures to date. Therefore, based on these considerations, we are of the opinion that adverse conditions are being reflected in the San Bernardino County real estate market at this time.” 14 Certification of Appraisal
The undersigned does hereby certify that, to the best of my knowledge the statements of facts contained in this report are true and correct.
The reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute.
The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.
As of the date of this report, I (Gary Young) have completed the Standards and Ethics Education Requirements for Candidates of the Appraisal Institute
I have made a personal inspection of the subject property.
I have no present or prospective interest in the appraised property, and I have no personal bias or personal interest with respect to the parties involved in this appraisal.
The reported appraisal analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and is my personal, impartial, and unbiased professional analysis, opinions and conclusions.
This analysis, opinions, and conclusions were developed, and this report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice and the requirements of the code of Professional Ethics and Standards of professional Practice of the Appraisal Institute.
The out-of-context quoting from or partial reprinting of this appraisal report is not authorized.
No one provided significant real property appraisal assistance to the person signing this certification. Savannah Young assisted in the preparation of graphics and market data maps, and in the assembly of the final appraisal report.
My engagement in this assignment was not contingent upon developing or reporting predetermined results.
My compensation for completing this assignment is not contingent upon the development or reporting of a pre-determined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
The appraisal assignment was not based on a requested, minimum valuation, a specific valuation, or the approval of a loan.
15 Further, neither all nor any part of this appraisal report shall be disseminated to the general public by use of media for public communication without the prior written consent of the undersigned.
I have performed no other services, as an appraiser or in any other capacity, regarding the property that is the subject of the work under review within the three-year period immediately preceding acceptance of this assignment.
Gary G. Young SCREA
Candidate for Designation, Appraisal Institute
Certified General Appraiser
State of California #AG033542
16 Scope of the Appraisal
The appraiser has been requested by the client, City of Redlands, to provide a market value appraisal report on an existing, vacant lot identified as 0168-343-01-0000, within the market area of Mentone, California.
The Client by Name is identified as the Client. No instruction was received on the appraisal assignment order or via other written communication at the time of engagement that prevents the naming of the Client. The Original Client is the only Intended User of this report.
The appraisal report has been prepared so as to comply with the requirements of:
1.) Title XI of the Federal Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA).
2.) The Uniform Standards of Professional Appraisal Practice (USPAP) including the Ethics and Competency Provisions and promulgated by the Appraisal Standards Board of the Appraisers Foundation.
3.) Prepared in compliance with the Office of Comptroller of the Currency (OCC) minimum standards.
4.) The Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute.
The appraiser has the necessary experience, training, and knowledge to be qualified to complete an appraisal of an existing, bare/vacant parcel of land in accordance with the competency provisions of USPAP.
Savannah Young assisted in the preparation of graphics and in the assembly of the final appraisal report.
The scope of the appraisal required collecting primary and secondary data relative to the subject property. This has been analyzed and confirmed by the appraiser, whenever possible, leading to the value conclusion as set forth in this report. All data considered material to the appraisal was reported. Unless so specified, the appraisal does not consider personal property noted on the premises. A physical inspection of the subject property was made. The valuation process involved utilizing all techniques and procedures considered appropriate to the assignment. The scope of this appraisal has not been limited elsewhere in the report.
This is an Appraisal Report – Summary Narrative Format. 17 Value Type Definitions
The definitions of the value types applicable to this assignment are summarized below.
Market Value
The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:
1. Buyer and seller are typically motivated;
2. Both parties are well informed or well advised, and acting in what they consider their own best interests;
3. A reasonable time is allowed for exposure in the open market;
4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and
5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. 1 Appraisal Premise Definitions
The definitions of the appraisal premises applicable to this assignment are specified as follows.
As Is Market Value
The estimate of the market value of real property in its current physical condition, use, and zoning as of the appraisal date.
Property Rights Definitions
The property rights appraised which are applicable to this assignment are defined as follows.
Fee Simple Estate
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.4 1 Code of Federal Regulations, Title 12, Chapter I, Part 34.42[h]; also Interagency Appraisal and Evaluation Guidelines, Federal Register, 75 FR 77449, December 10, 2010, page 77472 2Appraisal Institute, The Dictionary of Real Estate Appraisal, 6th ed. (Chicago: Appraisal Institute, 2015)
3 Compiled and summarized from several industry sources 4 Appraisal Institute, The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022)
5 Appraisal Institute, The Dictionary of Real Estate Appraisal, 6th ed. (Chicago: Appraisal Institute, 2015)
18 Hypothetical Condition/Extraordinary Assumptions
Hypothetical Conditions: A hypothetical condition is used when a property is appraised under a condition that is contrary to what is known by the appraiser to exist on the effective date of the assignment results
✓ None
Extraordinary Assumption: An extraordinary assumption is an assumption, directly related to a specific assignment, which, if found to be false, could alter the appraiser’s opinions or conclusions.
Extraordinary assumptions presume as fact otherwise
uncertain information about physical, legal, or economic characteristics of the subject property; or about conditions external to the property such as market conditions or
trends; or about the integrity of data used in an analysis. (USPAP, 2010-2011 ed.) (Dictionary, 5th Edition)
✓ The appraiser is making the extraordinary
assumption that the subject has no hidden/unknown
items that may detrimentally affect market value.
The appraiser reserves the right to amend this report
if new information becomes available.
19 Market Area Map of City of Mentone
20 Market Area Description: City of Mentone
Mentone is a census-designated place in San Bernardino County, California, United States. The population was 7,803 at the 2000 census and 8,720 at the 2010 census..
According to the United States Census Bureau, it has a total area of 6.2 square miles; 6.2 square miles of it is land and 0.19% is water. California State Route 38 serves as its main street, being called Mentone Boulevard upon entering the Mentone district from Redlands on the west side, then changes to Mill Creek Road on the east side of the district. The road through Mentone serves as one of three gateways to the San Bernardino Mountains (especially the small community of Angelus Oaks and the mountainous city of Big Bear Lake).
San Bernardino County officially the County of San Bernardino and sometimes abbreviated as S.B. County, is a county located in the southern portion of the U.S. state of California, and is located within the Inland Empire area. As of the 2020 United States census, the population was 2,181,654, making it the fifth-most populous county in California and the 14th-most populous in the United States. The county seat is San Bernardino.
While included within the Greater Los Angeles area, San Bernardino County is included in the Riverside–San Bernardino–Ontario metropolitan statistical area.
With an area of 20,105 square miles, San Bernardino County is the largest county in the contiguous United States by area, although some of Alaska's boroughs and census areas are larger. The county is close to the size of West Virginia or the country of Bosnia and Herzegovina.
This vast county stretches from where 89% of the county population resides in three Census County Divisions (Ontario, San Bernardino, and Victorville-Hesperia), counting 1,931,949 people as of the 2020 Census, covering 1,770 square miles, across the thinly populated deserts and mountains. It spans an area from south of the San Bernardino Mountains in San Bernardino Valley, to the Nevada border and the Colorado River.
The major transportation arterials for the market area include:
State Route 38 (SR 38) is a mostly rural and scenic state highway in the U.S. state of California, connecting Interstate 10 in Redlands with State Route 18 in the Big Bear Lake area. It is one of the primary routes into the San Bernardino Mountains. Despite the orientation of its alignment, SR 38 is assigned in a west–east direction.
SR 38 begins at its west junction with State Route 18 adjacent to the westernmost point of Big Bear Lake near the City of Big Bear Lake. Bordering the north shore of the lake, it traverses North Shore Drive as it passes Fawnskin and Minnelusa. After it passes Big Bear City Airport, it reaches its northeast junction with State Route 18 at Greenway Drive in Big Bear City. Route 38 then turns south, sharing Greenway Drive with Route 18. Both route signs continue on Greenway Drive to its intersection with Big Bear Boulevard. At the intersection, Route 18 turns west and 21 Route 38 turns east onto Big Bear Boulevard. Route 38 continues easterly on Big Bear Boulevard to its intersection with Greenspot Boulevard and Shay Road.
The route then turns southeast onto Greenspot Boulevard. SR 38 leaves Big Bear City, and ascends southeasterly, reaching Onyx Summit at 8,443 ft near 9,114 ft Onyx Peak; in the vicinity of this location, Route 38 is one of the highest roads in southern California. After the summit, the highway turns briefly southerly and then southwesterly starting its slow descent as it continues along Cienaga Seca Creek until it is just west of the forest road to Heart Bar Campground and to one of the many trails to San Gorgonio Mountain, the highest land elevation in southern California. It then continues northwesterly along the upper Santa Ana River and then, after briefly crossing undulating terrain, westerly through the Barton Flats area, home to many campgrounds. After leaving the Barton Flats area, encountering many small-radius curves, it continues southwesterly through undulating terrain to Angelus Oaks, where Route 38 crosses the ridgeline of the highest peaks in the San Bernardino Mountains.
After leaving Angelus Oaks, the highway continues briefly to the south including many curves; then the highway descends more rapidly as it turns southeasterly and then briefly southerly and southwesterly along the southern face of the San Bernardino Mountains to its intersection with Valley of the Falls Drive, the access road to the community of Forest Falls and to the shortest and steepest trail to San Gorgonio Mountain. Now known as Mill Creek Road, Route 38 turns slightly north of west past the north side of Mountain Home Village and then southwesterly through and adjacent to Mill Creek Canyon before leaving the San Bernardino National Forest and entering Mentone. Upon entering Mentone, the route continues due west, becoming Mentone Boulevard. As one enters Redlands from Mentone, SR 38 becomes Lugonia Avenue before turning south on Orange Street and terminating at Interstate 10 in Redlands east of the State Route 210 interchange.
SR 38 is part of the California Freeway and Expressway System, and the western portion of the route is part of the National Highway System, a network of highways that are considered essential to the country's economy, defense, and mobility by the Federal Highway Administration. SR 38 is eligible for the State Scenic Highway System; however, it is only a scenic highway as designated by the California Department of Transportation between a point east of the South Fork Campground and the intersection with State Lane, meaning that it is a substantial section of highway passing through a "memorable landscape" with no "visual intrusions", where the potential designation has gained popular favor with the community.
The segment of SR 38 from the westernmost point of Big Bear Lake to the San Bernardino National Forest boundary near Mill Creek Canyon is designated as part of the Rim of the World Scenic Byway, a National Forest Scenic Byway.
22 Economic Analysis
Mentone, California, is a small unincorporated community in San Bernardino County, part of the Riverside-San Bernardino-Ontario Metropolitan Statistical Area (MSA). Here’s an analysis of the area based on key economic, housing, and infrastructure factors:
1. Economic Overview
Mentone is primarily a residential area with a mix of local businesses, service industries, and nearby employment hubs in Redlands and San Bernardino. The economy benefits from proximity to major transportation routes, with residents often commuting to larger neighboring cities for work.
2. Housing Market
The housing market in Mentone consists of a mix of single-family homes, mobile homes, and some multi-family properties. Home values are generally more affordable compared to nearby Redlands, making it an attractive option for those looking for suburban or semi-rural living.
Recent years have seen gradual property value increases due to demand from commuters and those seeking more space outside urban centers.
3. Infrastructure & Transportation
Mentone is accessible via State Route 38, which connects the community to Redlands and the San Bernardino National Forest. Public transportation options are limited, so most residents rely on personal vehicles. The nearby San Bernardino International Airport provides air travel access, and major freeways such as I-10 and I-210 offer regional connectivity.
4. Education & Services
The area is served by the Redlands Unified School District, with several public schools available to residents. Higher education institutions, including the University of Redlands, are within a short drive. Medical services are accessible through nearby hospitals and healthcare providers in Redlands and San Bernardino.
5. Business & Development
Local businesses in Mentone cater to residential needs, including grocery stores, restaurants, and service providers. Larger retail centers and employment opportunities are located in neighboring Redlands and beyond. The area's development has remained steady, with a focus on maintaining its small-community atmosphere while accommodating growth.
6. Outdoor & Recreational Opportunities
Mentone offers easy access to outdoor recreation, including hiking, camping, and off-road activities in the San Bernardino National Forest. The Santa Ana River Trail and other natural areas provide opportunities for biking and equestrian activities, attracting nature enthusiasts and adventure seekers.
Conclusion
Mentone, CA, is a quiet community with a blend of suburban and rural characteristics. Its affordability, proximity to larger employment hubs, and access to outdoor recreation make it an appealing place to live for those seeking a balance between convenience and a more relaxed lifestyle. While limited in commercial development and public transit, its accessibility to nearby cities provides residents with essential amenities and services. 23 Top Employers in San Bernardino County
Employer Name Location Industry
Amazon Fulfillment Ctr Redlands Mail Order Fulfillment Service Amazon Fulfillment Ctr San Bernardino Mail Order Fulfillment Service Arrowhead Regional Medical Ctr Colton Hospitals
Bear Mountain Big Bear Lake Skiing Centers & Resorts
Burlington Distribution Ctr San Bernardino Distribution Centers (whls) California State Univ Sn San Bernardino
Schools-Universities & Colleges
Academic
Dignity Health Cmnty Hosp-Sn San Bernardino Hospitals
Dignity Health-St Bernardine San Bernardino Hospitals
Environmental Systems Research Redlands Geographics Information Systems Fedex Ground Bloomington Delivery Service
Inland Empire Health Plan Rancho Cucamonga Health Plans Kaiser Permanente Fontana Med Fontana Hospitals
Loma Linda Univ Health Board Loma Linda
Univ/Clg-Governing
Body/Regent/Trustee
Loma Linda University Med Ctr Loma Linda Hospitals
Mountain High Ski Resort Wrightwood Skiing Centers & Resorts Ontario International Airport Ontario Airports
Ontario-Montclair School Dist Ontario School Districts
Patton State Hospital Patton Hospitals
Primary Care Assoc Med Group Ontario Physicians & Surgeons Radial Rialto Mail Order Fulfillment Service
Redlands Community Hospital Redlands Hospitals
San Antonio Regional Hospital Upland Hospitals
San Bernardino County Sch Supt San Bernardino Schools & Educational Services NEC San Bernardino County Sheriff San Bernardino
General Justice Public Order & Safety
Activit
Snowline Joint Unified Sch Dst Phelan Schools
24 Neighborhood Description
The general neighborhood boundaries may be loosely described as Mentone. See Map for graphic description.
Neighborhood and community shopping services are provided by several facilities in the City of Mentone. Regional shopping services in the area are provided by malls in the City of Redlands area. Police and fire protection for the neighborhood are considered adequate.
The subject is located on Mill Creek Road (Route 38). Route 38 connects Interstate 10 in Redlands with State Route 18 in the Big Bear Lake area. It is one of the primary routes into the San Bernardino Mountains.
The subject is located in the north, somewhat rural area of Mentone near the Greenspot Neighborhood. The area is home to the historic Greenspot Market, a roadside market established in 1927. This trading post-style establishment offers a variety of essentials, including cold beverages and outdoor equipment, reflecting the area's rustic charm.
A central feature of the neighborhood is Greenspot Farms, a family-owned farm nestled in the foothills of Mentone.
25 Income Data
26 Assessor’s Parcel Map
27 Site Description
The subject property is identified as being a single parcel of commercially (“OS”; Open Space) zoned land. The site is identified in public record as 0168-343-01-0000. The appraiser will apply and use the identified as shows in public record and listed immediately below.
The subject site contains a total gross land area of approximately 203,415 square feet (4.6698 acres) and represents a somewhat triangular shaped parcel. Designated as San Bernardino County Assessor’s Parcel Number 0168-343-01-0000, the subject has approximately 779 linear feet of frontage along the west line of Mentone Avenue, and a property depth of 442 +/- feet to the east, a small frontage area on Amethyst Avenue and approximately 779 +/- feet of frontage on Mentone Avenue.
The subject has utility poles and easements along Mentone Avenue with single family residence on the south side of Mentone Avenue and the east side of the subject.
Subject Rough Property Outline
28 Mapped Easements
Flood Hazard and Earthquake Data
As previously mentioned, the subject property is located within a federally designated 500-year flood hazard zone. According to Interflood, the subject site is positioned within a Zone “X500” – “areas with a moderate-to-low risk of flooding, between the 1% and 0.2% annual chance (or 500- year) flood, and are not in the Special Flood Hazard Area.”.
The subject is located within the Yucaipa Quadrangle, within an Alquist-Priolo Special Studies (Fault Hazard) Zone.
29 Flood Map
30 Alquist-Priolo Special Studies (Fault Hazard) Map
31 Photographs of The Subject Property
Subject
Subject
32 Subject
Mill Creek Road/Route 38 Street Scene
33 Amethyst Avenue Street Scene
34 Zoning
OS: Open Space
Purpose.
The Open Space (OS) Overlay established by 82.01.030 (Overlays) is created to address the issue of open space from many perspectives. It does not simply protect natural open space areas for wildlife; the Open Space Overlay strikes a balance between the needs of an urbanizing County and the many uses, which require open lands. The following are descriptions of the many types of open space considered in the overlay:
(a) Natural Resources. Open space for the protection of natural resources encompasses a variety of areas, which are required to maintain biological diversity, to protect significant natural features, and to ensure that future generations will have access to a quality “natural” experience.
The County recognizes that natural areas in and adjacent to the urbanizing portions of the County are under substantial pressure. As urbanization of the Valley, Mountain and Desert Regions of the County continues, the loss of areas, which are capable of supporting both common and endangered plant and animal species, is accelerating. For this reason, protection of natural resources, or the proper management of natural lands for multiple users, is an important focus of the Open Space Overlay.
(b) Scenic Resources. Scenic areas in the County contain vistas that rival many found elsewhere in the State and the nation. These scenic resources can be deteriorated by increased urbanization along scenic corridors. The Open Space Overlay seeks to preserve these resources and to provide additional opportunities for the public to enjoy these pleasing features. (c) Trails. Because they provide public access to open space lands and serve as an active recreational amenity, trails form an important part of the overlay. Trails will be used to provide entry and to direct public access to those areas which can safely withstand human activity, to provide alternative transportation opportunities, and to provide a sense of County history. (Ord. 4011, passed - -2007)
§ 82.19.020 Location Requirements.
The Open Space Overlay shall be applied to the areas described above. (Ord. 4011, passed - -2007)
§ 82.19.030 Special Requirements for Natural Resources.
Areas designated for Wildlife Corridors, Special Policy Areas or Buffer Zones: When a land use is proposed, or an existing land use is increased by more than 25 percent of disturbed area within a OS Overlay designated as a wildlife corridor, special policy area or buffer zone, the land use application shall include a biotic resources report or other special report as appropriate for the subject area prepared as follows, except where the Director finds that prior environmental studies approved by the County have determined that the site does not contain viable habitat. (a) Report Content. If a biotic resources report is required, it shall identify all biotic resources located on the site and those on adjacent parcels that could be impacted by the proposed development and the impacts on the area as a wildlife corridor. If another special report is required, it shall identify all resources that are sensitive and need protection. The report shall also identify mitigation measures designed to reduce or eliminate impacts to the identified resources, and shall be submitted along with the application for the proposed development (b) Report Preparation. The biotic resources report shall be prepared by an appropriate expert (e.g., a qualified biologist, botanist, herpetologist, or other professional “life scientist.” The professional qualifications of the person preparing a biotic resources report shall be in 35 compliance with § 82.11.050 (Professional Qualifications). The professional qualifications of the person preparing a paleontologic resources report shall be in compliance with § 82.19.040 (Paleontologist Qualifications). The professional qualifications of the person preparing another special report may also require special qualifications in compliance the Department’s procedures.
(Ord. 4011, passed - -2007)
§ 82.19.040 Development Criteria within Scenic Areas.
(a) Applicability. The criteria below shall be used to evaluate a land use proposed within a scenic area in an Open Space Overlay and shall apply to:
(1) Areas with unique views of the County’s desert, mountain and valley areas or any other aesthetic natural land formations.
(2) An area extending 200 feet on both sides of the ultimate road right-of-way of State and County designated Scenic Highways as identified in the General Plan. The area covered may vary to reflect the changing topography and vegetation along the right-of-way. (b) Report. A special viewshed analysis shall be required if it is determined through the preparation of an Initial Study pursuant to the California Environmental Quality Act (CEQA) that the proposed project may have a significant negative impact on the scenic values of the subject parcel. This analysis shall identify mitigation measures designed to reduce or eliminate potentially significant impacts to the viewshed.
(c) Building and Structure Placement. Structure placement and style shall be compatible with and shall not detract from the visual setting or obstruct significant views. (d) Review Area. Land development proposals, including but not limited to residential facilities, commercial activities and mobile home parks/manufactured home landlease communities, shall be designed to blend into the natural landscape and maximize visual attributes of the natural vegetation and terrain. The design of development proposals shall also provide for maintenance of a natural open space parallel to and visible from the right-of-way. (e) Access Drives. Right-of-way access drives shall be minimized. Developments involving concentrations of commercial activities shall be designed to function as an integral unit with common parking and right-of-way access drives.
(f) Landscaping. The removal of native vegetation, especially timber, shall be minimized and replacement vegetation and landscaping shall be compatible with the local environment and, where practicable, capable of surviving with a minimum of maintenance and supplemental water.
Landscaping and plantings shall not obstruct significant views, either when installed or when they reach mature growth.
(g) Roads, Pedestrian Walkways, Parking and Storage Areas. A large-scale development should restrict the number of access points by providing common access roads. Parking and outside storage areas shall be screened from view, to the maximum extent feasible, from either the Scenic Highway or the adjacent scenic or recreational resource by existing topography, by the placement of structures, or by landscaping and plantings which are compatible with the local environment and, where practicable, are capable of surviving with a minimum of maintenance and supplemental water.
(h) Above Ground Utilities. Utilities shall be constructed and routed underground except in those situations where natural features prevent the underground siting or where safety considerations necessitate above ground construction and routing. Above ground utilities shall be constructed and routed to minimize detrimental effects on the visual setting of the designated area. Where it is practical, above ground utilities shall be screened from view from either the 36 Scenic Highway or the adjacent scenic or recreational resource by existing topography, or by placement of structures.
(i) Grading. The alteration of the natural topography of the site shall be minimized and shall avoid detrimental effects to the visual setting of the designated area and the existing natural drainage system. Alterations of the natural topography shall be screened from view from either the Scenic Highway or the adjacent scenic or recreational resource by landscaping and plantings which harmonize with the natural landscape of the designated area, and which are capable of surviving with a minimum of maintenance and supplemental water. (j) Timber Harvesting. Timber harvesting within or adjacent to the right-of-way shall be limited to that which is necessary to maintain and enhance the quality of the forest. (k) Storage Areas. Outside storage areas associated with commercial activities shall be completely screened from view of the right-of-way with landscaping and plantings that are compatible with the local environment and are capable of surviving with a minimum of maintenance and supplemental water.
(l) Signs. Off-site freestanding signs greater than 18 square feet are prohibited in the OS Overlay. On-site signs within this overlay shall be designed to reflect and preserve the unique scenic values of the scenic area. They shall not exceed 100 square feet in area. This on-site sign size requirement only applies to new on-site signs approved after January 15, 2014. No on-site signs existing prior to January 15, 2014 will be considered illegal or abandoned based upon the requirements of this subsection. The provisions of Chapter 83.13. (Sign Regulations) are applicable to the signs regulated by this subsection. The provisions of Chapter 83.13 and the environmental review required for all discretionary projects will ensure that the scenic quality of properties located within the overlay will be addressed. (m) Wireless Telecommunication Facilities. Wireless telecommunication facilities shall be allowed within a scenic area pursuant to Chapter 84.27 (Wireless Telecommunication Facilities) of this Code.
(Ord. 4011, passed - -2007; Am. Ord. 4245, passed - -2014; Am. Ord. 4268, passed - -2015) § 82.19.050 Development Standards for Trails.
The following standards shall be used to evaluate proposed trails:
Table 82-23
Urban Standards (Maximum Accessibility)
Item Bicycle+
Pedestrian (1)
Bicycle- only (1) Hiking- only Equestrian- only (4)
Table 82-23
Urban Standards (Maximum Accessibility)
Item Bicycle+
Pedestrian (1)
Bicycle- only (1) Hiking- only Equestrian- only (4)
Minimum width
(one way)
10 ft. 5 ft. 5 ft. 8 ft.
Minimum width
(two way)
12 ft. 8 - 10 ft. 8 - 10 ft. 10 ft.
Surface Hardened, e.g.
asphalt(2)
Hardened, e.g.
asphalt
Hardened Hard-packed, No
paving
Shoulder 2 ft. minimum 2 ft. minimum 2 ft. minimum 2 ft. minimum 37 Vertical Clearance 12 ft. 10 ft. 10 ft. 12 ft.
Cross Slope 2 percent
maximum
2 percent
maximum
2 percent
maximum
2 percent maximum
Maximum Grade 5 percent 5 percent 5 percent Maximum limit is erosion control
Table 82-24
Low Use and Natural Area Standards
Item Bicycle+ Pedestrian (1) Bicycle- only (1) Hiking- only Equestrianonly (4) Table 82-24
Low Use and Natural Area Standards
Item Bicycle+ Pedestrian (1) Bicycle- only (1) Hiking- only Equestrianonly (4) Minimum
width (one
way)
6 - 8 ft. 2 ft. 2 ft. 6 ft.
Minimum
width (two
way)
8 - 10 ft. 2 ft. 4 ft. 8 ft.
Surface Firm all weather and
unobstructed
Minimize
erosion
Minimize
erosion
Minimize
erosion
Shoulder 2 ft. minimum 2 ft. minimum 2 ft. minimum 2 ft. minimum Vertical
Clearance
10 ft. 8 ft. 8 ft. 12 ft.
Cross Slope 3 percent maximum 3 percent
maximum
3 percent
maximum
3 percent
maximum
Maximum
Grade
5 percent; rest and
turning areas every 200
ft. minimum
Maximum limit
is erosion
control
Maximum limit
is erosion
control
Maximum limit
is erosion control
Notes:
(1) Standards meet Caltrans Class I Bikeway standards.
(2) Where equestrian uses occur, an appropriate trail material (e.g., decomposed granite) shall be provided on the equestrian portion of the trail only; the remainder of the trail shall use materials appropriate to its intended use.
(3) Multiple use trails with both bicyclists and equestrians shall be no narrower than six feet. A combined use trail with hiking and bicycling only should be no narrower than four feet. (4) A maximum of 20 percent vertical grade or as needed for erosion control, whichever is less.
This can be exceeded for short distances (no more than 200 feet). 38 Highest and Best Use
The current County of San Bernardino zoning designation for the subject property is “OS” (Open Space), a commercial zoning designation.
Highest and Best Use is defined as “The reasonably probable and legal use of vacant land or an improved property, that is physically possible, appropriately supported, and financially feasible and that results in the highest value” (Appraisal Institute, The Appraisal of Real Estate – Twelfth Edition Chicago, Illinois p. 305).
Typically, there are two types of highest and best use: highest and best use of the land as if vacant and available for development to highest and best use, and highest and best use of a property as presently improved. In case of land containing improvements, the existing use will continue until land value in its highest and best use exceeds the sum of the value of the entire property in this existing use and the cost to remove the improvements.
Four Tests of Highest and Best Use
The four tests of highest and best use are: (1) legally permissible (2) physically possible (3) financially feasible and (4) most profitable. The first two tests are interchangeable in order and, in many circumstances, the last two are combined. Steps Three and Four (financially feasible/most profitable) cannot be determined until the first two steps are analyzed. (1) legally permissible – The subject’s current zoning of O (Open Space) allows to agricultural purposes and recreation purposes. It does not allow development of a single family residence. (2) physically possible – The subject is sided on 3 side by streets and is reported to have water available near Amethyst Avenue area of the subject. But there is no meter connection. The subject is flat and looks to support agricultural use.
(3) financially feasible and (4) most profitable - Although a complete feasibility study is beyond the scope of this report, it appears that the current highest and best use of the site, based on the subject’s zoning, it appears that an agricultural use may well represent the current highest and best use of the site.
39 Sales Comparison Approach to Value
The Sales Comparison Approach to Value is based on an analysis of recent sales and/or listings of similar properties. When there is an abundance of relevant market data on properties similar to the subject in the immediate marketplace, in my investigation will be limited to the subject’s local marketing area. However, when there is a lack of recent sales activity on similar property types, I must expand my normal parameters of research into neighboring or competing marketplaces.
Once the market area has been defined, an investigation is conducted to obtain all relevant market data pertaining to the recent sales and/or listings of comparable properties. The market data is then analyzed, and direct comparison is made of the sale property to the subject property.
Based on this comparison, adjustments to the selling prices of the comparable sales are made to allow for differences, such as time-value increases or decreases since the date of sale, age and/or condition of the improvements, construction quality, and location, resulting in an indication of value for the subject property, or the price for which the sale property would have sold had it been essentially the same as the subject property. The value indications are then analyzed, based on appropriate units of comparison, and the unit of comparison considered being the most applicable is then applied to the subject for an indication of value by the Sales Comparison Approach to Value. The method of comparison utilized in this analysis involves a price-persquare-foot of land area. The chart on the following page provides a summary of the sale and/or listing comparables which were given consideration in my estimation of value for the subject property.
40 Market Data Summary – Comparable Land Sales
COMPARABLE #1
0 7th Street Mentone
Site Description: Commercial Land
Site Size: 4.31 AC | 187,743 SF
APN 029-920-211-0000
Topography: Flat Zoning: AG-R1
Date of Sale: 12/23/2024 Sales
Price/Per SF:
$738,750 $3.93 SF
Terms of Sale: Cash DOM: 14
3 Year Ownership History: Prior sale was on 12/31/1990 for $110,000 as a Grant Deed.
Information Sources: MLS/RealList
Misc Comments: This is 4.3 acres with fencing and 10 Crafton Water shares. There is a road easement that was being
removed across a corner. This is an avocado grove.
The agent stated the value is in the land and was sold
for development.
41 COMPARABLE #2
11055 King Street, Redlands
Site Description: Commercial Land
Site Size: 4.28 Acres | 186,437 SF
APN 029-911-220-07-0000
Topography: Flat Zoning: RL-5-AP
Date of Sale: 12/01/2023 Sales
Price/Per SF:
$650,000 $3.49 SF
Terms of Sale: Cash DOM: 10
3 Year Ownership History: Prior sale is unknown/Not reported in public record Information Sources: MLS/RealList
Misc Comments: This property is planted with oranges and marketed for residential development with 5 water shares
42 COMPARABLE #3
0 California, Calimesa
Site Description: Commercial Land
Site Size: 2.91 Acres | 126,760 SF
APN 410-162-013
Topography: Flat Zoning: R1
Date of Sale: 05/27/2022 Sales
Price/Per SF:
$300,000 $2.37
Terms of Sale: Cash DOM: Unknown
3 Year Ownership History: Prior sale was on 06/08/2009 for a $160,000 amount as a Grant Deed.
Information Sources: CoStar/RealList
Misc Comments: This is raw land that was marketed for single family residence
43 Sales Comparison Approach to Value Summary
Comparable Sale Adjustments
Property Rights
Accounts for leased fee, fee simple, leasehold, partial interest, etc. A transaction price is predicated on the real property interests conveyed. Many types of real estate, particularly income producing properties, are sold subject to existing leases. The revenue generating potential of a property is fixed or limited by the terms of an existing lease. In the valuation process, adjustments must be made to reflect the difference between contract rent and market rent and how this difference affects the property price. The rights appraised herein pertain to the Fee Estate. The closed sales were Fee Simple estate; no adjustments are warranted.
Financing
Accounts for seller financing, or assumption of existing financing, at non-market terms.
Adjustments for financing terms are warranted when a property is purchased using nonmarket financing arrangements. Non-market financing can include seller carried notes or assumable loans with interest rates below terms currently achievable. Consideration was given to the influence of financing terms and arrangements.
The financing terms appeared to be market oriented and equivalent to cash, hence no adjustments are applied.
Conditions of Sale
Accounts for extraordinary motivation of buyer or seller. An adjustment is warranted for condition of sale when a transaction involves atypical motivations that affect the price of the property.
We did not obtain any information which suggests distressed seller conditions or other unusual circumstances that would affect the property sales. No adjustments were warranted for sale conditions.
Economic Trends
Accounts for changes in the economic environment over time that affect the appreciation and depreciation of real estate.
Comparables 1 and 2 sold in 2023 and comparable 3 sold in 2022. An extensive search for comparable property was undertaken using local and commercial MLS. Due to the overall lack of sales activity and resulting lack of market sub segmented market data no adjustments were supported.
44 Location
Accounts for market or submarket area influences on sale price; surrounding land use influences.
The economic location adjustment is a percentage adjustment that is estimated by reviewing income demographics by area using Realtor.com data.
The subject and comparable 1 is located in Mentone.
Home values in Mentone, CA
Mentone is a city in California and consists of 1 neighborhoods. There are 119 homes for sale, ranging from $60K to $2.7M.
• $536.5K Median listing home price
• $338 Median listing home price/Sq ft
• $570K Median sold home price
Comparable 2 is located in the City of Redlands.
Home values in Redlands, CA
Redlands is a city in California and consists of 5 neighborhoods. There are 940 homes for sale, ranging from $9.5K to $12.5M.
• $698K Median listing home price
• $378 Median listing home price/Sq ft
• $589K Median sold home price
Comparable 3 is located in Calimesa.
Home values in Calimesa, CA
Calimesa is a city in California and consists of 1 neighborhoods. There are 332 homes for sale, ranging from $12K to $2.8M.
• $599.9K Median listing home price
• $316 Median listing home price/Sq ft
• $550K Median sold home price
Due to the overall lack of comparable activity an ever expanding search for comparable activity was undertaken. This resulted in sales from competing markets. Due to the very similar median sold prices, no adjustments are applied.
45 Utilities/Development Possibility
The subject has power at the site and water at the intersection of Mill Creek, Mentone Avenue and Amethyst Avenue the cost of the connection (meter etc.) is estimated between $50,000- $75,000. The subject is also not a buildable site as per the county planning department. The costs to cure for water connection will be deducted from comparable 1-3. Splitting the estimates of $50,000 and $75,000 is $62,500.
Comparables 1, 2 and 3 are buildable site and will require a downward adjustment. Research was conducted which uncovered several sales of very steeply sloped parcels 33746 Fish Hatchery Road, Mentone, which is two parcels totaling 40 acres sold 03/21/2024 for $0.15 per square foot.
Also parcel 0288-241-30-0000 on Cloverhill Drive in Highland sold 11/19/2024 for $188,000.
This is 52.4 acres and due to zoning would only allow one SFR to be developed. This sold for $0.08 square foot.
A 20 acres parcel on Summit Valley Road, Hesperia sold 12/2024 for $25,000. This looks to have no utilities available and sold for $0.38 per square foot. These represent possibly the very low end of the range. Paired sales analysis suggests a discount of 35%-40%. This will be deducted in the grid.
Site Size
The subject site size is 4.6698 Acres/203,415 SF.
Comparable 1 site size is 3.93 Acres/187,743 SF.
Comparable 2 site size is 3.49 Acres/186,437 SF.
Comparable 3 site size is 2.91 Acres/126,760 SF.
Due to the overall lack of comparable activity, it was not possible to bracket the subject’s lot size. Although the net effective usable land area of the subject might be somewhat diminished due near the Amethyst Avenue area due to set-backs.
46 Comparable Analysis
Comp Address Sales Date Sales Price Price Per SF Land
Size
C-1 0 7th Street Mentone 12/23/2024 $738,750 $3.93 SF 4.31 AC 187,743 SF
C-2 11055 King Street, Redlands 12/01/2023 $650,000 $3.49 SF 4.28 Acres 186,437 SF
C-3 0 California, Calimesa 05/27/2022 $300,000 $2.37 SF 2.91 Acres 126,760 SF
Subject 0168-343-07-000, Mentone ~ ~ ~ 4.6698 AC
203,415 SF
47 Adjustment Grid
Analysis Grid Subject Comp 1 Comp 2 Comp 3
Address 0168-343-01-
0000
0299-202-11-0000 11055 King
Street
410-162-013
City Mentone Mentone Redlands Calimesa
State CA CA CA CA
Date 03/03/2025 12/23/2024 12/01/2023 05/27/2022
Price N/A $738,750 $650,000 $300,000
SF of Land 203,415 187,743 186,437 126,760
Price per SF N/A $3.93 $3.49 $2.37
Transaction Adjustments
Property Rights N/A Fee Simple 0.0% Fee Simple 0.0% Fee Simple 0.0% Financing N/A Private Financing 0.0% Cash 0.0% Cash 0.0% Conditions of Sale N/A Conventional 0.0% Conventional 0.0% Conventional 0.0% Adjusted Price per SF $3.93 $3.49 $2.37
Market Trends Through
03/03/2025
0.0% 0.0% 0.0% 0.0%
Adjusted Price per SF $3.93 $3.49 $2.37
Location
Adjustment
Highway 38 Rural Ag
=
Rural Ag
=
Residential
-$0.12
Zoning
Adjustment
O AG-R1
=
RL-5-AP
=
R1
-$0.12
Flood Zone
Adjustment
X500 X
-$0.20
X
-$0.17
X
-$0.12
Emblements
Adjustment
None Yes
-0.40
Yes
-$0.34
No
=
Site Size
Adjustment
203,415 187,743 186,437 126,760
Utilities
Adjustment
No Meter Water Shares=10
-$0.33
Water Shares=5
-$0.34
Residential Water
-$0.49
Buildability
Adjustment
No SFR Buldable
-$1.57
Buildable
-$1.40
Buildable
-$0.95
Adjusted Price per Unit $1.83 $1.58 $0.69
48 Adjustment Analysis
Land Value Ranges & Reconciled Value
Number of
Comparables:
3 Unadjusted Adjusted %△
Low: $2.37 $0.69 110%
High: $3.93 $1.83 73%
Average: $3.26 $1.37 82%
Median $3.49 $1.58 75%
Reconciled Value/Unit
Value:
$1.50
Subject Size: 203,415
Indicated Value: $305,122
Reconciled Final Value: $300,000
Qualitative adjustments were made in price per square foot. Most weight is placed on comparable 1, as it is the most recent sale and is located within the Mentone market with weight on comparable 2.
Accordingly, a final value indicator via the Sale Comparison Approach to Value is; “As-Is”:
Price per Square Foot $3.00 X 203,415 SF = $305,122
Rounded To: $300,000
49 Conclusion
Based on the foregoing analysis, the estimated market value for the Fee Simple interest (“as-is”) in the subject property, as of March 3rd, 2025 is as depicted below:
“As-Is” Value:
THREE HUNDRED THOUSAND DOLLARS
($300,000)
50 Market Data
Riverside County Land Sales
Riverside County Single Family Residence Trends
51 Appraiser’s Resume
Gary G. Young SCREA
Certified General Real Estate Appraiser
• State of California Certified General Estate Appraiser License #AG033542 • State of Nevada Certified General Real Estate Appraiser License #A.0207799- CG
• State of Arizona Certified General Real Estate Appraiser License CGA-1033616 Granite Appraisal Group
California - Nevada - Arizona
• Chief Appraiser
Broker: Granite Real Estate/Granite R.E. Commercial
• State of California Licensed Real Estate Broker #01493247 Managing Broker: Grace Capital
• Private Money Lender
Right of Way Appraiser
• Commercial Valuation and Right of Way/Easement Services & California High Speed Rail Project.
Instructor & Appraisal/Real Estate Course Development/Writer • On-line and Classroom
Appraisal Valuation Expert Testimony & Court Preparation • Recognized in the California Superior Court System
52 Gary G. Young SCREA
Real Estate Related Education:
• 02/93 Real Estate Principals
• 02/93 Real Estate Appraisal
• 08/03 USPAP
• 06/04 Real Estate Practice
• 11/04 FHA (FHA approved Appraiser)
• 05/05 Real Estate Finance
• 08/05 Real Estate Economics
• 09/05 USPAP
• 11/05 Natural Hazard Disclosure – Real
Estate
• 11/05 Legal Aspects of Real Estate
• 12/05 Property Management
• 01/06 Real Estate Office Administration
• 07/06 Appraising Manufactured Housing
• 07/06 Residential Appraisal Review
• 08/06 Narrative Report Writing/Income
Capitalization
• 04/07 FHA Update Course
• 05/07 Commercial Income Property
Analysis
• 10/07 USPAP 2006 Update Course
• 10/07 Appraising Unique & Complex
Properties
• 10/07 Relocation Appraisal
• 10/07 Income Capitalization
• 12/07 Environmental Pollutions and Mold
• 12/07 Appraisal Liability
• 12/07 Construction Details and Trends
• 12/08 Nevada Appraisal Law
• 02/10 USPAP 2010 Update Course
• 05/10 USPAP 2010/2011
• 05/11 USPAP 2011/2012
• 07/11 Rural and Complex Property
Appraisal
• 01/12 USPAP 2012-2013
• 01/12 Analyzing Retail Shopping Centers
• 01/12 Regression Analysis for Appraisal
• 01/12 REO and Short Sale Guidelines.
• 02/12 Green & Sustainable Technology
in the Real Estate & Appraisal Industries.
• 01/14 Real Estate Specialties
• 01/14 Complex Residential Appraisal
• 01/14 Economics for Appraisers
• 01/14 USPAP 2014-2015 Update
• 01/14 Federal & State Laws & Regs.
• 01/16 USPAP 2016-17 Update
• 01/16 Hawaii Principals of Real Estate
• 11/16 Certified General Sales
Comparison Approach
• 11/16 Certified General Income
Approach
• 11/16 Hawaii 20 Hour Broker Update
• 11/17 Appraisal of Self-Storage Facilities
• 11/17 Appraisal of Fast Food Facilities
• 11/17 Appraisal of Full Service Hotels
• 11/17 Appraisal of Ground Leases
• 11/17 Appraisal of Industrial Incubators
• 11/17 Appraisal of Owner-Occupied
Commercial Properties
• 11/17 7-Hour USPAP Update
• 11/17 Appraisal Laws & Regulations
• 2018-2019 USPAP Update
• Laws & Regulations for CA Appraisers
• Divorce & Estate Valuations 2019
• Limited Scope Valuations 2019
• Evaluating Residential Appraisal 2019
• Complex Properties 2019
• 7-Hour USPAP 2021
• Appraisal Of Industrial & Flex Properties
2021
53 Real Estate Related Education Continued:
• Appraisal of Assisted Living Facilities 2021
• Appraisal of Owner Occupied Commercial Properties 2021 • Appraising Small Apartment Properties 2021
• Best Practices for Completing Bifurcated & Hybrid Appraisals 2021 • Commercial Land Valuation 2021
• Income Approach Case Studies for Commercial appraisal 2021 • California Laws & Regulations 2021
• Nevada Laws and Regulations 2021
• Market Disturbances – Appraisals in A-Typical Markets & Cycles 2021 • The Cost Approach 2021
• Uniform Appraisal Standards for Federal Land Acquisitions (Yellow Book) 2023 • Market Disturbances-Appraisals in Atypical Markets and Cycles 2023 • Residential Property Measurement and ANSI Z765 2023
• Supporting Your Adjustments: Methods for Residential Appraisers 2023 • Land and Site Valuation 2023
• Fair Housing, Bias and Discrimination 2023
• Commercial Land Valuation 2023
• 2024-2025 7-hour National USPAP Update Course 2023
54 Gary G. Young SCREA
Certified General Real Estate Appraiser
California/Nevada/Arizona
California Licensed Real Estate Broker
Real Estate Related Schools:
Appraisal Institute
California School of Real Estate
Appraisal Training School
Allied School of Real Estate
McKissock School of Real Estate Appraisal
Kaplan Professional School
Sierra College
Real Estate Related Experience:
25+ years of Commercial Property Management
Commercial Real Estate Sales and Brokerage Operations
Commercial Valuation
Distressed Commercial Property Valuation
Right of Way/Easement Valuations
17+ years of Residential and Commercial Property Valuation Residential Development/Subdivision Map Development and Valuations Residential Valuation
Residential Real Estate Sales and Brokerage Operations
Distressed 1 to 4 Unit Property Valuation and Sales
Forensic Appraisal
Expert Testimony, Court and Deposition Preparation.
Appraisal Course Development and Instruction
California High Speed Train Project
Member:
FREA, National Association of Realtors Commercial Alliance, Placer County Association of Realtors, CRMLS, California Association of Realtors, National Association of Realtors.
SCREA:
The Financial Institutions Reform, Recovery and Enforcement Act(FRREA) of 1989 requires all states to institute a licensing and certification program for appraisers conducting appraisals for federally related real estate transactions. In compliance with FIRREA, the Office of Real Estate Appraisers (OREA) was established by the State of California. The title “State Certified Real Estate Appraiser” was awarded by the OREA to individuals who have successfully met the minimum requirements for certification. This renewable license authorizes the appraiser to complete appraisals of all real estate transactions without regard to transaction value or complexity. 55 Appraiser’s License
56 Glossary
This glossary contains the definitions of common words and phrases, used throughout the appraisal industry, as applied within this document. Please refer to the publications listed in the Works Cited section below for more information.
Works Cited:
▪ Appraisal Institute. The Appraisal of Real Estate. 13th ed. Chicago: Appraisal Institute, 2008. Print.
▪ Appraisal Institute. The Dictionary of Real Estate Appraisal. 5th ed. 2010. Print.
Band of Investment
A technique in which the capitalization
rates attributable to components of a
capital investment are weighted and
combined to derive a weighted-average
rate attributable to the total investment.
(Dictionary, 5th Edition)
Common Area
1. The total area within a property that
is not designed for sale or rental but
is available for common use by all
owners, tenants, or their invitees,
e.g., parking and its appurtenances,
malls, sidewalks, landscaped areas,
recreation areas, public toilets, truck
and service facilities.
2. In a shopping center, the walkways
and areas onto which the stores face
and which conduct the flow of
customer traffic. (ICSC) (Dictionary,
5th Edition)
Common Area Maintenance (CAM)
1. The expense of operating and
maintaining common areas; may or
may not include management
charges and usually does not include
capital expenditures on tenant
improvements or other improvements
to the property.
• CAM can be a line-item expense
for a group of items that can
include maintenance of the
parking lot and landscaped areas
and sometimes the exterior walls
of the buildings.
• CAM can refer to all operating
expenses.
• CAM can refer to the
reimbursement by the tenant to
the landlord for all expenses
reimbursable under the lease.
Sometimes reimbursements have
what is called an administrative
load. An example would be a
15% addition to total operating
expenses, which are then
prorated among tenants. The
administrative load, also called
an administrative and marketing
fee, can be a substitute for or an
addition to a management fee.
2. The amount of money charged to
tenants for their shares of
maintaining a center’s common area.
The charge that a tenant pays for
shared services and facilities such as
electricity, security, and maintenance
of parking lots. The area maintained
in common by all tenants, such as
parking lots and common passages.
The area is often defined in the lease
and may or may not include all
physical area to be paid for by all
tenants. Items charged to common
area maintenance may include
cleaning services, parking lot
57 sweeping and maintenances, snow
removal, security, and upkeep.
(ICSC) (Dictionary, 5th Edition)
3. Debt Coverage Ratio (DCR)
The ratio of net operating income to
annual debt service (DCR = NOI/Im),
which measures the relative ability of a
property to meet its debt service out of
net operating income; also called debt
service coverage ratio (DSCR). A larger
DCR indicates a greater ability for a
property to withstand a downturn in
revenue, providing an improved safety
margin for a lender. (Dictionary, 5th
Edition)
Discount Rate
A yield rate used to convert future
payments or receipts into present value;
usually considered to be a synonym for
yield rate. (Dictionary, 5th Edition)
Effective Age
The age of property that is based on the
amount of observed deterioration and
obsolescence it has sustained, which
may be different from its chronological
age. (Dictionary, 5th Edition)
Effective Date
1. The date on which the analyses,
opinion, and advice in an appraisal,
review, or consulting service apply.
2. In a lease document, the date upon
which the lease goes into effect.
(Dictionary, 5th Edition)
Exposure Time
1. The time a property remains on the
market.
2. The estimated length of time the
property interest being appraised
would have been offered on the
market prior to the hypothetical
consummation of a sale at market
value on the effective date of the
appraisal; a retrospective estimate
based on an analysis of past events
assuming a competitive and open
market. (Dictionary, 5th Edition)
External Obsolescence
An element of depreciation; a
diminution in value caused by negative
externalities and generally incurable on
the part of the owner, landlord, tenant.
(Dictionary, 5th Edition)
Extraordinary Assumption
An assumption, directly related to a
specific assignment, which, if found to
be false, could alter the appraiser’s
opinions or conclusions. Extraordinary
assumptions presume as fact otherwise
uncertain information about physical,
legal, or economic characteristics of the
subject property; or about conditions
external to the property such as market
conditions or trends; or about the
integrity of data used in an analysis.
(USPAP, 2010-2011 ed.) (Dictionary,
5th Edition)
Fee Simple Estate
Absolute ownership unencumbered by
any other interest or estate, subject only
to the limitations imposed by the
governmental powers of taxation,
eminent domain, police power, and
escheat. (Dictionary, 5th Edition)
Functional Obsolescence
The impairment of functional capacity of
a property according to market tastes and
standards. (Dictionary, 5th Edition)
58 Fee Simple Estate or the Leased Fee
Estate. Based upon the definitions from
the Dictionary of Real Estate Appraisal
when a subject is encumbered by a lease,
the leased fee property rights should be
analyzed. This is closely tied to the
Highest and Best Use analysis. In the
development and analysis for the Income
Approach to Value may, and often times
aligns with current market conditions, of
Fee Simple Estate. Therefore, the leased
fee estate value is equal to the fee simple
estate, but the property rights are
appraised. Often a lender wants to hold a
note on a Fee Simple Estate and tasks
the appraiser with a Fee Simple estimate
of value. This is a Scope of Work and
assignment condition.
Functional Utility
The ability of a property or building to
be useful and o perform the function for
which it is intended according to current
market tastes and standards; the
efficiency of a building’s use in terms of
architectural style, design and layout,
traffic patterns, and the size and type of
rooms. (The Appraisal of Real Estate,
13th Edition)
Gross Building Area (GBA)
Total floor area of a building, excluding
unenclosed areas, measured from the
exterior of the walls of the above-grade
area. This includes mezzanines and
basements if and when typically
included in the region. (Dictionary, 5th
Edition)
Gross Leasable Area (GLA)
Total floor area designed for the
occupancy and exclusive use of tenants,
including basements and mezzanines;
measured from the center of joint
partitioning to the outside wall surfaces.
(Dictionary, 5th Edition)
Highest & Best Use
The reasonably probable and legal use of
vacant land or an improved property that
is physically possible, appropriately
supported, financially feasible, and that
results in the highest value. The four
criteria the highest and best use must
meet are legal permissibility, physical
possibility, financial feasibility, and
maximum productivity. Alternatively,
the probable use of land or improved
property—specific with respect to the
user and timing of the use—that is
adequately supported and results in the
highest present value. (Dictionary, 5th
Edition)
Highest and Best Use of Land or a Site
as Though Vacant
Among all reasonable, alternative uses,
the use that yields the highest present
land value, after payments are made for
labor, capital, and coordination. The use
of a property based on the assumption
that the parcel of land is vacant or can be
made vacant by demolishing any
improvements. (Dictionary, 5th Edition)
Highest and Best Use of Property as
Improved
The use that should be made of a
property as it exists. An existing
improvement should be renovated or
retained as is so long as it continues to
contribute to the total market value of
the property, or until the return from a
new improvement would more than
offset the cost of demolishing the
existing building and constructing a new
one. (Dictionary, 5th Edition)
Hypothetical Condition
That which is contrary to what exists but
is supposed for the purpose of analysis.
Hypothetical conditions assume
59 conditions contrary to known facts about
physical, legal, or economic
characteristics of the subject property; or
about conditions external to the property,
such as market conditions or trends; or
about the integrity of data used in an
analysis. (Dictionary, 5th Edition)
Leased Fee Interest
A freehold (ownership interest) where
the possessory interest has been granted
to another party by creation of a
contractual landlord-tenant relationship
(i.e., a lease). (Dictionary, 5th Edition)
Market Area
The area associated with a subject
property that contains its direct
competition. (Dictionary, 5th Edition)
Market Rent
The most probably rent that a property
should bring is a competitive and open
market reflecting all conditions and
restrictions of the lease agreement,
including permitted uses, use
restrictions, expense obligations, term,
concessions, renewal and purchase
options, and tenant improvements (TIs).
(Dictionary, 5th Edition)
Market Value
The major focus of most real property
appraisal assignments. Both economic
and legal definitions of market value
have been developed and refined.
1. The most widely accepted
components of market value are
incorporated in the following
definition: The most probable price
that the specified property interest
should sell for in a competitive
market after a reasonable exposure
time, as of a specified date, in cash,
or in terms equivalent to cash, under
all conditions requisite to a fair sale,
with the buyer and seller each acting
prudently, knowledgeably, for selfinterest, and assuming that neither is under duress.
2. Market value is described in the
Uniform Standards of Professional
Appraisal Practice (USPAP) as
follows: A type of value, stated as an
opinion, that presumes the transfer of
a property (i.e., a right of ownership
or a bundle of such rights), as of a
certain date, under specific
conditions set forth in the definition
of the term identified by the
appraiser as applicable in an
appraisal. (USPAP, 2010-2011 ed.)
USPAP also requires that certain
items be included in every appraisal
report. Among these items, the
following are directly related to the
definition of market value:
• Identification of the specific
property rights to be appraised.
• Statement of the effective date of
the value opinion.
• Specification as to whether cash,
terms equivalent to cash, or other
precisely described financing
terms are assumed as the basis of
the appraisal.
• If the appraisal is conditioned
upon financing or other terms,
specification as to whether the
financing or terms are at, below,
or above market interest rates
and/or contain unusual conditions
or incentives. The terms of
above—or below—market
interest rates and/or other special
incentives must be clearly set
forth; their contribution to, or
negative influence on, value must
be described and estimated; and
the market data supporting the
opinion of value must be
described and explained.
60 3. The following definition of market
value is used by agencies that
regulate federally insured financial
institutions in the United States: The
most probable price that a property
should bring in a competitive and
open market under all conditions
requisite to a fair sale, the buyer and
the seller each acting prudently and
knowledgeably, and assuming the
price is not affected by undue
stimulus. Implicit in this definition is
the consummation of a sale as of a
specified date and the passing of title
from seller to buyer under conditions
whereby:
• Buyer and seller are typically
motivated;
• Both parties are well informed or
well advised, and acting in what
they consider their best interests;
• A reasonable time is allowed for
exposure in the open market;
• Payment is made in terms of cash
in U.S. dollars or in terms of
financial arrangements
comparable thereto; and
• The price represents the normal
consideration for the property
sold unaffected by special or
creative financing or sales
concessions granted by anyone
associated with the sale. (12
C.F.R. Part 34.42(g); 55 Federal
Register 34696, August 24, 1990,
as amended at 57 Federal
Register 12202, April 9, 1992; 59
Federal Register 29499, June 7,
1994)
The International Valuation Standards
Council defines market value for the
determination of reasonable exposure
and marketing time). (Dictionary, 5th
Edition)
Net Operating Income (NOI)
The actual or anticipated net income that
remains after all operating expenses are
deducted from effective gross income
but before mortgage debt service and
book depreciation are deducted.
(Dictionary, 5th Edition)
Obsolescence
One cause of depreciation; an
impairment of desirability and
usefulness caused by new inventions,
changes in design, improved processes
for production, or external factors that
make a property less desirable and
valuable for a continued use; may be
either functional or external. (Dictionary,
5th Edition)
Parking Ratio
A ratio of parking area or parking spaces
to an economic or physical unit of
comparison. Minimum required parking
ratios of various land uses are often
stated in zoning ordinances. (Dictionary,
5th Edition)
Rentable Area
For office buildings, the tenant’s pro rata
portion of the entire office floor,
excluding elements of the building that
penetrate through the floor to the areas
below. The rentable area of a floor is
computed by measuring to the inside
finished surface of the dominant portion
of the permanent building walls,
excluding any major vertical
penetrations of the floor. Alternatively,
the amount of space on which the rent is
based; calculated according to local
practice. (Dictionary, 5th Edition)
Replacement Cost
The estimated cost to construct, at
current prices as of the effective
appraisal date, a substitute for the
building being appraised, using modern
61 materials and current standards, design,
and layout. (Dictionary, 5th Edition)
Scope of Work
The type and extent of research and
analyses in an assignment. (Dictionary,
5th Edition)
Stabilized Occupancy
An expression of the expected
occupancy of a property in its particular
market considering current and
forecasted supply and demand, assuming
it is priced at market rent. (Dictionary,
5th Edition)
Tenant Improvements (TIs)
1. Fixed improvements to the land or
structures installed and paid for use
by a lessee.
2. The original installation of finished
tenant space in a construction
project; subject to periodic change
for succeeding tenants. (Dictionary,
5th Edition)
Vacancy and Collection Loss
A deduction from potential gross income
(PGI) made to reflect income reductions
due to vacancies, tenant turnover, and
non-payment of rent; also called vacancy
and credit loss or vacancy and
contingency loss. Often vacancy and
collection loss is expressed as a
percentage of potential gross income and
should reflect the competitive market. Its
treatment can differ according to the
interest being appraised, property type,
capitalization method, and whether the
property is at stabilized occupancy.
(Dictionary, 5th Edition)
1 I:\cmo\Agreements\1st Amendment with Sartin Properties.bm.03.12.2026.FY2526-134.docx
FIRST AMENDMENT TO PURCHASE AND SALE AGREEMENT AND JOINT ESCROW
INSTRUCTIONS
This first amendment (“First Amendment”) to the Purchase and Sale Agreement With Assignment of Rights and Joint Escrow Instructions (“Agreement”), dated the 3rd day of March, 2026, by and between the City of Redlands, a California municipal corporation (the "Seller"), and Sartin Properties, LLC., a California limited liability company (the "Buyer"), is made and entered into this 17th day of March, 2026. The City, Seller, and Buyer may be collectively referred to as the "Parties" or individually as a "Party".
RECITALS
WHEREAS, it is the desire of the City, Seller and Buyer to amend their existing Agreement, specifically the Purchase Price and Closing Costs.
NOW, THEREFORE, for good and valuable consideration in the receipt of which is hereby acknowledged Seller and Buyer agree as follows:
AGREEMENT
Section 1. Section 2, subsections 2.1 and 2.1.1 of the Agreement, entitled “Purchase Price,” is hereby amended to read as follows:
“The purchase price of the Property (the "Purchase Price") shall be Three Hundred Thousand Dollars ($300,000.00). The Purchase Price shall be payable as follows:
2.1 Deposits. Within one (1) day following the "Opening of Escrow" (as hereinafter defined), Buyer shall deposit into "Escrow" (as hereinafter defined) the sum of One Thousand Dollars ($1,000.00) (which amount, together with any and all interest earned thereon, shall hereinafter be referred to as the "Deposit"). The Deposit shall be fully refundable through the Due Diligence Termination Date, as defined in Section 4.1.3. From and after the Due Diligence Termination Date, provided Buyer does not elect to terminate this Agreement pursuant to the terms of Section 4.1.3, the Deposit shall become non-refundable, except as specifically provided otherwise herein, and shall be credited against the Purchase Price at Closing.”
2.1.1 Refund of Deposit. In the event that Buyer delivers its Feasibility Notice, but subsequently elects to terminate this Agreement due to (a) a Seller Default, as defined in Section
12.1 hereunder, (b) a failure of a Buyer’s Condition to Closing, or (c) the occurrence of any other event which by the terms of this Agreement gives rise to Buyer’s right to terminate this Agreement and receive a refund of the Deposit, then, subject to the terms of Section 12.1, (i) the Deposit shall be returned by Escrow Agent to Buyer, or to the extent previously released to Seller, and refunded to Buyer by Seller, (ii) this Agreement and the Escrow shall terminate, and (iii) the Parties shall have no further obligation to one another with respect to this Agreement, except with respect to such provisions which by their terms survive the termination of this Agreement.
Section 2. Section 7.6 of the Agreement, entitled “Closing Costs,” is hereby amended to read as follows:
2 I:\cmo\Agreements\1st Amendment with Sartin Properties.bm.03.12.2026.FY2526-134.docx “7.6 Closing Costs. Each Party shall pay its own costs and expenses arising in connection with the Closing (including, without limitation, its own attorneys’ and advisors’ fees, charges, and disbursements), except the following costs (the "Closing Costs"), which shall be allocated as follows:
7.6.1 Escrow Agent’s escrow fees and costs shall be paid by Seller;
7.6.2 The cost of the Owner's Title Policy attributable to the standard coverage portion shall be paid by Seller;
7.6.3 The cost of the Owner's Title Policy attributable to the extended coverage portion shall be paid by Seller;
7.6.4 The cost of any items required to be provided by Seller pursuant to Section
4.2.2, shall be paid by Seller, and the costs of any other endorsements to the Owner’s Title Policy shall be paid by Seller;
7.6.5 Seller shall pay the cost of any documentary transfer taxes in connection with the recording of the Grant Deed;
7.6.6 Seller shall pay all recording costs for recording the Grant Deed; and
7.6.7 All other closing fees and costs shall be charged to and paid by Seller.” Section 3. All other provisions of the Agreement shall remain unchanged by this First Amendment and in effect.
IN WITNESS WHEREOF, the parties have executed this First Amendment, to be effective as of March 17, 2026.
CITY OF REDLANDS, a municipal SARTIN PROPERTIES, LLC., a California corporation Limited Liability Company
________________________________ By: ________________________________ Mario Saucedo, Mayor Kevin Sartan, Owner
ATTEST:
__________________________________
Jeanne Donaldson, City Clerk
City Council AGENDA ITEM NO. O3.
DATE: March 17, 2026
TO: Honorable Chair and Members of the Board of Trustees SUBJECT: Consideration of Resolution No. 2026-01 Amending Bylaws of the Redlands Public Improvement Corporation (Management Services/Finance Director Garcia ) MOTION:
If the Board of Trustees determines that staff's recommendation is appropriate, the following motion is provided:
I move to adopt Resolution No. 2026-01.
RECOMMENDATION:
Staff recommends that the Board adopt Resolution No. 2026-01 amending and restating the Bylaws for the Redlands Public Improvement Corporation.
DISCUSSION:
The Redlands Public Improvement Corporation (“RPIC” or “Corporation”) is a nonprofit public benefit corporation established by the City of Redlands to assist the City in financing, acquiring, and constructing public improvements that benefit the health, safety, and welfare of the City and its residents. The Corporation may participate with the City in financing structures such as leases or other arrangements that support the delivery of municipal capital projects.
In connection with the potential use of the Corporation to support future municipal financing activities, staff and counsel have prepared Amended and Restated Bylaws for the Corporation, attached as Exhibit A to Resolution No. 2026-01. The amendments modernize the governance structure of the Corporation while maintaining the original organizational framework established when the Corporation was formed. Key updates include aligning the membership of the Board of Trustees with the members of the Redlands City Council, who will serve as ex officio, and designating the officers of the Corporation to correspond with existing City leadership positions, including the Mayor as Chair of the Board, the City Manager as President, the City Clerk as Secretary, and the City Treasurer as Treasurer.
The amended bylaws also clarify meeting procedures and administrative provisions, including establishing that the Board will hold at least one regular meeting annually and that all meetings will comply with the requirements of the Ralph M. Brown Act. These updates are intended to ensure that the Corporation can operate efficiently and transparently when needed to support City financing activities while maintaining alignment with the City’s governance structure. Adoption of the resolution will approve the Amended and Restated Bylaws and allow them to stand as the governing bylaws of the Corporation, subject to approval by the Redlands City Council as required by the bylaws.
ALTERNATIVES:
The Board may choose to modify, reject or table this item.
STRATEGIC PLAN:
N/A
SUBMITTED BY:
Danielle Garcia, Management Services Director
RECOMMENDED BY:
Charles M. Duggan Jr., President
REVIEWED BY:
Yvette M. Abich Garcia, General Counsel
Janice McConnell, Assistant City Manager
FISCAL IMPACT
Discussion: There is no fiscal impact associated with the motion.
Attachments
RPICResolution_No_2026-01.pdf
Exhibit_A_-_Amended_and_Restated_Bylaws_-_RPIC.pdf
1 I:\cmo\Resolutions\RPIC.Resolution No. 2026-01.docx
RESOLUTION NO. 2026-01
A RESOLUTION OF THE BOARD OF TRUSTEES OF THE REDLANDS
PUBLIC IMPROVEMENT CORPORATION REGARDING ADOPTING AND
APPROVING AMENDED AND RESTATED BYLAWS OF THE
CORPORATION
WHEREAS, the City of Redlands (the “City”) has heretofore established the Redlands Public Improvement Corporation (the “Corporation”), duly organized and existing under the laws of the State of California; and
WHEREAS, the specific purposes for which the Corporation is organized include benefitting the City and its residents by participating with the City in projects to improve the health, safety and welfare of the City and its residents, purchasing and leasing real and personal property in connection with such projects, and assisting the City in financing, acquiring and constructing such projects; and
WHEREAS, the City Council and the Board of Trustees of the Corporation have determined that it is in the best interest of the Corporation to amend and restate the Bylaws of the Corporation; and
WHEREAS, there has been prepared and submitted to this meeting a form of the Amended and Restated Bylaws of the Corporation (the “Amended and Restated Bylaws”); and WHEREAS, the Bylaws provide that the Bylaws may be amended or repealed, or new Bylaws may be adopted, by majority vote of the Board of Trustees of the Corporation present and voting at any duly held meeting of the Board of Trustees, provided that any such amendment, repeal or adoption of new Bylaws shall be approved by the City Council of the City;
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF TRUSTEES OF THE REDLANDS PUBLIC IMPROVEMENT CORPORATION AS FOLLOWS;
Section 1. The foregoing recitals are true and correct, and the Board of Trustees so finds and determines.
Section 2. The form of the Amended and Restated Bylaws, in substantially the form submitted to this meeting and made a part hereof as though set forth herein as Exhibit ‘A’, is hereby approved and adopted and shall stand as the Bylaws of the Corporation until valid amendment thereof.
Section 3. This Resolution shall take effect immediately upon its adoption. 2 4132-6795-3510.2
ADOPTED, SIGNED AND APPROVED this 17th day of March, 2026. _______________________
Mario Saucedo, Chair
ATTEST:
_________________________
Jeanne Donaldson, Secretary
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I, Jeanne Donaldson, Secretary of the Redlands Public Improvement Corporation, hereby certify that the foregoing Resolution was duly adopted by the Board of Trustees at a regular meeting thereof, held on the 17th day of March, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
________________________
Jeanne Donaldson, Secretary
4140-4815-8310.4
EXHIBIT A
AMENDED AND RESTATED BYLAWS
OF
REDLANDS PUBLIC IMPROVEMENT CORPORATION
ARTICLE I
NAME
The name of this organization is REDLANDS PUBLIC IMPROVEMENT CORPORATION.
ARTICLE II
PURPOSE
The purposes for which this organization is formed shall be as provided in its Articles of Incorporation.
ARTICLE III
MEMBERSHIP
This Corporation shall have no members and shall be governed solely by its Board of Trustees. The provision of Article IV, Section 3, concerning the designation of the members of the City Council (referred to hereinafter as the “City Council”) of the City of Redlands (referred to hereinafter as the “City”) as the members of the Board of Trustees, shall not be construed to mean that the members of the City Council are the corporate members of this Corporation.
ARTICLE IV
BOARD OF TRUSTEES
1. Responsibility. Except as otherwise provided by the Articles of Incorporation or by the Bylaws, the powers of the Corporation shall be exercised, its property shall be controlled and its affairs shall be conducted by the Board of Trustees (hereinafter referred to as the “Board”).
2. Board of Trustees Members. The Board’s members shall be, at all times, the members of the City Council of the City, serving ex officio. The term of office as a member of the Board shall terminate when such member of the Board shall cease to be a member of the City Council of the City, and the successor to such member of the City Council of the City shall become a member of the Board.
2 4140-4815-8310.4
3. Voting Rights. Each trustee shall be entitled to one (1) vote on all matters before the Board. There shall be no voting by proxy.
4. Regular Meetings. Regular meetings of the Board shall be held at such time as the Board may fix by resolution from time to time; provided, however, that at least one regular meeting shall be held each year. The annual regular meeting of the Board shall be held immediately following the first City Council meeting of each fiscal year of the City and shall be held at the location of such City Council meeting. The Board may, however, change from time to time the date, time or location of the annual regular meeting by noting such change in the minutes of the meeting of the Board at which such date, time or location was changed. The changing of such date, time or location shall not be deemed to be an amendment of these Bylaws. All regular meetings shall, in all respects, conform to provisions of the Ralph M. Brown Act, being sections 54950 through 54963 of the California Government Code (the “Brown Act”).
5. Special Meetings. Special meetings of the Board shall be called, noticed and held in accordance with the provisions of section 54956 of the Brown Act.
6. Quorum. A quorum shall consist of a majority of the members of the Board unless a greater number is expressly required by statute, by the Articles of Incorporation of the Corporation, or by these Bylaws. Every act or decision done or made by a majority of the members of the Board present at a meeting duly held at which a quorum is present, shall be the act of the Board.
7. Compensation of Trustees. Trustees, members of committees and officers shall receive no compensation for their services. However, they shall be entitled to receive such just and reasonable reimbursement of expenses as may be determined by the Board.
ARTICLE V
OFFICERS
1. Officers. The officers of the Corporation shall consist of a Chair of the Board, a President, a Secretary and a Treasurer, and such other officers as the Board may appoint.
2. Selection of Officers. The Chair of the Board shall be the Mayor of the City.
The City Manager of the City shall be the President of the Corporation. The City Clerk of the City shall be the Secretary of the Corporation. The Treasurer of the City shall be the Treasurer of the Corporation. Each such person shall continue to serve as such officer of the Corporation for so long as such person holds the corresponding position described above with the City. Should a vacancy occur in any office as a result of death, resignation, removal, disqualification or any other cause, the Board may elect or appoint a successor for said office, who shall serve until a successor is elected or appointed to hold the corresponding position with the City.
3. Chair. The Chair of the Board shall preside at all meetings of the Board and shall have such other powers and duties as may be prescribed by the Board or by these Bylaws. In the absence of the Chair at a meeting of the Board, the Board shall designate a member of the Board to preside over such meeting.
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4. President. The President shall be the chief corporate officer of the Corporation and shall, subject to the control of the Board, have general supervision, direction and control of the business and officers of the Corporation. He or she shall be ex officio member of all standing committees, and shall have the general powers and duties of management usually vested in the office of president of a corporation and shall have such other powers and duties as may be prescribed by the Board or by these Bylaws.
5. Secretary. The Secretary shall keep or cause to be kept a book of minutes at the principal office or at such other place as the Board may order of all meetings of the trustees with the time and place of holding, whether regular or special, and if special how authorized, the notice thereof given, the names of those present at the trustees’ meetings and the proceedings thereof. The Secretary shall give or cause to be given notice of all the meetings of the Board required by these Bylaws or by law to be given, and the Secretary shall keep the seal of the Corporation (if any) in safe custody and shall have such other powers and perform such other duties as may be prescribed by the Board from time to time.
6. Treasurer. The Treasurer shall be the chief financial officer of the Corporation and shall keep and maintain or cause to be kept and maintained adequate and correct accounts of the properties and business transactions of the Corporation, including accounts of its assets, liabilities, receipts, disbursements, gains and losses. All monies and other valuables shall be deposited in the name and to the credit of the Corporation with such depositories as may from time to time be designated by the Board. The funds of the Corporation shall be disbursed upon the check or draft of the Corporation signed pursuant to the order of the Board. When requested by the President or the Board, the Treasurer shall render an account of the financial condition of the Corporation and shall perform all other duties required of him or her by the President, trustees and committees pertaining to the office of Treasurer.
ARTICLE VI
COMMITTEES
1. Committees Generally. Committees of the Board shall be standing or special. Each committee shall exercise such power and carry out such functions as are designated by these Bylaws or as delegated by the Board from time to time. Except as otherwise provided by the Board or these Bylaws, such committees shall be advisory only and subject to the control of the Board.
2. Membership, Appointment. The chairperson and members of each committee shall be appointed annually by the President, subject to approval by the Board.
3. Quorum, Meetings. A majority of the members of a committee shall constitute a quorum at any meeting of that committee. Each committee shall meet as often as is necessary to perform its duties.
4. Vacancies. Vacancies in any committee shall be filled for the unexpired portion of the term in the same manner as provided in the case of original appointment. 4 4140-4815-8310.4
5. Expenditures. Except as may otherwise be provided by the Board or by these Bylaws, any expenditure of corporate funds by a committee shall require prior approval of the Board.
ARTICLE VII
GENERAL PROVISIONS
1. Offices. This Corporation shall have and continuously maintain a registered office in the City of Redlands, State of California.
2. Bonding. All employees handling funds shall be properly bonded.
3. Self-Dealing. In the exercise of voting rights by members of the Board, no individual shall vote on any issue, motion or resolution which directly or indirectly inures to his or her benefit financially except that such individual may be counted in order to qualify a quorum and, except as the Board may otherwise direct, may participate in the discussion of such an issue, motion or resolution if he or she first discloses the nature of his or her interest, subject to Section 5230 et seq. of the California Corporations Code or any successor statute.
4. Indemnification. This Corporation may indemnify any trustee, officer, employee or agent of the Corporation for liability incurred by such person in the exercise of his or her duties with respect to this corporation to the extent permitted by Section 5238 of the California Corporations Code or any successor statute.
5. Fiscal Year. The fiscal year of this Corporation shall end on the 30th day of June of each year.
ARTICLE VIII
AMENDMENTS
These Bylaws may be amended or repealed, or new Bylaws may be adopted, by majority vote of the trustees of the Corporation present and voting at any duly held meeting of the Board, provided that any such amendment, repeal or adoption of new Bylaws shall be approved by the City Council.
5 4140-4815-8310.4
CERTIFICATE OF SECRETARY
I, the undersigned, do hereby certify:
1. That I am the duly elected and acting Secretary of Redlands Public Improvement Corporation, a California nonprofit corporation; and
2. That the foregoing Bylaws, comprising four (4) pages, constitute the Bylaws of said Corporation as duly adopted and approved by the Board of Trustees of said Corporation at a meeting duly held on March 17, 2026 and approved by the City Council of the City of Redlands at a meeting duly held on March 17, 2026.
3. That the foregoing Bylaws have not been modified or amended since the date of their adoption and are fully effective as of the date of this certificate.
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the seal of said Corporation this 17th day of March, 2026.
___________________________________
Jeanne Donaldson, Secretary