Development Process

Development Application Form
Environmental Information Form
Legislative Application Form
Planning Fee Schedule
Additional Application Forms (link)


Introduction

Development Schedule & Calendar
In order to develop a project in the City of Redlands the first step is to see a staff member to find out the basic regulations and how to move forward. At this point staff can give you the applicable ordinances and other information that you may require. The following steps are typical in the development process.  It is recommended to submit a Preliminary Review Application in order to meet with representatives from City Departments to obtain feedback on their proposal. The most common question is "What should be on the basic site plan?" The answer is quite simple: the more details you provide on the site plan will generate more precise comments from staff when they review your project. Staff will outline the development process and if applicable the requirements for a Socio-Economic Cost/Benefit Study. The Preliminary Review Committee is composed of staff from the following City departments: Development Services, Municipal Utilities & Engineering, Fire, Police, and Quality of Life.

1. Preliminary Review Committee

Preliminary Review Committee Schedule & Calendar
This step is not required for most projects, however, major development proposals may benefit from early review of the Site Plan and architectural renderings. It is the applicant's option to select Preliminary Review prior to preparation of a complete set of plans and formal application submittal. The only application requirement is a basic Site Plan, application form, and filing fee, which are submitted to the Planning Division. The more details that are provided on the conceptual site plan will result in more thorough and precise comments from staff when they review your project. Staff will outline the development process, and if applicable, the requirements for a Socio-Economic Cost/Benefit Study. The Preliminary Review Committee is proposed of members from the following City departments: Development Services, Municipal Utilities & Engineering, Fire, Police, and Quality of Life.

2. Application Submittal

In order to start the process, the applicant must submit a completed  Application Form for the appropriate type of project and pay all required application fees. The initial application requires six (6) sets of plans. Please see the Application Forms page (click here) or click on the links at the top of this page; also refer to the list of submittal requirements for your project. Prior to printing the six copies of plans, you may take the time to review the plans with staff to ensure that there are no significant omissions or corrections. Once all the required elements of an application have been submitted and are satisfactory, the application can be deemed 'Complete.' Please note that additional sets of plans (beyond the initial submittal of six sets) will be required later for further processing and prior to any public hearings.

3. Development Review Committee (DRC)

The Development Review Committee (DRC) is composed of staff from the departments of Development Services, Municipal Utilities & Engineering, Fire, Police, and Quality of Life. The function of the DRC is to review the proposed plans, generate corrections and/or conditions of approval for the project, and identify any other issues prior to a decision or public hearing. This provides the applicant and the City the opportunity to comprehensively review the project, and clarify and resolve any potential design issues prior to a decision or public hearing. Planning Division staff also review and apply the Architectural Guidelines for non-residential development, if applicable. This meeting is part of the process incorporated into the Development Review Calendar.

Environmental review in accordance with the California Environmental Quality Act (CEQA) is a part of the development review process. Some projects are specifically "exempt" from environmental review. If you are unsure of your project's exemption status, please contact your assigned Planning staff member and he or she will gladly assist you. Staff will determine what environmental document is necessary, if any, and then advise the applicant. For projects that will require the preparation of an "Initial Study," it will be necessary for the City to retain an environmental consulting firm for the preparation of the required documentation. For these projects requiring an Initial Study, this will culminate in one of three types of recommendations: a Negative Declaration, a Mitigated Negative Declaration (MND), or an Environmental Impact Report (EIR). In some cases, staff will also prepare a Socio-Economic Cost/Benefit Analysis report (when required) and make a recommendation to the Planning Commission and/or City Council; for further information go to "Introduction to Measure U."

4. Preparation of Conditions of Approval

Most types of projects will require the preparation of a written staff report and a staff recommendation for a decision, which includes preparation of Conditions of Approval specific to the project under review. Several City Departments (such as Municipal Utilities & Engineering,  Fire, and Police) typically provide their conditions to the Planning staff member assigned to your project, who will then assemble the conditions and provide an opportunity for the applicant to review them while in draft form. Applicants may coordinate with the assigned Planner to contact other City staff to discuss any specific conditions, if necessary. This allows the content of the conditions to be agreed upon prior to a public hearing, and then the Planning Commission and/or City Council can focus on the land use decision.

The decision or public hearing for a project will be scheduled as soon as possible, but the specific timeline for your project will vary depending on various factors (e.g., the need for any additional information or plan corrections, the environmental review process, the speed with which your consultants can prepare and re-submit any corrections, etc.).  Staff from all departments are committed to providing efficient, thorough, and expedient service so that your project can proceed predictably and as quickly as possible. The Development Services Department Development Calendar provides a general overview of the processing schedule.

5. Planning Commission and/or City Council

The Planning Commission has regular meetings on the second and fourth Tuesday of each month (except for July, August, November, and December). The City Council has regular meetings on the first and third Tuesday of each month. It is not possible to be on successive meetings of the Planning Commission and City Council, because of specific public noticing requirements that must be fulfilled in advance. For each item on an agenda for Planning Commission and City Council, the Planning Division staff will prepare and present a report. The Chairperson or Mayor will then ask the applicant if they have a presentation or comments for their project, followed by any other interested persons to make comments. After testimony is completed, the applicant will have an opportunity to make rebuttal comments. If the Planning Commission is the final approval body for an application, any person may appeal the Commission's decision to the City Council if they complete and submit an Appeal form (and any applicable filing fee) within ten (10) days from the Commission action. If the City Council is the final acting body, then there is no appeal period.