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.
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. It is recommended to submit a Preliminary Review Application in order to meet with representatives from all 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 proposed of members from the following City Departments: Municipal Utilities, Public Works, Fire, and Development Services Departments.
1. Preliminary Review Committee (PRC)
Preliminary Review Committee Schedule & Calendar
This step is required for most projects proceeding to the Planning Commission and/or City Council, however it is highly recommended that all applicants participate in the PRC process prior to a formal submission. The only application requirement is a basic site plan which is submitted to the Planning Division. "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 proposed of members from the following City Departments: Municipal Utilities, Public Works, Fire, and Development Services.
In order to start the process the applicant must submit a completed City Application for the appropriate type of project and pay all required application fees. See Fee Schedule All applications require thirty (30) sets of plans. Plans must be folded to a size no more than 81/2" x 14" and be stapled, collated, and bound by a rubber band. Site, Landscape, and Grading Plans shall not exceed an engineering scale of 1"=40' and floor plans or elevations no smaller then 1/4"= 1'. Each application package has slightly different requirements: please see the Legislative Application and Development Application forms for the requirements for your proposal. Prior to duplicating the thirty copies, staff suggests that you take the time to review the plans with staff to ensure that there are no corrections. Any staff member will be more than happy to assist you with this service. Once all the required elements of an application, including the data for a Socio Economic Cost Benefit Analysis, have been submitted the application can be deemed complete.
This will initiate a tentative meeting schedule which takes approximately ninety (90) days to obtain final approval. It is important to note that any delays or continuances at any meeting prior to final approval will cause a delay in the future meetings. The Development Services Department Development Calendar summarizes this schedule.
3. Environmental Review Committee (ERC)
This is the first official step in the development process. This Committee is composed of the City Manager and Department Heads from the Public Works, Municipal Utilities, Fire, and Community Development Departments who implement the California Environmental Quality Act (CEQA). Some projects are specifically "exempt" from environmental review. If you are unsure of your exemption status, please see staff and they will gladly assist you. The ERC will review the projects for environmental impacts to include such areas as seismicity, flooding, traffic, air quality, utilities, public services, and cultural resources. The committee will decide what environmental document is necessary and then make a recommendation to the Planning Commission and/or City Council. In most cases, this will require one of three types of environmental documents. The first environmental document is a " Negative Declaration." This is adopted when there are no significant impacts. The second type of document is a "Mitigated Negative Declaration." This is recommended when there are identifiable significant impacts which can be mitigated to a level of insignificance with the adoption of Mitigation Measures. The third type of document is an "Environmental Impact Report" and this is required when there are significant identifiable impacts which need further detailed environmental review.
The Environmental Review Committee also has a significant role in reviewing the Socio Economic Cost Benefit Analysis and making a recommendation to the Planning Commission and City Council. The decisions of the ERC concerning the Socio Economic Cost Benefit Analysis can be appealed by any party to the City Council if they feel the ERC did not complete an adequate review. In order to find out more details involving the Socio Economic Cost Benefit Analysis go to the "Introduction to Measure U."
4. The Development Review Committee (DRC)
The Development Review Committee (DRC) is composed of representatives from the Community Development, Public Works, Municipal Utilities, and Fire Departments. The function of this group is to review the proposed conditions of approval and any other issues prior to the first Public Hearing. This provides the applicant and the City a forum to clarify and solve potential issues prior to the Public Hearing. This meeting is part of the process incorporated into the Development Calendar.
5. Planning Commission and/or City Council
The Planning Commission has meetings on the second and fourth Tuesday of each month (except for July, August, November, and December) and the City Council holds their meetings on the first and third Tuesday of each month. It is generally not possible to be on successive meetings of the Planning Commission and City Council because often there are special noticing requirements that must be fulfilled.
For each item on an agenda for Planning Commission and City Council, the Planning staff will present a report. The Chairperson or Mayor will ask the applicant or any interested person if they have comments on the project. Applicants and supporters of the application will speak first, followed by persons speaking against the project. After testimony is completed, the applicant will be allowed rebuttal. It is helpful to fill out a " Speaker Sign-Up Form" so that staff knows there are people who wish to comment on the project. If the Planning Commission is the final approval body for an application any party may appeal the project to the City Council if they complete the appeal application requirements. The appeal period is ten (10) days from the Commission action. If the City Council is the Final Acting Body there is no appeal. The City Council is always the final approval body for projects that require Socio Economic Cost Benefit Analysis per Measure U. For more information on Measure U, please go to "An Introduction to "Measure U."