The Development & Entitlement Process page provides a brief overview of the steps needed for your project to be considered, from the time of initial submittal to a final decision.

Introduction

The most common question for many people is, “Where do I begin?” 

The first step usually begins with consulting a Planner to learn about the City’s development regulations and the best way to move forward. Different types of Planning applications and permits will frequently need slightly different steps along the way, but a Planning Division staff member can explain the overall process and help you become more comfortable with moving forward with your project. By having a discussion with staff about your idea or project, we can ascertain the types of approvals or permits that may be needed from the City. Staff will be able to outline the general process (which can vary depending on the type of project), and if necessary explain the types of plans and studies that may be needed for the proposal to proceed.

Planning staff is committed to being accessible and responsive to all persons and applicants coming to Redlands. For new development or redevelopment projects, we invite developers to schedule a telephone call to discuss their potential project. Staff is accustomed to guiding applicants through the development review process and coordinating the various steps with several City departments. Click on the tabs above for an overview of the major steps involved in processing entitlement applications. 

Does the applicant need a “project manager”? 

Many types of applications do not need a person to act as a “project manager” to help facilitate your application. For all development applications, the City will need a primary point of contact to ensure that communications reach the applicant or developer in a timely manner.

Large or complicated development projects for which the applicant will be utilizing several consultants (such as architect, civil engineer, landscape architect, any engineering or environmental consultants, etc.), it is best if the applicant has one ”project manager” who will be the primary point of contact for the City. The project manager can be an architect, planner, engineer, or other qualified person. The City’s assigned staff planner can then communicate and coordinate effectively with that one primary point of contact. This arrangement often results in the most efficient, effective, and expedient method of processing of development applications.

The role of the applicant’s “project manager” is to:

• Facilitate communication between City staff and the developer; 
• Coordinate work among the developer’s various consultants and subconsultants; 
• Oversee and coordinate the resubmittal of plans and documents among the various consultants (and that project plans are consistent);
• Ensure that adequate responses are provided to the City’s comments or corrections on project plans and related documents; and, 
• Work with the developer to meet their timelines and expectations.

Typical types of development projects for which a project manager can be utilized include: residential subdivisions (tract maps), multifamily developments, shopping centers, mixed-use projects, multi-tenant commercial or industrial centers, warehouses, or any other substantial development that must utilize multiple consultants to prepare project plans or related documents for the City’s review. 

Preliminary Review 

This step is not required for most projects. However, major development proposals may benefit from an early review of a preliminary Site Plan and other preliminary plans that may be available. It is the applicant’s option to request formal Preliminary Review prior to preparing a comprehensive set of plans and submittal of a Development Application. Applicants for Preliminary Review (and their consultants such as architect and engineer) will be invited to attend the Committee meeting in person.

The Preliminary Review Committee is composed of members from various departments including Development Services (Planning, Building & Safety, and Land Use Engineering), Municipal Utilities & Engineering, Fire, Police, and Facilities & Community Services. The Committee meets regularly on the 1st and 3rd Thursdays of each month, beginning at 9:00 AM. 

The only application requirement is a basic Site Plan, the Preliminary Review application form, and the filing fee, which are submitted to the Planning Division. The more details that are provided on the preliminary 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 types of plans and technical studies that may be necessary. 

This would also be a good opportunity to review the City’s Architectural Design Guidelines or Historic Architectural Design Guidelines (if applicable to the project) and consult with staff about site design or architectural design at an early stage. 

Preliminary Review Application Form (click here)

Preliminary Review application filing fee:
Project site 1 acre or less:  $692.00
Project site over 1 acre:      $900.00

Development Review Process

Once you have confirmed the correct type of entitlement needed for your project (such as Commission Review & Approval, Conditional Use Permit, or subdivision map, etc.), you then prepare and submit the necessary application form and related submittal items. The application forms, instructions, and list of required submittal items are available on our Application Forms page (e.g., Development Application and/or Legislative Application). Most types of applications will then proceed through development review according to the following general steps. 

1. Application Submittal

In order to start the development review process, a complete Application Form with all required materials and application fees are submitted to Planning at the One Stop Permit Center. Please  refer to the Applications Forms Page or click on the links at the right-hand side of this page. Also, refer to the List of Submittal Requirements (provided in the Development Application) for your particular project application. Prior to printing the required 5 copies of plans, you may take ask staff to review the Site Plan (via email) to ensure that there are no significant omissions or corrections of necessary information on the plans. 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 5 sets) will be required later for further processing and prior to any public hearings.

2. Development Review Committee

The Development Review Committee (DRC) is composed of staff from Building & Safety, Planning, Land Use Engineering, Fire, Police, and Facilities & Community Services departments. The DRC reviews the proposed conceptual plans, generates corrections and/or conditions of approval for the project, and identifies 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. For commercial and industrial projects, Planning staff may also review the  if applicable. 

After the first review by the DRC, some necessary changes to the plans may require the applicant’s consultant to prepare revisions and re-submit plans to the project Planner. This may take a few weeks, or possibly longer, depending on how quickly the applicant’s consultant can perform the work. Some technical reports (if required), such as preparation of an on-site drainage study in accordance with the National Pollutant Discharge Elimination System (NPDES) regulations, may require several weeks for the applicant’s consultant to prepare and revise prior to approval but this is typically performed concurrently with other tasks.  For major revisions to the plans or significant changes to the project description, a second review by the DRC may be warranted, but this is determined on a case-by-case basis. 

For those projects subject to NPDES regulations, the Preliminary WQMP for the project must be reviewed and approved by Engineering staff before the project will proceed to a public hearing and possible decision. Staff from all departments are committed to providing efficient, thorough, and expedient service so that your project can proceed as predictably and quickly as possible. The Development Schedule & Calendar (see link above) provides a general overview of the processing schedule.

If applicable, staff will also prepare a Socio-Economic Cost/Benefit Study when necessary, and the need for this study (if applicable) can be discussed further with your assigned Planner. For further information about the requirements for a  Socio-Economic Cost/Benefit Study, click on the button at the top of this page.

3. Environmental Review 

Environmental review in accordance with the California Environmental Quality Act (CEQA) is a part of the development review process (see our Environmental Review page for more information). Some projects may be 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 preparation of the required documentation (generally this can be determined within 30 days of application submittal). For those 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). 

Some applicants may wish to prepare and submit up to three (3) of their own environmental technical reports (such as biological habitat assessment, cultural resources survey, noise study, etc.). There is a limit of three (3) studies prepared by the Applicant, if authorized by the City. The list of authorized consultants is available from our Environmental Review page (click here). If you have any questions about which types of technical reports may be needed for your project, please contact us prior to commencing or contracting for any work. 

4. Prepare 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 prior to a public hearing. 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 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, status of a WQMP report, etc.). 

Please note that staff does not ‘pre-approve’ or otherwise issue entitlements verbally, over the phone, or via email. Staff does not recommend that applicants prepare any construction documents prior to entitlement approval. The entitlement approval will include the approved project plans and related Conditions of Approval that are the firm requirements for a project. Building permits, engineering permits, grading permits, or other types of construction permits will not be approved or issued prior to entitlement approval. 

5. Planning Commission and/or City Council

The Planning Commission typically has regular meetings on the second and fourth Tuesday of each month (except for 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 public comments from any other interested persons. After testimony is completed, the applicant will have an opportunity to make rebuttal comments if they wish to do so.

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 file an Appeal form (and pay any applicable filing fee) within 10 days from the Commission’s decision date. If no Appeal is filed within 10 days, then the Planning Commission’s decision will become final after the tenth day.

If the City Council is the decision-making body, then there will be no appeal period after the decision date, and their decision is final.

Permitted Uses

What is a “permitted use”?

A “permitted use” means a land use, business, or activity that can be allowed by-right in a zoning district or specific plan district. Groupings of permitted uses means that they are compatible land uses and do not cause major detrimental costs or externalities on other uses permitted within the same zone.

Where a property has previously been legally improved or developed for non-residential use(s), and a new Permitted Use wishes to occupy or utilize the subject property as is, then the applicant may need only a Business License and Zone Clearance approvals. For example, a new clothing store that wishes to move into a retail suite within an existing shopping center would typically only need to apply for a Business License (including the related Zone Clearance Form). Another example is an office use that wishes to move into an office building, that business would typically only need to apply for a Business License (including the related Zone Clearance Form). Additional information about the City’s business license application and review process is available here – www.cityofredlands.org/post/business-license-zone-clearance-application.

Changes of use for an existing developed non-residential property (such as a new restaurant wishing to move into a space that was previously used as an office use or a retail store) may require additional ministerial permits even if a discretionary permit is not necessary. Often such ministerial permits will include: a building permit and inspections (e.g., interior tenant improvements); engineering permit (e.g., exterior improvements, grease interceptor, or ADA-accessibility improvements); Fire Dept. permit (e.g., new fire sprinklers or a kitchen hood system); and/or a Certificate of Occupancy (for the new use and occupancy rating of the space).

The lists of Permitted Uses are provided in the relevant sections of the Zoning Regulations (RMC Title 18) as well as Specific Plans of the City. Like zoning codes in many other cities, it includes a provision for “similar uses” since it is not practical to have an extremely long ordinance listing every conceivable permitted use. If your specific proposal or land use is not clearly identified in the zoning or specific plan, then you are encouraged to contact Planning staff for a determination of similarity to other listed uses. In most cases, an administrative determination can be quickly made at the staff level. Occasionally, if staff cannot identify an appropriate land use category already listed in the zoning district or specific plan, then it may be necessary to amend a code section (note that only the Planning Commission, City Council, or Planning department may initiate zoning code text amendments).

Commission Review & Approval

For projects involving site improvements, development, new buildings, construction of an addition to an existing building, or any conversion of unimproved land to an improved or useful condition, then the Redlands Municipal Code (see RMC Chapter 18.12) requires a Commission Review & Approval (CRA) permit to entitle such a project within the City’s Title 18 zones. For properties located within other designated Specific Plan areas (not Title 18 zoning), then other entitlement processes may be specified according to a particular Specific Plan (e.g., such as a “Planned Development” or a “Concept Plan” approval required within the East Valley Corridor Specific Plan).

Obtaining a Commission Review & Approval involves a public review process, including a decision from the Planning Commission. Obtaining a Planned Development or a Concept Plan approval involves a public review process, including a decision from the City Council. After the land use entitlement has been obtained, the developer can then proceed to obtain any necessary construction permits that may be needed from the City (e.g., building permits, grading or engineering permits, landscape permit, Fire Dept. permits, etc.) and a business license for the authorized activity. A “permitted use” does not mean that a new land use, business, or activity can be established on a piece of vacant or unimproved land without first obtaining the necessary permits and approvals from the City.  

In Redlands, if a Socio-Economic Cost/Benefit Study is required for a project, then the Socio-Economic Cost/Benefit Study requires a public hearing with the Planning Commission (see RMC Chapter 16.02). Such a public hearing is concurrent with the review of a Commission Review & Approval permit or other entitlement applications.

Conditional Uses

What is a “conditional use”?

A Conditional Use Permit (CUP) allows for land uses that are not typically permitted within a specific zoning district but could be suitable under certain conditions. The proposed land use is not automatically permitted by-right (i.e., without discretionary review and approval), but may be allowable subject to discretionary approval by the City. Conditional uses means that they may be compatible (with Conditions of Approval) and must receive a heightened level of review to ensure they do not cause major detrimental costs, externalities, or nuisances on other uses permitted within the same zone or abutting zones.

The lists of Conditional Uses are provided in the relevant sections of the Zoning Regulations (RMC Title 18) as well as Specific Plans of the City. Like zoning codes in many other cities, it includes a provision for “similar uses” since it is not practical to have an extremely long ordinance listing every conceivable conditional use. If your specific proposal or land use is not clearly identified in the zoning or specific plan, then you are encouraged to contact Planning staff for a determination of similarity to other listed uses. In most cases, an administrative determination can be quickly made at the staff level. Occasionally, if staff cannot identify an appropriate land use category already listed in the zoning district or specific plan, then it may be necessary to amend a code section (note that only the Planning Commission, City Council, or Planning department may initiate zoning code text amendments).

Conditional Use Permit 

The proposed land use is subject to the City’s discretion and land use authority (most often the Planning Commission that is appointed by the City Council to make land use decisions on behalf of the City Council). Obtaining a Conditional Use Permit involves a public review process, including a public hearing with the Planning Commission. The Development Services Department will mail a public notice to neighboring property owners within 300 feet of the subject property, a legal notice will be published in a local newspaper of general circulation, and the public hearing allows for opportunities for input from neighboring property owners and the community.

A Conditional Use Permit is for a specific land use and runs with the land. There are four Findings that are required in order to approve a Conditional Use Permit (see RMC Chapter 18.192). To establish a conditional use within an existing developed property (such as a shopping center or a single-tenant building), an approved CUP is still required prior to establishing the use or occupying the building.

A CUP does not entitle a property owner for site improvement activities or site construction. To perform site improvements (e.g., grading, paving, new landscape planters, frontage improvements, and so on) or other substantial site construction, the Redlands Municipal Code requires a Commission Review & Approval (CRA) permit. There are three Findings that are required in order to approve a Commission Review & Approval (see RMC Chapter 18.12) plus architectural review criteria and findings for any new structures. For properties located within other designated Specific Plan areas (not Title 18 zoning), then other entitlement processes may be specified according to a particular Specific Plan (e.g., such as the East Valley Corridor Specific Plan, or the Transit Villages Specific Plan, both of which encompass large areas of the City of Redlands).

Socio-Economic Cost/Benefit Study

In Redlands, the local growth management initiative known as “Measure U” (adopted in 1997) requires staff to prepare a Socio-Economic Cost/Benefit Study for certain types of projects. This requirement is now contained in RMC Chapter 16.02 (click here). The following types of discretionary applications (for development projects) and legislative applications will require preparation of a cost/benefit model and associated report to be prepared by City staff: 

1. General Plan Amendment 
2. Zoning Amendment 
3. Specific Plan
4. Pre-Annexation Agreement (for outside City utility connections)
5. Private development proposals requiring any of the following and involving a structure or related outdoor use greater than 5,000 square-feet in area: 
   • Commission Review & Approval
   • Conditional Use Permit 
   • Other discretionary permit

Certain types of other projects are deemed to be exempt from this requirement. Please review the Measure U webpage (click here) for more information regarding exemptions.  

The socio-economic analysis and cost/benefit study shall identify the source of funding for necessary public infrastructure necessary to serve the development proposal and reflecting the effect of the development proposal on the city. The socio-economic analysis and cost/benefit study shall also address the effect of the development proposal on public school facilities and resources and, to the extent permitted by law, recommend proposed mitigation measures for any identified adverse impacts on school facilities. The analysis and report is prepared concurrent with other project review tasks and environmental review, if applicable. 

The approving body for the development proposal — either the Planning Commission or the City Council depending on the application type – must review and approve the Socio-Economic Cost/Benefit Study in a noticed public hearing (usually done concurrently with consideration of the development proposal in the same hearing). Before approving the Socio-Economic Cost/Benefit Study and project, the approving body must determine that the private development proposal: a) will not create unmitigated physical blight within the city or overburden public services, including, without limitation, police and fire protection services; and b) the benefit of the development proposal to the city outweighs any direct cost to the city that may result.

If a Socio-Economic Cost/Benefit Study is required, the application fee is $4,108.00 and additional project information about the development would be requested (see page 7 of the Development Application Form for more information about submittal requirements):

• Identification of the proposed land use type, including gross and net acres, floor area ratios or building square footage.
• Residential projects should include the number of homes by square footage and building type.
• Absorption schedule or absorption rate for each land use type phased by year through project buildout.
• Proposed assessed values (Sales prices of homes or value per square foot of non-residential buildings).
• Identification of proposed public improvements by type and planning area, including road lane miles, storm drain flood control infrastructure lineal footage, number of street lights/traffic intersections, main parkway and median square footage, park acres (local and regional public park areas), public landscape areas, natural open space (public land), and public recreational activity areas.
• Proposed sales revenue per square foot of non-residential land use (i.e., retail sales per square foot).
• Copy of the project’s property tax bills or list of assessor’s parcel number(s).

Post-Entitlement Permits

Information about post-entitlement permits (such as building, grading, or engineering permits for construction) can be found here:
https://www.cityofredlands.org/pod/post-entitlement-permits

Construction permits can be issued only after the entitlement has been approved (and there are no Appeals filed or other pending actions).