Development and Entitlement Process



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. 

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.

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. 

The Preliminary Review Committee is composed of members from the departments of Development Services, Municipal Utilities & Engineering, Fire, Police, and Facilities & Community Services. The Committee usually meets regularly on the 1st and 3rd Thursdays of each month, beginning at 9:00 AM. At the present time, applicants for Preliminary Review may participate by conference call on their scheduled meeting date and time (no in-person meetings are being conducted at this time). 

Preliminary Review application filing fee:
Project site 1 acre or less:  $332.00
Project site over 1 acre:      $430.00

Preliminary Review Application Form (click here)

2021 Preliminary Review Committee Calendar

Development Review Process

Exhibit of flow chart for Development Review Process

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 10 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 10 sets) will be required later for further processing and prior to any public hearings.

2. Development Review Committee

2021 Development Review Committee Calendar

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. For commercial and industrial projects, Planning staff may also review the Architectural Guidelines if applicable. 

After the first review by the DRC, some necessary changes to the plans may require the applicant’s consultant(s) 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 required 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. 

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, please see the Measure U webpage (click here), Section 2(A), Principle One.

3. Environmental Review 

Environmental review in accordance with the California Environmental Quality Act (CEQA) is a part of the development review process. 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 a traffic impact assessment, air quality/GHG analysis, biological habitat assessment, cultural resources survey, etc.). If this might apply to you, please see Council Resolution No. 7744 for further information about applicant-prepared environmental technical reports, as there is a limit of three (3) prepared by the Applicant. The list of authorized consultants is available from the Planning Division’s Environmental Documents webpage. If you have any questions about which types of technical reports may be needed for your project, please call or email us and discuss your project with a Planner 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 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.).  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 scheduled for 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.

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 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 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 ultimately the decision-making body, then there will be no appeal period after the decision date, and the decision is final.

How To Apply

At the present time, the Planning Division is unable to receive any applications in-person at the One Stop Permit Center, and alternative arrangements have been made so that we can continue to receive all Planning applications in a timely manner. Applicants are able to drop-off or have delivered their complete application package inside the front door at the One Stop Permit Center (in Suite 15-A). Due to the current pandemic, all application materials and plans are subject to a 5-day quarantine to prevent the spread of Covid-19 per CDC guidelines for mitigation strategies. 

Prior to Applying: Prior to submitting an application, you should call Planning staff to discuss your project, and we can then confirm the applicable fees and the total amount of payment that will be necessary. You can also discuss the necessary submittal items for your particular project (please refer to the list attached to the Development Application form).

Obtain Invoice:  It will help if you complete the Development Application Form or the Legislative Application Form before you call. Staff will ask you several questions regarding the project location (street address and A.P.N.), the applicant’s contact information, the property owner’s contact information, and the project description. Staff will input the information, and generate an invoice for your project and then email the invoice to you. When you receive the invoice, print three copies (two copies to accompany the check that will be submitted for that exact amount, and one copy to accompany the application materials). 

Assemble Application Materials: When all application materials have been assembled, everything should be placed together in a large envelope (for smaller applications) or a box such as a banker’s box (for large application materials and full-size plans). Place one copy of the invoice in the envelope or box to identify the project/permit number for that application. 

Submit the Application Package: When ready to file your application, your envelope or box of materials will need to be placed inside the door at the One Stop Permit Center in Suite 15-A. 

Photo of Door at Suite 15-A

Submit Payment:  The check for payment to City of Redlands (attached by paper clip to the two copies of the invoice) will need to be inserted into the secure payment box outside Suite 15-B . We must receive all application materials and the payment at the same time.

Photo of payment box at Suite 15-B

Receipt: Planning staff will then receive the envelope or box of application materials, as well as obtain the payment receipt from the Revenue Office and mail the receipt to you at a later date. 

If you have any questions about the above, please feel free to call Planning staff at (909) 798-7555, option 2, during regular business hours. Please note that all Planning Division functions remain available during this time, including processing of entitlement applications, reviewing building permits, and all other services.    

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