Redlands Municipal Code Ch. 19.16 Procedure for Development Allocation

A. Tentative Approval Required: In order to assure that a project is in final approval form, as required by proposition R, the project shall be environmentally assessed and tentatively approved by the planning commission and city council before an application for development allocations can be filed.

B. Point Assignments: The planning commission will assign points in the following categories:

• 1. Consistency with zone classifications and standards;
• 2. Architectural design variety;
• 3. Site and grading design;
• 4. Circulation;
• 5. Landscaping;
• 6. Open space.

• C. Point Assignment Categories: The city staff will assign points in the following categories:

• 1. Relationship to public services;
• 2. Preservation of agriculture;
• 3. Preservation of cultural and historical resources;
• 4. Low and moderate income housing.

D. Schools Category: The Redlands Unified School District ("district") will assign points in the schools category. (Ord. 1843 § 3(A), 1984: prior code art. 940)

A. Following environmental review and tentative approval of the project by the city, the applicant shall submit an application for development allocations on a form provided by the planning department.

B. Applications do not require the preparation of final engineering or construction plans in order to be considered; however, all required information must be of sufficient detail to clearly illustrate the development proposal.

C. Incomplete or partial applications will not be accepted. Only one application is allowed per allocation period on the same property. To enable the city to review projects as fairly as possible, the application must describe how the proposed project satisfies the criteria of chapter 19.12 of this title. A detailed description in the application is important because the applicant, unless there are no other competing projects at the time allocations are sought pursuant to this chapter, will have no further opportunity to explain how the development in question satisfies the criteria of this title. (Ord. 2593 § 1, 2005: Ord. 1843 § 3(B), 1984: prior code art. 940)

A. Subject to temporary arrangements for vested rights projects, one hundred (100) development allocations shall be awarded per quarter. The allocation filing and award schedule shall be no more than:

B. Prior to the closing date, plans and written material submitted as part of an application are not open for public review; however, after the closing date has passed, all material that has been submitted as part of an application is open for public review. (Ord. 2036 § 6, 1988: Ord. 1891 § 4, 1985: Ord. 1843 § 3(C), 1984: prior code art. 940)

A. When an application has been determined to be complete and timely filed, it shall be reviewed by city staff and representatives of the local school district for subsequent submission and recommendation to the city's planning commission. City planning staff shall meet with representatives of the various city departments and appropriate commissions to review each project application and assign numerical values based on the criteria contained in chapter 19.12 of this title. After an application is submitted to the planning commission for an allocation, the development project that is the subject of that application shall not be altered by the applicant except as provided in subsection C of this section.

B. Following the review period, the city planning staff shall issue an evaluation of all projects requesting development allocations, with numerical values assigned to each. The report assigning numerical values to each project shall be open to public review prior to the actual allocation awards by the city council.

C. If, after the review by staff and the planning commission, a project has failed to obtain the required number of points to receive allocations, that project applicant may revise its development application, based on input from city staff and the planning commission, in an attempt to enhance the development project and obtain additional points prior to review by the city council. This opportunity to revise a project application to obtain additional points shall only be available to a project if that project applicant is the sole entity seeking allocations and the allocations are sought during the final quarter of the year. (Ord. 2593 § 2, 2005: Ord. 1843 § 3(D), 1984: prior code art. 940)

A. At a public meeting, the city council shall evaluate all recommended point assignments, hear from the applicant and the general public if requested, and award the development allocations pursuant to this title. Projects receiving ninety (90) points will be considered for awards, with higher priority being given to projects with higher point values. A maximum of thirty five (35) development allocations may be awarded to any project in any single allocation period, unless this limit and the total successful applications results in less than the scheduled number of development allocations being awarded. If the latter occurs, the excess allocations may be awarded to successful projects applying for more than thirty five (35) allocations.

B. The decision of the city council on development allocation awards is final. (Ord. 2036 § 7, 1988: Ord. 2007 § 1, 1987: Ord. 1891 § 5, 1985: Ord. 1843 § 3(E), 1984: prior code art. 940)

Should more than one project receive the same passing point score under the provisions of this title, but insufficient development allocations are available to provide both projects with their requested totals, each project will receive an equitably prorated share of the remaining allocations, based on initial applications. (Ord. 1843 § 3(F), 1984: prior code art. 940)

A. The council may set guidelines by resolution to allow the alteration of a project in any manner which would not have resulted in the assignment of fewer points if the alteration had been incorporated into the original approved application.

B. Such a review of altered approved projects shall be based upon the ordinance in effect at the time of the original point allocation for the project. (Ord. 1843 § 3(G), 1984: prior code art. 940)

A development allocation is awarded under this title based upon the particular location and characteristics of a specific development proposal on a specific site, and may not therefore be transferred to another site or used for another development proposal. However, a development allocation may be transferred with city council approval to successors in interest who acquire title to the specific development proposal on the specified site, upon proof satisfactory to the city attorney that legal title has so passed. (Ord. 1843 § 3(H), 1984: prior code art. 940)

A development allocation expires and is of no further effect when the underlying tentative map or use permit expires. This section applies only to residential development allocations awarded after May 15, 1984. (Ord. 1843 § 3(I), 1984: prior code art. 940)

In implementing section 6 of proposition R (section 19.04.060 of this title), no allotments shall be made to projects which conflict with the intent of proposition R or the general plan, as interpreted by the city council. (Ord. 1885 § 1, 1985: Ord. 1843 § 3(J), 1984: prior code art. 940)