The proposed project involves construction of a 164-unit apartment complex on a 3.2-acre undeveloped portion of the existing Venue at Orange site, at the southwest corner of Orange Avenue and Alabama Street — Phase 2 of an existing 328-unit development, with vehicular access via the adjacent Phase 1 (Venue I) driveway on Orange Avenue.
Ganddini Group prepared a traffic impact analysis, a vehicle miles traveled (VMT) screening assessment, and a combined air quality and greenhouse gas impact analysis in support of the project’s CEQA review with the City of Redlands. The traffic study evaluated intersection levels of service under existing and near-term conditions and site access design at three study intersections. The VMT screening assessment evaluated the project against the City’s transit-priority-area, project-type, and greenhouse-gas-based screening criteria. The air quality study evaluated regional and localized construction and operational emissions and a project-specific greenhouse gas inventory.
The traffic study found that study intersections would continue operating at acceptable levels of service, with a recommended project design feature extending the southbound left-turn lane storage length at the Alabama Street/Orange Avenue intersection to maintain sufficient queuing capacity; no further off-site improvements were required. The VMT assessment found the project satisfied the City’s screening criteria for projects generating fewer than 3,000 MTCO2e per year, resulting in a less-than-significant VMT impact. The air quality study found construction and operational emissions, along with the project’s greenhouse gas inventory, would all remain below applicable SCAQMD and City thresholds, with no mitigation required.
The project — including 50 units designated as very-low-income affordable housing for 55 years — was approved by the Redlands City Council in October 2024, along with a $1.5 million interfund loan supporting the affordable housing component.