The proposed project involves construction of a 328-unit, low-rise multi-family apartment complex with six three-story buildings, a 14,663 square foot clubhouse, and a passive park area with shaded rest areas and trails, on a 21.84-acre site on both sides of Orange Avenue between Iowa Street and Alabama Street.
Ganddini Group prepared a traffic impact analysis, a focused noise analysis, and an air quality and greenhouse gas impact analysis in support of the project’s CEQA review with the City of Redlands. In addition to the typical intersection levels of service analysis, the traffic study evaluated sight distance at the project’s driveways per Caltrans Highway Design Manual standards and gate stacking/queuing capacity at the project’s controlled access points to confirm sufficient storage length to prevent vehicles from backing into the public right-of-way. The study also assessed the need for potential pedestrian safety enhancements (such as curb extensions, high-visibility markings, and warning signage) per the California MUTCD standards.
The traffic study found the project would result in no significant impacts with implementation of standard conditions and recommendations to maintain acceptable operations at General Plan buildout. The noise study found construction, traffic, and on-site operational noise impacts would be less than significant, with upgraded window assemblies identified to meet interior noise standards for units facing Iowa Street. The air quality study found construction and operational emissions, along with the project’s greenhouse gas impact, would remain below applicable SCAQMD thresholds with standard construction mitigation measures.
The project was approved by the City of Redlands and constructed as The Venue at Orange, now a fully leased apartment community. Ganddini Group was also involved on a second phase (Venue at Orange Phase 2) adding 164 units, including 50 low-income affordable units, that was approved in 2024 on a remaining portion of the site.