REDLANDS, Calif. – The Redlands Planning Commission delayed the vote on whether to approve a conditional use permit for a proposed distribution warehouse in South Redlands on Tuesday evening.
After a motion to deny the application was seconded, city staff advised the Commission to hold the vote until the next meeting. This would give staff time to prepare a resolution to deny the project.
Why it matters: The motion to deny the proposal for a new 197,397-square-foot distribution warehouse at the site of the former La-Z-Boy factory followed a two-and-a-half-hour public hearing. The plans for a distribution warehouse, just a few hundred feet from local schools and positioned near two busy intersections, were halted after commissioners and the public questioned the project's impact on traffic, air quality and aesthetics.
In addition to the 20 public commenters, divided in their support of the project, the Commission received 55 letters about the project, most in opposition.
Details of the development: Prologis Inc. is seeking approval for a 40-foot-high distribution warehouse at 301 Tennessee Street, which would replace the current structure built in 1965.
In modernizing the building to be used as a distribution warehouse, the new structure will be nearly twice as high as the current one. It would also have 25 truck docks.
At Tuesday's meeting, Nicole Torstvet, representing Prologis, explained that the project would include energy-efficient features such as cool roof and surface treatments and solar and EV charging - all standards set in the city's warehouse ordinance.
The new development would also increase the building setback from 28ft to 89ft.
Approximately 10% of warehouse operations will be equipped with cold storage capabilities. The project is anticipated to operate 24 hours a day, seven days a week.
The developer did not name a specific tenant but said the facility is intended to be used as a distribution warehouse with one tenant. This is a change from La-Z-Boy's previous use of the building as a manufacturing facility. A third-party clothing distributor is currently occupying the building.
Impacts on Traffic
Some of the main concerns raised by commissioners and the public centered on the impacts of truck parking, idling and traffic flow.
The developer said that, based on their study, the impact on traffic would not be significant and that the increase in delays would be near zero.
Torstvet said that meetings with nearby businesses and local schools led to the development of a specific truck route to avoid using State Street and direct truck traffic on Tennessee and Kansas streets and Park Avenue toward I-10.
The developer presented a traffic study showing no measurable effect on traffic while using the Institute of Transportation Engineers' categorization of general light industrial and manufacturing based on the truck activity of the former La-Z-Boy factory.
A traffic consultant from EPD Solutions Inc. said that this project would increase the number of trucks over a peak hour by just seven.
When Commissioner Marc Shaw asked about the real-world impact of the number of trucks coming out of a distribution warehouse, the consultant got out his calculator and estimated that a warehouse tenant for a building this size would typically have 115 trucks come through the area in a 24-hour period.
The study's baseline is a 193,000-square-foot manufacturing warehouse and is not based on current road conditions.
Others on the Commission questioned the study's analysis, given that the current business does not operate a large-scale distribution warehouse and Kansas Street already has a service level rating of "F" based on Measure U, which indicates the worst possible rating.
"This is all within the time frame that the rail system has started up. And so we're using a baseline where the rail system was essentially unused. And now we're adding a very significant - I know it might be seven at the peak hour variance on that baseline - but essentially going from nothing to something big. And I have the same concerns. I fear that there's going to be significant concerns at those rail crossings," said Vice Chair Matt Endsley.
Commissioner Conrad Guzkowski shared the concern for the safety of the rail crossing and told his colleagues he had reached out to MetroLink to discuss the issues.
"But my concern is that when you have now more trucks, tractor trailers in particular, it is difficult to see around those. And I have a real concern about us potentially increasing the probability or likelihood of entrapment between the crossing gates," said Guzkowski in an exchange with the city engineer.
Public commenters were mixed on their concerns for traffic.
Brian Bell, head of schools at Redlands Christian Schools, told the Commission that the limitation on truck routes and parking on State Street is a big reason why he now supports the project, just 380 feet from the Redlands Christian Middle School.
"So one of the biggest things that made us move into the category of being supportive of this project was changes on the egress to the site," said Bell.
Bell also explained that if the project goes through, Prologis will agree to help with securing funding for road improvements on Kansas Street to alleviate traffic issues during school drop-off and pick-up.
However, not everyone was convinced.
"Earlier, it was suggested that existing drivers could use other routes or drive at other times to accommodate the increased traffic. I think it has to be pointed out that's not being a good neighbor, expecting the existing drivers to drive at other times or other routes. Adding truck traffic to a route already graded F might meet codes and regulations, but it defies common sense," said Redlands resident Michael Paisner.
Impact on air quality
Air quality was also mentioned numerous times during the public hearing.
Diesel heavy-duty truck engines emit a mixture of pollutants (including NOx, O3, and PM) that can cause lung irritation, asthma inflammation, weakened immune systems, and increased risk for cancer and heart disease.
Although heavy-duty vehicles make up just 10% of the vehicles on the road, they generate a quarter of the total air pollution from transportation.
Ron Brugger, senior air quality specialist at LSA Associates, Inc., who worked on the air quality study, said that this project will not significantly impact air quality due to "the low level of trucks and the low level of activity that this warehouse is really going to generate."
Brugger explained the health risk assessments at specific points around the development showed no significant impact as light industrial manufacturing.
Many of the residents who came out to make public comments were worried about air quality impacts.
"My son attends school close to the proposed warehouse, and I'm concerned about the numerous health problems associated with the bad air quality in our area. And I am against this project," said one mother who attended the meeting with her young children.
Another public commenter pointed out that, according to the South Coast Air Quality Management District, people within a half-mile of distribution warehouses are at much higher risk for health complications.
"And just for reference, half a mile is 2640 feet. So that's about ten times the distance of the nearest sensitive receptor or school to this project. And that's a kindergarten," said Redlands resident Emilie Brill-Duisberg.
The proposed distribution warehouse is about 275 feet north of Redlands Adventist Academy Kindergarten and Kids Care and 380 feet north of Redlands Christian Middle School. It is also about 900 feet from an apartment complex.
The air quality study found that during construction, off-site sensitive receptors, including the nearby daycare, would experience "carcinogenic inhalation health risk" past the SCAQMD Significance Threshold.
Due to this assessment, implementation of Mitigation Measure AIR‐ 1 would be required to reduce pollutant concentrations during project construction.
Commissioners also questioned the reliability of the study given the known environmental impact of distribution warehousing and diesel truck traffic.
"If I had to make an assumption, I'm sure that similar claims of quote-unquote, 'no significant impact to air quality' were made on other projects surrounding the Inland Empire. Every single one of those applications probably had similar results and said that there was no significant impact to traffic, to air quality or the like. Yet we're experiencing some of the worst pollution in the country. This isn't just conjecture. It's fact," said Endsley.
Impacts on Neighborhood Aesthetics and Economic Benefits
In order for the warehouse to operate as a Class A facility, the current building would need to be demolished and replaced.
When commissioners questioned the need for the building's height, Torstvet with Prologis said it was necessary for racking purposes and to be considered a Class A facility.
Standards for Class-A warehouses are state-of-the-art properties explicitly built for warehousing and logistics.
The warehouse was originally proposed at 47 feet, but after working with local stakeholders, Prologis agreed to lower the building height to 40 feet.
Some on the Commission and the public were critical of the building's size and aesthetic.
Commissioner Endsley questioned how this facility would fit in with the surrounding industrial developments.
"But to that end, I believe a building that will be 33% taller than any other in the vicinity, 81% taller than the existing facility, regardless of any additional setback. It doesn't strike me as harmonious. The same applies to the building method and material choices. The overall design doesn't fit with any other buildings in the area and serves as a distinct counter design to that of some of them, especially with the Esri campus directly to the east."
The Redlands Chamber of Commerce expressed its support for the Prologis development. Noah Moeller, speaking on behalf of the Chamber's executive director Evan Sanford, said that Prologis has demonstrated commitment to community partnerships by addressing concerns, such as lowering building height, enhancing landscaping, and minimizing noise and traffic disruptions.
"Additionally, the project contributes over $1.5 million in onsite and off-site improvements. All truck traffic will be directed away from neighboring schools, ensuring minimal disruption to the surrounding area. Finally, this transformation will generate up to 200 permanent, well-paying local jobs, bringing economic benefits to our community."
Prologis joined the Chamber in July 2023 and was the presenting sponsor of the Chamber's State of the City event in September 2023.
Members of the labor union LIUNA, which has been contracted to construct the project, also spoke in support of the development.
However, the promise of up to 200 jobs was another point of contention. While many in the public and on the Commission applauded the opportunity for union jobs, the long-term employment opportunities were questioned.
Distribution warehouses differ from manufacturing facilities in that the jobs are at risk of automation and offer low wages.
"I see too much in the logistics industry with my background, where that fish hook of good-paying jobs just is nothing more than that. Sorry to my union brothers, this teamster just can't back this project right now," said Commissioner Rich Smith.
Endsley also mentioned a development with a focus on manufacturing would create more jobs and be a better fit for the area.
Commission deliberations
Following the presentations and public comment, Endsley, Guzkowski, and Smith said they would not support the project in its current state.
Guzkowski suggested forming a subcommittee to develop another option for this land use. The other commissioners were open to the idea.
Guzkowski then moved to deny the development. It was seconded by Smith.
Brian Desatnik, director of development services for Redlands, advised the Commission to hold off on a vote until the next meeting to give staff time to draft a resolution for denial based on the Commission's findings.
"And it doesn't mean you can't consider other alternatives at the next meeting as well, but at least we'll have prepared a resolution for denial that you could consider," said Desatnik.
The Commission was one member short on Tuesday, with Chair Karah Shaw not present.
If the Commission denies the conditional use permit, the applicant can take an appeal to the City Council.
A full video of the meeting can viewed here.
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