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Measure G was an expansive initiative that was on the March 3rd, 2020 ballot for Redlands voters. A “yes” vote could have resulted in a new and different Redlands than the quaint, small town nestled in San Bernardino County that we have all grown accustomed to. To understand what this ordinance would have really entailed if passed, one would have to revisit four crucial pieces of legislation in California and Redlands History.
A. The Transit Village Development Planning Act of 1994
The Transit Village Development Planning Act of 1994 was enacted by the State Legislature to promote the use of public transit through new and expanded transit systems. The Legislature declared a few of the benefits of increased use of public transit including, “improved local street, road, and highway congestion by providing viable alternatives to automobile use and improved environmental conditions by increasing the use of public transit, facilitating the creation of, and improvement to walkable, mixed-use communities, and decreasing automobile use.”
B. Proposition R
According to Ballot Measure, “more than 40 years ago, in 1978, the voters of the City of Redlands approved Proposition “R,” which in relevant part provided that no more than 450 residential dwelling units could be developed within the City in any one calendar year.”[1]
C. Measure N
According to the Ballot Measure, “more than 30 years ago, in 1987, the voters of the City of Redlands approved Measure “N,” which in relevant part amended Proposition “R” to provide that no more than 400 residential dwelling units could be developed within the City in any one calendar year”[2]
D. Measure U
According to the “City of Redlands” official website, “Measure U was an initiative approved by the voters of Redlands in 1997 to enact several principles of managed development within the City of Redlands.” [3]This Measure contains some of the main arguments against voting “yes” on March 3rd.
In his impartial analysis, Daniel J. McHugh, City Attorney of the City of Redlands, highlights the implications of the approval of Measure G. In accordance with the Transit Village Development Planning Act of 1994, the city has designated, “approximately 782-acre area generally located in downtown Redlands; described as the lands located generally within a one‐half mile radius from any of the three planned Redlands Passenger Rail Project transit stations within the City” as the Redlands Transit Villages Planning Area or “TVPA.” [4]This area could potentially be exempt from development and zoning restrictions implemented by the provisions of measures R, N, and U.
McHugh says that Measure G would directly result in the following within the TPVA:
“· Presently residential densities may exceed 18 dwelling units per acre, up to a 27 unit per acre maximum, upon a 4/5ths vote of the City Council and findings. Approval of Measure G eliminates the vote and findings requirements.
- Presently residential buildings exceeding two stories or 35 feet in height are prohibited except upon a 4/5ths vote of the City Council and findings. Approval of Measure G eliminates the General Plan height limitation.
- Presently street intersections with traffic levels of service “C” must maintain that level of service. Approval of Measure G eliminates this requirement.
- Presently no new General Plan residential land use designations may be established by the City Council. Approval of Measure G permits the establishment of new General Plan residential land use designations.
- Presently certain new development projects must prepare a socioeconomic‐cost/benefit study before approval. Approval of Measure G eliminates this requirement.
- Presently certain residential subdivision projects are subject to competitive review for issuance of building permits. Approval of Measure G exempts subdivisions from this requirement.
- Presently new development must pay 100% of its development impact fees. Approval of Measure G permits the City to lessen this requirement.
- Voter‐approved measures R, N, and U prohibit more than 400 residential dwelling units being constructed within the City in any year. Recent state legislation has suspended the City’s enforcement of this limitation through the year 2025. Approval of Measure G permanently exempts residential dwelling units constructed within the TVPA from the 400 dwelling unit limitation.”[5]
The arguments for and against this measure will be presented below.
“Yes”
Here are what proponents of the measure are saying.
Mayor Paul Foster says, “Redlands has been changing for 130 years, it’s going to continue to change. Our job is to ensure that it changes in a responsible fashion, but without change, we do not have a healthy and dynamic community and we will surely die.” [6]
In his update to City Council, Stefanos Polyzoides, partner with Moule & Polyzoides Architects and Urbanists, which is working on the Transit Villages Specific Plan for the city, predicted, “We are on a path, I think, to suggest that there is a framework for generating significant change in the areas around the stations.”[7]
“Councilwoman Toni Momberger said the plan offers the opportunity “to really focus on and enhance some of the character of our community that we all value” and that some people are afraid of losing.”[8]
Councilwoman Denise Davis campaigned on smart growth in 2018 preaching that Measure G as its example, “as it is centered around transit-oriented development, which helps in creating more walkable communities, better-paying jobs and entrepreneurship, less pollution, a stronger tax base, and prevents urban sprawl.”[9]
Here are the arguments that councilmembers and residents alike are making in support of Measure G:
- A Walkable Community
Walkability is something that many retirees and city dwellers prioritize when choosing a city to move to. If an area is walkable, that means it is a lively center for things like entertainment and potential business. Outside of infrastructures like sidewalks, crosswalks, stoplights, and signs, a sense of community is needed. To create this, there must be a number of ways to fulfill consumer needs in a small area where public transportation is available. This is exactly what Measure G looks to fulfill. Not only does it promote public transit, but the deregulation of some of the building restrictions imposed by Measures R, N, and U, should result in a wide variety of buildings being built around the downtown area where the rail line will run through.
- Traffic Decongestion
By moving away from a strict dependence on automobile use, the City hopes that public transit will aid in dealing with the newer levels of traffic congestion in the roads and highways surrounding the TVPA and downtown Redlands.
- Sustainable
Along with decongested traffic, the switch to increased public transportation is bound to have a positive effect on the environment.
- Economy
Deregulation entails things like the redevelopment of the Redlands Mall, a large, mostly abandoned property located across the street from City Hall. With newer businesses being opened and more access to those businesses, there should come an influx of jobs and wealth from a once dormant area of Redlands.
- Stopping Urban Sprawl
Many believe that the new influx of desperately needed affordable housing will aid in slowing down urban sprawl. After all, the TVPA only affects 5% of the total land of the City of Redlands and allowing more housing will allow the city to grow in a fiscally responsible way.
“No”
Here are what some of the opponents of the measure are saying.
Lane Schneider, principal officer and treasurer of the Save Redlands No on G committee, says, “This will be an urban enclave going down the center of town. If I wanted to live in an urban environment, I wouldn’t live in Redlands.”[10] She also argues, “To me, it’s a sad thing that much of our leadership will talk about Redlands having a small-town feel, and a small-town charm, and yet they are pursuing something which will take that away at least in these transit village corridors, but that’s a big chunk of town.”[11]
“Larry Leonard, the No on G committee’s assistant treasurer, called the campaign a ‘David and Goliath battle.’ He said his committee formed in opposition to higher-density housing and taller buildings”, which the measure would allow in an area around the upcoming rail line, and that it won’t stop its grassroots efforts.” [12]
Most of the arguments against Measure G echo sentiments from 1997’s Measure U. These include:
- City Character
Redlands is known as a quiet university and agricultural town that is perceived as a community of homes. Increased construction and traffic risk turning Redlands into a larger urban city.
- Environmental Concerns
Undeveloped areas in San Timoteo Canyon are viewed as, “a prime resource for water conservation, recreational and equestrian uses and as a wildlife refuge.”[13] While the Measure would not allow construction in these zones, as they are outside the TVPA, opening the door to more construction always poses a risk to the surrounding environment.
- Quality of Education
“Uncontrolled high-density urban development will result in overcrowding of public-school facilities and undue burdens on other public-school resources that will have a deleterious effect on the quality of education that can be provided. Unless such growth is properly managed, taxpayers will be forced to choose between paying higher taxes to expand public school facilities and services or accepting a dramatic reduction in the quality of education provided in this community.”[14]
The ultimate concern with Measure G deals with the expected decrease in quality of life. Measure U predicts that “Uncontrolled high-density urban development will permanently alter the character of the City of Redlands and threaten the public health, safety and welfare by causing increased traffic congestion, associated air pollution, noise, and higher crime rates. Costly expansion of public facilities and services, including police and fire services, will be required to meet the needs of a rapidly urbanizing community. This will create inevitable conflicts between urban and agricultural uses within the City of Redlands and will permanently alter the quality of life experienced by its residents.”[15]
[1] MEASURE G ORDINANCE NO. 2896
[2] MEASURE G ORDINANCE NO. 2896
[3] Measure U. (n.d.). Retrieved from https://www.cityofredlands.org/post/measure-u
[4] McHugh, D. J. MEASURE G IMPARTIAL ANALYSIS, MEASURE G IMPARTIAL ANALYSIS (n.d.). Retrieved from https://www.cityofredlands.org/sites/main/files/file-attachments/measure_g_impartial_analysis.pdf?1576881645
[5] McHugh, D. J. MEASURE G IMPARTIAL ANALYSIS, MEASURE G IMPARTIAL ANALYSIS (n.d.). Retrieved from https://www.cityofredlands.org/sites/main/files/file-attachments/measure_g_impartial_analysis.pdf?1576881645
[6] Iyer, J. (2019, April 17). Consultant shares walkable, tree-lined vision of Redlands transit villages. Redlands Daily Facts. Retrieved from https://www.redlandsdailyfacts.com/2019/04/17/consultant-shares-walkable-tree-lined-vision-of-redlands-transit-villages/
[7] Iyer, J. (2019, April 17). Consultant shares walkable, tree-lined vision of Redlands transit villages. Redlands Daily Facts. Retrieved from https://www.redlandsdailyfacts.com/2019/04/17/consultant-shares-walkable-tree-lined-vision-of-redlands-transit-villages/
[8] Iyer, J. (2019, April 17). Consultant shares walkable, tree-lined vision of Redlands transit villages. Redlands Daily Facts. Retrieved from https://www.redlandsdailyfacts.com/2019/04/17/consultant-shares-walkable-tree-lined-vision-of-redlands-transit-villages/
[9] Iyer, J. (2020, January 26). Measure G in Redlands is a big deal. Here’s why. Redlands Daily Facts. Retrieved from https://www.redlandsdailyfacts.com/2020/01/26/measure-g-in-redlands-is-a-big-deal-heres-why/
[10] Iyer, J. (2020, January 26). Measure G in Redlands is a big deal. Here’s why. Redlands Daily Facts. Retrieved from https://www.redlandsdailyfacts.com/2020/01/26/measure-g-in-redlands-is-a-big-deal-heres-why/
[11] Iyer, J. (2020, January 26). Measure G in Redlands is a big deal. Here’s why. Redlands Daily Facts. Retrieved from https://www.redlandsdailyfacts.com/2020/01/26/measure-g-in-redlands-is-a-big-deal-heres-why/
[12] Iyer, J. (2020, January 31). Measure G backers in Redlands have a campaign war chest 25 times bigger than opponents.’ Redlands Daily Facts. Retrieved from https://www.sbsun.com/2020/01/31/measure-g-backers-in-redlands-have-a-campaign-war-chest-25-times-bigger-than-opponents/
[13] Measure U. (n.d.). Retrieved from https://www.cityofredlands.org/post/measure-u
[14] Measure U. (n.d.). Retrieved from https://www.cityofredlands.org/post/measure-u
[15] Measure U. (n.d.). Retrieved from https://www.cityofredlands.org/post/measure-u
