Loading...
HomeMy WebLinkAbout7802 RESOLUTION NO 7802 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING COMMISSION REVIEW AND APPROVAL NO 890 WHEREAS, Halcourts and Freeman has filed an application for Commission Review and Approval No 890 for the construction of to construct a 9,990 square foot child care center, with a 13,500 square foot outdoor play area, located at 1035-1045 Parkford Drive (APN 0174-143- 07) within the C-4 (Highway Corninercial) District, and WHEREAS, in conjunction With the filling of Conninissnon Review and Approval No 890, the Project also includes the filing of Conditional Use Perinit No 1061, Sign Conditional Use Permit No 20, and Sign Conditional Use Permit No 21 (the "Project"), and WHEREAS, the City Council has the authority per Section 18 12 080(D) of the City of Redlands Municipal Code to take action on Commission Review and Approval No 890 to permit the construction of a 9,990 square foot child care center, with a 13,500 square foot outdoor play area, and WHEREAS, the City prepared an Initial Study, there is no substantial evidence that there could be any potentially significant enviiorimental effects with mitigation, and the Project qualifies for a Mitigated Negative Declaration in accordance with CEQA Guidelines Section 15074, and WHEREAS, on September 26, 2017, and October 24, 2017, the City of Redlands' Planning Conrunissnon held noticed public hearings at which interested persons had an opportunity to testify in support of, or in opposition to, the Commission Review and Approval, Conditional Use Permit, and both Sign Conditional Use permits at which the Plam-ling Commission consldeied the Project, and WHEREAS, at public hearings on September 26, 2017 and October 24, 2017, the Plaiming Comninissioin considered, heard public comments on, and recoinmemded approval to the City Council of the Project, and WHEREAS, on Deceinben 19, 2017, the City Council held a public hearing and considered the staff written and oral reports, the recommendation of the Planning Commission, the testimony and written evidence submitted by and on behalf of the applicant, and testimony by members of the public, and WHEREAS, at the public hear mg on December 19, 2017, the City Council consider ed, heard public cominents on Coinnnlssion Review and Approval No 890 and the Project, NOW, THEREFORE, be it resolved by the City Council of the City of Redlands as follows SECTION 1 CALIFORNIA ENVIRONMENTAL QUALITY ACT -I- I lcclerk\Resoluuons\Res 7800 7899/7502 Commission Review and Approval No 890 doe The City p>epared an Initial Study and found there is no substantial evidence that there could be any potentially significant envi onmental effects with mitigation, and the Project qualifies foi a Mitigated Negative Declaration in accordance with CEQA Guidelines Section 15074 SECTION 2 MEASURE U The City prepared a Socio-Economic Cost Benefit Study that determined that the proposed Project would not c>eate any significant unmitigable physical blight of overburden public services In the coirnmuznity, because the mitigation pleasures fol envirom-zental unpacts (descl abed in the Initial Study) have been added to the project as Conditions of Approval SECTION 3 REQUIRED FINDINGS Pursuant to Redlands Municipal Code Section 18 12 080(D) and, after consideration of the record before the City Council, and all oral and w>itten evidence and testimony presented at the public hearing for Commission Review and Appioval No 890, the City Council hereby finds as follows 1 The site fol the intended use is adequate in size and shape to accommodate the development of the 9,990 square foot childcare building, and all of the required development standards, setbacks, walls or fences, landscaping and othe> featuies will adjust the use to those existing o> pen-pitted future uses of land in the neighborhood, as the design of the building and the site plan meets or exceeds all development standards, mcludmg setbacks, fencing requirements, and landscaping standards, 2 The site f6i the proposed building relates to streets and highways which ale properly designed and will be improved to cavy the type and quantity of traffic generated by the proposed use The Pzoject site's entrances ale located along Parkfoid Drive and Maishall Stlect Tiaffic generation and trip distribution has been analyzed as part of the TFaffic Impact Analysis and Initial Study/Mitigated Negative Declaration Each of the streets are developed to accormnodate the additional traffic to be generated by the proposed Project Based on a traffic study p>epa>ed fol the Project, and the implementation of the lecorrumended mitigation measure all surrounding intelsection will remain at or above acceptable general plan traffic levels of service 3 The conditions set forth in the approval and those shown on the approved site plan are deemed necessary to protect the public health, safety and general welfaie Conditions of approval have been included as part of the Project, including conditions to comply with the Mitigation Monitoring Program associated with the Mitigated Negative Declaiation foil the subject project and will comply with all applicable provisions of the Redlands Municipal Code SECTION 4 APPROVAL The City Council hereby approves Conu-n ssion Review and Appioval No 890, subject to the Conditions of Appioval and incorporated herein by this reference as Exhibit "A " _2- 1\eel erklResolutions\Res 7800 7899/7802 Commission Review and Approval No 890 doc ADOPTED, SIGNED AND APPROVED this 19'1' day of December, 2017 (:: 4 aul W Foster, Mayor ATTEST <:4z" kQ� Anne Donaldson, City Clerk -3- I lcclerk\Resolutlons\Res 7800 7899/7802 Commission Review and Approval No 890.doc 1, Jeanne Donaldson, City Clerk of the City of Redlands, do hereby certify that the foregoing Resolution was duly adopted by the City Council at a regular meeting thereof held on the 1911' day of December, 2017 by the following vote AYES Councdmembers Harrison, Barich, Tejeda, Momberger, Mayor Foster NOES NONE ABSENT NONE ABSTAIN NONE Jea Donaldson, City Clerk -4- 11cc1erklResolutionslRes 7800 7899/7802 Commission Review and Approval No 890.doe EXHIBIT A CONDITIONS OF APPROVAL DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION Corrtrrtissioit Revieiv aitd Approval No 890 Date of Prepaiation September 13, 2017 Planning Corninission Date September 26, 2017 October 24, 2017 City Council Date December 19, 2017 Applicant Bi ad Fieeman with Hai courts and Freeman Location 1035-1045 Paikfoid Drive (APN 0174-143-07) CONDITIONS OF APPROVAL 1 The Issuance of any permits shall comply with all provisions of the Redlands Municipal Code 2 Unless construction has commenced pursuant to a building permit, of a time extension is granted in accordance with Code, this approval shall expire two (2) yeais fiom the date of City Council approval 3 This approval is foi Commission Review and Approval No 890 to construct a 9,990 squaie foot child case centei, with a 13,500 square foot outdoor play aiea located at 1035-1045 Palkford Drive (APN 0174-143-07) within the C-4 (Highway Commercial) District 4 All plans submitted to the City shall reflect City Council approval and any other changes required by the City Council, Plarming Coimnission and/or staff 5 The applicant shall obtain an issued building permit prior to construction of the structure and related site inipiovements 6 No Certificate of Occupancy of finaled building permit shall be gianted until all conditions of approval have been satisfied 7 The applicant shall not make any modifications of changes duimg construction that are in conflict or contrary to the pioject's approved site design without first consulting with the Development Services Dnector or his designee S Pursuant to Goverm-nent Code Section 66020(d), certain fees, dedications, reservations or exactions imposed by the City as a condition of approval of this project ale subject to a statutory ninety (90) day protest period Please be advised that the ninety (90) day protest -5- I Icclerk%Resolutions\Rcs 7800 7899/7802 Commission Review and Approval No 890 doe period for those fees, dedications, reservations and exactions which are subject to Goveriunent Code Section 66020(a) has cominlenced to run on the date this project was approved by the City 9 The property owner and applicant and their successors and assigns, shall defend, by paying fai the defense costs of the City of Redlands (foi counsel ietained by the City), nldennnify and hold harmless the City of Redlands, and its elected officials, officers, employees, and agents, from and against any and all claims, actions, and proceedings (collectively "Claims") to attack, set aside, void of atnlul the approval of this Commission Review and Approval by the City, or Claims brought against the City due to acts or omissions m any way connected to the applicant's project that is the subject of this permit This iindennnification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions of proceedings, including damages foi the injury to property of peisons, including death of a person, and any award of costs or attorneys' fees In the event any such action is connnenced to attack, set aside, void of annul all, or any, provisions of this permit, or is connnenced foi any other reason against the City for acts of onussions relating to the applicant's project, within fourteen (14) City business days following notice of such action from the City, the applicant shall file with the City a performance bond of irievocable letter of credit, or other form of security satisfactory to the City (the "Security") in a form satisfactory to the City, and in the amount of $300,000, to ensure applicant's performance of its defense and indemnity obligations under this condition The Security amount shall not limit the total indemnity obligation of the applicant pursuant to this condition The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agieennent by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted foi the project pursuant to this permit The City shall have no liability to the applicant foi the exercise of City's right to revoke this permit 10 Any open fences or gates within the front setback shall not exceed four feet (4') nn height, or fences/walls exceeding six feet (6') in height outside of the front setback, unless approval of a separate Minor Exception Permit is obtained prior to issuance of a building permit 11 All uses shall maintain compliance with the City Noise Ordinance contained in Chapter 8 06 of the Redlands Municipal Code 12 Roof and ground mounted equipment shall be screened from public view on all sides subject to review and approval by the Development Services Director, prion to the issuance of building permits 13 The applicant shall work with the local utility conipanics to locate all transformer cabinets outside of requned setbacks All transformers shall be screened froin public view either by architectural treatment or within landscaping Multiple electric meters shall be fully enclosed and incorporated into the overall architectuie design of the structure(s) Backflow preventers shall be enclosed with landscaping that will provide complete screening upon maturity The location and method of enclosure or screening of this equipment shall be shown on the final -6- I Iccled,lResolu[ions\Res 7800 7899/7802 Coinenission Review and Approval No 890.doe working drawings prior to building permit issuance Location of said equipment shall be coordinated with the appropriate utility company 14 Trash enclosure design and location shall be subject to review and approval by the Quality of Life Department, Municipal Utilities and Engineering Department, and Development Services Department during plan check, prior to the issuance of building permits Trash storage areas shall be completely enclosed with solid masonry walls that have a decorative cap and solid metal gate(s) 15 The following standards shall apply to all parking areas accessible to the public, adjacent to roadways or exposed to public view fi•omroadways or adjacent parcels a Landscaping shall be provided adjacent to and within parking areas to screen vehicles from view and to znnznimfze the expansive appearance of parking areas The larndscapnng should include predonnnantly fast growing trees in the parking ai eas to create sunnrner shade Accent trees may also be utilized in the landscape design of the parking a>eas for diversity and seasonal colo> b Landscaped beans, or a combination or beans, landscaping and/or wall treatments of sufficient height to substantially screen parking areas shall be provided between parking areas and right-of-way C Each unenclosed parking area shall provide a perimeter Iandscaped strip a minimum of five (5) feet in width where the parking area adjoins a side or real property line Curbs, mow strips, or any other type of paved surface shall not be included in the measurernent of the overall width of the planter d All plant material shall be sized so that the landscaping has an attractive appearance at the time of installation and a mature appearance within three years c Tree species should be selected with root growth habits that will not cause damage to sidewalks, curbs and other similarly paved surfaces or such tree species should be sited away from such paved areas f Trees with a trunk height of not less than six (G) feet shall be installed in the planters at each end of an aisle, at three (3) space intervals throughout the parking area, and at twenty (20) foot intervals along the periphery of the parking areas Within parking areas, trees may be clustered m groups to achieve a more natural setting provided the total number of trees mects the previous planting requirements g At least fifty percent (50%) of the trees shall be an evergreen variety and shall be evenly distributed throughout the parking area h At least fifty percent (50%) of the trees shall be 15 gallon in size, twenty-five percent (25%) shall be 24-inch box in size, and twenty-five percent (25%) shall be 36-inch box in size or greater All #ices shall meet the following mrnnnurn caliper sizes If the caliper size cannot be met at the container size, then the developer shall increase the container size to meet the required caliper 15-gallon 3/"to 1" -7- I lcclerk\Resoluoons\Res 7900 7899/7802 Commission Review and Approval No 890 doc 24-inch box 1-114" to 1-314" 36-inch box 2-112" to 2-314" i Planter areas shall also contain ground coves and/ot flowering shrubs Diought toleiaint planting is suggested so that applicant/developer can comply with the Water Conservation in Landscaping Act of 1990 and the City's Wates Efficient Landscaping Ordinance Wheie automobile bumpers overhang landscaped planets, two (2) feet of cleat area unobstructed by ti ces or shrubs shall be provided and maintained of oveihang k All tiees identified on the landscape plan are to be maintained and the trinuning or maintenance of them shall serve the purpose to bi mg them into a full canopy-type configuration If the applicant/developei fails to maintain and trim said tiecs to allow for full canopy-type configuration, applicant/developer shall be in violation of its conditions of approval and subject to enforcement as allow by law 1 All landscape planters that aie ten (10) feet of less in width shall utilize measures such as root barriers of othei deep water systems to minlinize heaving or parking area pavement and curbs by tree roots in The total number of trees (existing and proposed) on-site shall meet or exceed a natio of 1 tree pei 20 feet ofstieet frontage n Pedestrian walkways shall be provided within parking areas to destination points o Final landscape plans, automatic migation system plans, tree preservation techniques and preservation guarantees shall be ieviewed and approved by the Development Services Department proi to the issuance of a building permit Plans shall be in conformance with the Water Conservation in Landscaping Act of 1990 and Chaptel 15 54 of the Redlands Municipal Code p The landscape architect responsible for the design of the proposed landscaping plan shall review and certify that installed landscaping meets the specifications of the landscape plan as submitted except as modified in the conditions of approval 16 The project site shall be kept in a weed and dust fiee condition throughout all periods of development 17 A iecipiocal access and parking agreement foi the shopping center shall be maintained, allowing packing for the subject use to take place on other parcels within the unified center 18 All lighting shall be shielded and no light or glare shall nnpact the surrounding properties -8- 1 1cc1erk\Reso1utions\Res 7800 7599/7502 Commission Review-md Approval No 890 doc 19 A security and lighting plan shall be prepared, subject to review and approval by the Police Department and Development Services Department, prior to issuance of building permits Outdoor lighting shall maintain a minimum of one foot candle of illumination for all parking and pedestrian areas and shall not exceed one-half foot candle along property lines or the project In addition, the plan must include details such as beans spreads and/or photometric calculations, location and type of fixtures, exterioa colors, details on the foundation, and arrangement of exterior lighting that does not create glare or hazardous nnterference to adjacent streets or properties 20 Exterior fa e and/ or mechanical equipment shall be appropriately screened or painted to match the building colon, except foi equipment designated by the Fire Chief as being exempt fiom this requnement 21 The following additional dust suppression pleasures in the SCAQMD CEOA A11 Ouahot Handbook shall be included as part of the project Revegetate disturbed areas as quickly as possible a Suspend all excavating and grading operations when wind speeds (as instantaneous gusts) exceed 25 mph b Sweep all streets once pen day if visible soil materials are carred to adjacent streets (recornrnend water sweepers with reelarxned water) c Minimize at all tones the area disturbed by clearing, grading, eartlunoving, of excavation operations 22 Compliance with South Coast Air Quality Management District Rules 402, 403, 481, 1108, 1113, 1143, 4312, 1186/1186 1, 2202, 1166 are mandatory These rules apply to discharge of air contaminants, fugitive dust, spray painting and spray coating opciations, architectural coatings, sale, use, and manufacturing of asphalt, sulfur content of liquid fuels, use of paint thinners and solvents, fugitive dust on paved and unpaved roads, on- road motor vehicle mitigation options, and finds of any contaminated soil 23 Prrol to issuance of grading permits, the construction contractor shall provide evidence showing that the following measures shall be implemented to reduce an pollutants generated by equipment exhaust and fugitive dust during project construction a The construction contractor shall select the construction equipment used op site based on low emission factois and high energy efficiency The construction contractor shall ensure that construction g>adnng plans include a statement that all construction equipment will be tuned and maintained in accordance with the manufactui er's specifications b The construction contractor shall utilize electric or diesel-powered equipment in lieu of gasoline-powered engines where feasible c The construction contractor shall ensure that construction grading plans include a statement that work crews will shut off equipment when not in use During smog season (May through October), the overall length of the construction period will -9- 1 lcclerkc ResolutionsUZes 7800 7599/7802 Commission Revicew Ind Approval No 890 doc be extended, thereby decreasing the size of the area prepared each day, to minimize vehicles and equipment opeiating at the same time d The construction contractor shall time the construction activities so as not to ipterfeie with peak hour traffic and to minimize obstruction of through traffic lanes adjacent to the site, if necessary, a flag person shall be retained to maintain safety adjacent to existing roadways e The construction contractoi shall support and encouiage rideshaiing and transit incentives foi the construction crew 24 The applicant must comply with the Tiansportation Control Measuies in Section, 18 224 of the Municipal Code which require the following be placed on the plans and be approved by the Development Services Directoi prior to the issuance of a Building Permit • The installation of bicycle lockeis and racks foi each building at a ratio of one (1) per thirty (30) paiking spaces These facilities shall be placed on the building plans and be approved by staff prioi to the issuance of a Buildirig Permit • Provision of a one (1) dedicated paiking space per ten (10) employees foi the exclusive use of employees who rideshaie 25 Mitigation Measuie AES-1• The fieeway sign shall be designed so to not exceed a maximum height of 110 feet as measured from finish grade (per the approved giading plan) at the base of the pole's foundation To be monitored by the Development Services Department, PIanning Division prior to issuance of building permits 26 Mitigation Measuie B10-1 . If construction and/or tiee removal is proposed between February I and August 31, a qualified biologist shall conduct a nesting bird survey(s) no inoie than tluee days prioi to initiation of grading to document the presence or absence of nesting birds within of directly adjacent (100 feet) to the pi.oject site The survey(s) shall focus upon identifying any raptor and/oi passeime nests that aie duectly or indirectly affected by construction activities If active burrowing oil of other avian nests are documented, species-specific pleasures shall be prepared by a qualified biologist and implemented to prevent abandonment of the active nest At a miminum, grading in the vicinity of a nest shall be postponed until the young birds have fledged A minimum exclusion buffer of 100 feet shall be maintained dui mg construction, depending upon the species and location The perimeter of the nest setback zone shall be fenced of adequately demarcated with stakes and flagging at 20-foot intervals, and construction personnel and activities restricted from the aiea To be monitored by the Development Services Department, Planning Division, through receipt of a copy of a signed contract of snnilai confirmation between the developei and a qualified biologist if any woik will take place duinlg the specified time period and the -10- I lcclerklResuluhons\Res 7800 7899/7802 Commission Review and Approval No 890.doe documented results as prepared by a qualified biologist, prior to issuance of a grading permit 27 Mitigation Measure CUL-1 In the event that cultural resources aic discovered during farther site preparation activities, operations shall stop in the immediate vicinity of the find and a qualified archaeologist shall be consulted to determine whether the resource requnes further study The qualified archaeologist and shall make leconunendatrons to the Lead Agency on the measures that shall be implemented to protect the discovered resources, including but not limited to excavation of the finds and evaluation of the finds in accordance with Section15064 5 of the CEQA Guidelines If the resoui ces are determined to be unique historic resources as defined under Section 15064 5 of the CEQA Guidelines, nnitigation measures shall be identified by the niornitol and recoirmiended to the Lead Agency Appropriate mitigation measures fol significant resources could include avoidance or capping, incorporation of the site in green space, parks, on open space, or data recovery excavations of the finds To be nnonitoied by the Development Services Department, and Planning Division, and satisfied during construction of the project 28 Mit:patron Measure GEOLOGY-1 The project shall be developed in accordance with all the recommendations included in the geotechnical investigation prepared by Geoteclunologies, Inc for the subject property In addition, the pioposed project will be constructed to adhere to all applicable federal, state, and local regulations pertaining to seismic design 29 Mitigation Measure GEOLOGY-2: The applicant shall coordinate and ensuie construction nnonitoinig by the project engineering geologist during ground disturbance and construction activities, as outlined in the geotechnical investigation prepared by Geoteclumlogies, Inc to ensure compliance with the design concepts, specifications or recoiriinendations of the geotechnical investigation 30 Mitigation Measure GEOLOGY-3. The project shall require that all permanent landscaping be installed prior to final occupancy, and, following construction, distuibed sails shall be landscaped, or otherwise treated (covered with gravel, mulch of hardscape) to protect soils from wind and water erosion 31 Mitigation Measure GEOLOGY-4 The project shall requn e the applicant to include a Soil Erosion Control Plan as part of the Storrawater Pollution Pleventron Plan (SWPPP) and Water Quality Management Plan (WQMP) for the project site This section of the SWPPP/WQMP shall include measures designed to control wind and water erosion on the site during and after construction The Best Management Practices (BMPs) shall include measures including landscape, hardscape, and incorporation of retention facilities to reduce the volume of storinwater runoff, minimize soil exposed to concentrated runoff, and infiltrate surface runoff on the -11- 1 lcc1erkU2eso1utions\Res 7800 7899/7802 Commission Review and Approval No 890 doe project site in accordance with the City's Stormwatei Management ordinance (Section 15 54 160 of the Redlands Municipal Code) Mitigation Measures GEOLOGY-1 through GEOLOGY-4 To be verified by the Building & Safety Division and Municipal Utilities & Engineeiing Department priol to issuance of b ading permits, and inonitoied by the Building & Safety Division and Municipal Utilities & Engineeiing Department during grading and construction activities 32 Mitigation Measure HYD-1. Prioi to the issuance of a grading permit, the project applicant shall file and obtain a Notice of Intent (NOT) with the Regional Watei Quality Control Boaid in order to be in compliance with the State NPDES General Construction Storm Watei Permit for discharge of surface runoff associated with construction activities Evidence that this has been obtained (i e , a copy of the Waste Dischargers Identification Number) shall be submitted to the City Municipal Utilities and Engineering Department (MUED) foi coverage under the NPDES General Construction Permit To be monitored by the Municipal Utilities and Engmeei ing Department and verified prior to issuance of Grading Permits 33 Mitigation Measure HYD-2 Prioi to the issuance of a grading permit, the project applicant shall submit to and receive approval fiorn the City of Redlands of a Storm Water Pollution Prevention Plan (SWPPP) The SWPPP shall include a surface water control plan and erosion control plan citing specific measures to control on-site and off- site erosion during the entue grading and construction period In addition, the SWPPP shall ennphasize structural and nonstructural Best Management Practices (BMPs) to control sediment and non-visible discharges from the site The SWPPP will include inspection forms fol routine monitoring of the site during construction phase to ensure NPDES compliance and additional BMPs and erosion control measures will be documented in the SWPPP and utilized if necessary The SWPPP will be kept on site for the entire duration of project construction and will be available to the local RWQCB for inspection at any time Sorne the BMPs to be implemented may include the following • Sediment discharges from the site may be controlled by the following sandbags, silt fences, straw wattles and ternporary basnns (if deemed necessary), and other discharge control devices The construction and condition of the BMPs will be peilodically inspected duiing construction and repairs will be made when necessary as requited by the SWPPP • Materials that have the potential to contribute to non-visible pollutants to storm water must not be placed in diamage ways and must be contained, elevated, and placed in temporary storage containment areas -12- 1\cc]erhResolu€ions\Res 7800 7899/7802 Commission Review and Approvil No 890 doe • All loose piles of soil, silt, clay, sand, debris, and othe> earthen material shall be protected in a ieasonabie manner to eliminate any discharge from the site Stockpiles will be surrounded by silt fences and covered with plastic tarps • In addition, the construction contractor shall be responsible for performing and documenting the application of BMPs identified in the SWPPP Weekly inspections shall be peifonmed on sandbag barriers and othei sediment control measures called for in the SWPPP Monthly reports and inspection logs shall be ).maintained by the Contiactor and reviewed by the City of Redlands and the representatives of the State Watei Resources Control Boaid In the event that it is not feasible to innplement specific BMPs, the City of Redlands MUED can make a detenmination that other BMPs will provide equivalent or superioi tieatment either on of off site To be monitored by the Municipal Utilities and Engineering Department and vel ified pi ioi to issuance of Grading Permits 34 Mitigation. Measure HYD-3: The project shall be required to comply with the submitted Pieliiminary Watei Quality Management Plan (PWQMP) prepared in accoidance with Santa Ana Regional Water Quality Control Board and the City of Redlands Municipal Utilities and Engineering Department (MUED) The project shall also provide the appropriate Best Management Piactices (BMPs) within the project site to stop "first flush" of accumulated pollutants fiozm entering the City storm diain system BMPs can include onsite bio-swales, uifiltiation trenches, treatment units and detention basins that will seduce pollutant levels from onsite runoff to meet as defined in Municipal Code section 15 54 160 The specific mix of BMPs will be reviewed and approved by the City of Redlands MUED To be monitored by the Municipal Utilities and Engineering Department and verified prior to issuance of Building Permits 35 Mitigation Measure N0I-1 limplementation of the following multi-part mitigation measure is requned to seduce potential construction period noise impacts to a less than significant level a) The construction contractor shall ensure that "quiet" models of an compressors and other stationary construction equipment ale utilized where such technology exists b) The construction contractor shall, to the imaxin-iuim extent practical, locate on-site equipment staging areas so as to maximize the distance between construction related noise sources and noise-sensitive receptors nearest the project site duiing all project construction -13- 1 lcclerk\Resolutions\Res 7800 7899/7802 Commission Reviev,and Approval No 890 doc c) The construction contractor shall place all stationary construction equipment so emitted noise is directed away fiom sensitive receptors nearest the pioject site d) The construction contractor shall prohibit unnecessary idling of internal combustion engines (1 e , in excess of 5 minutes) e) The construction contractor shall designate a noise disturbance coordinator who will be responsible for responding to any local complaints about construction noise The disturbance coordinator will deterinine the cause of the noise complaints (starting too early, bad muffler, etc ) and institute reasonable measures warranted to correct the problem The construction contractor shall conspicuously post a telephone number foi the disturbance coordinator at the construction site fl All on-site construction activities, including deliveries and engine waren-up, shall be restricted to the houis between the hours of 7 00 am and 6 00 p m on weekdays, including Saturdays No such activities shall be permitted on Sundays or federal holidays To be monitored by the Development Services Department, Building & Safety Division and Planning Division, and satisfied through notes on the approved construction plans prior to issuance of Building Pernuts and implementation during construction of the project 36 Mitigation Measure PUB-1 A construction site security plan approved by the police department is iequied, plovidilg adequate security measures such as lights, video cameras, vehicle tiansponders, locks, alarms, trained security personnel, fencing etc The nature of the measures will depend on the specific requirements of the site, and may vary with the different stages of construction The developer shall be responsible fol the compliance of all sub-contractors wolking on the site Other impacts associated with new development are mitigated with the payment of development mnpact fees, and State established school fees To be monitored by the Police Department, Development Services Department, Building and Safety Division, and Municipal Utilities and Engineering Department and verified pi for to issuance of a grading permit and building permits, as appropriate to the phase of construction 37 Mitigation Measure TRA.-1 The project applicant shall complete all off-site striding and srunina, as recommended in the completed Traffic Impact Analvsis, and contribute towards the cost of area inprovements as identified below on a fair share or "pro-rata" basis, prior to issuance of a Certificate of Occupancy Y Ford Stieet at 1-10 WB On-Rainp/Reservoii Road o Restriping of the east leg with an exclusive westbound left-turn lane and shared tlirulrrght-turn lane Note that the exclusive westbound left-turn lane is proposed to piovide 100 feet of storage -14- 1\eel crklResolutions\Res 7800-789917502 Commission Review and Approval No 890.doc o Resti me the northbound and southbound approaches to provide fot a northbound and southbound yield richt-turn lane o Iinstallation of a ti affic signal and design foi two six-phase ope>ation with protected/pernussive phasing in the northbound/southbound directions o Installation of a ciosswalk on the east leg o Restrive the northbound left-turn pocket to extend back to I-10 east off-tamp to urovide 270 feet of stoi ate Note that the western-most northbound through lane along Ford Street, south of 1-10 eastbound off- s amp, will become a trap lane leading into this extended northbound left- tuin lane Install appropriate siena2e to advise drivers of this trap lane • Ford Street at Paikford Drive o Restripiing of the west leg with an exclusive eastbound left-turn lane and exclusive eastbound right-turn lane Note that the exclusive eastbound Ieft-turn lane is proposed to provide 100 feet of storage. • Restriping of the north leg to provide a vehicle refuge which can provide storage for up to two (2) vehicles The vehicle refuge is proposed to provide a total of 70 feet of storage and transition. Foi d Street at I-10 Eastbound Off-Ramp o Extend the exclusive eastbound right-turn lane to provide 600 feet of storage ® Ford Street at Redlands Boulevard/1-10 Ramps: o Extend the exclusive westbound left-turn lane to provide 220 feet of stot ace *Amended by the Planiung Coninussion on October 24, 2017 See Errata to Filial Itzitial StudylMND 38 Mitigation Measure TRA-2 The project shall participate in the phased construction of off-site traffic signals through payment of traffic signal mitigation fees The traffic signals within the study area at buildout should specifically include an interconnect of the traffic signals to function in a coordinated system To be monitored by the Municipal Utilities and Engineering Department prior to issuance of a Certificate of Occupancy 39 Mitigation Measure TRA-3 Sight distance at the project accesses shall comply with standard California Department of Transportation and City of Redlands sight distance standards The final grading, landscaping, and street iripiovement plans shall demonstrate that sight distance standards are met Such plans must be reviewed by the City and approved as consistent with this mcasuic piloi to issue of grading permits -15- 1 lcclerk\Resolutions\Res 7800 7899/7502 Commission Review and Approval No 890 doc To be monitored by the Municipal Utilities and Engineering Department prior to issuance of a Certificate of Occupancy 40 Mitigation Measure TRIBAL-1 The Pioject applicant shall contact the consulting Native Amciican Tiibe that have requested monitoring through consultation with the City during the AB 52 process (Gabrieleno Band of Mission Indians - Iizh Nation) The applicant shall giant access to the tribe for tribal monitoring, at the tabes' own cost, during grading and ground disturbance activities when the potential for contact with original soils exists, as detennined by the monitoring project engineering geologist To be monitoied by the Development Services Department prioi to issuance of a giading permit and thioughout construction of the project 41* The project shall be developed in accoidance with all the recominendations and nexus included in the traffic study prepared by Linscott, Law & Greenspan In addition, the pioposed project will be constructed to adhere to all applicable standards fol the City of Redlands and the California Department ofTiansportation *Added by the Planning Commission ori October 24, 2017 42* The applicant shall adhere to all requirements of Measure U, which will requite the applicant to a) stripe all of off-site improvements prioi to Certificate of Occupancy and b) pay then fait shaie foi a traffic signal located at Foid Street and Reservoir Road *Added by the Planning Commission on October 24, 2017 43* The applicant shall piovide signage for a minimum of 25 paiking spaces, located on the east and north side of the child cai e building that indicates the spaces shall be limited to 15 nunute painting for diop off and pick up only, between the hours of 6 30 a in — 9 30 am and 300pin and 630pm *Added by the Planning Commission on October 24, 2017 Brian Desatnik Development Services Director -16- C lcclerklResolutions\Res 7800 7899/7802 Commission Review and Approval No 890 doc REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS CONDITIONAL USE PERMIT NO. 1061 AND COMMISSION REVIEW AND APPROVAL NO. 890 Date of P C. Meeting; September 12,2017 Applicant. Harcourts and Freeman Location 1035- 1045 Parkford Dri've Project Description: Construct a 5,000 Square Foot Multi-Tenant Retail Building, to Include One Drive-Through Restaurant and Construct a 9,990 Square Foot Child Care Center The applicant shall comply with the following engineering requirements to allow for the orderly development of the surrounding area and for public health and safety All requirements for development shall be consistent with requirements set forth in the General Plan, applicable sections of Redlands Municipal Code, latest edition of "Redlands Standard Specifications and Detail Drawings for Design and Construction of Public Improvements", latest edition of American Public Works Association"Standard Plans for Public Works"and "Standard Specifications for Public Works Construction — Greenbook", latest edition of"Redlands Water Systems Standard Specifications", latest edition of"Redlands Sanitary Sewer Systems Standard Specifications", and current Redlands policies and guidelines relative to development projects A. The following items are required prior to issuance of the GRADING PERMIT. 1. Pay plan check fee as established per resolution The amount will be determined at plan check submittal 2 Plans required to be submitted include a Precise Grading Plan Grading plans shall be coordinated with the existing and proposed off-site improvements (RMC 15 04) b SWPPP/Erosion Control Plan ErosionlSedunent Control Plan shall be submitted for review and approval A copy of the project's Storm Water Pollution Prevention Plan (SWPPP) shall be submitted for review SWPPP Best Management Practices (BMPs) to prevent and control discharges to the municipal separate storm sewer(drain) system shall be in effect for the entire duration of project construction to its completion and acceptance by the City. (RMC 13 54) c Water Quality Management Plan. Submit final Water Quality Management Plan (WQMP) for review and approval. WQMP shall consist of post construction Best Management Practices (BMPs) prepared in accordance with the requirements and guidelines of the San Bernardino County Stormwater Program The requirements of the WQMP shall remain in effect throughout the life of the project (California State Order No R8-2010-0036) CUP No 1061 and CRA No 890 September 12, 2017 Page 2 All plans used as reference for design shall be listed on title sheet of all plans with reference numbers All plans shall be submitted on 24" x 36" size sheets Six (6) copies of each are required After final review, grading and SWPPP plans shall be submitted on 24" x 3.6" size, min 4 mil, mylar sheets for City's approval 3. Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No. 2 above All plans submitted shall be substantially complete, and no plan check queue place-holder plans will be accepted An incomplete plan submittal will not be accepted for pian check 4 All support documentation shall be submitted with the plans to be checked Submission shall include a Hydrology Report and Hydrologic Calculations, (RMC 18 12 080 and 18 192 050) b Geotechnical Report, (RMC 15 04) c. Easement Documents (RMC 18 12 080 and 18 192 050) 5 A final WQMP that is in substantial conformance with the preliminary WQMP and in full conformance with the WQMP Guidance Document shall be submitted and approved prior to the approval of precise grading plans 6 Cash cleanup deposit shall be submitted ($1,00000) Deposit will be reimbursed after the work is completed and accepted by the City upon written request (RMC 12 16 290) 7 Truck route permit is required for all construction vehicles 5 tons and over gross vehicular weight (e g concrete trucks) using streets other than established truck routes (RMC 10 54) NOTE Cash cleanup deposit and truck route permit submitted during the grading process could be transferred to be used during building construction or off-site improvement construction if it is within the time limit specified in the truck route permit, otherwise a new truck route permit must be issued 8 For all development requiring coverage under the state of California General Storm Water Permit, in effect at the time of permit issuance, and whom have filed with the State Board a Notice of Intent (NOI), a copy of the Waste Discharger Identification Number (WDID) and NOI shall be submitted for review and file Call(866) 563-3107 (RMC 13 54) 9 The Final WQMP shall also include a site trash plan detailing the installation, operation, and maintenance of a Full Capture System (FCS) for loose trash The intent of the FCS is to capture loose trash preventing the trash from entering the site storm drains and basins BMPs or devices used as FCS devices shall require acceptance by the City Engineer Full Capture Systems are defined as treatment controls (either a single device or a series of devices) capable of trapping all particles 5 mm or greater In addition, the FCS shall trap trash from the greater of CUP No 1051 and CRA No 890 September 12, 2017 Page 3 a. A flow not less than the peak flow rate, Q, resulting from a one-year, one- hour, storm Precipitation intensity shall be determined using the NOAA ATLAS 14 Point Precipitation Frequency Estimates web site, or b A flow rate equal to the on-site storm water conveyance system including pipes, channels, and swales B. The following items are required prior to RECORDATION OF TRACT/PARCEL MAP. No map is required for this application C. The following items are required prior to issuance of the BUILDING PERMIT 1 Pay plan check fee as established per resolution The amount is to be determined at plan check submittal (City Resolution No 767 1) 2. Plans required to be submitted shall include a. Street Improvement, b Potable Water Lateral Installation, and C Sewer Lateral All plans used as reference for design shall be listed on title sheet of all plans with reference numbers All plans shall be submitted on 24" x 36" size sheets Three (3) copies of each are required After final review, plans shall be submitted on 24" x 36" size,min. 4 mil, mylar sheets for City's approval 3 Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No 2 above All plans submitted shall be substantially complete, and no plan check queue place-holder plans will be accepted An incomplete plan submittal will not be accepted for plan check 4 All support documentation shall be submitted with the plans to be checked Submission shall include a Hydrology Report and Hydrologic Calculations, (RMC 18 12 080 and 18 192 050) b Geotechnical Report; (RMC 15 04) c Easement Documents (RMC 18 192 050) 5. All off-site improvements shall be designed by owner's Civil Engineer in accordance with City Standard Specifications and Detail Drawings and Standard Specifications for Public Works Construction (Green Book) latest revision thereof All existing utilities shall be pot-holed to determine the actual depth if no signed plan is available Field notes will be submitted at time of submitting the plan for review and plan checking CUP No 1061 and CRA No 890 September 12, 2017 Page 4 6 The approximate locations of existing underground utilities shall be shown on the improvement/site/grading pians The utilities shall be plotted from record and field data The City of Redlands and the Engineer assume no liability as to the exact location of said lines where locations are not shown 7. Provide pad certification and compaction report to the Building and Safety Department 8 All SWPPP Best Management Practices (BMPs) to prevent and control discharges to the municipal separate storm sewer (drain) system shall be in place and shall be maintained throughout the course of the project (RMC 13 54) 9 Pay the required development impact fees per ordinance in effect at time of issuing the building permit The exact amount will be determined based upon the review of the final building plan or project information Development Impact Fees shall include, Transportation Facilities, (RMC 3.54) • Fire Facilities, (RMC 3.60) • General Government Facilities, (RMC 3 60) F Police Facilities, (RMC 3 60) O Storm Dram Facilities, (RMC 3 56) • Water Capital Improvement Charge, (RMC 3 48) O Water Source Acquisition Charge, (RMC 13 40) • Sewer Capital Improvement Charge, (RMC 3 44) and Solid Waste Capital Improvement Charge. (RMC 3 70) 10 Final City approved mylars for all public improvements shall be on file with the Municipal Utilities and Engineering Department 11. Although this project will have an on-going inspection throughout construction, a final inspection for all off-site improvements must be scheduled by developer to certify that these improvements comply with City specifications (RMC 12 16.090) 12 Requirements for Parkford Drive(RMC 18 12 080 and 18 192 050) a Dedicate to provide for a 32 foot half street right-of-way width including a corner cutoff/radii at the property line return to accommodate a 25 foot radius curb return and pedestrian ramp, b Provide frill depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline verified through a geotechnical report; c Construct ADA compliant ramps at all curb returns, d Replace the existing sodium vapor street light luminaires with LED [LEOTEK (GC 1-20F) or approved equal] luminaires with the equivalent CUP No 1061 and CRA No 890 September 12, 2017 Page 5 illumination of a 100 watt sodium vapor street light Coordinate with City staff for guidance at that time e Use traffic index of 5 0, f Install commercial fire hydrants as required by the Redlands Fire Department, and g Provide a sewer easement as required by the City Engineer 13 Requirements for Marshall Street(RMC 18 12 080 and 18 192 050) a Dedicate to provide for a 32 foot half street right-of-way width including a corner cutofflradn at the property line return to accommodate a 25 foot radius curb return and pedestrian ramp, b Provide full depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline NTenfied through a geotechnical report, G Construct ADA compliant ramps at all curb returns, d Replace the existing sodium vapor street light luminaires with LED [LEOTEK (GCI-20F) or approved equal] luminaires with the equivalent illumination of a 100 watt sodium vapor street light Coordinate with City staff for guidance at that time e. Use traffic index of 5 0, and f Install commercial fire hydrants as required by the Redlands Fire Department. 14 Provide for adequate drainage facilities (RMC 192 050) 15 The applicant shall enter into a Landscape Maintenance Covenant (Covenant) for the parkway landscaping and public right-of-ways This Covenant shall be recorded with the San Bernardino County Recorders' Office The purpose of this Covenant is to declare that the maintenance of said Parkway area is the responsibility of the owner of this property and that this responsibility shall pass to successive owners The Covenant shall consent of the City of Redlands and shall run with the land in perpetuity In the event the owner fails to maintain the Parkway to the satisfaction of the City of Redlands as required in said Covenant, the City of Redlands, proceedings to annex the Property to City Community Facilities District, and pay all expenses associated therewith 16 All irrigation lines shall be replaced with ductile iron, cement mortar lined and coated steel, or as approved by City Engineer (RMC 18 192 050) 17 Install reduced pressure principle backflow devices as required by City Engineer (RMC 13 20) I8 Install onsite fire line with double detector check valve backflow devices at service connection satisfactory to the City Fire Department (RMC 13 20) CUP No 1061 and CRA No 890 September 12, 2017 Page 6 19 Comply with the Solid Waste Recycling Access Act of 1991 (AB 1327) and install double solid waste bin enclosure(s) Submit a plan prepared by a licensed engineer showing bin enclosure(s) location on the site plan with solid waste truck turning and/or turnaround track template superimposed 20 Submit recycling plans for site demolition/construction for review and approval in accordance with Chapter 13.66 of the Redlands Municipal Code 21 Dedication documents shall be prepared by a licensed Land Surveyor or registered Civil Engineer (registered prior to January 1982) and must be submitted for review and approval before recordation (California B&P Code 8761 an CCR 4411) 22. Improvement bonds must be posted for the total estimated cost of off-site improvements as follows (RMC 18 192 050B) Performance 100% security(due prior to building permit issuance) (Performance/Warranty) 10%security(due at acceptance of improvements) Labor and Materials 50% security(due prior to building permit issuance) Acceptable security forms Surety Bond(s), Letter of Credit from a qualified bank or institution, Cash Deposits,or Set Aside Letter(savings account) in City's naive 23 The 10% performance (warranty) security will be retained for one year after acceptance of public improvements by the City for warranty of off-site work (RMC 18 192 050B and 12 20 100) 24 Execute Public Improvement Agreement (RMC 12 22 060) D The following items are required prior to approval of APPLICATION FOR WATER SERVICE CONNECTION and prior to WATER METER INSTALLATION 1 Pay the Water Capital Improvement Charge, (RMC 3 48 030) 2 Pay the Recycled Water Capital Improvement Charge, (RMC 3 53 050) 3 Pay the Water Meter Charge (Redlands Ordinance No 2830) E. The following items are required prior to issuance of the ENCROACHMENT PERMIT. 1 Cash cleanup deposit shall be submitted ($1,000 00) Deposit will be reimbursed after the work is completed and accepted by the City upon written request (Required unless previously submitted under Sections A, B or C) (RMC 12 16 290) CUP No 1061 and CRA No 890 September 12,2017 Page 7 2. Track route permit is required for all construction vehicles 5 tons and over gross vehicular weight (e g concrete trucks) using streets other than established truck routes (RMC 10 54) 3 Section 4216/4217 of the Government Code requires a Dig Alert Identification Number be issued before a "Permit to Excavate" will be valid For your Dig Alert Identification Number, call Underground Service Alert toll free, 1-800-227-2600, two (2) working days prior to conducting any excavation (RMC 12 20 120) 4 Encroachment Permit application and two (2) sets of City approved plans must be submitted for all off-site improvements Encroachment Permit fees shall be paid prior to issuance of Encroachment Permit (RMC 12 16 010) 5 A California OSHA Permit Number for all work that is 5 feet deep or deeper shall be provided Call (909)383-4321 (RMC 12.16.040) 6. A copy of soils report is required with recommendation for the final pavement structural section to be submitted prior to placing of the street pavement The report shall include test results and boring/samplmg locations 7 A traffic control plan shall be prepared in accordance with the latest revision of (CA) MUTCD or W A T C H manual, submitted and accepted by the City Engineer prior to issuance of an encroachment permit The plan shall show all required construction signage, warning devices, road closures, detours, delineation, phasing schedules and anticipated durations of closures and detours for any work within the public right-of-way The plans shall provide naives and 24-hour phone numbers of individuals who can be contacted regarding traffic control measures 8 Improvement bonds must be posted for the total estimated cost of off-site improvements as follows Performance 100% security (due prior to encroachment permit) (Performance/Warranty) 10% security(due at acceptance of improvements) Labor and Materials 50%security(due prior to encroachment permit) Acceptable security forms- Surety Bond(s),Letter of Credit from a qualified bank or institution, Cash Deposits, or Set Aside Letter(savings account) in City's name 9 Execute Subivision/Public Improvement Agreement 10 The 10% performance (warranty) security will be retained for one year after acceptance of public improvements by the City for warranty of off-site work CUP No 1061 and CRA No 890 September 12, 2017 Page 8 F. The following items are required prior to issuance of CERTIFICATE OF OCCUPANCY. 1 All requirements as described in Sections A, B, C, D and E of these conditions of approval shall be met 2 All improvements shall be reviewed and accepted by the City Engineer The Engineer of Record shall file a Final Grading Certification for all grading and improvements relating to the project development 3 Owner's Licensed Land Surveyor shall reset survey points, monuments, record corners, and centerline ties that were destroyed during,construction and shall file Corner Records for those points prior to completion of the project with San Bernardino County Surveyor Copies of information shall be furnished to the Municipal Utilities and Engineering Department (California B&P Code 8762, 8767, 8768, 8771, and 8773(b) 4. All work shall be completed to the satisfaction of the City Engineer All as-built plans shall be delivered to the Municipal Utilities and Engineering Department for review and approval, 5 A list of as-built infrastructure improvement quantities shall be provided in the Excel format provided by the City showing quantities for each street segment(i e pavement, curb and gutter, sidewalk,etc) 6 Streets may be required to have a seal coat applied at the option of the City Engineer Type of seal coat is to be determined by the City Engineer 7. Resurface existing roadway as directed by the City Engineer due to utility installations and construction damage 8 Existing striping shall be removed and replaced as necessary New striping and pavement markings shall be installed as required by the City Engineer 9 Contractors will be required to pave new streets in two (2) phases with last phase being delayed until 95 percent of construction has been completed, or on approval of the City Engineer 10 Owner/Developer shall provide recycling receipts as required by the recycling plan G. The following items are required prior- to release of SECURITIE S/WARRANTIES/DEP OSITS. I Prior to the release of the securities for the project, all improvements shall be reviewed and accepted by the City Engineer CUP No 1061 and CRA No 890 September 12,2017 Page 9 2. The release of securities/warrantees/deposits must be requested in writing to the City Engineer, Allow 30 days for processing. MICHAEL POO DONALD YOUN(;- --'O'� Interim Director of Murncipal Utilities One Stop Pernut Center and Engineering fim� anager Initial akc FILE CUP 1061 and CRA 990