HomeMy WebLinkAbout7801 RESOLUTION NO. 7801
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING CONDITIONAL USE PERMIT NO. 1061
WHEREAS, Harcourts and Freeman has filed an application for Conditional Use Permit
No. 1061 for the construction of a 5,000 square foot multi-tenant retail building, to include one
drive-through restaurant located at 1035-1045 Parkford Drive (APN: 0174-143-07) within the C-
4 (Highway Cominercial) District.; and
WHEREAS, in conjunction with the filing of Conditional Use Permit No. 1061, the
Project also includes the filing of Coinmissioin Review and Approval No. 890, Sign Conditional
Use Permit No. 20, and Sign Conditional Use Pen-nit No. 21 (the "Project"); and
WHEREAS, the City Council has the authority per Section 18.192.060 of the City of
Redlands Municipal Code to take action on Conditional Use Permit No. 1061 to permit the
construction of a 5,000 square foot multi-tenant retail building, to include one drive-through
restaurant; and
WHEREAS, the City prepared an Initial Study, there is no substantial evidence that there
could be any potentially significant environmental effects with the proposed mitigation
measures, 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 Conu-nission held noticed public hearings at which interested persons had an
opportunity to testify in support of, or in opposition to, the Conditional Use Permit, the
Conunission Review and Approval, and both Sign Conditional Use permits at which the
Planning Cominissioin considered the Project; and
WHEREAS, at public hearings on September 26, 2017 and October 24, 2017, the
Planning Coniinission considered, heard public cominnents on, and reconunended approval to the
City Council of the Project; and
WHEREAS, in accordance with Governinent Code sections 65453 and 65090, on
December 8, 2017, the City gave notice by publication in the Redlands Daily facts newspaper of
the holding of a public hearing at which the Project would be considered by the City Council;
and
WHEREAS, on December 19, 2017, the City Council held a public hearing and
considered the staff written and oral reports, the recoininendation 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 hearing on December 19, 2017, the City Council considered,
heard public comments on Conditional Use Permit No. 1061 and the Project;
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NOW, THEREFORE, be it resolved by the City Council of the City of Redlands as
follows:
SECTION 1. CALIFORNIA ENVIRONMENTAL QUALITY ACT.
The City prepared an Initial Study and found there is no substantial evidence that there could be
any potentially significant environinental effects with proposed mitigation measures, and the
Project qualifies for 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 create any significant uninitigable physical blight or overburden public
services in the colnnnunity, because the mitigation measures for environmental impacts
(described in the Initial Study) have been added to the project as conditions of approval.
SECTION 3. REQUIRED FINDINGS. Pursuant to Redlands Municipal Code Section
18.192.060 and, after consideration of the record before the City Council, and all oral and written
evidence and testimony presented at the public hearing for Conditional Use Permit No. 1061, the
City Council hereby finds as follows:
1. The proposed development will not adversely affect the applicable land use plans
of the City as it has been designed and conditioned to ensure that applicable General Plan
policies and the development standards of the Redlands Municipal Code are met or exceeded.
2. The proposed development will not be detrimental to the public health, safety, and
welfare because conditions of approval have been attached to Conditional Use Permit No. 1061
to ensure their protection. An initial study has been prepared with the support of technical
studies including an air quality and greenhouse gas, traffic, noise, cultural resources, water
quality management plait/drainage, and geotechnical analysis to ensure there will be not be an
environmental impact as result of the Project.
3. The proposed development complies with the regulations of the City's General
Plan and the Zoning Ordinance in that the use is permitted in this land use district with approval
of a conditional use peri-nit and the site is adequate in size and shape to accommodate the
development of the center and is designed to comply with all property development standards for
the C-4 District.
4. The proposed development is appropriate for the project location because the site
is adequate in size and shape to accommodate the proposed development and is designed to
comply with all property development standards for the C-4 (Highway Conunercial) District
including lot coverage, building height, and required setbacks.
SECTION 4. APPROVAL. The City Council hereby approves Conditional Use Permit
1061, subject to the Conditions of Approval and incorporated herein by this reference as Exhibit
"A" and Exhibit "B."
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ADOPTED, SIGNED AND APPROVED this 19"' clay of Decembei-, 201.7.
el
'--R,q'ul W. Foster, Mayor
ATTEST:
'116lne .Donaldson, City Clerk
I cc I erk'Resolmion.sRes 7800-7891),,780 1 Resolu ion CU P M)kbc
I,, Jeanne Donaldson, City Clerk of the City of Redlands, do hereby certify that the f6regoing
Resolution was duly adopted lily the City Council at a regular meeting thereof held on the I'9"'
day of Dccernber, 2017 by the following vote:
AYES: Couricilmembers Harrison, Barich, Tejeda, Mon-iberger; Mayor Foster
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
...............
2c D�oifua'ldsori., City Clerk
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EXHIBIT A
CONDITIONS OF APPROVAL
DEVELOPMENT SERVICES DEPARTMENT
PLANNING DIVISION
Conditional Use Permit No. 1061
Date of Preparation: Septennber 13, 2017
Planning Commission Date: September 26, 2017
October 24, 2017
City Council Date: December 19, 2017
Applicant: Brad Freeman with.Harcourts and Freeman
Location: 1035-1045 Parkford 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, or a time extension is
granted in accordance with Code, this approval shall expire two (2) years fi-om the date of
City Council approval.
3. This approval is for Conditional Use Permit No. 1061 to construct a 5,000 square foot multi-
tenant retail building, to include one drive-through restaurant, and related on-site
improvements located at 1035-1045 Parkford 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, Planning Cotnmission and/or staff.
5. The applicant shall obtain an issued building permit prior to construction of the structure and
related site improvements.
6. No Certificate of Occupancy or finaled building permit shall be granted until all conditions of
approval have been satisfied.
7. The applicant shall not make any modifications or changes during construction that are in
conflict or contrary to the project's approved site design without first consulting with the
Development Services Director or his designee.
S. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or
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exactions imposed by the City as a condition of approval of this project are subject to a
statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest
period for those fees, dedications, reservations and exactions which are subject to
Government Code Section 66020(a) has commenced 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
for the defense costs of the City of Redlands (for counsel retained by the City), indenuiify
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 or annul the approval of this Conditional Use Permit by the City, or
Claims brought against the City due to acts or omissions in any way connected to the
applicant's project that is the subject of this permit. This indemnification shall include, but
not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or
proceedings, including damages for the injury to property or persons, including death of a
person, and any award of costs or attorneys' fees. In the event any such action is commenced
to attack, set aside, void or anriul all, or any, provisions of this permit, or is commenced for
any other reason against the City for acts or omissions 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 or irrevocable 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 5300,000, 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 agreement by the
applicant that the City shall have the authority and right, without objection by the applicant,
to revoke all entitlements granted for the project pursuant to this permit. The City shall have
no liability to the applicant for 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') in height, or
fenecs/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 fiom public view on all sides subject
to review and approval by the Development Services Director, prior to the issuance of
building permits.
13. The applicant shall work with the local utility companies to locate all transformer cabinets
outside of required setbacks. All transformers shall be screened fiom public view either by
architectural treatment or within landscaping. Multiple electric meters shall be fully enclosed
and incorporated into the overall architecture design of the structure(s). Backflow preventers
shall be enclosed with landscaping that will provide complete screening upon maturity. The
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location and method of enclosure or screening of this equipment shall be shown on the final
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 fiorn roadways or adjacent parcels:
a. Landscaping shall be provided adjacent to and within parking areas to screen
vehicles from view and to minimize the expansive appearance of parking areas.
The landscaping should include predominantly fast growing trees in the parking
areas to create sulnaner shade. Accent trees may also be utilized in the landscape
design of the parking areas for diversity and seasonal color.
b. Landscaped berms, or a combination or bernis, 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 peruneter landscaped strip a
minimum of five (5) feet in width where the parking area adjoins a side or rear
property line. Curbs, avow strips, or any other type of paved surface shall riot be
included in the measurement of the overall width of the planter.
d. All plant material shall be sized so that the landscaping has an attractive
appearance at the tirne 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 (6) 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 in groups to achieve a more natural
setting provided the total number of trees meets the previous planting
requirements.
g. At Ieast 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 trees shall meet the following minimum 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/"t0 1"
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24-inch box: 1-1/4"to 1-3/4"
36-inch box: 2-1/2"to 2-3/4"
i. Planter areas shall also contain ground cover and/or flowering shrubs. Drought
tolerant planting is suggested so that applicant/developer can comply with the
Water Conservation in Landscaping Act of 1990 and the City's Water Efficient
Landscaping Ordinance.
j. Where automobile bumpers overhang landscaped planers, two (2) feet of clear
area unobstructed by trees or shrubs shall be provided and maintained or
overhang.
k. All trees identified on the landscape plan are to be maintained and the trimining or
maintenance of thein shall serve the purpose to bring them into a full canopy-type
configuration. If the applicant/developer fails to maintain and trim said trees 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 are ten (10) feet or less in width shall utilize measures
such as root barriers or other deep water systems to minimize heaving or parking
area pavement and curbs by tree roots.
M. The total number of trees (existing and proposed) on-site shall meet or exceed a
ratio of I tree per 20 feet of street fiontage.
n. Pedestrian walkways shall be provided within parking areas to destination points.
o. Final landscape plans, automatic irrigation system plans, tree preservation
teclmiques and preservation guarantees shall be reviewed and approved by the
Development Services Department prior to the issuance of a building permit.
Plans shall be in conformance with the Water Conservation in Landscaping Act of
1990 and Chapter 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 free condition throughout all periods of
development.
17. A reciprocal access and parking agreement for the shopping center shall be maintained,
allowing parking 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 impact the surrounding
properties.
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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 beam
spreads and/or photometric calculations, location and type of fixtures, exterior colors,
details on the foundation, and arrangement of exterior lighting that does not create glare
or hazardous interference to adjacent streets or properties.
20. Exterior fire and/ or mechanical equipment shall be appropriately screened or painted to
match the building color, except for equipment designated by the Fire Chief as being
exempt fiom this requirement.
21. The following additional dust suppression measures in the SCAQMD CEOA Air Quality
Haiidbook are included as part of the project's mitigation:
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 per day if visible soil materials are carried to adjacent
streets (recommend water sweepers with reclaimed water).
c. Minimize at all times the area disturbed by clearing, grading, earthmoving, or
excavation operations.
22. Compliance with South Coast Air Quality Management District Rules 402, 403, 481,
1108, 1113, 1143, 431.2, 1186/1186.1, 2202, 1166 are mandatory. These rules apply to
discharge of air contaminants, fugitive dust, spray painting and spray coating operations,
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. Prior to issuance of grading permits, the construction contractor shall provide evidence
showing that the following measures shall be innplemented to reduce all' pollutants
generated by equipment exhaust and fugitive dust during project construction:
a. The construction contractor shall select the construction equipment used on site
based on low emission factors and high energy efficiency. The construction
contractor shall ensure that construction grading plans include a statement that all
construction equipment will be tuned and maintained in accordance with the
manufacturer'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
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be extended, thereby decreasing the size of the area prepared each day, to
minimize vehicles and equipment operating at the same time.
d. The construction contractor shall time the construction activities so as not to
interfere with. peak Dour traffic and to minimize obstruction of tlu-ough traffic
lanes adjacent to the site; if necessary, a flag person shall be retained to maintain
safety adjacent to existing roadways.
e. The construction contractor shall support and encourage ridesharing and transit
incentives for the construction crew.
24. An "Automatic Volume Control" device shall be installed on the speaker box in the
drive-through to automatically adjust the speaker volume based on ambient noise levels.
25. The applicant must comply with the Transportation Control Measures in Section 18.224
of the Municipal Code which require the following be placed on the plans and be
approved by the Development Services Director prior to the issuance of a Building
Permit:
• The installation of bicycle lockers and racks for each building at a ratio of one (1)
per thirty (30) parking spaces. These facilities shall be placed on the building
plans and be approved by staff prior to the issuance of a Building Permit.
• Provision of a one (1) dedicated parking space per ten (10) employees for
the exclusive use of employees who rideshare.
26. Mitigation Measure AES-1: The freeway sign shall be designed so to not exceed a
maximum height of 110 feet as measured from finish grade (per the approved grading
plan) at the base of the pole's foundation.
To be )monitored by the Development Services Department, Planning Division prior to
issuance of building permits.
27. Mitigation Measure B1O-1 : If construction aid/or tree removal is proposed between
February 1 and August 31, a qualified biologist shall conduct a nesting bird survey(s) no
more than three days prior to initiation of grading to document the presence or absence of
nesting birds within or directly adjacent (100 feet) to the project site. The survey(s) shall
focus upon identifying any raptor and/or passerine nests that are directly or indirectly
affected by construction activities. If active buirowing oil or other avian nests are
documented, species-specific measures shall be prepared by a qualified biologist and
implemented to prevent abandonment of the active nest. At a minizmum, grading in the
vicinity of a nest shall be postponed until the young buds have fledged. A minimum
exclusion buffer of 100 feet shall be maintained during construction, depending upon the
species and location. The perimeter of the nest setback zone shall be fenced or adequately
demarcated with stakes and flagging at 20-foot intervals, and construction personnel and
activities restricted from the area.
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To be monitored by the Development Services Department, Planning Division, through
receipt of a copy of a signed contract or similar confirmation between the developer and a
qualified biologist if any work will take place during the specified time period and the
documented results as prepared by a qualified biologist, prior to issuance of a grading
permit.
28. Mitigation Measure CUL-1: In the event that cultural resources are discovered during
further 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
requires further study. The qualified archaeologist and shall snake reconunendations 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 resources are detennined to be unique historic resources as defined under Section
15064.5 of the CEQA Guidelines, >nitigation measures shall be identified by the monitor
and recommended to the Lead Agency. Appropriate mitigation measures for significant
resources could include avoidance or capping, incorporation of the site in green space,
parks, or open space, or data recovery excavations of the finds.
To be monitored by the Development Services Department, and Planning Division, and
satisfied during construction of the project.
29. Mitigation Measure GEOLOGY-1:
The project shall be developed in accordance with all the reconunendations included
in the geotechnical investigation prepared by Geoteclunologies, Inc. for the subject
property. In addition, the proposed project will be constructed to adhere to all
applicable federal, state, and local regulations pertaining to seismic design.
30. Mitigation Measure GEOLOGY-2: The applicant shall coordinate and ensure
construction monitoring by the project engineering geologist during ground
disturbance and construction activities, as outlined in the geoteclunical investigation
prepared by Geoteclunologies, Inc. to ensure compliance with the design concepts,
specifications or recommendations of the geoteclulical investigation.
31. Mitigation Measure GEOLOGY-3: The project shall require that all permanent
landscaping be installed prior to final occupancy, and, following construction,
disturbed soils shall be landscaped, or otherwise treated (covered with gravel, mulch
or hardscape) to protect soils fiom wind and water erosion.
31. Mitigation Measure GEOLOGY-4: The project shall require the applicant to
include a Soil Erosion Control Plan as part of the Stonnwater Pollution Prevention
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
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incorporation of retention facilities to reduce the volume of stor>nwater runoff,
minimize soil exposed to concentrated runoff, and infiltrate surface runoff on the
project site in accordance with the City's Stormwater 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 & Engineering Department prior
to issuance of grading permits, and monitored by the Building & Safety Division and
Municipal Utilities & Engineering Department during grading and construction
activities.
32. Mitigation Measure HYD-l: Prior to the issuance of a grading permit, the project
applicant shall file and obtain a Notice of Intent (NOI) with the Regional Water Quality
Control Board in order to be in compliance with the State NPDES General Construction
Stone Water Permit for discharge of surface runoff associated with construction
activities. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's
Identification Number) shall be submitted to the City Municipal Utilities and Engineering
Department (MUED) for coverage under the NPDES General Construction Permit.
To be monitored by the Municipal Utilities and Engineering Department and verified
prior to issuance of Grading Permits.
33. Mitigation Measure HYD-2: Prior to the issuance of a grading permit, the project
applicant shall submit to and receive approval from the City of Redlands of a Storm
Water Pollution Prevention Plan (SWPPP). The SWPPP shall include a surface water
control plan and erasion control plan citing specific measures to control on-site and off-
site erosion during the entire grading and construction period. In addition, the SWPPP
shall emphasize structural and nonstructural Best Management Practices (BMPs) to
control sediment and non-visible discharges from the site.
The SWPPP will include inspection forms for 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. Some the BMPs to be
implemented may include the following:
s Sediment discharges from the site may be controlled by the following:
sandbags, silt fences, straw wattles and temporary basins (if deemed
necessary), and other discharge control devices. The construction and
condition of the BMPs will be periodically inspected during construction
and repairs will be made when necessary as required by the SWPPP.
® Materials that have the potential to contribute to non-visible pollutants to
stony water must not be placed in drainage ways and must be contained,
elevated, and placed in temporary storage contaiaunent areas.
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® All loose piles of soil, silt, clay, sand, debris, and other earthen material
shall be protected in a reasonable 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 performed on sandbag barriers and other
sediment control measures called for in the SWPPP. Monthly reports and
inspection logs shall be maintained by the Contractor and reviewed by the
City of Redlands and the representatives of the State Water Resources
Control Board. In the event that it is not feasible to implement specific
BMPs, the City of Redlands HUED can snake a determination that other
BMPs will provide equivalent or superior treatment either on or off site.
To be monitored by the Municipal Utilities and Engineering Department and verified
prior to issuance of Grading Permits.
34. Mitigation Measure HYD-3: The project shall be required to coinply with the submitted
Preliminary Water Quality Management Plan (PWQMP) prepared in accordance with
Santa Ana Regional Water Quality Control Board and the City of Redlands Municipal
Utilities and Engineering Department (HUED). The project shall also provide the
appropriate Best Management Practices (BMPs) within the project site to stop "first
flush" of accumulated pollutants from entering the City storm drain system. BMPs can
include onsite bio-swales, infiltration trenches, treatment units and detention basins that
will reduce pollutant levels from onsite runoff to meet as defined in Municipal Code
section 15.54.160. The specific inix 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: Implementation of the following multi-part mitigation
measure is required to reduce potential construction period noise impacts to a less than
significant level:
a) The construction contractor shall ensure that "quiet" models of air connpressors and
other stationary construction equipment are utilized where such technology exists.
b) The construction contractor shall, to the maximum extent practical, locate ors-site
equipment staging areas so as to maximize the distance between construction related
noise sources and noise-sensitive receptors nearest the project site during all project
construction.
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c) The construction contractor shall place all stationary construction equipment so
einitted noise is directed away fiomn sensitive receptors nearest the project site.
d) The construction contractor shall prohibit unnecessary idling of internal
combustion engines (i.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 determine the cause of the noise complaints (starting too
early, bad snuffler, etc.) and institute reasonable measures warranted to correct the
problem. The construction contractor shall conspicuously post a telephone number for the
disturbance coordinator at the construction site.
D All on-site construction activities, including deliveries and engine waren-up, shall be
restricted to the hours between the hours of 7:00 a.m. 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 Permits and implementation during
construction of the project.
36. Mitigation Measure PUB-1 A construction site security plan approved by the police
department is required, providing adequate security measures such as lights, video
cameras, vehicle transponders, locks, alarms, trained security personriel, 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 for the
compliance of all sub-contractors working on the site. Other impacts associated with new
development are mitigated with the payment of development impact 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 prior to issuance of a grading permit and building permits, as appropriate
to the phase of construction.
37k. Mitigation Measure TRA-1: The project applicant shall complete all off-site stripin6
and signing, as recommended in the completed Traffic Impact A_naiysis, and
contribute towards the cost of area unprovements as identified below on a fair share or
"pro-rata" basis, prior to issuance of a Certificate of Occupancy.
® Ford Street at 1-10 WB On-Ramp/Reservoir Road:
o Restriping of the east leg with an exclusive westbound left-turn lade and
shared thru/right-turn lane. Note that the exclusive westbound left-turn lane is
proposed to provide 100 feet of storage.
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L\cc[erklResolutions\Res 7800-789%7901 Resolution CUP 1061.doc
C Restripe the northbound and southbound approaches to provide for a
northbound and southbound yield right-turn lane.
o Installation of a traffic signal and design for two-six-phase operation with
protect ed/p erinissive phasing in the northbound/southbound directions.
o Installation of a crosswalk on the east leg.
o Restripe the northbound left-turn pocket to extend back to 1-10 east off-ramp
to provide 270 feet of storage. Nate that the western-most northbound through lane
along Ford Street,south of 1-10 eastbound off-ramp,will become a trap lane leading
into this extended northbound left-turn lane. Install appropriate signage to advise
drivers of this trap lane.
• Ford Street at Parkford Drive:
o Restripulg of the west leg with an exclusive eastbound Ieft-turn lade and
exclusive eastbound right-turn lane. Note that the exclusive eastbound left-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.
® Ford 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/I-10 Ramps:
o Extend the exclusive westbound left-turn lane to provide 220 feet of
storage. ^
*Amended by the Planning Commission on October 24, 2017. See Errata to Filial
Initial Study/MAID
38. Mitigation Measure TRA-2 The project shall participate in the phased construction of
off-site traffic signals though payment of traffic signal mitigation fees. The traffic
signals
within the study area at buildout should specifically include an intercormect 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 improvement plans shall
demonstrate that sight distance standards are net. Such plans inust be reviewed by the
City and approved as consistent with this measure prior to issue of grading permits.
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I:\eclerklResolutionslRes 7800-789917801 Resolution CUP SOGI.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 Project applicant shall contact the consulting
Native American Tribe that have requested monitoring through consultation with the City
during the AB 52 process (Gabrieleno Band of Mission Indians - Kizh Nation). The
applicant shall grant access to the tribe for tribal monitoring, at the tribes' own cost,
during grading and ground disturbance activities when the potential for contact with
original soils exists, as detenuined by the monitoring project engineering geologist.
To be monitored by the Development Services Department prior to issuance of a grading
permit and throughout construction of the project.
41 `.The project shall be developed it accordance with all the recon-flnendations and nexus
included in the traffic study prepared by Linscott, Law & Greenspan. In addition, the
proposed project will be constructed to adhere to all applicable standards for the City of
Redlands and the California Department of Transportation.
'Added by the Planning Commission on October 24, 2017
42*.The applicant shall adhere to all requirements of Measure U, which will require the
applicant to: a) stripe all of off-site improvements prior to Certificate of Occupancy and
b) pay their fair share for a traffic signal located at Ford Street and Reservoir Road.
*Added by the Planning Commission on October 24, 2017.
Brian Desatnik
Development Services Director
-IG-
1:1cclerklResolutionslRes 7804-759917801 Resolution CUP 1061.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 Drive
Project Description: Construct a 5,000 Square Foot Multi-Tenant Retail Building,
to Include One Drive-Through Restaurant and Construct a
9,490 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. Erosion/Sediment 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 Storrnwater 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 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 18.12.080 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 ($1,000.00). 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. 1061 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 swaies.
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. 7671)
2. Plans required to be submitted shall include:
a. Street Improvement;
b. Potable Water Lateral Installation; and
G 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 plans. 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)
• Police Facilities; (RMC 3.60)
• Storm Drain Facilities; (RMC 3.56)
• Water Capital Improvement Charge; (RMC 3.48)
• 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 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
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 (GCI-20F) or approved equal] luminaires with the equivalent
CUP No. 1051 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;
£ 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
comer cutoff/radii at the property line return to accommodate a 25 foot
radius curb return and pedestrian ramp;
b. Provide full depth constructionlreconstruction 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 (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
£ 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)
18. 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 name.
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 18.192.05013 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 fallowing 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. I061 and CRA No. 890
September 12, 2017
Page 7
2. 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)
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/sampling 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 names and
24-hour phone numbers of individuals who can be contacted regarding traffic
control measures.
S. Improvement bonds must be posted for the total estimated cost of off-site
improvements as follows:
Performance 100%security(due prior to encroachment permit)
(PerformancefWarranty) 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.
I. 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 Iast 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
SECURITIES/WARRANTIES/DEPOSITS.
1. 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/warranties/deposits must be requested in writing to the
City Engineer. Allow 30 days for processing.
M"AIECLP DONALD YOUN
Interim Director of Municipal Utilities One Stop Permit Center
and Engineering Manager
Initial
aloe
FILE: CLIP I05I and CRA 890