HomeMy WebLinkAbout798717.01RUK002210I S]h
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING CONDITIONAL USE PERMIT NO. 905 REVISION 4.
WHEREAS, Property One, LLC, has submitted applications for Conditional Use Permit
No. 905 Revision 4, Variance 802, and Street Vacation No. 169 (collectively referred to herein
as "Project Entitlements") to revise an approved entitlement for an existing 88,075 square -foot
commercial center on 10.42 acres (Phase I) to accommodate the proposed development of a
15,250 square -foot expansion consisting of two commercial buildings (Phase II). The proposed
expansion will occupy 1.9 acres located on the west side of Eureka Street and the south side of
West Stuart Avenue, in the Town Center (TC) District of the Downtown Specific Plan (APNs:
0169-271-21-0000, 0169-271-52-0000, 0169-271-47-0000, and 0169-271-58-0000); 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 Pen -nit No. 905 Revision 4 to pen -nit
the construction of a 15,250 square -foot expansion of an existing 88,075 shopping center; and
WHEREAS, the proposed project is subject to the California Enviromnental Quality Act
(CEQA), the City has prepared an Addendum to the Environmental Impact Report in accordance
with the State CEQA Guidelines and there is no substantial evidence of environinental impacts
beyond what was analyzed in the EnvirornnentaI Impact Report and;
WHEREAS, on May 28, 2019, the City of Redlands' Planning Commission held a
noticed public hearing at which interested persons had an opportunity to testify in support of, or
in opposition to, the Project Entitlements and at which the Planning Commission considered the
Project Entitlements; and
WHEREAS, at the public hearing on May 28, 2019, the Planning Commission
considered, heard public corninents on, and recommended approval to the City Council of: an
Addendum to the previously certified Environmental Impact Report, Socio-Economic
Cost/Benefit Study, and the Project Entitlements; and
WHEREAS, in accordance with Government Code section 65453 and 65090, on June 4,
2019, 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;
WHEREAS, on June 18, 2019, the City Council held a public hearing and considered the
staff written and oral reports, the recorrnnendation 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 June 18, 2019, the City Council considered, heard
public comments on the Project Entitlements;
NOW, THEREFORE, be it resolved by the City Council of the City of Redlands as
follows:
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IAReso1utionslRes 7900-7999\7987 CUP 905 R4.doc
SECTION 1. CALIFORNIA ENVIRONMENTAL QUALITY ACT,
The City has prepared an Addendum to the previously certified Environmental Impact Report in
accordance with the State CEQA Guidelines and there is no substantial evidence of
environmental impacts beyond what was analyzed in the Environmental Impact Report.
SECTION 2. MEASURE U.
The City prepared a Socio-Economic Cost Benefit Study that determined that the proposed
project would not create any significant unnitigable physical blight or overburden public
services in the community, because the mitigation measures for cnvironnental impacts
(described in the Environmental Impact Report) 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 Pen -nit 905 Revision
4, the City Council hereby finds as follows:
1. The proposed project will not adversely affect the land use plans of the City as the
proposed project is consistent with the General Plan land use designation of Commercial and
implements General Plan Policies 4.A-121 and 4.A-122, and meets all applicable development
standards of the Town Center District of the Downtown Specific Plan No. 45 with approval of
Variance No. 802 for the building setback line..
2. The proposed project will not be detrimental to the public health, safety, and welfare. The
proposed use is a recomi-vended use in the Downtown Specific Plan. An Addendum to the
certified Final EIR for the Redlands Promenade project for Conditional Use Permit No. 905 (Rev
4) found that there were no impacts beyond what was analyzed in the Final EIR.
3. The proposed development complies to the maximum extent feasible with the City's
General Plan; is consistent with the required development standards in the Downtown Specific
Plan No. 45 with approval of Variance No. 802 for the building setback line; and only proposes a
floor area ratio of 0.184, which is substantially less than 2 times the lot area standard pennitted.
4. The proposed retail and commercial center expansion is appropriate at the proposed
location because the development provides a high -quality retail and restaurant shopping center at
the portal of the downtown, reinforcing the citrus heritage of the city through its packinghouse-
themed architecture; provides an attractive urban environment for residents and visitors;
enhances the pedestrian character of the street edges through active building frontages, patios,
and pedestrian amenities; and is a recommended land use in the Town Center District of the
Downtown Specific Plan No. 45.
SECTION 4. APPROVAL. The City Council hereby approves Conditional Use Permit
905 Revision 4, subject to the Conditions of Approval and incorporated herein by this reference
as Exhibit "A".
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I:1ResolutionslRes 7900-7999\7987 CUP 905 R4.doc
ADOPTED, SIGNED AND APPROVED this 181 day of June 2019.
aul W. Foster, Mayor
ATTEST:
4JeDonaldson, City Clerk
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I:1ResolutionslRes 7900-7999\7987 CUP 905 R4.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 18t'
day of June 2019 by the following vote:
AYES: Councilmembers Barich, Tejeda, Momberger, Davis; Mayor Foster
NOES: None
ABSENT: None
ABSTAIN: None
Jea onaldson, City Clerk
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I:1ResolutionslRes 7900-7999\7987 CUP 905 R4.doc
EXHIBIT A
CONDITIONS OF APPROVAL
Conditional Use Permit No. 905 Revision 4
Development Services — Planning Division
1. Unless construction has commenced pursuant to a building permit, or a time extension is
granted in accordance with Code, this application shall expire two (2) years from the date of
City Council approval.
2. The issuance of any permits shall comply with all provisions of the Redlands Municipal
Code and the Downtown Specific Plan No. 45.
This approval is for the development of a 15,250 square foot commercial center on 1.9
acres for retail and restaurant uses located in the TC (Town Center) District of the Downtown
Specific Plan. In addition, the approval includes a variance (Variance No. 802) from Section
III(C)(1.5) in the TC (Town Center) District of the Downtown Specific PIan which requires
that a minimum of 50% of the ten (10) foot front building setback line be occupied by a
building fagade in a multiple building complex.
4. No Certificate of Occupancy shall be granted until all conditions of approval have been
satisfied.
All plans submitted to the City shall reflect the Planning Commission and City Council
approval and any other changes required by the Commission/Council and/or staff. This
condition applies to the site plan, landscape plans, elevations, grading, and all other
illustrations, text, or plans submitted to the City in connection with this project.
6. All utilities shall be placed underground except power poles for lines over 66 KV. Plans
shall be submitted that detail the undergrounding of all on -site utilities, subject to review and
approval by the Community Development Director, prior to issuance of building permits.
7. Prior to the issuance of building permits, the applicant shall submit plans detailing that roof
screening is of adequate height to screen any roof -top equipment from public view on all
sides, subject to review and approval by the Development Services Director. Screening of air
conditioning and other equipment on the buildings shall be incorporated into or compatible
with the architectural design of the buildings. All equipment shall be screened from public
view of adjacent roadways.
8. Ground mounted equipment shall be screened from public view on all sides subject to review
and approval by the Development Services Director, prior to issuance of building permits.
9. Transformer cabinets and commercial gas meters shall not be located within required
setbacks and shall be screened from public view either by architectural treatment or with
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Iandscaping. Multiple electrical meters shall be fully enclosed and incorporated into the
overall architectural design of the building(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 construction plans and
landscape plans prior to building permit issuance. Location of said equipment shall be
coordinated with appropriate utility company (i.e., Southern California Gas Company or
Southern California Edison Company). The applicant shall submit plans showing details of
screening subject to review and approval by the Community Development Director, prior to
issuance of building permits.
10. The applicant shall prepare plans that include a trash enclosure and/or trash compactor(s) as
specified by the Quality of Life Department. Trash enclosure design and location shall be
subject to review and approval by the Quality of Life Director and Development Services
Director prior to issuance of building permits. Trash storage areas shall be completely
enclosed with solid masonry walls that have a decorative cap and solid metal gate. The
exterior design and finish of the trash enclosure shall be designed to match or be compatible
with the structures on site.
11. The Final Landscape Plans shall incorporate the following:
a, The landscape plans shall be detailed and show the specific distribution, size, and
amount of each species of trees, shrubs, and groundcover. Shrubs and
groundcover shall include a variety of textures and color, provided by either
foliage or flowers, particularly at the entrances to the project.
b. Provide a 50-50 mix of evergreen and deciduous trees within the parking areas
and periphery planters;
c. All trees shall be a minimum of 15-gallon size and be double staked. Arbor
guards shall be provided on all trees planted in turf areas;
d. The landscape plans shall identify measures such as root barriers and deep
watering to be utilized to minimize heaving of parking lot pavement by tree roots;
e. All off-street parking areas shall be screened from public view with a minimum
30-inch solid wall or continuous landscape edge with shrubs or other landscape
material.
f. The landscape planter along the north property line adjacent to Caltrans right-of-
way shall contain landscaping consisting of trees, shrubs and groundcover. The
planter areas affected by the SCE utility easement may not be required to plant
trees if SCE prohibits their planting within the utility easement.
12. The Landscape and Irrigation Plans shall be approved by the following City departments,
prior to the issuance of building permits:
Submit Landscape and Irrigation Plans with each copy of the construction plans for plan
check to the Community Department, Building & Safety Division, for distribution to
other departments and for review and approval by the Community Development Director.
The Landscape and Irrigation Plans shall be subject to review and approval by the
Municipal Utilities Director for compliance with the Water Efficiency Landscape
Ordinance prior to final review and approval by the Development Services Director.
The Landscape and irrigation Plans shall be reviewed and approved by the Development
Services Director prior to final review.
13. The landscape architect responsible for the design of the proj ect's Iandscape plan shall
review and certify that the installed landscaping meets the specifications of the approved
landscape plan, except as modified in the conditions of approval.
14. The evergreen trees, as identified on the landscape plan, are to be maintained and the
trimming or maintenance of them shall serve the purpose to bring them into a full canopy -
type configuration which is the intent of this approval.
15: The project site shall be kept in a weed and dust free condition throughout all periods of
development.
16. All lighting within the parking lot areas shall be a shoe box -type design that directs the
light beam downward and not outward and limited to an overall height of fifteen (15) feet
above the paved surface. In addition, any lighting attached to the building shall be shielded
to prevent light and glare from projecting horizontally or outward.
17. The illumination along all property lines of the project site shall not exceed 0.5 foot
candle.
18. Noise producing equipment shall be acoustically insulated to prevent impacts on adjacent
residential uses and/or sensitive receptors. The location of such equipment shall be shown on
the site plan and shall be subject to review and approval'by the Development Services
Director, prior to issuance of building permits. The plans should also detail any noise
reduction measures taken.
19. Fire sprinkler risers shall be located inside the building. Any exterior fire and/or
mechanical equipment shall be appropriately screened, except for equipment designated by
the Fire Chief as being exempt from this requirement.
20. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or
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 proj ect was
approved by the City.
21. The following additional dust suppression measures in the SCAQMD CEQA Air Quality
Handbook are included as part of the project's mitigation:
a. Revegetate disturbed areas as quickly as possible.
b. Suspend all excavating and grading operations when wind speeds (as
instantaneous gusts) exceed 25 mph
c. Sweep all streets once per day if visible soil materials are carried to adjacent
streets (recommend water sweepers with reclaimed water).
d. Minimize at all times the area disturbed by clearing, grading, earthmoving, or
excavation operations.
22. Prior to issuance of grading permits, the construction contractor shall provide evidence
showing that the following measures shall be implemented to reduce air 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
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 hour traffic and to minimize obstruction of through traffic
lanes adjacent to the site; if necessary, a flagperson 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.
f. The construction contractor shall demonstrate compliance with SCAQMD Rule
1113 on the use of architectural coatings. Emissions associated with architectural
coatings would be reduced by complying with these rules and regulations, which
include using precoated/natural-colored building materials, water -based or Iow-
VOC coating, and coating transfer or spray equipment with high transfer
efficiency.
23. The construction contractor shall demonstrate compliance with the fugitive dust
suppression measures in SCAQMD Rule 403, SCAQMD Rule 403 requires that fugitive
dust be controlled so that the presence of such dust does not remain visible in the
atmosphere beyond the property line of the emission source. Applicable fugitive dust
control measures identified in Rule 403 include:
a. Apply nontoxic chemical soil stabilizers according to manufacturers'
specifications to all inactive construction areas (previously graded areas inactive
for 10 days or more).
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b. Water active sites at least twice daily. Locations where grading is to occur will be
thoroughly watered prior to earthmoving.
c. Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at
least two feet of freeboard (vertical space between the top of the load and top of
the trailer) in accordance with the requirements of California Vehicle Code (CVC)
Section 23114.
d. Pave construction access roads at Ieast 100 feet onto the site from the main road.
e. Reduce traffic speeds on all unpaved roads to 15 miles per hour (mph) or less.
24. Prior to the issuance of building permits, the project applicant shall provide proof to the
City that a qualified (as determined by the City) full-time archaeological monitor has been
retained to monitor construction activities on the project parcels at the time of ground
disturbance. In the event a cultural resource is uncovered during the course of the project,
ground -disturbing activities in the vicinity of the find shall be redirected until the nature
and extent of the find can be evaluated by a qualified archaeologist (as determined by the
City). Any such resource uncovered during the course of the project related to grading or
construction shall be recorded and/or removed per applicable City and/or State
regulations.
25. Prior to the issuance of building permits, the project applicant shall provide proof to the
City that a qualified (as determined by the City) full-time archaeologist has been retained
to conduct subsurface testing on the project parcels subsequent to ground disturbance.
Any resource uncovered during the course of the subsurface testing shall be recorded
and/or removed by a qualified archaeologist per applicable City and/or State regulations.
1n the event a cultural resource is uncovered during the course of the project, ground -
disturbing activities in the vicinity of the find shall be redirected until the nature and
extent of the find can be evaluated by a qualified archaeologist (as determined by the
City). Any such resource uncovered during the course of the project related to grading or
construction shall be recorded and/or removed per applicable City and/or State
regulations.
26. As an alternative to Condition Nos. 24 and 25, the Applicant may submit, prior to
issuance of a building permit, a completed Phase 11 and/or Phase III site investigation
report documenting the subsurface survey of the entire project site. The report shall note
any and all historic resources have been properly documented and treated in a method
found appropriate by a qualified, registered archeologist and in conformance with the
Secretary of Interior Standards,
27. Prior to the issuance of building permits, the project applicant shall provide evidence to
the City that a qualified person has made the determination as to whether the removal of
groundwater will be required during construction of the project. Any dewatering will
require compliance with the State General Permit (2003-0003-DWQ) or an individual
permit from the Regional Water Quality Control Board (RWQCB), Santa Ana Region,
consistent with National Pollutant Discharge Elimination System (NPDES) requirements.
The RWQCB will decide which permit is applicable and whether sampling is required,
once it receives and reviews the Notice of Intent (NOI). If removal of groundwater will be
required during construction of the project, the project applicant shall provide evidence to
the City prior to the issuance of building permits that an NOI has been filed with the
RWQCB and a permit has been obtained from the RWQCB.
28. Prior to any soil disturbance on -site, the project applicant shall retain a qualified person to
conduct soil sampling for pesticides informer agricultural fields and to prepare a report
detailing the results of the sampling. The project applicant shall submit the report and
analytical results of the soil sampling, which will determine the appropriate handling and
disposal of the soil, to the City for review and approval prior to the issuance of building
permits. Sampling should be conducted in general accordance with the Department of
Toxic Substance Control's (DTSC) Interim Guidance for Sampling Agricultural Fields
for School Sites (August 26, 2002).
29. Prior to the issuance of building permits, the project applicant shall retain a State -certified
asbestos professional to prepare a report to determine whether additional sampling of
building materials for asbestos -containing materials (ACM) should be performed. The
project applicant shall submit the report to the City for review and approval prior to the
issuance of building permits. Any abatement or removal of ACM must be performed in
accordance with applicable Federal, State, and local regulations.
30. Prior to any and all demolition activities, the project applicant shall retain a State -certified
lead professional to survey the site structures and determine whether sampling for lead -
based paint (LBP) is warranted. The project applicant shall submit the results of the
survey to the City for review and approval prior to the issuance of building permits. Any
abatement or removal of LBP must be performed in accordance with applicable Federal,
State and local regulations.
31. Prior to the issuance of building permits, the project applicant shall retain a qualified
professional to survey the site structures and determine whether suspect polychlorinated
biphenyl (PCB) containing equipment such as transformers or light ballasts is present.
The project applicant shall present the results of the survey to the City for review and
approval prior to the issuance of building permits. PCB -containing equipment must be
handled and disposed of in accordance with applicable Federal, State, and local
regulations.
32. Prior to the issuance of grading permits, the project applicant shall submit a Health and
Safety Plan for grading and demolition activities to the City for review and approval. The
plan should include any soil and air monitoring required based on previous sampling and
procedures for handling previously unknown contamination encountered during these
activities.
33. The project applicant shall submit for the City's review and approval, a Water Quality
Management Plan (WQMP). The WQMP shall specifically identify pollution prevention,
source control, treatment control measures, and other BMPs that shall be used on site to
C
control predictable pollutant runoff in order to reduce impacts to water quality.
34. Prior to the issuance of building permits, the project applicant shall be required to adhere
to all Federal Emergency Management Agency regulations and Redlands Municipal Code
requirements (flood damage prevention).
35. During all site excavation and grading, the project contractors shall equip all construction
equipment, fixed or mobile, with properly operating and maintained mufflers consistent
with manufacturer's standards.
36. The project contractor shall place all stationary construction equipment so that emitted
noise is directed away from sensitive receptors nearest to the project site.
37. The construction contractor shall locate equipment staging areas that will create the
greatest practical distance between construction -related noise sources and noise -sensitive
receptors nearest to the project site during all project construction.
38. Construction contractors shall provide the Building Division a name and phone number
of a contact person in the event that noise levels become disruptive. The name and phone
number shall be posted on site, informing the public who to contact. Adjacent residents
within 100 feet of the property shall also be notified prior to construction activities and
given the contact information. The Building Division shall monitor compliance.
39. All grading and construction activities shall be limited to the hours of 7:00 a.m. to 6:00
p.m., Monday through Friday. Grading and construction activities are prohibited on
weekends and federal holidays.
40. Prior to the issuance of grading permits, the project applicant shall submit a construction
site safety plan to the Redlands Police Department for review and approval. The
construction site safety plan shall provide adequate security measures such as lights,
video cameras, vehicle transponders, locks, alarms, trained security personnel, fences, etc.
41. Prior to the issuance of building permits, the project applicant shall verify the
construction and certification of the following roadway improvements:
a. Eureka Street/Colton Avenue - Installation of a traffic signal.
b. Eureka Street/1-10 Eastbound Off-Ramp/Pearl Avenue - Installation of a traffic
signal.
c. Eureka Street/Stuart Avenue - Installation of a traffic signal.
d. Sixth Street/1-10 Westbound Off -Ramp - Restriping of Sixth Street with a two-
way left -turn lane between The Terrace and the I-10 Eastbound On -Ramp.
e. Sixth Street/1-10 Eastbound On-Ramp/Pearl Avenue - Installation of a traffic
signal.
42. The project applicant shall pay all applicable City traffic and signal impact fees.
43. The project shall provide an enhanced pedestrian environment containing amenities, such
as a fountain, public art, decorative paving, raised planters, shaded areas, concrete
furniture, decorative lighting, etc. The final design and details of all pedestrian areas of
the project, including the street -facing patios in front of the storefronts along Eureka
Street and Stuart Avenue, shall be shown in detail on the constructions plans prior to
building permit issuance.
44. The cut stone curbing along Stuart Avenue shall be saved after removal.
45. Install Redlands Police Department approved, high -duality resolution video surveillance
camera system to include, at a minimum, 4 pan -tilt -zoom (PTZ) cameras Iocated at the
four corners of the site. The camera system will be installed at the applicant's expense
and given to the Police Department. The camera system will be complete and consist of
the following components which will, when integrated with the police department's
current video camera system, provide a 30 fps, 4cif, 1024 bit video stream which is
visible, controllable and configurable at the department's communications center
utilizing the department's current IndigiVision software package.
a. The cameras system must record at 3 Ofps, at 4cif and be:
b. Bosch (or equivalent) pan/tilt/zoom day/night color camera capable of 36X zoom.
c. Bosch (or equivalent) color day/night fixed camera
d. IndigoVision (or equivalent) codec/encoder version 9000 or later.
e. Firetide (or equivalent) multi -channel radio if backhauI is wireless.
f. All related components must integrate and be compatible with the department's
current video camera which is based on an IndigoVision operating platform.
All camera locations (mounting sites) will have 110 volt AC power readily available at
the site and a path will be provided (either hard wired or wireless) for video streams to
backhaul to the police department's communication s center. The camera system must
meet all department criteria related to the quantity of cameras deployed at the site in
question, the positioning or placement of the cameras, the type (PTZ or fixed) of cameras,
and the viewable range for the cameras
46. 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),
indemnify 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 annul all, or
any, provisions of this permit, or is commenced for any other reason against the City for
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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 $100,000,
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.
47. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or
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.
48. The attached conditions of approval from the following City of Redlands Departments/
Divisions are incorporated herein by reference:
a. Municipal Utilities & Engineering Department
Brian Desatnik
Development Services Director
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REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
DEVELOPMENT REQUIREMENTS
CONDITIONAL USEPERMIT O. 9 REVISION NO. A
Date of P.C. Meeting: May, 28, 2019
Applicant: Property One, LLC
Location: Vest Side of Eureka Street, and South of Stuart Avenue
Project Description: 1.5,250 Square Foot Expansion of the Existing Commercial
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 Specific
Plan No. 45; 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 Stormwater Program. The requirements of the WQMP shall
remain in effect throughout the life of the project. (California State Order
No. RS-2010-0036)
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)
CUP No. 905, Rev. No. 4
May 28, 2019
Page 2
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 18.192.050)
b. Geotechaical Report; (RMC 15.04)
C. Easement Documents. (RMC 18,192.050)
S. 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
12.1.6,290)
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
trick route permit, othenvise a new truck route permit must be issued.
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. 905, Rev. No. 4
May 28, 2019
Page 3
a. A flow not less than the peals 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.
10. FEMA Elevation Certificate (Pre -Construction). All new construction or
substantial improvements within a Special Flood Hazard Area (designated
floodplain) shown on the FEMA flood map (FIRM) shall comply with the City's
floodplain management regulations (Chapter 15.32, Redlands Municipal Code).
For proposed developments within a floodplain, the applicant must submit a
FEMA Elevation Certificate (ECG for review and acceptance by the Municipal
Utilities and Engineering Department prior to issuance of the grading permit.
This certification shall be made by a registered professional engineer or land
surveyor in the State of California. The latest EC form and instructions can be
downloaded from the FEMA website at wwv.fema.gov.
S. 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.
2. Plans required to be submitted shall include:
a. Street Improvement;
b. Potable Water Lateral Installation;
C. Sewer Lateral Installation;
d. Recycled Water Main Installation; and
e. CFD Landscape and Irrigation Plan
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, rain. 4 Anil, 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.
CUP No. 905, Rev. No. 4
May 28, 2019
Page 4
4. 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.
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.
6. Submission of approved onsite potable and irrigations plans (pdf format) is
required prior to connection to recycled water system. All onsite improvements
shall be done in accordance with the Water Resources Control Board, Division of
Drinking Water requirements for recycled water. City shall submit plans to
Division of Drinking Water for approval prior to final approval and installation of
irrigation meters.
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)
• Recycled Water Capital Improvement Charge; (RMC 3.53)
Water Source Acquisition Charge; (RMC 13.40)
Sewer Capital Improvement Charge; (RMC 3.44)
• Solid Waste Capital Improvement Charge; (RMC 3.70) and
• Water/Sewer Frontage Charges. (RMC 13.44 and 13.12.)
10. Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
CUP No. 905, Rev. No. 4
May 28, 2019
Page 5
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 Stuart Avenue (RMC 18.191050):
a. Dedicate street right-of-way to accommodate the additional street parking
as shown the site plan and as accepted by the City Engineer;
b. Repair/replace altered, broken or substandard existing off -site
improvements to the project boundary;
C. Construct standard curb and gutter to accommodate the additional street
parking as shown the site plan and as accepted by the City Engineer;
d. 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;
e. Construct standard sidewalk along the entire street frontage and ramps at
all curb returns as shovm on the site plan and as accepted by the City
Engineer. Provide sidewalk easement as needed;
f. Construct underwalk drain, if necessary;
g_ Use traffic index of 6.0;
h. Install a minimum 8 inch diameter recycled crater main including
necessary valves and appurtenances; and
i. Install commercial fire hydrants as required by the Redlands Fire
Department.
13. Requirements for Eureka Street (RMC 18.192.050):
a. Repair/replace altered, broken or substandard existing off -site
improvements to the project boundary;
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 standard sidewalk along the entire street frontage and ramps at
all curb returns as shown on the site plan and as accepted by the City
Engineer. Provide sidewalk easement as needed;
d. Construct underwalk drain, if necessary;
e. Use traffic index; of 9.0;
f. Install a minimum 8 inch diameter recycled water main and connect to the
existing main at the railroad crossing including necessary valves and
appurtenances; and
g. Install commercial fire hydrants as required by the Redlands Fire
Department.
CUP No. 905, Rev. No. 4
May 28, 2019
Page 6
14. Provide for adequate drainage facilities. The applicant shall provide and submit
all necessary hydrology/hydraulic studies and calculations in accordance with the
San Bernardino County Hydrology Manual. (RMC 192.050)
15. As a condition of approval, the applicant shall (1) petition the City for annexation
of the property comprising Conditional Use Permit No. 905, Revision No. 4 to the
City's Community Facilities District No. 2004-1, or a similar City community
facilities district, as designed by the City; (2) tame actions reasonable or necessary
to annex such property to community facilities district; and (3) pay the reasonable
and actual costs incurred by the City in annexing the property to the community
facilities district, all for the purpose of maintenance of landscaping and public
right-of-ways. (California Community Facilities Act)
16. All irrigation lines that exist within any street right-of-way shall be replaced with
ductile iron, cement mortar lined and coated steel, or as approved by City
Engineer. (RMC I8.192.050)
17, Install reduced pressure principle back low 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)
19. Comply with City of Redlands Landscape Ordinance No. 2724 and submit a CFD
landscape/irrigation plan prepared by a licensed landscape architect for review
and approval. The irrigation system shall be designed and constructed to make
use of future recycled and/or recycled water system. (RMC 15.54)
20. 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.
21. Submit recycling plans for site demolition/construction for review and approval in
accordance vNith Chapter 13.66 of the Redlands Municipal Code.
22. 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)
23. FEMA Elevation Certificate Pre -Construction . All new construction or
substantial improvements within a Special Flood Hazard Area (designated
floodplain) shown on the FEMA flood map (FIRM) shall comply with the City's
floodplain management regulations (Chapter 15.32, Redlands Municipal Code).
For proposed developments within a floodplain, the applicant must submit a
FEMA Elevation Certificate (EC) for review and acceptance by the Municipal
CUP No. 905, Rev. No. 4
May 28, 2019
Page 7
Utilities and Engineering Department prior to issuance of the building permit.
This certification shall be made by a registered professional engineer or Iand
surveyor in the State of California. The latest EC form and instructions can be
downloaded from the FEMA website at w Av.fema.gov.
24. Improvement bonds must be posted for the total estimated cast of off -site
improvements as fellows (RMC 18.192.050B):
Performance 100% security (due prior to building permit issuance)
(Performance/Warranty) 10°la 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.
15. 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)
26. 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.
I. Pay the Water Capital Improvement Charge; (RMC 3.48.030)
2 Water Source Acquisition Charge; (RMC 13.40)
3. Pay the Recycled Water Capital Improvement Charge; (RMC 3.53.050)
4. Water Frontage Charges; (RMC 13.12) and
5. Pay the eater Meter Charge. (Redlands Ordinance No. 2830)
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
I . 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)
2. Truck route permit is required for all construction vehicles 5 tons and over gross
vehicular weight (e.g. concrete trucks) using streets ether than established truck
routes. (RMC 10.54)
CUP No. 903, Rev, No. 4
May 28, 2019
Page 8
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 small
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 boringisampling 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, read 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.
Improvement bonds must be posted for the total estimated cost of off site
improvements as follows:
Performance 100°/a security (due prior to building permit issuance)
(PerformancelWarranty) 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.
9. Execute 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.
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.
CUP No. 905, Rev. No. 4
May 28, 2019
Page 9
?. All as -built plans shall be delivered to the Municipal Utilities and Engineering
Department for review and approval,
3. All improvements shall be reviewed and accepted by the City Engineer. The
Engineer of Record shall file a Final Certification for all grading and
improvements relating to the project development.
4. Owner's Licensed Land Surveyor shall reset survey points, monuments, record
comers, 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. (Califomia B&P Code 8762,
8767, 8768, 8771, and 8773(b)
5. FEMA Elevation Certificate (,Finished Construction). A post -construction
Elevation Certificate (EC) shall be submitted for all new construction or
substantial improvements within a Special Flood Hazard Area (designated
floodplain) shown on the FEMA flood reap (FIRM). This certification shall
provide as -built survey elevations to verify compliance with the City's floodplain
management regulations (Chapter 15,32, Redlands Municipal Code). This
certification shall be made by a registered professional engineer or land surveyor
in the State of California and submitted to the Municipal Utilities and Engineering
Department for review and acceptance prior to issuance of the Certificate of
Occupancy. The latest EC form and instructions can be downloaded from the
FEMA website at www.fema.gov.
6. 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.)
7. 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.
8. Resurface existing roadway as directed by the City Engineer due to utility
installations and construction damage.
9. Existing striping shall be removed and replaced as necessary. New striping and
pavement markings shall be installed as required by the City Engineer.
10. Owner/Developer shall provide recycling receipts as required by the recycling
plan.
CUP No. 905, Rev. No. 4
May 28, 2019
Page 10
C. The following items are required Friar to release of
SECURITIESAVARRANTIESIDEPOSITS.
1. Prior to the release of the securities for the project, all improvements shall be
reviewed and accepted by the City Engineer.
2. The release of securities/warranties/deposits must be requested in writing to the
City Engineer. Allow 30 days for processing.
T
ICHAEL POOL
Assistant City Engineer
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