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HomeMy WebLinkAbout7839RESOLUTION NO 7839 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING COMMISSION REVIEW AND APPROVAL NO 895 TO REHABILITATE AND CONSTRUCT INTERIOR AND EXTERIOR MODIFICATIONS, IN ACCORDANCE WITH THE SECRETARY OF THE INTERIOR'S STANDARDS FOR HISTORICAL BUILDING REHABILITATION, TO THE MUTUAL ORANGE COMPANY PACKING PLANT BUILDING LOCATED AT 330 NORTH THIRD STREET, IN THE TOWN CENTER - HISTORIC (TC -H) DISTRICT OF THE DOWNTOWN SPECIFIC PLAN WHEREAS, Redlands Food Hall, LLC, has submitted apphcations for Commission Review and Approval No 895, Historic Resource Designation No 132, Conditional Use Permit No 1100, and Certificate of Appropriateness No 559 (collectively referred to herein as "Project Entitlements") to rehabilitate and adaptively reuse the historic Mutual Orange Company Packing Plant located at 330 North Third Street (APNs 0169-028-47-0000, 0169-028-48-0000, 0169-028-49-0000, 0169-028- 50-0000), and WHEREAS, on March 1, 2018, the Historic and Scenic Preservation Commission adopted a Resolution recommending to City Council approval of Historic Resource Designation No 132, and WHEREAS, on March 5, 2018, the Environmental Review Committee held a public hearing and recommended exemption from environmental review and approval of the Socio -Economic Cost/Benefit Study prepared for the project, and WHEREAS, on April 10, 2018, the Planning Commission held a public hearing and considered the staff report, oral report, the testimony, and the wntten evidence submitted by and on behalf of the apphcant, and by members of the pubhc, and WHEREAS, on April 10, 2018, the Planning Coinimission adopted a Resolution recommending approval of Commission Review and Approval No 895, and WHEREAS on April 20, 2018, notice of this City Council's public hearing for Historic Resource Designation No 132 and Conditional Use Perirut No 1100 was published in the Redlands Daily Facts by the City Clerk, and WHEREAS, on May 1, 2018, the City Council held a pubhc hearing and considered the staff wntten and oral reports, the recommendations ofthe Planning Commission and the Historic & Scenic Preservation Commission, the testimony and written evidence submitted by and on behalf of the apphcant, and testimony by members of the public, and WHEREAS, following the public hearing on the application for the Historic Resource Designation and Conditional Use Pernut, at which this City Council provided opportunity for public testimony, the City Council determined that approval of the Project Entitlements is in the best interests of the pubhc health, safety and general welfare, and 1 I \Resolutions\Res 7800-7899\7839 - CRA 895 doc WHEREAS, the California Environmental Quality Act (Pubhc Resources Code, §21000 et seq ) pursuant to State CEQA Guidelines (Title 15, Cal Code Regs , §15000 et seq ) Section 15331 (Historic Resource Restoration/Rehabihtation) and Section 15332 (In -Fill Development Projects) exempts certain projects from environmental review, and the proposed project meets all cnteria for these exemptions, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS SECTION 1. CALIFORNIA ENVIRONMENTAL QUALITY ACT The City Council hereby determines that approval of Commission Review & Approval No 895 and Project Entitlements is exempt from environmental review under the Cahforma Environmental Quality Act (Public Resources Code, §21000 et seq ) pursuant to State CEQA Guidelines (Title 15, Cal Code Regs , §15000 et seq) Sections 15331 and 15332 SECTION 2. SOCIO-ECONOMIC COST/BENEFIT STUDY The City Council hereby adopts the Socio -Economic Cost/Benefit Study that has been prepared for the project SECTION 3 FINDINGS FOR APPROVAL OF COMMISSION REVIEW & APPROVAL NO 895 The City Council hereby approves Commission Review and Approval No 895 based upon the following findings, and subject to the Conditions of Approval attached hereto as Exhibit "A" and Exhibit "B " 1 The site for the intended use is adequate in size and shape to accommodate the use, and all of the requir ed yards, setbacks, walls or fences, landscaping and other features will adjust the use to those existing or permitted future uses of land in the neighbor hood The existing building and site is adequate m size and shape to accommodate the proposed use The site includes a single building that occupies most the subject parcel, which is a typical configuration for historical buildings constructed on small commercial lots in the downtown core The proposed uses including restaurants, food retail, and similar uses are permitted m the Town Center - Historic (TC -H) district of the Downtown Specific Plan The project will comply with all applicable Town Center - Historic (TC -H) development standards, to the extent practicable considering that the property was developed prior to the City adopting any zoning regulations The site contains an existing structure of an adequate size to easily accommodate the proposed restaurant uses, and the proposed new exterior boardwalk and patio will provide additional dining and seating areas 2 The site for the pi oposed use elates to sti eets and highways which al e proper ly designed and unproved to cal iy the type and quantity of ti affzc generated or to be generated by the pr oposed use The existing site is adjacent to Third Street and Shoppers Lane, and relates to streets which are properly designed and improved to carry the type and quantity oftraffic generated or to be generated by the proposed use The site has street frontage along Third Street and 2 I 1Resolutions\Res 7800-7899\7839 - CRA 895 doe Shoppers Lane, which will be designed to include pedestrian improvements and crosswalks within the public right-of-way The site was histoncally developed with the Mutual Orange Company packmg house, provides no parkmg on-site (as none was required when the property was originally developed), and is located within the downtown parking district which exempts historical buildings from the contemporary parking requirements of the Municipal Code The proposed restaurant and food retail uses are consistent with the General Plan and Downtown Specific Plan designations for the property which these streets were designed to accommodate 3 The conditions set fot th in the approval and those shown on the approved site plan at e deemed necessary to pi otect the public health safety and genet al welfare The conditions included in the Resolutions are adequate to protect the public health, safety and general welfare The project will also comply with design standards and the applicable provisions of the Redlands Municipal Code ADOPTED, SIGNED AND APPROVED this 1S` day of May, 2018 Paul W Foster, Mayor ATTEST me Donaldson, City Clerk 3 I \Resolutions\Res 7800-7899\7839 - CRA 895 doc I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was duly adopted by the City Council at a regular meeting thereof held on the 1' day of May, 2018 AYES Councihnembers Harrison, Tejeda, Momberger, Mayor Foster NOES None ABSENT Mayor Pro Tempore Banch ABSTAIN None Jeax Donaldson, City Clerk 1 4 I \Resolutions\Res 7800-7899\7839 - CRA 895 doc EXHIBIT A CONDITIONS OF APPROVAL Commission Review & Approval No 895 1 This approval/penrmt shall expire two (2) years from the date of City Council's approval of the project (will expire on May 1, 2020), unless construction has commenced pursuant to a building penmt, or a time extension is granted in accordance with Code 2 This peri it/approval is for the rehabilitation and adaptive reuse of the historic Mutual Orange Company Packing House, construction of facade rehabilitation and improvements, establishing a multi -tenant food hall (with food retail uses, farmer's market, restaurants, demonstration kitchen, and similar retail uses), and related site improvements including outdoor patio/dining area, walls, walkways, landscaping, lighting, and new refuse enclosure The existmg building is approximately 33,676 square feet m total area, with approxnnately 19,375 square -feet on the main (lsf) floor and 14,301 square -feet in the basement A new extenor boardwalk approximately 5,670 square -feet in area is approved for the west, north, and east sides of the existing building 3 The property owner and applicant for this pewit, and its successors and assigns, shall defend, indemnify and hold harmless the City of Redlands, and its elected officials, officers, agents and employees, from and against any and all claims, actions, and proceedings to attack, set aside, void or annul the approval of tlus permit by the City, or 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 m such actions or pro ceedings, including damages for the injury to property or persons, including death of a person, and any award of 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 acts or omissions relating to the applicant's project, within fourteen (14) City business days of the same, the applicant shall file with the City a performance bond or irrevocable letter of credit (together, the "Security") un a form satisfactory to the City and in the amount of Three Hundred Thousand Dollars ($300,000), to ensure apphcant's performance ofits defense and indemnity obligations under this condition The failure of the apphcant 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 pen -rut The City shall have no liability to the applicant for the exercise of City's right to revoke this permit 4 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 4 11Resolutions\Res 7800-7899\7839 - CRA 895 doc 5 This permit/approval is granted for the plans dated April 3, 2018, ("the plans") on file with the Planning Division Construction of the building and site shall remain in substantial conformance with the request and with the application materials submitted by the applicant, as approved by the Plannmg Commission and/or City Council, and placed on file in the office of the Plannmg Division, except as modified within these conditions If the plans are modified or amended in order to satisfy a requirement of the State Historic Preservation Office and/or National Park Service, the modified or amended plans may be presumed to be in substantial conformance with these conditions and need not be subject to supplemental review by the Historic & Sceme Preservation Comirussion, Planning Commission, or City Council The applicant shall provide evidence in writing of such modifications to the Development Services Director or designee prior to building permit issuance, and shall revise construction plans being reviewed by the Building Division prior to permit issuance 6 The issuance of any permits shall comply with all apphcable provisions of the Redlands Municipal Code, and all apphcable provisions of the California Building Code and/or Cahfornia Historical Building Code 7 No final inspection or Certificate of Occupancy shall be granted until all conditions of approval have been satisfied 8 Plans submitted by Developer with building permit apphcations shall show on the building elevation sheets all exterior building materials and colors, including product and finish manufacturer naive, color naive and number, and surface finish type (such as stucco with sand finish, plaster with smooth finish) to be used in construction 9 Transformer cabinets and commercial gas meters shall not be located within required setbacks and shall be screened from pubhc view either by architectural treatment or with landscaping Multiple electrical meters and panels shall be fully enclosed and incorporated into the overall architectural design of the buildmg(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 (e g , Southern California Gas Company or Southern Cahforma Edison Company) The apphcant shall submit plans showing details of screening subject to review and approval by the Development Services Director, prior to issuance of building permits 10 During the plan check review process, the Developer shall provide a hghting plan that provides design details (hght standards, bollards, wall mounted packs, etc) and illumination site information within pathways, streetscapes, and open spaces proposed throughout the development An electrical engineer shall prepare the site lighting and/or photometric plan demonstrating that adequate hghting ranges will be provided throughout the development without creating light spillover, light pollution, or conflicts with surrounding factors such as tree locations, off-site or adjacent lighting 5 11Resolutions\Res 7800-7899\7839 - CRA 895 doc 11 Pnor to issuance ofbuilding permits, Developer shall demonstrate that hght standards will not conflict with tree locations Developer shall submit a plan showing both the hghtmg and landscape on the same sheet 12 All hghtmg shall be shielded and no light or glare shall impact the surrounding properties 13 Developer shall recess and fully screen roof heatmg/coohng systems and other exterior mechanical equipment from adjoining property and pubhc nght-of-way, to the extent practicable, as required by this permit Plumbing vents, ducts, and other appurtenances protruding from the roof of structures shall be placed and architecturally treated, to the extent practicable, so that view will be minimized from the front of the property or other major pubhc vantage points Roof vents shall be shown on construction drawings and painted to match roof material color 14 For any exterior utthty meter panels, Developer shall paint such panels to match the structure upon which it is located Such panels shall be located to take advantage of screening (e g landscaping or other building elements) from pubhc nght-of-ways, to the maximum extent feasible 15 All landscaped areas noted on the site plan shall be permanently maintained with healthy planting material, and whenever necessary shall be replanted with suitable vegetation 16 Landscape and Irrigation Plans shall provide water use calculations on the submitted plans, and Developer shall demonstrate compliance with the Model Water Efficient Landscape Ordinance prior to permit issuance The plans shall be prepared by a Cahforrua-licensed landscape architect 17 Trees shall be allowed to grow to the full genetic height and habit (trees shall not be topped or overly trimmed) Trees shall be maintained using standard arboriculture practices 18 Property owner and tenants shall arrange for commercial loading and unloading activities to occur during off-peak business hours, to the extent practicable 19 A copy of the approved Conditions of Approval shall be included on the cover page of the construction plans submitted to the Building Division 20 Roof and ground -mounted equipment shall be screened from pubhc view on all sides subject to review and approval by the Development Services Director, prior to the issuance of buildmg permits 21 The applicant shall work with the local utthty companies to locate all new transformer cabinets outside of required setbacks All new transformers shall be screened from public view either by architectural treatment or within landscaping Multiple electnc meters shall be fully enclosed and incorporated into the overall architecture design of the structure Backflow preventers shall be enclosed with landscaping that will provide complete screening upon 6 I \Resolutions\Res 7800-7899\7839 - CRA 895 doc maturity The 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 22 Trash enclosure design and finish shall be subject to review and approval by the Quality of Life Department, Municipal Utilities & Engineering Department, and Development Services Department during plan check, prior to the issuance of building permits Trash storage areas shall be constructed according to the approved plans, including metal gate(s), and shall be painted a subdued color to match or complement the building color The trash enclosure roof (corrugated metal) may not be painted 23 On-site parking is not required for the subject property The parking requirements of RMC Section 18 164 240 are not applicable to designated, ehgible, or contributing historical buildings over 50 years of age within the Town Center - Historic (TC -H) district pursuant to Chapter III, Section (C)(2)(2 2), of the Downtown Specific Plan 24 Prior to issuance of a building permit, the applicant shall be required to obtain approval of a construction site safety plan by the Redlands Pohce Department providing adequate security measures such as lights, video cameras, vehicle transponders, locks, alarms, trained security personnel, fencing, etc The nature of the measures will depend on the specific requirements of the site, and may vary with the different stages of construction The apphcant shall be responsible for the compliance of all sub -contractors working on the site 25 If human remains are encountered during grading and other construction excavation, work in the immediate vicmity (50 feet radius) shall cease and the County Coroner shall be contacted pursuant to Cahforma Health & Safety Code Section 7050 5 Cahforma Health & Safety Code Sections 7050 5 through 7055 As required by state law, the requirements and procedures set forth in Pubhc Resources Code Section 5097 98 would be implemented, including notification ofthe County Coroner, notification ofthe Redlands Police Department, notification of the Native American Heritage Commission and coordination with the individual identified by the Native American Heritage Commission to be the "most likely descendant" 26 In the event that Native American cultural resources are discovered during project development/construction, all work in the immediate vicinity (50 feet radius) of the find shall cease and a qualified archaeologist meeting Secretary ofthe Interior's Standards shallbehired to assess the find Work on the overall project may continue during this assessment period a If significant Native American cultural resources are discovered, for which a Treatment Plan must be prepared, the developer or his/her archaeologist shall contact the Morongo Band of Mission Indians b If requested by the Morongo Band of Mission Indians or other Native American Tribe, the developer or the project archaeologist shall, in good faith, commumcate and coordinate resolution efforts on the discovery and its disposition (e g avoidance, preservation, return of artifacts to tnbe, etc ) 7 I \ResolutionslRes 7800-7899\7839 - CRA 895 doc 27 The attached conditions of approval from the following City of Redlands Departments/Divisions are incorporated herein by reference a Municipal Utilities & Engineering Department Brian Desatmk Development Services Director End of Conditions of Approval 8 EXHIBIT B MUNICIPAL UTILITIES & ENGINEERING DEPARTMENT CONDITIONS OF APPROVAL [Attached] 9 I 1Resolutions\Res 7800-7899\7839 - CRA 895 doc REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS CONDITIONAL USE PERMIT NO. 1100 AND COMMISSION REVIEW AND APPROVEL NO. 895 Date of P C Meeting April 10, 2018 Applicant Redlands Food Hall L.L.C. Location 330 Third Street Project Description: Establish a Multi -Tenant Food Hall within an Existing 21,000 Square Foot Building 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 Arierican 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 No grading permit is required B The following items are requiri.d 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 cheek submittal (City Resolution No 767 1) 2 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. RS -2010-0036) 3 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 CUP No 1100 and CRA No 895 April 10, 2018 Page 2 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 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 eater conveyance system including pipes, channels, and swales 4 The final WQMP must be in substantial conformance with the preliminary WQMP and in full conformance with the WQMP Guidance Document The final WQMP shall be submitted and approved prior to the issuance of a building permit Plans required to be submitted shall include a Street Improvement, b Pavement Striping and Signage Plans (Including thermosplastic striping and pavement markings, identification of parking restriction areas, reflectorized pavement markers. and limits of slurry sealing necessary for the pavement markings). c Street Light Installation — Provide a street lighting plan which show approved locations of service pedestal(s), conduits, street ltghts, appurtenances, and any necessary details by Southern California Edison Company, d Potable water lateral installation, as needed, and e CFD Landscape and Irrigation Plan 6 All plans used as reference for design shall be listed on title sheet of all plans with reference numbers Ail 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, rnylar sheets for City's approval 7 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 8 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 9 The approximate locations of existing underground utilities shall be shown on the improvementlsite/grading plans. The utilities shall be plotted from record and CUP No 1100 and CRA No 895 April 10, 2018 Page 3 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 10 All National Pollutant Elimination System (NPDES) Best Management Practices (BMFs) to prevent and control discharges to the municipal separate storm sewer (dram) system shall be m place and shall be maintained throughout the course of the project (RMC 13 54) 11 Pav 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 Dram 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) 12 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) 13 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) 14 Final City approved mylars for all public improvements shall be on file with the Municipal Utilities and Engineering Department 15 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 1216090) 16 Requirements for Shoppers Lane (RMC 18 192 050 and 18 12 080) a Repair/replace altered, broken or substandard existing off-site improvements to the project boundary This shall include, but is not limited to, the removal of the existing curb cut and the construction of standard curb, gutter, and sidewalk, b. Construct ADA compliant ramps at all curb returns, and all pedestrian crossings as accepted by the City Engineer, CUP No 1100 and CRA No. 895 April 10, 2018 Page 4 c. Install LED historic ornamental street light(s) with the equivalent illumination of a 100 watt sodium vapor street light Prepare and submit a separate street lighting plan for City approval Street light spacing shall be determined by the City design specifications Location of the light(s) will be determined at time of plan preparation Coordinate with City staff for guidance at that time Prepare and submit a separate street lighting plan for City approval, d Provide street trees avoiding sewer and water laterals, and landscaping Prepare and submit a separate CFD Landscape and Irrigation Plan for City approval, e Construct ADA compliant sidewalk crossings at all driveway entrances including any necessary dedication of easement for pedestrian access, f Construct storm drain inlets as necessary to convey street storm flow into the existing storm dram system in Shoppers Lane, g. Construct underwalk dram, if necessary, and h Install commercial fire hydrants as required by the Redlands Fire Department 17 Requirements for Third Street (RMC 18 192 050 and 18 12 080). a Repair/replace altered. broken or substandard existing off-site improvements to the project boundary This shall include. but is not limited to the installation of ADA compliant sidewalk at the driveway for the trash enclosure area, b Construct ADA compliant ramps at all curb returns and all pedestrian crossings accepted by the City Engineer; c Install LED historic ornamental street light(s) with the equivalent illumination of a 100 watt sodium vapor street light Prepare and submit a separate street lighting plan for City approval Street light spacing shall be determined by the City design specifications Location of the light(s) will be determined at time of plan preparation Coordinate with City staff for guidance at that time, d Provide street trees avoiding sewer and water laterals, and landscaping Prepare and submit a separate CFD Landscape and Irrigation Plan for City approval, e Construct ADA compliant sidewalk crossings at all driveway entrances including any necessary dedication of easement for pedestrian access. f Construct underwalk dram, if necessary, and g Install commercial fire hydrants as required by the Redlands Fire Department. 18 Provide advanced pedestrian warning facilities for the proposed pedestrian crossings on Shoppers Lane and Third Street These may include solar powered pedestrian activated crosswalk beacon(s) and/or m -placement crosswalk lighting among other options as accepted by the City Engineer 19 Provide for adequate drainage facilities (RMC 18 192 050 and 18 12 080) CUP No 1100 and CRA No 895 April 10, 2018 Page 5 20 As a condition of and prior to the final approval, the applicant shall (1) petition the City for annexation of the property comprising CUP 1100 and CRA 895 to the City's Community Facilities District No 2004-1, or a similar City community facilities district, as designed by the City, (2) take actions reasonable or necessary to annex such property to community facilities district, and (3) pay the reasonable and actual costs incurred by the City m 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) 21. Install reduced pressure principle backflow devices as required by City Engineer (RMC 13 20) 22 Install onsite fire line with double detector check valve backflow devices at service connection satisfactory to the City Fire Department (RMC 13 20) 23 Comply with City of Redlands Landscape Ordinance No. 2724 and submit a 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) 24 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 25 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 and CCR 4411) 26 Construct storm dram inlets as needed to convey storm flow within the street into the existing storm dram system in Shoppers Lane and Third Street 26 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 Utilities and Engineering Department prior to issuance of the building 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 www fema izov CUP No 1100 and CRA No 895 April 10, 2018 Page 6 27 Improvement bonds must be posted for the total estimated cost of off-site improvements as follows (RMC 18 192 050B and 18 12 080) 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 28 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 18 142 050B, 18 12 080 and 12 20.100) 29 Execute Public Improvement Agreement (RMC 12 22.060) 30 Execute a Memorandum of Understanding between the City and the applicant for use of the public right-of-way areas adjacent to the building as coordinated through the Development Services Department and approved by City Council 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 Water Source Acquisition Charge, (RMC 13 40) and 3 Pay the Water Meter Charge (Redlands Ordinance No 2830) E The followwing items are required prior to issuance of the ENCROACHMENT PERMIT. 1. Cash cleanup deposit shall be submitted (81,000 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 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) CUP No 1100 and CRA No 895 April 10, 2018 Page 7 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 Perimt Number for all work that is 5 feet deep or deeper shall be provided. Call (909)383-4321 (RMC 12 16 040) 6 A traffic control plan shall be prepared in accordance with the latest revision of (CA) MUTCD or WATCH 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 7 Improvement bonds must be posted for the total estimated cost of off-site improvements as follows 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 perinit 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 8 Execute Public Improvement Agreement 9 Execute a Memorandum of Understanding bets een the City and the applicant for use of the public right-of-way areas adjacent to the building as coordinated through the Development Services Department and approved by City Council 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 2 All improvements shall be reviewed and accepted by the City Engineer The Engineer of Record shall file a Final Certification for all improvements relating to the project development CUP No 1100 and CRA No 895 April 10, 2018 Page 8 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 pnor 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 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 map (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 5 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 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 G The following items are required prior to release of SECURITIES, WARRANTIES, and 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 1100 and CRA No. 895 April 10, 2018 Page 9 2 Tie sheets shall be submitted for all monuments found and/or set to the public right-of-way 3 The release of securities/warranties/deposits must be requested in writing to the City Engineer Allow 30 days for processing MICHAEL POOL Assistant City Engineer akc FELL CUP I 1 On CRA R75 DONALD YOU One Stop Permit Center Manager Initial