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HomeMy WebLinkAbout7095RESOLUTION NO 7095 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING CONDITIONAL USE PERMIT NO 990 TO ESTABLISH AN INDOOR AND OUTDOOR RECREATIONAL VEHICLE AND BOAT STORAGE FACILITY ON A 4.24 ACRE SITE CONTAINING AN EXISTING 59,390 SQUARE FOOT WAREHOUSE BUILDING LOCATED AT 300 KANSAS STREET IN THE I -P (INDUSTRIAL) DISTRICT WHEREAS, an application for Conditional Use Permit No 990 to establish a recreational vehicle and boat storage facility has been duly filed by Miller AIP for property located at 300 Kansas Street, and WHEREAS, the City Council has the authonty pursuant Section 18 192 060 of the City of Redlands Municipal Code to take action on Conditional Use Permit No 990 to allow the establishment of a recreational vehicle and boat storage facility, and WHEREAS, on October 11, 2011, the Planning Commission held a noticed public heanng at which interested persons had an opportunity to testify in support of, or opposition to, Conditional Use Pemut No 990, and WHEREAS, the Planning Commission subsequently recommended to the City Council approval of a negative declaration and Conditional Use Permit No 990, and WHEREAS, on September 29, 2011, the City gave pubhc notice by mailing to property owners within a 300 foot radius of the property, and on October 25, 2011 publishing notice in the Redlands Daily Facts, a newspaper of general circulation within the City, of a public heanng at which Conditional Use Permit No 990 would be considered, and WHEREAS, on November 15, 2011, the City Council held a noticed pubhc hearing at which interested persons had an opportunity to testify in support of, or m opposition to, Conditional Use Permit No 990, and NOW, THEREFORE, BE IT SOLVED BY E CITY COUNCIL OF THE CITY OF REDLANDS. Section 1 Pursuant to Redlands Municipal Code Section 18.192 and based upon the record before it, including the staff report dated November 15, 2011, and all testimony presented at the pubhc hearing on Conditional Use Permit No 990, the City Council hereby finds as follows A The proposed storage facility will not adversely affect the applicable land use plans of the City because the I -P District is intended to provide for the uniform and orderly development of lands for industrialpurposes by fostering an aesthetically pleasant district that will attract and encourage desirable industrial uses with proper safe' . ds and appropriate transitioning for surrounding land uses Recreational vehicle and boat storage is an industrial use, and the -1- I \cclerk\Resoluti s\it 7 7999\7{}95 CUP 990 R lution.doc outdoor storage component of the project will be screened by aesthetic enhancements m the form of landscape buffers that create an aesthetically pleasant environment Further, the limited scope of activities associated with recreational vehicle and boat storage can provide for a gradual transition between heavier industrial uses such as manufactunng and other non-industnal commercial uses such as offices or retail sales The use is also consistent with the City's General Plan policies 3 27b. 4 80c, and 11.0k, and is conditionally permitted by Ordinance No 2759, B The project will not generate a significant increases in noise, traffic or emissions, and no maintenance or fueling will take place on site In addition, recreational vehicles and boats will arrive to the facility ually, resulting in only a temporary and incremental increase in emissions at the time a vehicle reaches the facility After recreational vehicles and boats are parked, they will not be moved nor will their respective engines be started, therefore, the project will not provide significant new sources of emissions, odor or noise. There is sufficient parking to accommodate the use, seventeen stalls are required, and at least 30 stalls are provided The building has been designed to meet State and local standards for building safety, and no structural changes are proposed to the building In addition, Planning Division condition of approval No 22 regulates the project's operational charactenstics, which include hours of operation and permitted activities, C The project will comply to the maximum extent feasible with the regulations of the City's General Plan, the applicable zoning distnct and the City's development standards The site is adequate m size to accommodate the physical requirements for outdoor storage as well as parking, the building is setback at least 25 feet from both street frontages, and will provide street landscape setbacks that exceed the ten (10) foot landscape setback requirement In addition, the proposed lot coverage of 32 5 percent is well under the maximum coverage of 50 percent established for the I -P District D The project is appropnate at the proposed location and will not create an adverse effect on surrounding properties or business The storage facility is an industrial use and will be located m the I -P (Industrial) Distnct The use of recreational vehicle and boat storage does not generate significant traffic or noise because only a limited number of customers visit the site, there is a limited number of employees, and business activities do not involve servicing of vehicles and boats Therefore, the project will not create an adverse effect on surrounding properties or businesses Section 2 The City Council hereby approves Conditional Use Permit No 990, subject to the Conditions of Approval attached hereto as Exhibit "A" and incorporated by this reference Section 3 This Resolution shall take effect on the effective date of City of R Ordinance No 2759 -2- kl a luiicsnslRe 7 7 \7045 CUP Resoluiion.doc ADOP 1`ED, SIGNED AND APPROVED this 15th day of November, 2011 Pete Aguilar, Mayor ATTEST I, Sam Irwin, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was adopted by the City Council at a regular meeting thereof held on the 15th day of November, 2011 by the following vote AYES Councilmembers Hamson, Bean, Foster, Gardner, Mayor Aguilar NOES • None ABSTAIN. None ABSENT None 1 \cclerk\Resolutrons\Res 7 7 -3- 7095 CUP 990 Resolution.doc DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 990 Date of Preparation Planning Commission Date City Council Date Applicant Location September 29, 2011 October 11, 2011 November 15, 2011 Miller AIP 300 Kansas Street CONDITIONS OF APPROVAL EXHIBIT 1 The issuance of any permits shall comply with all provisions of the Redlands Municipal Code and 2 Unless construction has commenced pursuant to a building permit, or a time extension is granted in accordance with Code, this approval shall expire two (2) years from the date of City Council approval 3 This approval is for a Conditional Use Permit to establish an indoor and outdoor recreational vehicle and boat storage facility on a 4 24 acre site containing an existing 59,390 square foot warehouse building located at 300 Kansas Street in the I -P (Industrial) District Phase 2 architectural improvements to the west elevation shall be provided within three (3) years of opening of the facility 4 All plans submitted to the City shall reflect the City Council approval and any other changes required by the Council and/or staff This condition applies to the site plan, landscape plans, building elevations and materials, grading, and all other illustrations, text, or plans submitted to the City in connection with this project 5 No Certificate of Occupancy shall be granted until all conditions of approval have been satisfied 6 The applicant shall not make any modifications or changes during construction that are in conflict or contrary to the project's approved site design, grading plan, landscape plan, or building elevations without first consulting with the Development Services Director or his designee 7 The project site shall be kept in a weed and dust free condition throughout all periods of development 8 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 units 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 and freeways 9 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 10 All fire sprinkler risers shall be located inside the building Any exterior fire and/or mechanical equipment shall be appropnately screened, except for equipment designated by the Fire Chief as being exempt from this requirement 11 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 landscaping Multiple electrical meters and panels 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 Development Services Director, prior to issuance of building permits 12 The Final Landscape Plans shall incorporate the following' a The landscape plan shall comply with all requirements for landscaping in parking lots pursuant to Chapter 18 168 210 of the RMC. b The landscape plans shall be detailed and show the specific distribution, size, and amount of each species of trees, shrubs, and groundcover, c Provide a 50-50 mix of evergreen and deciduous trees within the parking areas and periphery planters, d The Landscape Plan shall show concrete mow strips to separate turf from other ground surfaces, e. 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, f The landscape plans shall identify measures such as root barriers and deep watenng to be utilized to minimize heaving of parking lot pavement by tree roots, g An automatic irrigation system shall be utilized to irrigate the site's approved landscape design The system shall be placed on a timer 13 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 Development Services Department, Building & Safety Division, for distribution to other departments and for review and approval by the Development Services Director • The Landscape and Irrigation Plans shall be subject to review and approval by the Municipal Utilities & Engineering Director and the Development Services Director for compliance with the Water Efficient Landscape Ordinance No 2724 (Also known as Chapter 15 54 of the RMC) 14 The landscape architect responsible for the design of the project's landscape plan shall review and certify, prior to a request by the applicant for a final occupancy inspection, that the installed landscaping meets the specifications of the approved landscape plan, except as modified in the conditions of approval 15 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 16 Any new lighting within the parking lot areas shall be a shoe box -type design that directs the light beam downward and not outward In addition, any lighting attached to the building shall be shielded to prevent light and glare from projecting horizontally or outward Parking lot light fixtures shall not exceed the overall height as permitted by the Redlands Municipal Code or applicable Specific Plan 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 shall also detail any noise reduction measures taken 19 The applicant shall apply to the Development Services Department for a Demolition Permit for all buildings to be demolished on the project site Said Demolition Permit shall be approved by the Histonc and Scenic Preservation Commission for any building(s) over 50 years old, and the City's Environmental Review Committee for any building(s) less than 50 years old 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 project was approved by the City 21 The applicant for this permit, 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 this 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 in such actions or proceedings, 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") in a form and in an amount satisfactory to the City, to ensure applicant's performance of its defense and indemnity obligations under 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 22 The business will be open from 7 AM to 6 PM daily and may sell items as a convenience to storage customers of the facility The facility will not provide the servicing of RVs or boats, on site fueling, waste tank dumping, or washing The applicant shall store only low profile trailers and boats in the 30 outdoor storage spaces located adjacent to the State Street frontage Any expansion of the activities associated with the RV and boat storage facility will require a revision of the Conditional Use Permit 23 Parking stalls located in the rows in front of the building to be laid out at a 45 degree angle with a 20 foot depth and 16 foot wide one-way drive aisle width Parking stalls located in the row parallel to State Street shall be laid out at a 90 degree angle with a 26 foot wide drive aisle width 24 A Minor exception permit shall be required for any fencing that exceeds code limitations 25 The applicant shall promptly repair any damaged fencing installed for the landscape buffer located along State Street Oscar Orci, Development Services Director MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS CONDITIONAL USE PERMIT NO 990 Date of P.C. Meeting October 11, 2011 Applicant. Miller AIP Location 300 Kansas Street The applicant shall comply with the following engineenng requirements as necessary because the required construction is a necessary prerequisite to the orderly development of the surrounding area and for public health and safety All requirements for development shall be consistent with requirements set forth m the General Plan, apphcable 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 No grading permit required for this application B The following items are required prior to RECORDATION OF TRACT/PARCEL MAP. No map is required for this application C The following items are required prior to issuance of the BUILDING PERMIT 1 Pay plan check fee as established per resolution The amount is to be determined at plan check submittal 2 Plans required to be submitted shall include a Site 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. 3 Submission of plan sets shall be complete and include all required engineering designs and drawings All plans submitted shall be substantially complete An incomplete plan submittal will not be accepted for plan check CUP 990 October 11, 2011 Page 2 4 All support documentation shall be submitted with the plans to be checked Submission shall include a Easement Documents 5 All off-site improvements shall be designed by owner's Civil Engineer in accordance with City Standard Specifications and Detail Drawings and Standard Specifications for Public Works Construction (Green Book) latest revision thereof 6 The approximate locations of existing underground utilities shall be shown on the improvement/site/grading plans The utilities shall be plotted from record and field data The City of Redlands and the Engineer assume no liability as to the exact location of said lures whose locations are not shown. 7 All SWPPP Best Management Practices (BMPs) to prevent and control discharges to the mumcipal separate storm sewer (dram) system shall be m place and shall be maintained throughout the course of the project 8 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; No fees are anticipated 9 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 Section A ) 10. Final City approved plans for all public improvements shall be on file with the Municipal Utilities and Engmeermg Department 11 Although this project will have an on-going inspection throughout construction, a fmal inspection for all off-site improvements must be scheduled by developer to certify that these improvements comply with City specifications 12 Requirements for Kansas Street a Repair/replace altered, broken or substandard existing off-site improvements to the project boundary To include the installation of truncated domes at the existing ADA ramp b Construct standard sidewalk along the entire street frontage and ramps at all curb retums This is to include ADA compliant sidewalk crossmg the driveways The sideway design shall be prepared by a licensed Civil Engineer and shown on the site plan or a separate street plan c Construct underwalk dram, if necessary CUP 990 October 11, 2011 Page 3 13 Requirements for State Street a Dedicate a sidewalk easement to incorporate all existing sidewalk with a public easement including a corner cutoff at the property line return to accommodate the existing pedestrian ramp. b Repair/replace altered, broken or substandard existing off-site improvements to the project boundary. No broken improvements observed at this time c Construct underwalk dram, if necessary 14 Provide for adequate drainage facilities 15 All irrigation lines that exist within any street nght-of-way shall be replaced with Schedule 40 PVC or as approved by City Engineer 16 Relocate existing water meters to within the Public right-of-way 17 Install a separate irrigation meter with reduced pressure principle backflow device 18 Relocate existing reduced pressure principle backflow devices as required by City Engineer 19 Install onsite fire line with double detector check valve backflow devices at service connection satisfactory to the City Fire Department 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 recyclmg plans for site demolition for review and approval m accordance with Chapter 13 66 of the Redlands Municipal Code 22. 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 23 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 24 Submit an Encroachment Permit Application for all work listed in Section "C" items 12-17 CUP 990 October 11, 2011 Page 4 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 Meter Charge E. The following items are required prior to issuance of the ENCROACHMENT PERMIT 1 Cash cleanup deposit shall be submitted ($1,000 00) Deposit will be reimbursed after the work is completed and accepted by the City upon written request (Required unless previously submitted under Sections A, B or C ) 2 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. 3 Encroachment Permit application and three (3) 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 4 A California OSHA Permit Number for all work that is five feet deep or deeper shall be provided Call (909)383-4321 5 A traffic control plan shall be prepared in accordance with the latest revision of Chapter 5 of the State of California Traffic Manual or WATCH manual, submitted and approved by the City Engineer pnor 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 regardmg traffic control measures 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 grading and improvements on the project site 3 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 CUP 990 October 11, 2011 Page 5 review and approval as well as a CD-ROM dwg file of the as -built plans if a street plan is prepared 4 A list of as -built infrastructure improvement quantities shall be provided m the Excel format provided by the City showing quantities for each street segment (i e pavement, curb and gutter, sidewalk, etc ) 5 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 6 Resurface existing roadway as directed by the City Engineer due to utility installations and construction damage 7 Existing striping shall be removed and replaced as necessary New stuping and pavement markings shall be installed as required by the City Engineer 8 Owner/Developer shall provide recycling receipts as required by the recycling plan G The following items are required prior to release of BONDS/WARRANTIES/DEPOSITS 1 Prior to the release of the bonds for the project, all improvements shall be reviewed and accepted by the City Engineer 2 The release of bonds/warranties/deposits must be requested in writing to the City Engineer Allow 30 days for processing 1 D� Z F . D MOUSAVIPOUR Imtial Irutlal Interim Director of Municipal Utilities and Public Works Engmeenng/City Engineer CD/DY akc/th FILE CUP 990