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HomeMy WebLinkAbout6794RESOLUTION NO 6794 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS MAKING FINDINGS OF FACT AND APPROVING CONDITIONAL USE PERMIT NO 907 FOR THE REDLANDS COMMONS PROJECT DEVELOPMENT PLAN WHEREAS, per amended Section EV3 1114 of the EVCSP, single family residential uses, not to exceed nine dwelling units pei acre, are conditionally permitted in the Redlands Commons Development Plan area ("Planned Residential 9") of the Special Development District, and WHEREAS, the residential uses are subject to the Conditional Use Permit ("CUP") provision of Redlands Zoning Code Chapter 18 192, and WHEREAS, before a CUP is issued, the City Council of the City of Redlands must make certain findings, and WHEREAS, the Planning Commission has adopted its Resolution No 1176 recommending to the City Council approval of Conditional Use Permit No 907, and WHEREAS, a certified copy of Planning Commission Resolution No 1176 and related material has been forwaided to this City Council, NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Redlands as follows Section 1 The City Council of the City of Redlands hereby approves the application for Conditional Use Permit No 907, subject to the conditions of approval attached to this Resolution as Exhibit "A," and based upon the following findings A The Project will not adversely affect the applicable land use plans of the City The Project will not adversely affect the applicable land use plans of the City because residential uses will be permitted with this City Council approval of the associated General Plan Amendment and Specific Plan Amendment foi the Pioject Pursuant to General Plan Section 1 70, the City Council has approved an amendment to the Land Use Map of the General Plan to reflect the introduction of residential uses to the Project site, which is currently designated as Commercial Sunilaily, this City Council has approved a Specific Plan Amendment in order to allow residential uses at the density proposed in the Special Development District of the EVCSP As such, the proposed development will not adveisely affect the applicable land use plans of the City B The Project will not be detrimental to the public health safety and welfare The Project is conditioned so as to not be detrimental to the public health, safety and welfare The proposed residential uses within the Project will require entitlements with appropriate conditions relating to construction activities, including a construction period J'City Council Reports\Planning\CC 01 06.09\6794 CUP 907 Redlands Commons January 6 2009 doc 1 mitigation plan that is required as part of the EIR, which will sufficiently ensure that the construction will not endanger, jeopardize or otherwise constitute a menace to the public convenience, health, interest, safety, or the general welfare of persons residing 01 working in the vicinity of the project The Project is designed in a manner that will not be detrimental to the public health, safety and welfare, by segregating uses that could potentially conflict with one anothei The Project has been configured in a way that minimizes impacts generated by the proximity of commercial portion of the Project to the residential All structures and associated amenities will meet the City's Building Code iequirements C The Project complies to the maximum extent feasible with the regulations of the City's General Plan, the applicable zoning district and the City's development standards The Project complies to the maximum extent feasible with the regulations of the City's General Plan The City's General Plan includes the following Guiding and Implementation Policies regarding residential development in the East Valley Corridoi (a) Guiding Policy 2 Ob "Provide for expansion of housing and employment opportunities while avoiding deterioration of the quality of life associated with rapid growth " The Project provides foi the expansion of housing and employment opportunities The Project would create 199 two story single-family detached homes Commercial uses include 20,000 square feet of office and 85,500 square feet of inline retail and restaurant space The Project will avoid deterioration of the quality of life through Project design features, such as open space, ample parking, infrastructure improvements, transportation improvements, and other measures as required by the EIR and other discretionary approvals Further, the City's Residential Development Allocation ("RDA") process ensures that growth occurs in a managed and controlled fashion to avoid detenoration to the quality of life, commonly associated with rapid growth Residential development is limited to four hundred dwelling units per calendai year The Project proposes significantly less than the amount of growth than the City allows in a given year, and will be managed and controlled by the City to avoid deterioration to the quality of life (b) Guiding Policy 3 1Oc `Discourage large master planned projects which create housing of one type, similar design, of narrow price range " The Project includes 199 foi sale single-family detached homes which will consist of three and four bedroom units with 2 '/2 bathrooms in a courtyard cluster design Each clustei will contain up to five (5) dwelling units on separate lots and be accessible via a 24 -foot driveway entrance plus a 4 -foot sidewalk The budding heights of the proposed homes will range from 25 - 35 feet The varying designs and layout of the homes will create an aesthetically pleasing nix of homes that limit their visible bulk The design of the homes will be architecturally distinctive and aesthetically pleasing The character of the neighborhood will be consistent with General Plan goal of "maintaining the predominant single-family residential character of Redlands" (Guiding Policy 4 40a) (c) Guiding Policy 3 10o "Limit the visible bulk of single-family homes " J'City Council Reports\Plammng\CC 01 06.09\6794 CUP 907 Redlands Commons January 6, 2009.doc 9 The homes will range in size from approximately 1,600 square feet to 2,200 square feet and consist of two stories built in a courtyard cluster design The building heights of the homes will range from 25 - 35 feet The varying designs and layout of the homes will create an aesthetically pleasing mix of homes that limit then visible bulk In addition, pockets of open space, landscaping along right-of-ways, and a network of meandering sidewalks will help separate the various residential clusters and create view sheds (d) Guiding Policy 4 40c "Conserve existing citrus groves and encourage planting new ones along street frontages to be developed " The Project would convert land from agricultural to urban uses, including commercial and residential The Project site is currently designated as "Commercial" by the City's General Plan and as a Special Development District by the EVCSP, which anticipates future urban development Furthei, the East Valley Comdor area is considered a prime location for urban uses, such as commercial and industrial development, due to its proximity to large urban areas and relatively few topographic and environmental constraints The Project would not, howevei, instigate a change that that is not already reasonably foreseeable under the applicable land use plans and zoning assessed in the EVCSP or the General Plan Presently, agnculture has been pernlitted as an interim use on the land, but was not anticipated as a long term use As there are a number of current and future non-agricultural developments in the ai ea, the transition into a more intensive urban use represents a logical, outward expansion of uaban development Furthermore, the City's General Plan and the EVCSP anticipate the removal of citrus groves in the area foi urban uses, and the Project would be consistent with the General Plan and EVCSP, as amended (e) Guiding Policy 4 401 "Considei approval of Medium -Density residential development proposals at appropriate locations within the East Valley Corridor (EVC) Special Development District " The Project is located on a "keystone" site within the EVCSP area due to its proximity to 1-210 and San Bernardino Avenue, and as such has the unique ability to create a highly accessible and visible master planned development within contiguous property boundaries without the limitations imposed by property ownership patterns and existing street systems seen throughout most of the EVCSP area The Project creates a fully integrated development of residential and commercial uses on the Redlands Commons site, rathei than development of less desirable fragmented land uses spread out over several locations One of the objectives for the Redlands Commons site is to create a high-quality, comprehensive, and integrated residential and commercial development that will accommodate the existing and future demand for such homes and services in the City (f) Guidini; Policy 4 62k "Considei modification of the mix of land uses to include providing for PUD's and additional medium density residential land uses in the EVC " The Project includes a residential component that includes 199 single-family detached homes on approximately 22 9 net acres (inclusive of the 0 72 acres of the Open Space Parcel) The homes would be three and foul bedroom units with 21/2 bathrooms on small lots in a J \City Council Reports\Planning\CC 01 06.09\6794 CUP 907 Redlands Commons January 6, 2009.do. 3 courtyard cluster design Each cluster would contain up to five (5) homes and be accessible via a 24 -foot common access easement driveway plus a 4 -foot sidewalk The driveway and sidewalk combined would provide 28 feet so as to allow foi Fire Department access The homes would be two stories in height and range in size from approximately 1,600 square feet to 2,200 square feet The building heights would range from 25 to 35 feet, which is consistent with the maximum height limit of 35 feet allowed under the EVCSP Each home would include a 2 -can garage, as required by the EVCSP, and a private yard (g) Guiding Policy 4 62a "Develop the East Valley Con-idoi Specific Plan so as to promote and facilitate high-quality commercial and industrial development within the Corridor area " While the Project's commercial uses are not the subject of this Conditional Use Permit, they will encompass 12 95 net acres of the site The office component will include a total of 20,000 square feet of single story garden office buildings The retail component will place some of the buildings along San Bernardino Avenue and provide highly visibility foi the retailers near I-210 The development seeks to attract high-quality tenants that will serve the growing needs of the existing neighborhoods and households moving to the area Pursuant to the requirements of the EVCSP, the applicant has prepaied and received approval of a Concept Plan The Concept Plan implements the on-going planning efforts in this area of the City of Redlands by incorporating several design guidelines and standards currently adopted by the City of Redlands and contained in various planning documents The Concept Plan provides development standards unique to the site By providing for the development of a high quality residential and commercial development, the City will receive several tangible assets, not the least of which are the creation of housing and job opportunities and the increases m property and sales tax values over the existing underperforming agricultural land The Project will generate short -tern construction -related jobs and long-term employment opportunities associated with construction, operation and maintenance of Redlands Commons and Trojan Groves for both residential and commercial components Approximately 410 and 280 short-term construction jobs are projected foi build -out of the Redlands Commons and Trojan Groves, respectively 126 full-time retail and office positions will be provided by the commercial component of Redlands Commons (See Draft EIR, p 4 11-14) In addition, the proposed residential units will provide several positions for landscaping and maintenance (h) Guiding Policy 4.62b "Provide sufficient roadway and intersection capacities to maintain a minimum Level of Service (LOS) C except as provided in policy 5 20b In areas where the current level of service is below the LOS C standard, provide sufficient roadway and intersection capacities to maintain, at a minimum, the LOS existing as of the time an application foi development is filed and to assure that the level of service is not degraded to a reduced LOS except as provided in Section 5 20b " The local street and highway network would be properly designed and improved to carry the type and quantity of traffic generated 01 to be generated by the proposed uses A traffic study has been prepared in conjunction with the Environmental Impact Report (EIR) to project future J'Cut} Council Reports lannmg\CC 01 06.09\6794 CUP 907 Redlands Commons January 6 2009 doc 4 traffic volumes generated by the uses on the Redlands Commons site With mitigation proposed in the Project's EIR, improvements to area roadways would occur to maintain the City's minimum LOS standard Where the current LOS is below the City's minimum LOS standard, with mitigation proposed in the Project's EIR, the LOS would not degrade to a reduced LOS category (i) Guiding Policy 4 62h "Create paiks and open space areas which will meet the community's iecreation needs in a meaningful way, and create areas which will enhance and add value to the community as a whole " The Project will exceed the open space requirements in the residential and commercial/office components This will include a 2 1 -acre central open space area located in the residential portion of the Project, a 31,250 square feet (0 72 acres) Open Space Parcel bordering the western edge of the residential area, as well as othei designated common open space areas All interior common open space areas will be available to residents for active recreational uses Each residential dwelling unit will have its own private backyard for recreational uses The pedestrian sidewalks along Pioneer Avenue and Texas Street will be meandering in nature to encourage a pedestrian friendly area to both Redlands Commons' residents as well as neighboring residents (j) Guiding Policy 4 62ff "Ensure compatibility between adjacent land use types within the Corridoi area " Section EV4 0225 contains development and compatibility standards that ensure an aideily transition from Special Development District uses to residential uses The proposed residential uses have been intentionally placed closest to the existing residential area at the corner of Pioneer and Texas in order to create a buffer and transition area that does not place a commercial use next to the existing residential uses The Project has been configured in a way that minimizes impacts generated by the proximity of the commercial portion of the Project to the proposed residential through the use of significant setbacks and open space areas to the west and the south By having separate vehiculai entiances foi the residential and commercial uses, impacts will be limited impacts relating to light and glare, noise, traffic and air quality impacts will also be limited by placing the front entrances to the retail and office components away from the residential component Additionally, the floor area ratio of the commercial uses within the Project, which is significantly below the maximum floor area ratio allowed undei the EVCSP, has been Limited in ordei to further ensure compatibility between the residential and commercial uses Furthei, a sound wall and strategic landscaping will shield residential uses from noise impacts Restaurant uses have been placed furthest away from homes, along San Bernardino A\ enue, where they will have bettei access and visibility and less noise and traffic impacts on the residential uses (k) Guiding Policy 7 21f "Where feasible, landscape public areas using native vegetation " The Project will be consistent with the landscaping requirements of the EVCSP as stated in Section EV4 0245 and will utilize native vegetation to the extent feasible San Bernardino 1 \City Council Reports\Plannmg\CC 01 06.09\6794 CUP 907 Redlands Commons January 6, 2009 doc 5 Avenue is designated as a Special Landscaped Street by the EVCSP and must meet additional landscaping requirements (1) Guiding Policy 7 22a "Minimize dependence on imported water by increasing entitlement in local surface sources, using wise groundwatei management practices, conservation measures, and the use of reclaimed wastewater and nonpotable water for irrigation of landscaping and agriculture, where feasible " A Water Supply Assessment ("WSA") has been conducted pursuant to State regulations and adopted by this City Council The WSA shows that there are sufficient water supplies to adequately serve the Project's futuie demand Additionally, the Project will be subject to the water conservation measures identified m the EIR (m) Guiding Policy 9 Os "Require mitigation to ensure that indooi noise levels foi residential living spaces not exceed 45 dB LDN/CNEL due to the combined effect of all exterior noise sources " Pursuant to the Uniform Building Code (specifically, the California Administrative Code, Title 24, Part 6, Division T25, Chapter 1, Subchaptei 1, Article 4, Sections T25-28), all residential units in the Redlands Commons will meet the standard of a maximum acceptable interior noise level at 45 CNEL This will be achieved through implementation of Project design features, Project requirements or mitigation measures identified in the EIR (n) Guiding Policy 11 Oa "Promote a climate conducive to economic growth and rejuvenation to enhance employment and investment opportunities without sacnficmg environmental standards " Through implementation of this Project, the City will receive several tangible assets, not the least of which are the creation of housing and job opportunities and the increases in property and sales tax values over the current vacant land Compliance with Zoning Dim ret The Project site is designated as Special Development District by the EVCSP The Special Development District provides an alternative, more flexible site planning process which encourages creative and imaginative planning of administrative/professional, commercial, 01 a mixture of such uses, within the framework of a single cohesive Concept Plan In addition, the EVCSP states that "where determined to be appropriate, a special buffer area shall be established adjacent to existing single family residential homes which abut the Special Development District, in order to ensure a logical transition of uses " See EVCSP Section EV3 1112 As the residential uses proposed are directly across the street from the existing single family residences on the east side of Texas Street, south of Pioneei Avenue, it would be appropriate to allow the single family uses proposed in order to act as a buffet and transition among the various uses Upon adoption of a Specific Plan Amendment, the Special Development District will allow residential land uses within the Redlands Commons portion of the Project The EVCSP, as well as the Concept Plan for the Project area, will incorporate and adopt development standards J \City Council Reports\Plammng'.CC 01 06.09\6794 CUP 907 Redlands Commons January 6, 2009.doc 6 that specifically apply to single family residential uses within the Redlands Commons portion of the Development Envelope, which is known as "Planned Residential 9 " D That the proposed development is appropriate at the proposed location Guiding Policy 4 401 of the Land Use Element of the General Plan states that the City considers Medium -Density residential development proposals at appropriate locations within the East Valley Corridor Special Development District Land uses surrounding the Project include single family residential uses at the southeast corner of Pioneei Avenue and Texas Street, a proposed new high school site north of Pioneei Avenue (Citrus Valley High School) and the proposed new Wal-Mart Super Center south of San Bernardino Avenue Uses found along the eastern edge of the property include the aforementioned existing single family residential, as well as the City of Redlands watei tank site and the former Sunkist Packing Plant Vacant land is located west of the property across I-210 The Project represents a key site within the EVCSP area due to its proximity to 1-210 and San Bernardino Avenue, and as such has the unique ability to create a highly accessible and visible master planned development within contiguous property boundaries without the limitations imposed by property ownership patterns and existing street systems seen throughout most of the EVCSP area The Project creates a fully integrated development of residential and commercial uses on the Redlands Commons site, rather than development of less desirable fragmented land uses spread out over several locations The creation of the new high school across the street would be fully compatible with the proposed residential uses The proposed residential uses also act as a buffer foi the existing residential uses to the east and northeast, as well as the new high school under construction to the north This site is more than adequate to accommodate the 199 foi sale single-family detached dwelling units on approximately 22 9 net acres (inclusive of the 0 72 acres of the Open Space Parcel), and associated improvements required by the EVCSP, including parking, landscaping, and off-site improvements The Project is appropriate at the proposed location since it forms an adequate and well planned transition from surrounding residential and proposed high school uses to existing and proposed commercial uses ADOPTED, SIGNED AND APPROVED this 6th day of January, 2009 . t\T T EST (c) �ityCl rkofthe C`i 1, 11+;;ll�i' edlancls ) M or of the City of Redlands J \City Council Reports\Plannrng\CC 01 06.09\6794 CUP 907 Redlands Commons Januar) 6 2009 doc 7 1, Lorrie Poyzer, City Cleik of the City of Redlands, California, do hereby certify that the foregoing Resolution No 6794 was duly adopted by the City Council at a regular meeting thereof held on the 6th day of January, 2009, by the following vote AYES Councilmembers Gilbreath. Gallagher, Aguilar, Mayoi Harrison NOES CounciImember Bean ABSENT None ABSTAIN None Lome Poyzer, Cit le k City of Redlands, al-rf'ornia [ \ccicrk\Resolulcons\Res 6700 6799\6794 CUP 907 Redlands Commons January 6, 2009.doc. 8 EXHIBIT A COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CONDITIONS FOR TENTATIVE TRACT NO 18444 AND CONDITIONAL USE PERMIT NO 907 Prepared on January 12, 2009 Applicant: On Texas Street LLC Location: The south side of Pioneer Avenue west of Texas Street CONDITIONS OF APPROVAL TENTATIVE TRACT 1 The issuance of any permits shall comply with all provisions of the Redlands Municipal Code, Concept Plan No 7 and the East Valley Corridor Specific Plan. 2. Unless a time extension is granted in accordance with Title 17 of the Redlands Municipal Code, this tentative tract map shall be valid for two years from the time of City Council approval. 3 This approval is for a Tentative Tract Map to subdivide approximately 23 acres into 199 single family residential lots and eight (8) common area lots for property located on the south side of Pioneer Avenue, the west side of Texas Street and east of Tennessee Street in EV/SD Special Development District of the East Valley Corridor Specific Plan (proposed for change to EV/RP9 Planned Residential 9 District within Concept Plan No. 7 of the East Valley Corridor Specific Plan). 4 The subdivision shall be subject to the provisions of the Residential Development Allocation process under the Growth Management Ordinance Title 19 of the Redlands Municipal Code 5 The applicant shall establish a Home Owners Association (HOA) and CFD for the care and maintenance of all property improvements held in common ownership of the subdivision. The HOA and CFD shall be formed for the property and Conditions, Covenants and Restrictions (CC&R's) shall be prepared, submitted for review and approval by the City Attorney prior to approval of the final map The HOA and CFD and the CC&R's shall cover the care and maintenance of all property and improvements held in common CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO 18444 CONDTIONAL USE PERMIT NO 907 ownership of the subdivision. CC&Rs shall require residents to park vehicles in garages and prohibit parking is shared driveways. 6 The applicant for this subdivision, and its heirs, successors and assigns shall defend, indemnify and hold harmless the City of Redlands, its elected officials, officers, agents and employees from and against any claim, action, or proceeding to attack, set aside, void, and annul the approval of this subdivision by the City provided such action is brought within the time period provided for in Section 66499.37 of the California Government Code, The City will promptly notify the applicant of any claim, action, or proceeding that may be brought against it. 7 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 8 All plans submitted to the City shall reflect all City Council approvals and any other changes required by the Commission and/or staff This condition applies to site plans, landscape plans, elevations, grading, and all other illustrations, text, or plans submitted to the City in connection with the project 9 All off-site and on-site utilities shall be placed underground. Prior to approval of the final map the applicant shall submit plans to be approved by the Community Development Director that detail undergrounding of all utilities for the project. 10 The applicant shall insure that the project shall be kept in weed free condition throughout all periods of development. 11 The applicant shall provide plans that detail retaining walls or obtainment of slope easements to maintain property lines at the tops of all slopes prior to approval of final map. 12. There shall be no cross lot drainage in the subdivision without a recorded drainage easement. 13 The applicant shall record the subdivision by a final tract map. TENTATIVE TRACT NO 18444 CONDITIONAL USE PERMIT NO 907 CONDITIONS OF APPROVAL 14 Prior to Final Map approval, the applicant shall submit a final grading and drainage plan that shows how off-site drainage from adjacent, up -stream, private properties will be picked -up and carried to a City storm drain system. The plan shall identify the contours, improvements (buildings, driveways, walls, etc.), landscaping, and existing drainage systems of adjacent properties. The plan, at a minimum shall show the area 20 feet from the tract property line. The plan shall identify the relationship of the subdivision and its proposed grading and improvements to adjacent properties and their grading and improvements and show that the adjacent properties will not be negatively impacted as a result of the acceptance of drainage or on-site improvements. Plan are to be submitted, reviewed and approved by the Community Development Department and the Public Works Department prior to approval of the Final Map. 15 The applicant shall provide a subdivision improvement bond to insure the installation of recreational facilities, citrus groves and any other improvements proposed for the Tract. 16 Any conditions of approval determined by the City to not be completed prior to Final Map approval shall be the subject of a Subdivision Improvement Agreement entered into by the developer with the City 17 The final map shall conform with the tentative map as approved by the City Council. 18 Architectural relief shall be added to all street facades at corner lots. 19 Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the applicant and approved by the City for the project which address the conditions of approval imposed upon the project and address the responsibilities of the Homeowners' Association ("HOA'). The CC&Rs shall contain the following: a. a provision which reads substantially as follows: The City shall have the right to review and approve any propose amendment or termination of [the CC&Rs] when such termination or amendment would alter amend, terminate or otherwise impair the rights of the City under those provisions of [the CC&Rs] which satisfy the conditions of approval imposed by the City for the project. All proposed amendments shall be submitted to the City's Community development Director and shall be approved in writing by the City Attorney as a precondition of and prior to the recordation of such amendment. TENTATIVE TRACT NO 18444 CONDITIONAL USE PERMIT NO 907 CONDITIONS OF APPROVAL b a provision which reads substantially as follows: '[The CC&Rs] shall be covenants running with the land, and shall, in any event, and without regard to technical classification or designation, legal or otherwise, be, to the fullest extent permitted by law and equity binding for the benefit and the favor of, and enforceable by the City of Redlands. Although the City of Redlands shall be a beneficiary of [the CC&Rs], and shall have a right to enforce [them], the City of Redlands shall not be obligated hereunder to exercise such rights of enforcement. c. a provision which prohibits overnight parking on private streets within the Planned Residential Development. 20 The CC&Rs shall be subject to a joint review by the all affected City Department Directors and the City Attorney's Office. The applicant shall be required to pay for the review of the CC&Rs by the affected Department Directors and the City Attorney's Office at such persons' hourly billing rates. 21 The CC&Rs shall be submitted to the City at least twenty (20) days prior to the submission of any request for approval of the final map. The CC&Rs shall subsequently be recorded, in the form approved by the City prior to or at the same time as the final map. 22. Any conditions of approval regarding common area improvements that will not be completed prior to recordation of the Final Map shall be the subject of a Subdivision Improvement Agreement entered into by the applicant with the City of Redlands. Surety in accordance with the standards established by the City shall be provided to guarantee completion of said common area improvements. 23 The applicant shall comply with all applicable Mitigation Measures included in the Mitigation Monitoring Program prepared for the Redlands Commons Environmental Impact Report. 24 As a condition of and prior to final map approval, the applicant shall (1) petition the City for annexation of the property comprising Tentative Parcel Map No 19078 to the City's Community Facilities District No. 2004-1 or a similar City community facilities district, as designated by the City- (2) take all actions reasonable or necessary to annex such property to the 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 the maintenance of landscaping of private common areas and public rights-of-way TENTATIVE TRACT NO 18444 CONDITIONAL USE PERMIT NO 907 CONDITIONS OF APPROVAL 25. A 20 foot setback shall be provided for the perimeter wall running parallel to Texas Street. 26. Prior to the installation of any Mexican Fan Palm (Washingtonia robusta) proposed in the Landscape Plan, the developer shall work with the City of Redlands to identify and acquire Mexican Fan Palms owned by the City that would be removed by the City pursuant to the City's efforts to remove such trees located under power lines. For such identified Mexican Fan Palm located under interfering, or anticipated to interfere with overhead power lines, the developer at its sole cost and expense, shall remove the tree and relocate to the Redlands Commons property pursuant to the Landscape Plan. The developer shall provide the City with a replacement minimum 15 -gallon tree listed on the city's approved tree list that is suitable to grow under power lines ("Replacement Tree'). Within 12 months of planting of the Replacement Tree, if the tree does not survive, the developer shall replace the Replacement Tree with another 15 - gallon tree listed on the City's approved tree list. The City shall not charge the developer any fee to implement the provisions contained within this subsection. CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT The issuance of any permits shall comply with all provisions of the Redlands Municipal Code. 2. Unless construction has commenced pursuant to a building permit, or a time extension is granted in accordance with Code, this application shall expire on concurrently with the expiration of Tentative Tract Map No 18444 3 No Certificate of Occupancy shall be granted until all conditions of approval have been satisfied. 4 This approval is for a Conditional Use Permit for a 199 unit Planned Residential Development (PRD) on approximately 23 acres located on the south side of Pioneer Avenue, the west side of Texas Street and east of Tennessee Street in the EV/SD Special Development District of the East Valley Corridor Specific Plan (proposed for change to EV/RP9 Planned Residential 9 District within Concept Plan No. 7 of the East Valley Corridor Specific Plan). TENTATIVE TRACT NO 18444 CONDITIONAL USE PERMIT NO 907 CONDITIONS OF APPROVAL 5. All plans submitted to the City shall reflect all Planning Commission and City Council approvals and any other changes required by the Commission and/or staff This condition applies to site plans, landscape plans elevations, grading, and all other illustrations, text, or plans submitted to the City in connection with the project. 6 All utilities shall be placed underground. Plans shall be submitted that detail the undergrounding of all off-site and on-site utilities, subject to review and approval by the Community Development Director prior to issuance of building permits. 7 The project site shall be kept in a weed and dust free condition throughout all periods of development. 8. 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 9 Each unit shall have two (2) covered parking spaces as required by the Redlands Municipal Code. 10 Any orange groves, landscaping and amenities on the common lots shall be maintained by a Homeowners Association and/or a Community Facilities District. 11 Landscaping for each lot shall be planted and installed prior to occupancy of the unit. 12. Trex fencing shall be used between individual lots found within the PRD 13. The applicant shall comply with all applicable Mitigation Measures included in the Mitigation Monitoring Program prepared for the Redlands Commons Environmental Impact Report. 14 As a condition of and prior to final map approval, the applicant shall (1) petition the City for annexation of the property comprising Tentative Parcel Map No. 19078 to the City's Community Facilities District No. 2004-1 or a similar City community facilities district, as designated by the City (2) take all actions reasonable or necessary to annex such property to the community facilities district; and (3) pay the reasonable and actual costs incurred by the City in TENTATIVE TRACT NO 18444 CONDITIONAL USE PERMIT NO 907 CONDITIONS OF APPROVAL annexing the property to the community facilities district; all for the purpose of the maintenance of landscaping of private common areas and public rights-of-way 15. A 20 foot setback shall be provided for the perimeter wall running parallel to Texas Street. 16 Window trim for Plan 3 homes on the left and rear elevations shall be redesigned to provide longer bands of trim at the top and bottom of windows. 17 A second support post shall be added to the covered entrance for Plan 4 homes with Monterey style architecture. 18 All Department Conditions of Approval shall be included as notes on plans submitted to the City for building permits. 19 Prior to the installation of any Mexican Fan Palm (Washingtonia robusta) proposed in the Landscape Plan, the developer shall work with the City of Redlands to identify and acquire Mexican Fan Palms owned by the City that would be removed by the City pursuant to the City's efforts to remove such trees located under power lines. For such identified Mexican Fan Palm located under interfering, or anticipated to interfere with overhead power lines, the developer at its sole cost and expense, shall remove the tree and relocate to the Redlands Commons property pursuant to the Landscape Plan. The developer shall provide the City with a replacement minimum 15 -gallon tree listed on the city's approved tree list that is suitable to grow under power lines ("Replacement Tree'). Within 12 months of planting of the Replacement Tree, if the tree does not survive, the developer shall replace the Replacement Tree with another 15 - gallon tree listed on the City's approved tree list. The City shall not charge the developer any fee to implement the provisions contained within this subsection. Oscar Orci Community Development Director MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS CONDITIONAL USE PERMIT NO. 907 (TRACT NO. 18444) Date of P.C. Meeting: May 13, 2008 Applicant: On Texas Street Location: South West Corner of Pioneer Avenue and Texas Street The applicant shall comply with the following engineering 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 wi Valley Corridor Specific Plan. quirements set forth in the East A. The following items are required prior to issuance of the GRADING 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 may include, but not be limited to: Precise Grading Plan. Grading plans shall be coordinated with the existing and proposed off-site improvements. 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 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) which shall remain in effect throughout the life of the project. Refer to WQMP Guidelines. All plans used as reference for design shall be listed on title sheet of all plans with reference numbers. Grading and SWPPP plans shall be submitted on 24' x 36"size sheets. Six (6) copies of each are required. After final review, grading and SWPPP plans shall be submitted on 24' x 36" size, min. 4 mil, mylar sheets for City's approval. 3. Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No. 2 above. All plans submitted shall be substantially complete, and no plan check queue place -holder plans will be accepted. An incomplete plan submittal will not be accepted for plan check. 4. All support documentation shall be submitted with the plans to be checked. Submission shall include but not be limited to: Hydrology Report and Hydrologic Calculations CUP 907 May 13, 2008 Page 2 Geotechnical Report Easement Documents 5 A final WQMP that is in substantial conformance with the preliminary WQMP and in full conformance with the WQMP Guidance Document shall be submitted and approved prior to the approval of precise grading plans. 6. Cash cleanup deposit shall be submitted ($3,000.00). Deposit will be reimbursed after the work is completed and accepted by the City upon written request. 7 Truck route permit is required ($66.00) for all construction vehicles five (5) tons and over gross vehicular weight (e.g. concrete trucks) using streets other than established truck routes. NOTE: Cash cleanup deposit and truck route permit submitted during the grading process could be transferred to be used during building construction or off-site improvement construction if it is within the time limit specified in the truck route permit, otherwise a new truck route permit must be issued. 8. For all development requiring coverage under the state of California General Storm Water Permit, in effect at the time of permit issuance, and whom have filed with the State Board a Notice of Intent (NOI), a copy of the Waste Discharger Identification Number (WDID) and NOI shall be submitted for review and file. Call (909)782-4130. B. The following items are required prior to RECORDATION OF TRACT MAP 1. Recordation of Tract Map No. 18444 is required in order to develop this project. C. The following items are required prior to issuance of Building Permit. 1 Pay plan check fee as established pa resolution. The amount is to be determined at plan check submittal. 2, Plans required to be submitted may include, but not be limited to: - Street Construction; Storm Water Drain Construction; Striping Plans; Street Tree Installation Street Trees shall be provided as per the approved Street Tree List; Traffic Signal Modification/Construction; Street Light Installation Provide street lighting plan which show approved locations of service point(s), conduits, pull boxes, street lights, CUP 907 May 13, 2008 Page 3 appurtenances, and any necessary detail by the Southern California Edison Company- - ompany- Water Lines, both Potable and Non -potable; Sewer Lines All plans used as reference for design shall be listed on title sheet of all plans with reference numbers. All improvement plans shall be submitted on 24' x 36" size sheets. Three (3) copies of each are required. After final review, improvement 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 bit not be limited to: Hydrology Report and Hydrologic Calculations Geotechnical Report Easement Documents 5. Finalize and obtain all necessary onsite and offsite permissions, permits, easements, right-of-way and properties in order to satisfy the conditions of approval for this project. Such items may include but not limited to: Offsite letter of permission to conduct certain work. Offsite/onsite easement to construct/install/maintain certain improvements. Offsite/onsite right-of-way to construct/install/maintain certain improvements. Encroachment Permits from Caltrans, County and other agencies. 401 Certification (California Regional Water Quality Control Board) and 404 Permit (U.S. Army Corp of Engineers). 6. 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. 7 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 whose locations are not shown. CUP 907 May 13, 2008 Page 4 8. Provide pad certification to the Building and Safety Department. 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. 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. 10. Cash cleanup deposit shall be submitted ($3,000.00). Deposit will be reimbursed after the work is completed and accepted by the City upon written request. (Required unless previously submitted under Section A.) 11 Truck route permit is required ($66.00) for all construction vehicles five (5) tons and over gross vehicular weight (e.g. concrete trucks) using streets other than established truck routes. 12. Applicant must have all plans approved and delivered to the Municipal Utilities and Engineering Department prior to final approval. 13. 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. 14. Requirements for Texas Street. a. Dedicate to provide for a 44 foot half street right-of-way width. b. Construct standard curb and gutter 32 feet west side of street centerline. c. Construct standard street section between new curb and street centerline consistent with the City Standard verified through a geotechnical report. d. Construct standard meandering sidewalk along the entire street frontage and ramps at all curb returns. Provide a sidewalk easement as needed. e. Install two 150 watt sodium vapor ornamental street light(s). Prepare and submit a separate street lighting plan for City approval. f. Provide street trees consistent with the East Valley Corridor Specific Plan avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval. g. Construct standard transition from southerly property boundary to the south. h, Construct underwalk drain, if necessary i. Use traffic index of 9.0. 15. Requirements for Pioneer Avenue CUP 907 May 13, 2008 Page 5 a Dedicate to provide for a 33 foot half street right-of-way width including a corner cutoff at the property line return to accommodate a 30 foot radius curb return and pedestrian ramp. b. Construct standard curb and gutter 22 feet south side of street centerline. c. Construct standard street section between new curb and street centerline consistent with the City Standard verified through a geotechnical report. d. Construct standard meandering sidewalk along the entire street frontage and ramps at all curb returns. e. Provide street trees consistent with the East Valley Corridor Specific Plan avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval. f. Construct underwalk drain, if necessary g. Use traffic index of 5.5. 16. Requirements for Interior Subdivision Streets a Construct standard curb and gutter each side of the street centerline to provide street widths shown on the approved tentative tract map. b. Construct standard street section between new curbs consistent with the City Standard verified through a geotechnical report. c. Use a traffic index of 4.5. 17 Requirements for the intersection of Pioneer Avenue and the entrance to the project site a. Pioneer Avenue westbound approach: Widen to provide a left turn lane and one through lane. 18. Requirements the intersection of Texas Street and Pioneer Avenue. a. Texas Street northbound approach: Provide one left turn lane and one through lane. b. Texas Street southbound approach: Provide one left turn lane and one though lane c. Pioneer Avenue eastbound approach: Provided one left turn lane and one though lane. d. Pioneer Avenue westbound approach: Provide one left turn lane and one through lane. 19 Requirements for the intersection of Nevada Street at Lugonia Avenue. The developer shall pay affair share in -lieu fee for the following improvements: CUP 907 May 13, 2008 Page 6 a. Design and construct a traffic signal. The number of phases shall be determined by a warrant analysis prepared by a traffic engineer. b. Northbound approach: Widen to provide one left tum lane, two through lanes, and one right return lane. c. Southbound approach: Widen to provide on left turn lane, one through lane, and on shared right/through lane. d. Eastbound approach: Provide one left turn lane, two through lanes, and one right turn lane. e. Westbound approach: Widen to provide for one left tum lane, two through lanes, and one right tum lane. f. San Bernardino County approval and encroachment permit is required. 20. Provide a Supplemental Traffic Impact Analysis Study to determine adequacy of traffic flow on San Bernardino Avenue between the Interstate 210 and the westerly limit of the Tract boundary If the Study determines that San Bernardino Avenue lacks adequate traffic flow capacity developer shall widen existing San Bernardino Avenue from I-210 to the Tract boundary within the existing right-of-way 21. 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. 22. Pay an in -lieu fee based on the proportionate share of the cost for the design and construction of a roaster storm drain on Texas Street. 23. All irrigation lines that exist within any street right-of-way shall be replaced with C900 PVC or approved equivalent. 24. All off-site utilities shall be placed underground. The undergrounding shall include power poles located along the project site's street frontage(s) and may include power poles beyond the site's boundary as determined by Southern California Edison. Those power poles that are 66KV or greater will not be required to be undergrounded. Any power pole(s) that contain a street light may be required to install a standard street light, in accordance with the Municipal Utilities and Engineering Department's standards. Plans shall be submitted that detail the undergrounding of all off-site utilities, subject to review and approval by the City Engineer. 25 Improvement bonds must be posted for the total estimated cost of off-site improvements as follows: Performance 90% in bond form 10% in cash (minimum $500.00) Labor and Materials 100% in bond form CUP 907 May 13, 2008 Page 7 26. Survey and Monumentation bond must be posted. 27 The 10% performance cash deposit will be retained for one year after completion of project for warranty of off-site work. 28. Execute Public Improvement Agreement. 29 Parcel map shall be recorded and proof of recordation provided. D. The following items are required prior to issuance of the ENCROACHMENT PERMIT. 1. Cash cleanup deposit shall be submitted ($3,000.00). 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 working days before you dig. 3. Encroachment Permit application, three (3) sets of approved plans must be submitted for all off-site improvements prior to construction. Encroachment Permit fees shall be paid. 4. A California OSHA Permit Number for all work that is five feet deep or deeper shall bee provided. Call (909)383-4321. 5. A copy of preliminary soils report is required with recommendation for the final structural section to be submitted prior to placing of the street pavement. The report shall include test results and boring/sampling locations. 6. Survey points shall be reset that were destroyed during construction and a second Corner Records filed for those points prior to completion of the project to San Bernardino County Surveyor. 7 A traffic control plan shall be prepared in accordance with the latest revision of Chapter 5 of the State of California Traffic Manual or W.A.T.C.H. manual, submitted and approved 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. CUP 907 May 13, 2008 Page e E. The following items are required prior to issuance of CERTIFICATE OF OCCUPANCY All requirements as described in Sections A, B, C, and D of these conditions of approval shall be met. 2. All improvements shall be reviewed and accepted by the City Engineer. Also, a list of as built infrastructure improvements quantities shall be provided showing quantities for each street segment (i.e. pavement, curb and gutter, sidewalk, etc.) 3. Owner's Civil Engineer shall furnish tie sheets for all points set or found in public right-of-ways and one mylar copy of recorded parcel/tract map to the City Engineer. 4. All off-site work shall conform to the Standard Specifications for Public Works Construction (Green Book), latest edition, and the City of Redlands Standard Specifications. 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 as well as a CD- ROM.dwg file of the as -built plans. 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 striping and pavement markings shall be installed as required by the City Engineer. 8. Contractors will be required to pave new streets in two (2) phases with last phase being delayed until 95 percent of construction has been completed, or on approval of the City Engineer. F The following items are required prior to release of BONDS/WARRANTIES. 1. Prior to the release of the bonds for the project, all improvements shall be reviewed and accepted by the City Engineer. 2. As -built drawings for all improvements shall be submitted and approved. 3. A recorded mylar copy of the Tract/Parcel map shall be submitted, if a part of a lot -sale subdivision and not included in Item E. CUP 907 May 13, 2008 Page 9 a 4. Tie sheets shall be submitted for all monuments found and/or set in the public right-of-way 5. Monumentation letter shall be submitted certifying that all monuments have been set as required. 6. A list of as built infrastructure improvements quantities shall be provided showing quantities for each street segment (i.e. pavement, curb and gutter, sidewalk, etc.) ROSEMARY HOERNING v Director of Municipal Utilities and Public Works Engineering/City Engineer TTF:akc FILE: CUP No. 907 (TRACT NO. 11444) MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS CUP 907 TENTATIVE TRACT MAP NO. 18444 (204 Lots) Date: May 13, 2008 Applicant: Gretchen Sauer Locadon: SWC Pioneer Avenue and Texas Street The specific fee amounts to be paid by the applicant or its successor shall be those established by the city and in effect on the date the permit or other conditioned approval noted below is issued. The fees specified herein are based on estimated flows for a residential use identified on the submitted plans. If there is a change in use or tenant improvement resulting in higher estimated flows due to the proposed use, the fees for the additional flows will be due at that time. The fees estimated herein are advisory only GENERAL. Comply with Title 13 and other sections of the Redlands Municipal Code in effect at the time of approval or issuance of permits, as applicable. WATER SECTION: THE DEVELOPER SHALL. 1. Pay the Water Source Acquisition Charge at $ 810 per single family residential unit on lots under 11,000 SF as a condition of the final approval of the tract map. 5165.200 2. Pay the Water Capital Improvement Charge at $5,350 per single family residential unit on lots under 11,000 SF as a condition of the approval of the application for a water connection prior to meter installation. $ 1.091.400 Pay applicable non -potable development impact fees for common area as a condition of approval for the application for a non -potable water service connection prior to meter installation. 4 Pay the Water Main Frontage Charge at $30 per linear foot of frontage (830 feet) in Texas Street, as a condition of final approval of the tract map. $24.900 5 Pay the Water Main Frontage Charge at $30 per linear foot of frontage (1,330 feet) in Pioneer Avenue, as a condition of final approval of the tract map. $39.900 Redlands Commons, CUP 907 SWC of Pioneer Avenue and Texas Street May 13 2008 Page 2 6. Developer shall grant city an easement in the form of easement deed, reasonably satisfactory to city The utility easement shall convey the right for ingress and egress, and the right -to -construct, maintain, operate, replace, and renew a water and/or sewer main and appurtenances, in, upon, and across the easement, or any part thereof. The utility easement shall restrict the right of the property owner to use the property within the easement, such that it is kept free of all structures, trees, fences, and obstructions, including overhead obstructions, which may interfere with the construction, operation, maintenance, and repair of a water and/or sewer main and appurtenances, located within the utility easement. 7 Install an 8 -inch diameter water main within the required utility easement, connecting to the existing water mains in Pioneer Avenue and/or Texas Street, as approved by the Municipal Utilities and Engineering Department. 8. Inat*U a 16 -inch diameter non -potable water main along the frontage in Texas Street and an extension to approximately 470 feet south of Pennsylvania Avenue, as approved by the Municipal Utilities and Engineering Director. If the 16 -inch diameter non -potable water main exists along the frontage then pay non -potable water main frontage fee at $23 per linear foot as a condition of final approval of tract map. 9 Install commercial fire hydrants as required by the Redlands Fire Department and approved by the Municipal Utilities and Engineering Director 10. Install reduced pressure principle backflow devices on all non -potable water services as approved by the Municipal Utilities and Engineering Department and double detector check valve backflow devices on any separate fire service for Etre sprinklers. SEWER SECTION: THE DEVELOPER SHALL. 1 Pay the Sewer Capital Improvement Charge at S4 490 per single family residential unit as a condition of issuance of a building permit. S 915.960 2. Install an 8 -inch diameter sewer main within the required utility easement, and maintain a minimum 10 -foot separation with the proposed water main, as approved by the Municipal Utilities and Engineering Director 3. Install an 8 -inch sewer main extension in Pioneer Avenue from an existing sewer main approximately 1,500 feet west of the west right-of-way of Interstate 210 to the nearest connection point to the property as approved by the Municipal Utilities and Engineering Redlands Commons, CUP 907 SWC of Pioneer Avenue and Texas Street May 13 2008 Page 3 Director. SOLID WASTE SECTION: THE DEVELOPER SHALL. 1 Pay the Solid Waste Capital Improvement Charge of 5650 per single family residential unit, as a condition of issuance of a building permit. S132.600 2. Submit site and building recycling plans in accordance with Chapter 13.66 of the Redlands Municipal code, and comply with the plans as approved by the Municipal Utilities and Fns nee*tii Department. AIRPORT SECTION: THE DEVELOPER SHALL. (No Requirements.) ROS EMARYifiOERNING Director of Municipal Utilities & Public Works Engineering/City Engineer COMMUNITY DEVELOPMENT BUILDING AND SAFETY COMMISSION, USE j APPROy LPO. 851 GENERAL PLAN AMENDMENT NO. 117 SPECIFIC PAL NO. 40 AMENDMENT NO. 38 CONCEPT PLAN NO. 7 MINOR SUBDIVISION NO. 341 TENTATIVE TRACT P40. 18444 April 14, 2ooa May 13, 2008 On Texas Street LLC Attn. Gretchen Sauer South side of Pioneer Avenue, the west side of Texas Street and east of Tennessee Street Date of Preparation: Planning Commission Date: Applicant: Location: 1 In compliance with the California Building Code (APP process, the applicant must submitlimit) and Prior m the Pion check five (Application for P plana and two (2) sets of specification, engineering (5) plea tete of const, soils investigation reports, spedal Ins frcalculations, prandograms they data to the building division for r and observation tothIs pane of building u other permit Plans and specifications shall be dram to uto the substantial of a buti and shaN be of sufficient clarity to Indicate the location, nature subxtent l paper and proposed and show In detaN that it will conform to the and extent of the work relevant laws, ordinances, rules, and regulations. provisions of codes and all Z In compliance with the City of Redlands plan check requirement and part of the plan departments as part of the General Nobs. check press, the applicant shall Insert the Condition. of Approvals from each dty 3. In compliance with the California Plumbing Code and prior to Me plan check process, the applicant must submit three (3) complete sets of on -sib sewer and water plans to the building division for review and approval prior to the iasuace of a piumbing permit, 4. In compliance with the California Code of Regulations, Title 24, Part 2, Appendix Chapter 1 (Administration), the structure. shall not be occupied until a certificate of occupancy has been granted by the City of Redlands. 5. In compliance with the Redlands City Ordinances and during the plan check process, the applicant must submit four (4) seta of fire sprinkler or fire alarm plans for plan check review and approvals prior to buiding permits. B. In compliance with the California Building Code (Excavation and Grading) and prior to the is showing of a building permit, a soil testing laboratory must submit a final compaction density to the Building flDivisionlls have een for review andapproval priocted to a r to thof e0issuance of a building permit. In compliance with the California Building Cods (Excavation and Grading) and prior to the issuance of a building permit, the CMI Engineer must submit a letter of pad certlflcatlon to the budding division for review and approval prior to the Issuance of a building permit. 8. In complancs with the California Cods of Regulations, Title 24 Part 2, (Accessib8lty Standards) and prior to this building pian check approval, the designu, Architect or Engineer must provide project designs for accessibility for the physicaily challenged to the buUding dMaion. Submit the design to the Building Division for their review and approvals prior to the Issuance of a building permit. 9. In compliance with the City of Redlands Municipal Code (Title 18 - Easements) and prior to the Issuance of s building permit, the applicant must provide copies of the recorded easement documentation for water drainage, utilities, or private sewer (on-site) lines to the Budding Division for their review and approval prior to the issuance of a building permit 10. Prior to the start of construction and prior to the first budding Inspection, project address shad be posted, sanitation facility provided, and erosion controls per the City Engineer approved plana shall be In place. 11 In compliance with the Redlands Municipal Code (Land Development Standards) slopes exceeding three (3) feet In height shall be provided with Irrigation systems and sufficient plants chosen from a Ilat of erosion -resisting plants available at the Department of Building and Safety or design slopes with an approved matting material designed by the project engineer, and submit the design to the Building Division with the grading plan check for review and approval. 12. In compliance with the Redlands Munldpal Code and prior to the issuance of grading permits, the applicant shall receive necessary approvals and permits for the demolition of structures on the site. 13. In compliance with the California Building Codes and prior to Certificate of Occupancy or electric/gas releases, the structure shall be provided with sanitation fadlitles. Such facilities shall be located either In such building or conveniently In a budding adjacent thereto on the same property. 14. Prior to Final Occupancy, the design architect/engineer and/or developer shall submit to the Building and Safety office a complete set of approved structural and architectural drawings for the construction of structural and architectural work, Including truss, electrical, plumbing, and mechanical plans, which will be transmitted on CD, TIF or GIF imaging file, for archiving purposes per the State of California Requirements. Ri and Pepper / Chief Building Official REDLANDS FIRE DEPARTMENT FIRE PREVEN'T'ION BUREAU CITARTIlinmazgurautraci aaaaaaamagaimv DATE OF PREPAR .fes+.. APPi.ICAivr. April 14, 20011 Gretchen Sauer Wralart S/side of Pioneer Ave, Whldo of Tun St, Fief Tennessee St, to New Disrowasoausam York Street May 13, 2008 THE OWNER/APPLICANT SHALL i MEET ALL THE FOLLOWING CONDITIONS: 1. The developer shall provide fire flow at 1500 ppm x 2 hours duration. deve 2. clluding tthe garages. oper shall vide NFPA-13D fire sprinkler in all shuctunes/buil 3. The developer shall provide Fire and Police entrances gates in project. int access to key switch on both 4. The developer shall provide on-site fine hydrants at 600' spacing throughout project area. S. The developer shall provide fire access road, with a minimum of 36' in width with parking in only designatedspaces, ll and maintained a minimum of 20' obstructed fire access, failure to PARKING, FIRE LANE" require entire project to be designated at NO 6. The developer shall provide 4' highlighted address numbers that face the driveways on each stmmie/buildings. Leonard E. Temby Frre \4anlwl n'ncur 907 1711444. o0C