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HomeMy WebLinkAbout8137RESOLUTION NO 8137 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING COMMISION REVIEW AND APPROVAL NO 907 TO CONSTRUCT A MULTI -TENANT BUILDING FOR OFFICE, RETAIL, AND COMMERCIAL USES AT 1702 WEST PARK AVENUE IN THE COMMERICAL INDUSTRIAL (EV/IC) DISTRICT OF THE EAST VALLEY CORRIDOR SPECIFIC PLAN WHEREAS, DKC Architects, Inc. (` Applicant") has filed an application for Commission Review and Approval No. 907 for the construction a seven thousand one hundred ninety eight (7 198) square -foot multi -tenant building for medical/professional, office, and retail/commercial uses, and related on-site improvements, located at 1702 West Park Avenue in the Commercial Industrial (EV/IC) District of the East Valley Corridor Specific Plan (APNs: 0292 155-10-0000 and 0292 155-16-0000); and WHEREAS, on July 28, 2020, the Planning Commission held a duly noticed regular meeting at which interested persons had an opportunity to testify in support of, or in opposition to, Commission Review and Approval No. 907 and at which the Commission subsequently recommended approval of Commission Review and Approval No. 907 to the City Council, and WHEREAS, on October 8, 2020, the City Council considered Commission Review and Approval No. 907 and continued the matter to the City Council's December 15, 2020, meeting; and WHEREAS, on December 15, 2020, the City Council further considered the staff written and oral reports, the recommendation of the Planning Commission, the testimony and written evidence submitted by and on behalf of the Applicant, and testimony by members of the public, for Commission Review and Approval No. 907• and WHEREAS, this City Council has adopted Resolution No. 8150 determining that approval of Commission Review and Approval No. 907 is exempt from environmental review under the California Environmental Quality Act; NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS Section 1. Required Findings. Pursuant to Redlands Municipal Code Section 18.12.080(D) and, after consideration of the record before the City Council, and all oral and written evidence and testimony presented at the meeting for Commission Review and Approval No. 907 the City Council hereby finds as follows: 1 The site for the intended use is adequate in size and shape to accommodate the use, and all of the required yards, setbacks, walls or fences, landscaping and other features will adjust the use to those existing or permitted future uses of land in the neighborhood. 1 I:\Resolutions\Res 8100-8199\8137 DKC Commission Review and Appr. No.907 doc The project site will be developed with a seven thousand one hundred ninety eight (7,198) square -foot multi -tenant medical/professional office and/or retail/commercial building on a thirty two thousand four hundred sixty six (32,466) square -foot parcel The development includes the necessary on-site improvements such as parking, landscaping, and lighting The Project meets the development standards of the Commercial Industrial (EV/IC) Distnct of the East Valley Corridor Specific Plan including floor area ratio, setbacks, and lot coverage The Project use will be compatible with the surrounding uses that are located within the Project vicinity of the project site 2 The site for the proposed use relates to streets and highways which are properly designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed use The site is designed to carry the type and quantity of traffic generated by the proposed use The site will have access along Iowa Street via a one-way dnveway that provides access to the three (3) parallel employment parking spaces, the loading zone, trash enclosure, and to parking lot for the building The Project also provides a driveway on the north side of West Park Avenue for ingress and egress purposes The subject property is located near West Redlands Boulevard, a major arterial that is designed to carry high traffic 3 The conditions set forth in the approval and those shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare The conditions set forth are deemed necessary to protect the public health, safety and general welfare The Project has been conditioned to comply with the provisions of the Redlands Municipal Code Section 2 Approval The City Council hereby approves Commission Review and Approval No 907, subject to the Conditions of Approval and incorporated herein by this reference as Exhibit "A," Exhibit "B," and Exhibit "C " ADOPTED, SIGNED AND APPROVED this 15th day of December, 2020 ATTEST e Donaldson, City Clerk Mayor, City of Redlands 2 I \Resolutions\Res 8100 8199\8137 PKC Commission Review and Appr No 907.doc I, Jeanne Donaldson, City Clerk of the City of Redlands, do hereby certify that the foregoing Resolution was duly adopted by the City Council at a regular meeting thereof held on the 15th day of December, 2020, by the following vote AYES Councilmembers Banch, Tejeda, Davis, Guzman- Lowery, Mayor Foster NOES None ABSENT None ABSTAIN None 3 E-1Resolutions\Res 8100-819918137 DKC Commission Review and Appr No.907 doe e Donaldson, City Clerk EXHIBIT A CONDITIONS OF APPROVAL COMMISSION REVIEW & APPROVAL NO 907 1 This approval is for Commission Review and Approval No. 907 to construct a 7 198 square foot multi -tenant office (medical/professional) and/or commercial (retail) building and related on-site improvements including a parking lot, landscaping, and lighting on a 32,466 square foot parcel. The project site is located at 1702 West Park Avenue, at the northwest corner of West Park Avenue and Iowa Street, in the EV/IC (Commercial Industrial) District of the East Valley Corridor Specific Plan (APN 0292 155-22-0000). 2. Unless construction has commenced pursuant to the issuance of 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 The issuance of any permits shall comply with all applicable provisions of the Redlands Municipal Code and the East Valley Corridor Specific Plan (Specific Plan No. 40). 4 The issuance of any permits shall comply with all applicable provisions of the Redlands California Fire Code and the California Building Code currently in effect. 5 All plans submitted to the City shall reflect the City Council approval and any other changes required by the Commission and/or staff. This condition applies to the site plan, landscape plans, building elevations and materials, and all other illustrations, text, or plans submitted to the City in connection with this project. 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, landscaping plan, or building elevations without first consulting with the Development Services Director or designee. 7 A copy of the approved Conditions of Approval shall be included on the cover page of the construction plans submitted to the Building Division. 8. No Certificate of Occupancy shall be granted until all conditions of approval have been satisfied. 9 The applicant shall apply for a demolition permit, which is to be reviewed by the Historic and Scenic Preservation Commission due to the structure being over fifty (50) years of age. 10. The applicant shall comply with all applicable provisions of Section 18.224.020 (Transportation Control Measures) of the Redlands Municipal Code. 11 The applicant shall provide a 'One Way — Do Not Enter pavement sign on the west sign of the building (adjacent to the accessible parking stalls) to ensure that vehicles do not enter the 4 I:\ Resohuions\Res 8100-8199\8137 DKC Commission Revies and Appr No.907.doo one way driveway 12. Pursuant to Govermnent 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 13 The property owner and applicant and their successors and assigns, shall defend, by paying for the defense costs of the City of Redlands (for counsel retained by 7 the City), indemnify and hold harmless the City of Redlands, and its elected officials, officers, employees, and agents, from and against any and all claims, actions, and proceedings (collectively "Claims") to attack, set aside, void or annul the approval of this Conditional Use Permit by the City or Claims brought against the City due to acts or omissions in any way connected to the applicant's project that is the subject of this permit. This indemnification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of costs or attorneys' fees. In the event any such action is commenced to attack, set aside, void or annul all, or any provisions of this permit, or is commenced for any other reason against the City for acts or omissions relating to the applicant's project, within fourteen (14) City business days following notice of such action from the City the applicant shall file with the City a performance bond or irrevocable letter of credit, or other form of security satisfactory to the City (the `Security") in a form satisfactory to the City and in the amount of $300,000, to ensure applicant's performance of its defense and indemnity obligations under this condition. The Security amount shall not limit the total indemnity obligation of the applicant pursuant to this condition. The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted for the project pursuant to this permit. The City shall have no liability to the applicant for the exercise of City's right to revoke this permit. 14 Plans submitted by Developer with building permit applications shall show on the building elevation sheets all exterior building materials and colors, including product and finish manufacturer name, color name and number, and surface finish type (such as: stucco with sand finish, plaster with smooth finish) to be used in construction. 15. All on-site utilities shall be placed underground except power poles for lines over 66 KV Plans shall be submitted that detail the undergrounding of all on-site utilities, subject to review and approval by the Development Services Director, prior to issuance of building permits. 16. 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 I:\Resolutions\Res 8100-8199\8137 DKC Col 5 ion Review and Appr. No.907doc 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 (e.g. 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. 17 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. 18. During the plan check review process, the Developer shall provide a lighting plan that provides design details (light standards, bollards, wall mounted packs, etc.) and illumination site information within pathways, streetscapes, and open spaces proposed throughout the development. An electrical engineer shall prepare the site lighting and/or photometric plan demonstrating that adequate lighting ranges will be provided throughout the development without creating light spillover, light pollution, or conflicts with surrounding factors such as tree locations, off-site or adjacent lighting. The illumination within the parking lot shall be a minimum of 0.5 -foot candle and illumination along all property lines of the project site shall not exceed 0.5 -foot candle. Walkway lighting shall have a maximum height of 12 feet and all parking lot lighting shall have a maximum height of 30 feet. 19 Plans submitted for plan check shall include an exterior lighting plan, including fixture and pole designs, for review and approval by the Development Services Director or designee. 20. All lighting shall be shielded, and no light or glare shall impact the surrounding properties. 21 Prior to issuance of building permits, Developer shall demonstrate that light standards will not conflict with tree locations. Developer shall submit a plan showing both the lighting and landscape on the same sheet. 22. All landscaped areas noted on the site plan shall be permanently maintained with healthy planting material, and whenever necessary shall be replanted with suitable vegetation. 23. Landscape and Irrigation Plans shall provide water use calculations on the submitted plans, and Developer shall demonstrate compliance with the Model Water Efficient Landscape Ordinance prior to permit issuance. The plans shall be prepared by a California -licensed landscape architect. 24. The Final Landscape Plans shall incorporate the following: a. The landscape plan shall comply with all requirements for landscaping in parking lots pursuant EV4.0255 of the East Valley Corridor Specific Plan or other Specific Plan. 6 1:\Resolutions \Res 8100-8199\8137 DKC Commission Review and Appr. No.907 doe b. The landscape plan shall be detailed and show the specific distribution, size, and amount of each species of trees, shrubs, and groundcover• c. All plant material shall be sized so that the landscaping has an attractive appearance at the time of installation and a mature appearance within three (3) years; d. Trees with a trunk height of not less than six feet (6') shall be installed in the planters at each end of an aisle, at three (3) space intervals throughout the parking area, and at twenty -foot (20') intervals along the periphery of the parking area. Within parking areas, trees maybe clustered in groups to achieve a more natural setting provided the total number of trees meets the previous planting requirements; e. At least fifty percent (50%) of the trees shall be an evergreen variety and shall be evenly distributed throughout the parking area; f. At least fifty percent (50%) of the trees shall be fifteen (15) gallon in size, twenty five percent (25%) shall be twenty -four -inch (24") box size, and twenty five percent (25%) shall be thirty -six-inch (36") box in size. All trees shall meet the following minimum caliper sizes. If the caliper size cannot be met at the container size, then the developer shall increase the container size to meet the required caliper; g. All trees 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. If applicant/developer fails to maintain and trim said trees to allow for full canopy type configuration, applicant/developer shall be in violation of its conditions of approval and subject to enforcement as allowed by law. h. All landscape planters that are ten feet (10') or less in width shall utilize measures such as root barriers or other deep watering system to minimize heaving of parking area pavement and curbs by tree roots; and i. An automatic irrigation system shall be utilized to irrigate the site's approved landscape design. J. Where automobile bumpers overhang landscaped planters, two feet (2') of clear areas unobstructed by trees or shrubs shall be provided for overhang. k. A solid hedge row to be maintained at a height of 3 feet, upon maturity shall be planted adjacent to West Park Avenue and Iowa Street, where adjacent to the public right-of-way to screen the parking lot. 25. 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. 7 I:\Resolutions\Res 8100-8199\8137 DKC Commission Review and Appr. No.907.doc 26. Before placing or constructing any signs on the project property Developer shall obtain a sign permit from the City Sign locations and illumination are subject to review and approval by the Planning Division under separate permit. 27 Glazing or image reflective surfaces (specular reflectance), such as the glazing on windows, shall be limited to a maximum reflectance value of twenty five percent (25%). `Specular reflectance' means any mirror like reflection, as contrasted to diffused reflection from such surfaces as concrete or vegetation. 28. 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. 29 Prior to the issuance of building permits, 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. 30. In the event of an accidental discovery or recognition of any hurnan remains or funerary objects, Public Resource Code Section 5097.98 must be followed. In this instance, once project -related earthmoving begins and if there is accidental discovery or recognition of any human remains, the following steps shall be taken. 1 There shall be no further excavation or disturbance of the site or any nearby area (within a 100 -foot buffer of the find), as reasonably suspected to overlie adjacent human remains, until the City of Redlands Police Department and San Bernardino County Coroner are contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the NAHC within 24 hours, and the NAHC shall identify the person or persons it believes to be the 'most likely descendant' of the deceased Native American. The most likely descendant may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity the human remains and any associated grave goods as provided in Public Resource Code Section 11 5097.98, or 2. Where the following conditions occur, the landowner or his/her authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity either in accordance with the recommendations of the most likely descendent or on the project area in a location not subject to further subsurface disturbance: 8 I;\Resolutions\Res 8100-8199\8137 MCC Commis for Review and Appr. No.907.doc • The NAHC is unable to identify a most likely descendent or the most likely descendent failed to make a recommendation within 48 hours after being notified by the commission; • The descendent identified fails to make a recommendation; or The landowner or his authorized representative rejects the recommendation of the descendent, and the mediation by the NAHC fails to provide measures acceptable to the landowner. 31 Prior to issuance of a building permit, the applicant shall be required to obtain approval of a construction site safety plan by the Redlands Police Department providing adequate security measures such as lights, video cameras, vehicle transponders, locks, alarms, trained security personnel, fencing etc. The nature of the measures will depend on the specific requirements of the site and may vary with the different stages of construction. The applicant shall be responsible for the compliance of all sub -contractors working on the site. 32. The project site shall be kept in a weed and dust free condition throughout all periods of development. Police Department 33. Provide elevated exterior cameras on all four comers of the building that will cover entrance/exit to lot, traffic flow and parking lot area. 34. Provide exterior cameras that will cover the public entrance doors to the building. Facilities and Community Services Department 35. The Southern Magnolia street trees require 40 feet of spacing, any street light or utility box require 25 feet of spacing, and 20 feet of spacing is required from a stop sign and driveway approach. 36. More than one (1) species are required to be planted within the parkway a. Please interplant with one other from the species below. i. Pink Trumpet Tree ii. Western Redbud iii. Brisbane Box 37 A recycling plan will be required if commercial construction activity is occurring, pursuant to RMC 13.66.020. Other Departments 38. Conditions of Approval from the following City Departments/Divisions are applicable to the project, and are hereby incorporated by reference: 9 I:\Resolutions\Res 8100-8199\8137 DKC Commission Review and Appr. No.907.doo a. Municipal Utilities & Engineering Department (Exhibit B) b. Fire Depaltntent (Exhibit C) Brian Desatnik, Development Services Director 10 I:\ Resolutions \ Res 8100-8199\8137 DKC Coi mu ion Review and Appr. No.907.doc EXIBIT B MUNICIPAL UTILITES & ENGINEERING DEPARTMENT CONDITIONS OF APPROVAL [Attached] 11 I:\Resolutions\Re 8100-8199\8137 DKC Commission Review and Appr No.907.do REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS COMMISSION REVIEW AND APPROVAL NO. 907 Date of City Council Meeting: Applicant: Location: Project Description: November 17, 2020 DKC Architects, Ben Millett 1702 West Park Avenue Construct a 7,198 Square Foot Office Building The applicant shalt comply with the following engineering requirements to allow for the orderly development of the surrounding area and for public health and safety All requirements for development shall be consistent with requirements set forth in the East Valley Corridor Specific Plan; applicable sections of Redlands Municipal Code; latest edition of `Redlands Standard Specifications and Detail Drawings for Design and Construction of Public Improvements' , latest edition of American Public Works Association `Standard Plans for Public Works' and "Standard Specifications for Public Works Construction — Greenbook' latest edition of `Redlands Water Systems Standard Specifications' latest edition of `Redlands Sanitary Sewer Systems Standard Specifications and current Redlands policies and guidelines relative to development projects. A. The following items are required prior to issuance of the GRADING PERMIT 1. Pay plan check fee as established per resolution. The amount will be determined at plan cheek submittal. 2. Plans required to be submitted include: a. Precise Grading Plan. Grading plans shall be coordinated with the existing and proposed off-site improvements. (RMC 15.04) b. Erosion Control Plan. Erosion/Sediment Control Plan shall be submitted for review and approval. National Pollutant Discharge Elimination System (NPDES) Best Management Practices (BMPs) to prevent and control discharges to the municipal separate storm sewer (drain) system shall be in effect for the entire duration of project construction to its completion and acceptance by the City (RMC 13.54) c. Water Quality Management Plan. Submit preliminary/final Water Quality Management Plan (WQMP) for review and approval. WQMP shall consist of post construction Best Management Practices (BMPs) prepared in accordance with the requirements and guidelines of the San Bernardino County Stormwater Program. The requirements of the WQMP shall remain in effect throughout the life of the project. (California State Order No. R8-2010-0036) All plans used as reference for design shall be listed on title sheet of all plans with reference numbers. All plans shall be submitted on 24" x 36" size sheets. Six (6) 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. CRA No. 907 November 17 2020 Page 2 3 Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No. 2 above. All plans submitted shall be substantially complete, and no plan check queue place -holder plans will be accepted. An incomplete plan submittal will not be accepted for plan check. 4 All support documentation shall be submitted with the plans to be checked, Submission shall include: a. Hydrology Report and Hydrologic Calculations; (RMC 18.12.080) b. Geotechnical Report; (RMC 15.04) and e. Easement Documents. (RMC 18.12.080) 5. A final WQMP that is in substantial conformance with the preliminary WQMP and in full conformance with the WQMP Guidance Document shall be submitted and approved prior to the approval of precise grading plans, 6. Cash cleanup deposit shall be submitted ($1,000.00), Deposit will be reimbursed after the work is completed and accepted by the City upon written request. (RMC 12.16.290) 7 Truck route permit is required for all construction vehicles 5 tons and over gross vehicular weight (e.g. concrete trucks) using streets other than established truck routes. (RMC 10.54) NOTE: Cash cleanup deposit and truck route permit submitted during the grading process could be transferred to be used during building construction or off-site improvement construction if it is within the time limit specified in the truck route permit, otherwise a new truck route permit must be issued. 8, The Final WQMP shall also include a site trash plan detailing the installation, operation, and maintenance of a Full Capture System (FCS) for loose trash. The intent of the FCS is to capture loose trash preventing the trash from entering the site storm drains and basins. BMPs or devices used as FCS devices shall require acceptance by the City Engineer. Full Capture Systems are defined as treatment controls (either a single device or a series of devices) capable of trapping all particles 5 mm or greater. In addition, the FCS shall trap trash from the greater of: a. A flow not less than the peak flow rate, Q, resulting from a one-year, one- hour, storm. Precipitation intensity shall be determined using the NOAA ATLAS 14 Point Precipitation Frequency Estimates web site; or b. A flow rate equal to the on-site storm water conveyance system including pipes, channels, and swales. B. The following items are required prior to RECORDATION OF TRACT/PARCEL MAP No map is required for this application. CRA No. 907 November 17 2020 Page 3 C. The following items are required prior to issuance of the BUILDING PERMIT 1 Pay plan check fee as established per resolution. The amount is to be determined at plan check submittal. 2. Plans required to be submitted shall include: a. Street Improvement; b. Pavement Striping Plans (including reflectorized pavement maskers); e. Street Tree Installation — Street trees shall be provided as per the approved Street Tree List; d. Street Light Installation — Provide street lighting plan which show approved locations of service pedestal(s), conduits, street lights, appurtenances, and any necessary detail by Southern California Edison Company and e. Recycled Water Main Installation. All plans used as reference for design shall be listed on title sheet of all plans with reference numbers. All plans shall be submitted on 24" x 36" size sheets. Three (3) copies of each are required. After final review plans shall be submitted on 24" x 36" size, min. 4 mil, mylar sheets for City's approval. 3 Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No. 2 above. All plans submitted shall be substantially complete, and no plan check queue place -holder plans will be accepted. An incomplete plan submittal will not be accepted for plan check. 4 All ofl=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. 5. The approximate locations of existing underground utilities shall be shown on the improvement/site/grading plans. The utilities shall be plotted from record and field data. The City of Redlands and the Engineer assume no liability as to the exact location of said lines where locations are not shown. 6. Submission of approved onsite potable and irrigations plans (pdf format) is required prior to connection to recycled water system. All onsite improvements shall be done in accordance with the Water Resources Control Board, Division of' Drinking Water requirements for recycled water. City shall submit plans to Division of Drinking Water for approval prior to final approval and installation of irrigation meters. CRA No. 907 November 17 2020 Page 4 7 Provide pad certification and compaction report to the Building and Safety Department. 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: Transportation Facilities; (RMC 3.54) Fire Facilities; (RMC 3.60) General Government Facilities; (RMC 3.60) Police Facilities; (RMC 3.60) Storm Drain Facilities; (RMC 3.56) Water Capital improvement Charge; (RMC 3 48) Recycled Water Capital Improvement Charge; (RMC 3.53) Water Source Acquisition Charge; (RMC 13.40) Sewer Capital Itnprovement Charge; (RMC 3.44) Solid Waste Capital Improvement Charge; (RMC 3.70) and Recycled Water Frontage Charges. (RMC 13 44) 9 Final City approved mylars for all public improvements shall be on file with the Municipal Utilities and Engineering Department. 10. Although this project will have an on-going inspection throughout construction, a final inspection for all off-site improvements must be scheduled by developer to certify that these improvements comply with City specifications. (RMC 12.16.090) 11 Requirements for Parlc Avenue (RMC 18.12.080): a. Dedicate to provide for a 33 foot half street right-of-way width including a corner cutoff/radii at the property line return to acconunodate a 30 foot radius curb return and pedestrian ramp; b. Construct standard curb and gutter 22 feet north side of street centerline; c. Provide full depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline verified through a geotechnical report; d. Construct standard sidewalk along the entire street frontage and ramps at all curb returns; e. Install LED ornamental street light(s) [LEOTEK (GCJ2 20H -MV WW -2 GY IA WL-PCR7-CR) or approved equal] with the equivalent illumination of a 150 watt sodium vapor street light. Prepare and submit a separate street lighting plan for City approval. Street light spacing shall be determined by the City of design specifications. Installation of one (1) light will be required. Location of the light will be determined at time of plan preparation. Coordinate with City staff for guidance at that time. Prepare and submit a separate street lighting plan for City approval, CRA No. 907 November 17 2020 Page 5 f. Provide street trees spaced avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval; g. Construct underwalk drain, if necessary. h. Use traffic index of 8.0; i. Install a minimum 8 inch diameter dry recycled water main including necessary valves and appurtenances; and j Install commercial fire hydrants as required by the Redlands Fire Department. Provide fire flow calculations. 13 Requirements for Iowa Street (RMC 18.12.080): a. Construct standard curb and gutter 22 feet west side of street centerline; b. Provide full depth construction/reconstruction consistent with the City standard or altemative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline verified through a geotechnical report; c. Construct standard sidewalk along the entire street frontage and ramps at all curb returns; d, Provide street trees avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval, e. Construct underwalk drain, if necessary Use traffic index of 8.0; g. install commercial fire hydrants as required by the Redlands Fire Department. Provide fire flow calculations; 14 Provide for adequate drainage facilities. The applicant shall provide and submit all necessary hydrology/hydraulic studies and calculations in accordance with the San Bernardino County Hydrology Manual. (RMC 18.12.080) 15. All irrigation lines that exist within any street right-of-way shall be replaced with ductile iron, cement mortar lined and coated steel, or as approved by City Engineer. (RMC 18.12.080) 16. 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. (RMC 18,12.080) 17 Install reduced pressure principle backflow devices as required by City Engineer. (RMC 13.20) CRA No. 907 November 17 2020 Page 6 18. Install onsite fire line with double detector check valve backflow devices at service connection satisfactory to the City Fire Department. (RMC 13.20) 19 Submit recycling plans for site demolition/construction for review and approval in accordance with Chapter 13.66 of the Redlands Municipal Code. 20. Dedication documents shall be prepared by a licensed Land Surveyor or registered Civil Engineer (registered prior to January 1982) and must be submitted for review and approval before recordation, (California B&P Code 8761 and CCR 4411) 21 Improvement bonds must be posted for the total estimated cost of off-site improvements as follows (RMC 18.12.080): Performance 90% security in the form of a Surety Bond and 10% in the form of a cash deposit (due prior to building permit issuance) Warranty 10% security (cash security provided as part of the Performance security will be retained as the warranty security) Labor and Materials 100% security in the form of a Surety Bond (due prior to building permit issuance) 22. The 10% warranty security will be retained for one year after acceptance of public improvements by the City for warranty of off-site work. (RMC 18.12.080 and 12.20.100) 23 Execute Public Improvement Agreement. (RMC 12.22.060) D. The following items are required prior to approval of APPLICATION FOR WATER SERVICE CONNECTION and prior to WATER METER INSTALLATION. 1. Pay the Water Capital Improvement Charge; (RMC 3.48.030) 2. Pay Water Source Acquisition Charge; (RMC 13 40) 3 Pay the Recycled Water Capital Improvement Charge; (RMC 3.53.050) 4 Pay Recycled Water Frontage Charges; (RMC 13 44) and 5. Pay the Water Mater Charge. (Redlands Ordinance No. 2830) CRA No. 907 November 17 2020 Page 7 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.) (RMC 12.16.290) 2. Truck route permit is required for all construction vehicles 5 tons and over gross vehicular weight (e.g. concrete trucks) using streets other than established truck routes. (RMC 10.54) 3 Section 4216/4217 of the Government Code requires a Dig Alert Identification Number be issued before a "Permit to Excavate" will be valid. For your Dig Alert Identification Number, call Underground Service Alert toll free, 1-800-227-2600, two (2) working days prior to conducting any excavation, (RMC 12.20.120) 4. Encroachment Permit application and two (2) sets of City approved plans must be submitted for all off-site improvements. Encroachment Permit fees shall be paid prior to issuance of Encroachrnent Permit. (RMC 12.16.010) 5. A California OSHA Permit Number for all work that is 5 feet deep or deeper shall be provided. Call (909)383-4321 (RMC 12.16.040) 6. A copy of soils report is required with recommendation for the final pavement structural section to be submitted prior to placing of the street pavement. The report shall include test results and boring/sampling locations. 7 A traffic control plan shall be prepared in accordance with the latest revision of CA MUTCD or W.A,T,C.H. manual, submitted and accepted by the City Engineer prior to issuance of an encroachment permit. The plan shalt 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. 8. Improvement bonds must be posted for the total estimated cost of off-site improvements as follows: Performance Warranty 90% security in the form of a Surety Bond and 10% in the form of a cash deposit (clue prior to building permit issuance) 10% security (cash security provided as part of the Performance security will be retained as the warranty security) CRA No. 907 November 17, 2020 Page 8 Labor and Materials 100% security in the form of a Surety Bond (due prior to building permit issuance) 9. Execute Public Improvement Agreement. 10. The 10% warranty security will be retained for one year after acceptance of public improvements by the City for warranty of off-site work. F. The following items are required prior to issuance of CERTIFICATE OF OCCUPANCY 1 All requirements as described in Sections A, B, C, D and E of these conditions of approval shall be met. 2. All 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. 3. The Engineer of Record shall file a Final Certification for all grading and improvements relating to the project development, 4 A grading certificate letter from the engineer of record is required. 5. Owner's Licensed Land Surveyor shall reset survey points, monuments, record corners, and centerline ties that were destroyed during construction and shall file Corner Records for those points prior to completion of the project with San Bernardino County Surveyor. Copies of information shall be furnished to the Municipal Utilities and Engineering Department. [California B&P Code 8762, 8767 8768, 8771, and 8773(b)] 6. A list of as -built infrastructure improvement quantities shall be provided in the Excel format provided by the City showing quantities for each street segment 0.e. pavement, curb and gutter, sidewalk, etc.) 7 Streets may be required to have a seal coat applied at the option of the City Engineer. Type of seal coat is to be detennined by the City Engineer. 8. Resurface existing roadway as directed by the City Engineer due to utility installations and construction damage. 9 Existing striping shalt be removed and replaced as necessary New striping and pavement markings shall be installed as required by the City Engineer. 10. 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. CRA No 907 November 17, 2020 Page 9 1 l Owner/Developer shall provide recycling receipts as required by the recycling plan G. The following items are required prior to release of SECURITIES/WARRANTIES/DEPOSITS 1 Pnor to the release of the securttes for the project, all improvements shall be reviewed and accepted by the City Engineer 2 The release of securities/warranties/deposits must be requested in writing to the City Engineer Allow 30 days for processing. RO ` ' TMAN Sento roject Manager Municipal Utilities and Engineering Department DONALD YOUNG P One Stop Permit Cen er Manager 17C -IC Initial Note Conditions related to Performance, Labor and Material, and Warranty have been modified from those presented at Planning Commission on July 28, 2020 OLE. CRA 907 EXIBIT C FIRE DEPARTMENT CONDITIONS OF APPROVAL [Attached] 12 I:\Re olutions\Re 8100-8199\8177 DKC Commission Review and Appr No.907.doc FIRE DEPARTMENT Date Project Name Prelim. Rev. No. Project Location. Project Planner Fire Pian Examiner. Telephone/Email. Project Description City of REDLANDS Incorporated 1888 City of Redlands 35 Cajon Street, Suite 12, Redlands, CA 92373 909-798-7601 47471, 440 COMMUNITY RISK REDUCTION DIVISION October 21, 2020 Proposed medical office & professional building - new construction Commission Review No 907 1702 W Park Ave (East Valley Corridor Specific Plan) Jocelyn Torres, Assistant Planner Christopher P Jensen, Fire Marshal 909 798-7605 / clensen@cityofredlands org New construction of a professional office building 7,198 square feet PRIOR TO ISSUANCE OF A BUILDING OR GRADING PERMIT 1 City of Redlands Fire Department at time of plan or permit submission will charge certain fees for plan review and Inspections Fees will be determined at time of plan review and/or Inspections 2 The proposed project shall comply with the applicable California codes and standards of Title 24, Part 1-12 respectively and referenced standards. 3 The required fire flow shall be 1,500 GPM for a 2 -hour duration at 20 PSI residual operating pressure Documentation is required from the City Municipal Utilities & Engineering Department (MUED) verifying that the system is capable of meeting the required fire flow prior to building permit issuance If the system is not capable of meeting the required fire flow documentation shall be provided showing financial arrangements have been made and water system improvement plans have been submitted and approved by the City of Redlands Fire Department and City Municipal Utilities & Engineering Department to upgrade the existing system prior to release of building permits PRIOR TO CONSTRUCTION 1 Any gate or barrier across a fire access roadway or that restricts access to premises, whether manual or automatic, must meet the City of Redlands Fire Department requirements and have specific plans and permits approved prior to installation Gates serving multi -family, assembly, educational, hazardous, institutional, or storage structures must be automatic and meet UL 325 and ASTM F 2200 standards Knox brand key -operated electric key switch keyed to City of Redlands Fire Department specification are required The Knox switch shall override all gate functions and open the gate Other access control systems, such as Opticorn, are required and must be installed as directed by the Fire Marshal 2 Water improvement plans shall be approved by City of Redlands Fire Department The Developer shall furnish the City of Redlands Fire Department with three (3) copies of the water improvement plans designed by a Registered Engineer and/or Licensed Contractor On-site private fire service mains shall have a minimum of eight (8) inch water mains with six (6) inch laterals and risers Larger pipes maybe required to meet required fire flow requirements Fire hydrants shall provide one 4" port and 2- 2 1/2 ports and must be an approved fire hydrant type Private on-site fire protection for supplying automatic fire sprinkler risers shall be a minimum of 4" pipe supplying a single sweep to the automatic fire sprinkler riser. The fire department connection must be located within 50 feet of a fire hydrant and be installed on the address side of the building The private fire hydrant system and private on-site underground fire protection must be approved, permitted, installed, tested, and accepted, prior to combustible construction. 3. The existing fire hydrant system is insufficient to provide the required fire flow or to supply the fire department connection(s) This system is required to be upgraded to meet the required fire flow and distance to the fire department connection as identified above. 4 Prior to combustibles being brought to the site, the developer shall provide written certification from Municipal Utilities & Engineering Department, dated within the last thirty days, that A. All fire hydrants or connections to public water mains required of the project have been installed, tested, and approved by the City of Redlands Fire Department & Municipal Utilities & Engineering Department, and B. Are permanently connected to the public water main system, and C Are capable of supplying the required fire flow as required by City of Redlands Fire Department. 5 Fire hydrants shall be painted per City of Redlands Fire & Municipal Utilities & Engineering Department standards and be maintained free of obstructions Blue reflective raised pavement markers shall be installed on the pavement at approved locations marking each fire hydrant location 6 If any fire hydrant is taken "OUT OF SERVICE" - City of Redlands Fire Department shall be notified immediately and the hydrant marked, bagged, or otherwise identified as OUT OF SERVICE as directed by the Fire Marshal PRIOR TO OCCUPANCY 1 Prior to Fire Department clearance for occupancy, an automatic fire sprinkler system shall be installed. The system shall comply with NFPA #13 Standards for Automatic Fire Sprinkler Systems Three sets of plans, hydraulic calculations, and material specification's sheets for all equipment used in the system shall be submitted by a State of California Licensed C-16 Contractor for review, approval, and permits must be issued prior to commencing work "ACrr1 TWosxs" 2 Prior to Fire Department Clearance for occupancy, an automatic fire alarm system shall be installed. The system shall comply with NEPA #72 standard for Fire Alarm Systems Three sets of plans, material specification's sheets for all equipment used in the system and California State Fire Marshal listings shall be submitted by a State of California Licensed C-7 and/or C-10 Contractor for review, approval, and permits must be issued prior to commencing work 3 Prior to final inspection or occupancy, hand portable fire extinguishers are required to be installed as directed by City of Redlands Fire Department staff The size, location, and markings shall be illustrated on the floor plan of the construction documents Prior to installation the client is directed to request a fire inspection to confirm the locations of the fire extinguishers due to field changes with business systems that could conflict with the construction documents 4. Permanent commercial/industrial three-dimensional street numbers, minimum 12 inches in height with a 1 inch stroke, shall be provided on the address side of the building at the highest point and furthest projection of the structure The address shall be visible form the street and shall not be obstructed in any manner. 5 Address numbers and suite numbers are required to be installed or painted on the rear of access doors to multiple suite facilities Numbers or letters shall be a minimum of four (4) inches in height and placed on a contrasting background 6 Knox emergency access key box is required at each building, with specific mounting locations approved by City of Redlands Fire Department Recessed mount key boxes are required Premise keys for all buildings and areas shall be marked and placed in the box prior to final inspection to ensure emergency access The building owner/occupants shall provide replacement keys whenever locks are changed 7 Provide plans as a PDF file for pre -fire planning use by the fire department Information shall include locations of all exits, stairwells and roof access Also, the location of fire hydrants, fire department connections, post indicator valves, backflow prevention, gas, electrical, water, fire sprinkler risers and standpipe valves and shutoffs, and elevator and electrical equipment rooms, fire alarm panels, and remote annunciators The symbols used for the pre -fire plan must be obtained from City of Redlands Fire Department 8 Final fire protection plans (i.e. fire sprinkler and fire alarm plans), hydraulics, specifications, and technical books shall be submitted in a PDF file and checked for quality control, prior to occupancy End of Conditions I ND$ "A TTHAT Woes. 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