HomeMy WebLinkAbout8323RESOLUTION NO 8323
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING CONDITIONAL USE PERMIT NO 1107 FOR THE ADAPTIVE
REUSE OF THE PROPERTY LOCATED AT 1605 CALVARY CIRCLE
WHEREAS, Guadalupe Cobanov ("Applicant") has filed applications for Amendment
No 47 to Specific Plan No 40, Conditional Use Permit No 1107, Variance No 799, Historic
Parking Modification No 31, and Historic Resource Designation No 135 for an adaptive reuse
project to establish a medical office use in a residential building, and construct a 1,238 square foot
two-story addition, with associated improvements (collectively, the "Project") located at 1605
Calvary Circle (the "Property") (San Bernardino Assessor's Parcel No 0293-133-13-0000), and
WHEREAS, Conditional Use Permit No 1107 is a proposal to rehabilitate and adaptively
reuse an existing single family dwelling as a medical office and construct a 1,238 square foot two-
story addition (resulting in a total building size of 3,649 square feet) on the Property; and
WHEREAS, on February 22, 2022, the Planning Commission held a public meeting and
considered the staff report, oral report, the testimony, and the written evidence submitted by and
on behalf of the Applicant; and
WHEREAS, on February 22, 2022, the Planning Commission recommended to the City
Council that Conditional Use Permit No 1107 be approved, and
WHEREAS on April 8, 2022, notice of the City Council's public hearing for the Project
was published in the Redlands Daily Facts by the City Clerk; and
WHEREAS, on April 19, 2022, the City Council held a public hearing and 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,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
REDLANDS AS FOLLOWS
Section 1. The City Council hereby determines that approval of the Project and this
Resolution approving Conditional Use Permit No 1107 are exempt from review under the
California Environmental Quality Act ("CEQA") pursuant to Sections 15061(b)(3), 15301, 15305,
and 15331 of the State's CEQA Guidelines.
Section 2 The City Council hereby approves Conditional Use Permit No 1107 for the
Project, subject to the conditions of approval identified in Exhibit "A," Exhibit "B," and Exhibit
"C" of this Resolution, and based upon the following findings.
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A. That the proposed development will not adversely affect the applicable land use plans
of the city,
The proposed development will be consistent with the Administrative Professional District
(EV/AP) of the East Valley Corridor Specific Plan and will establish a use that is permitted
by right. The design of the project has incorporated the recommendations of the Secretary
of the Interior's Standards for the Treatment of Historic Properties to ensure the retention
of the property's historic integrity while implementing an adaptive reuse project for a non-
residential use in a residential building. The project will comply with all applicable land
use plans of the city, including the Specific Plan and the City's General Plan.
B That the proposed development will not be detrimental to the public health, safety and
welfare,
The proposed development will not be detrimental to the public health, safety and welfare.
The project will rehabilitate the existing structure to current Historic Building Code and
Fire Code requirements, will establish a permitted use in an existing building that has
remained vacant for several years, the building will be updated to provide ADA accessible
access, and the site plan has been designed to ensure vehicular and pedestrian safety As a
permitted use, the establishment of a medical office will be consistent and compatible with
the surrounding uses in the area.
C That the proposed development will comply 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 proposed development will comply, to the maximum extent feasible, with the
regulations of the city's general plan, zoning district, and development standards. A
variance and historic parking modification have been included in the project's overall scope
to provide relief to development standards with unique site constraints to promote historic
preservation. The use will be consistent with the zoning designation and general plan
designation, and appropriate adaptive reuse of historic properties is encouraged through
policies within the City's General Plan.
D That the proposed development is appropriate at the proposed location.
The proposed development is appropriate at the proposed location. The property has been
zoned Administrative Professional (EV/AP) since the East Valley Corridor Specific Plan's
adoption in 1989, the new use is permitted in the zoning designation, and the use is
compatible with the surrounding commercial, institutional, and high density residential uses.
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Section 3. Effective Date. This Resolution shall become effective upon adoption
ADOPTED, SIGNED AND APPROVED this 19th day of Ap ij 022
ATTEST
nne Donaldson, City Clerk
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Paul T Barlch, Mayor
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 19th day
of April, 2022, by the following vote
AYES
NOES
ABSENT
ABSTAIN
Councilmembers Tejeda, Davis, Guzman -Lowery, Gallagher, Mayor Barich
None
None
None
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ne Donaldson, City Clerk
EXHIBIT "A"
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO 1107
1 This approval is to rehabilitate and adaptively reuse an existing single family dwelling as
a medical office and construct a 1,238 square foot two-story addition (resulting in a total
building size of 3,649 square feet) on a 19,970 square foot lot, located at 1605 Calvary
Circle in the Administrative Professional (EV/AP) District of the East Valley Corridor
Specific Plan (APN 0293-133-13-0000)
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 of the Conditional Use Permit
shall expire two (2) years from the date of Planning Commission approval.
3 This permit/approval is granted for the project plans dated February 18, 2021 ("the plans")
on file with the Planning Division. All plans submitted to the City shall reflect the Planning
Commission 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.
4 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)
5 The issuance of any permits shall comply with all applicable provisions of the Redlands
California Fire Code and the California Historic Building Code currently in effect.
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 Planning
Division.
10 The applicant shall obtain approval of a Certificate of Appropriateness, prior to issuance
of building permits for exterior improvements All exterior improvements shall be
consistent with the Secretary of the Interior's Standards for the Treatment of Historic
Properties and the City's Historic Design Manual.
11 The applicant shall comply with all applicable provisions of Section 18.224 020
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(Transportation Control Measures) of the Redlands Municipal Code
12 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
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 the applicant 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 The property owner or operator may not modify any use approved by this permit unless the
Planning Division determines that Developer has provided the parking required by the
Redlands Municipal Code for the modified use
16 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.
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17 Transformer cabinets and commercial gas meters shall not be located within required
setbacks and shall be screened from public view either by architectural treatment or with
landscaping. Multiple electrical meters and panels shall be fully enclosed and incorporated
into the overall architectural design of the building(s) Backflow preventers shall be
enclosed with landscaping that will provide complete screening upon maturity The location
and method of enclosure or screening of this equipment shall be shown on the construction
plans and landscape plans prior to building permit issuance. Location of said equipment
shall be coordinated with appropriate utility company (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.
18 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.
19 During the plan check review process, the applicant 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.
20 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
21 All lighting shall be shielded, and no light or glare shall impact the surrounding properties.
22. 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.
23 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.
24 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.
25 The Final Landscape Plans shall incorporate the following:
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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.
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 may be 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.
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26 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.
27 Before placing or constructing any signs on the project property, the applicant 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.
28 Prior to the construction or installation of any monument sign, or issuance of the permits
for such, the applicant shall submit and obtain approval of a Commission Review and
Approval with the Planning Commission.
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 human 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.
A. 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
B 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
• 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
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of the descendent, and the mediation by the NAHC fails to provide measures
acceptable to the landowner
31 The project site shall be kept in a weed and dust free condition throughout all periods of
development.
32 Conditions of Approval from the following City Departments/Divisions are applicable to
the project, and are hereby incorporated by reference
a. Municipal Utilities & Engineering Department (Exhibit B)
b Fire Department (Exhibit C)
Brian Desatnik
Development Services Director
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EXHIBIT "B"
MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
CONDITIONS OF APPROVAL
[ATTACHED]
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REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
DEVELOPMENT REQUIREMENTS
CONDITIONAL USE PERMIT NO. 1107
Date of P.C. Meeting: February 22, 2022
Applicant: Shan McNaughton
Location: 1605 Calvary Circle
Project Description. Rehabilitate and Adaptively Reuse an Existing Single
Family Dwelling as a Medical Office
The applicant shall comply with the following engineering requirements to allow for the
orderly development of the surrounding area and for public health and safety
All requirements for development shall be consistent with requirements set forth in the 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 check submittal.
2. Plans required to be submitted include:
a. Precise Grading Plan. Grading plans shall be coordinated with the
existing and proposed off -site improvements. (RMC 15 04)
b. 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 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.
CUP No. 1107
February 22, 2022
Page 3
B. The following items are required prior to RECORDATION OF
TRACT/PARCEL MAP
No map is required for this application.
C. The following items are required prior to issuance of the BUILDING PERMIT
1 Pay plan check fee as established per resolution. The amount is to be
determined at plan check submittal.
2 Plans required to be submitted shall include:
a. Grading;
b Erosion Control, and
c. Street Tree Installation — Street trees shall be provided as per the
approved Street Tree List.
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, rnylar 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.
5 All off -site improvements shall be designed by owner's Civil Engineer in
accordance with City Standard Specifications and Detail Drawings and
Standard Specifications for Public Works Construction (Green Book) latest
revision thereof. 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.
6 The approximate locations of existing underground utilities shall be shown on
the improvement/site/grading plans. The utilities shall be plotted from record
and field data. The City of Redlands and the Engineer assume no liability as to
the exact location of said lines where locations are not shown.
7 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)
CUP No 1107
February 22, 2022
Page 4
Water Capital Improvement Charge; (RMC 3 48)
Water Source Acquisition Charge; (RMC 13 40)
Sewer Capital Improvement Charge; (RMC 3 44) and
Solid Waste Capital Improvement Charge. (RMC 3 70)
8. Final City approved mylars for all public improvements shall be on file with
the Municipal Utilities and Engineering Department.
9 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)
10 Requirements for Alabama Street (RMC 18.192.050)
a. Construct standard sidewalk along the entire street frontage and ramps
at all curb returns,
b Provide street trees spaced every 40 feet avoiding sewer and water
laterals. Prepare and submit a separate street tree plan for City
approval,
c. Construct underwalk drain, if necessary; and
d. Install commercial fire hydrants as required by the Redlands Fire
Department.
11 Requirements for Barton Road (RMC 18 192.050)
a. Construct standard sidewalk along the entire street frontage and
connect to existing sidewalk west of project site. Provide pedestrian
guard rail as needed and as accepted by the City Engineer;
b. Construct ramps at all curb returns,
c. Provide street trees spaced every 40 feet avoiding sewer and water
laterals. Prepare and submit a separate street tree plan for City
approval,
d. Construct underwalk drain, if necessary; and
e. Install commercial fire hydrants as required by the Redlands Fire
Department.
12 Requirements for Calvary Circle (RMC 18.192 050)
a. Provide truncated domes at existing ADA ramp;
b Provide street trees spaced every 40 feet avoiding sewer and water
laterals. Prepare and submit a separate street tree plan for City
approval,
e. Construct underwalk drain, if necessary; and
d. Install commercial fire hydrants as required by the Redlands Fire
Department.
CUP No. 1107
February 22, 2022
Page 5
13 Provide for adequate drainage facilities. (RMC 192.050)
14 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 18 192.050)
15 Install reduced pressure principle baekflow devices as required by City
Engineer (RMC 13.20)
16. Install onsite fire line with double detector check valve backflow devices at
service connection satisfactory to the City Fire Department. (RMC 13.20)
17 Comply with the Solid Waste Recycling Access Act of 1991 (A13 1327) and
install double solid waste bin enelosure(s) Submit a plan prepared by a
licensed engineer showing bin enelosure(s) location on the site plan with solid
waste truck turning and/or turnaround track template superimposed.
18 Submit recycling plans for site demolition/construction for review and
approval in accordance with Chapter 13 66 of the Redlands Municipal Code.
D The following items are required prior to approval of APPLICATION FOR
WATER SERVICE CONNECTION and prior to WATER METER
INSTALLATION (Irrigation, if requested).
1 Pay the Water Capital Improvement Charge; (RMC 3 48 030)
2. Water Source Acquisition Charge; (RMC 13 40)
3 Pay the Water Meter Charge. (Redlands Ordinance No. 2830)
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. 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-
CUP No 1107
February 22, 2022
Page 6
227-2600, two (2) working days prior to conducting any excavation. (RMC
12.20 120)
3 Encroachment Permit application and two (2) sets of City approved plans must
be submitted for all off -site improvements. Encroachment Permit fees shall be
paid prior to issuance of Encroachment Permit. (RMC 12.16.010)
4 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)
5 A traffic control plan shall be prepared in accordance with the latest revision of
CA MUTCD or W.A.T C.H. manual, submitted and accepted by the City
Engineer prior to issuance of an encroachment permit. The plan shall show all
required construction signage, warning devices, 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.
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 rile a Grading Certification for all grading and
improvements relating to the project development.
4 A list of as -built infrastructure improvement quantities shall be provided in the
Excel format provided by the City showing quantities for each street segment
(i.e. pavement, curb and gutter, sidewalk, etc.)
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 Owner/Developer shall provide recycling receipts as required by the recycling
plan.
CUP No. 1107
February 22, 2022
Page 7
G. Tlie following items are required prior to release of
SECURITIES/WARRANTIES/DEPOSITS.
1 Prior to the release of the securities for the project, all improvements shall be
reviewed and accepted by the City Engineer
2. The release of securities/warranties/deposits must be requested in writing to
the City Engineer Allow 30 days for processing.
dvn,
DONALD YOUN , P.E., P.M.P
One Stop Permit Center Manager
Initial
FILE: CUP 1107
EXHIBIT "C"
FIRE DEPARTMENT
CONDITIONS OF APPROVAL
[ATTACHED]
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Title Development Guidelines
Number FG-100
Revision: A Date: 09-30-15
Scope To provide a general guideline of fire department standards and overall project
development
Description: General guidelines for project development with the City of Redlands Fire
Department
Case # 1 01- Reviewed By eV L)V)
PROJECT SITE: I to 05- C.-a-tJcA{1 Ct;zap
GENERAL REQUIREMENTS:
Date qI v) tcS
NThe Fire Department plan review encompasses the Architectural plans only Fire
sprinkler system, fire alarm system, underground fire service main and hydrants, high -
piled storage configuration or any other fire protection system or required fire department
permits require a separate deferred plan submittal and are not encompassed in this plan
review or approval
�Y The developer shall provide for adequate fire flow Minimum fire flow requirements shall
be based on square footage, construction features, and exposure information supplied by
the developer and must be available prior to placing combustible materials on site in
accordance with the California Fire Code.
Construction documents shall be in accordance with section 105 4 of the California Fire
Code Construction documents shall be submitted in such form and detail to ascertain by
review whether the work indicated and described is in accordance with the requirements
of the code The City of Redlands Building and Safety Department provides a handout
for tenant improvement plan check requirements While this document shall serve as
guidance, it is not the intent of this document to be all encompassing It is incumbent
upon the design professional to provide the needed information on the plans
HYDRANTS
Public fire hydrants are required along streets at intervals not to exceed 300 feet for the
commercial and multi -residential areas and at intervals not to exceed 600 feet for
residential areas
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Fire hydrant minimum flow rates of 1,500 gpm at a 20 psi minimum residual pressure are
required for commercial and multi -residential areas Minimum for hydrant flow rates of
1,000 gpm at a 20 psi minimum residual are required for residential areas.
O A hydrant shall be within 50 feet of all Fire Department Connections
O Private fire hydrants shall be installed to protect each building located more than 150 feet
from the curb line No fire hydrants should be within 40 feet of any exterior wall
FIRE DEPARTMENT ACCESS
O Provide two separate, dedicated routes of ingress/egress to the property entrance The
routes shall be paved, all weather
Provide an access road to each building for fire apparatus Access roadway shall have an
all-weather driving surface of or less than 20 feet of unobstructed width
❑ Extend roadway to within 150 feet of all portions of the exterior wall of all single story
buildings
❑ Extend roadway to within 50 feet of the exterior wall of all multiple -story buildings
24, Access will not have an up or downgrade of more than 12% Access will not be less than
20 feet in width, with approved turnouts or 20 feet without turnouts and will have vertical
clearance of 15 feet. Access will be free of sharp confined turns and will be designed to
withstand the weight of any type of emergency vehicle. Access will have a turning radius
of 45 feet capable of accommodating fire apparatus
O An approved turnaround shall be provided at all building sites on driveways over 300 feet
in length, and shall be within 50 feet of the building.
O Turnouts shall be a minimum of 10 feet wide and 30 feet in length, with a minimum of 25
feet taper on each end
❑ Driveways exceeding 100 feet in length, but less than 600 feet in length, shall provide a
turnout near the midpoint of the driveway. Where the driveway exceeds 600 feet in
length, turnouts shall be provided no more than 300 feet apart
❑ Streets and cul-d-sacs serving commercial development shall be a minimum of 26 feet
wide. Roadways serving buildings 30 feet and greater in height shall be a minimum of 30
feet wide to accommodate aerial truck operations
O All proposed traffic calming elements shall be submitted to the fire department for review
and approval prior to installation
SITE:
pi< All access roads and streets are to be constructed and usable prior to combustible
construction and shall meet the requirements of the adopted ordinance
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O Two points of connection are required for projects that require a total demand of 3000
gallons per minute for duration of three (3) hours at twenty (20) pounds per square inch
During the construction of this project the site address shall be clearly visible at the job
site entrance Clear and present addressing will enable emergency services equipment and
inspectors to locate the job site from the public street Address numbers shall be a
minimum of 24 inches in height fire safety during construction shall be in accordance
with the California Fire Code
❑ The developer shall provide temporary turn -around for cut-off streets created by project
phasing
BUILDING:
Address numerals shall be installed on the building at the front and visible from interior
access roadways
❑ New residential buildings that contain two or less dwelling units shall have minimum
four (4) inch high numbers with a minimum stroke width of one-half (1/2) inch, and shall
be internally illuminated by means of a low voltage power source during the hours of
darkness
❑ Where setbacks exceed 100 feet from the street or road, additional non -illuminated four
(4) inch numbers shall be displayed at the property entrance
Commercial buildings shall have a minimum of eight (8) inch high numbers, with a
minimum stroke width of one (1) inch Commercial buildings with a total floor area of
100,000 square feet or greater, shall have a minimum of twelve (12) inch high numbers,
with a minimum stroke width of one and one half (1 1/2) inch and be illuminated during
the hours of darkness.
O A fire control room for fire department operations shall be provided on all Group M,F,S-
1 or S-2 greater than 50,000 square feet The location and accessibility of the fire control
room shall be approved by the fire code official
0 Fire extinguishers must be installed prior to the building being occupied The minimum
rating for any fire extinguisher is 2A 10B/C Minimum distribution of fire extinguishers
must be such that no interior part of the building is over 75 feet travel distance from a fire
extinguisher
O All buildings, over 200 square feet, shall be equipped with an automatic fire sprinkler
system designed to NFPA standards This includes existing buildings with a 50%
remodel, and any change in use over 5,000 square feet
O Provide and show on plans, As a result of fire and ensuing demolition the project will
require fire sprinklers to be installed throughout the building
A Submit plans for the fire protection to the Fire Department prior to beginning
construction of the system Permit required
O Tenant improvements in all sprinklered buildings are to be approved by the Fire
Department prior to start of construction Permit required
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O Provide fire alarm (required throughout). Plans must be approved by the Fire Department
prior to start of installation, Permits required.
O Fire Code Permit required contact (909) 798-7601
O Fire Sprinkler monitoring required. Plans must be approved by the Fire Department prior
to the start of construction, Permit required.
O Occupant load shall be approved by the Fire Department and shall be provided on all
plans.
Knox box is required. The proposed project requires the installation or a Fire Department
Emergency Key Box to be installed on the exterior of the building at a location approved
by the Fire Code Official Applications may be obtained at the Fire Department
Administrative offices
O Knox- FDC Plugs. The proposed project required the installation of Fire Department
Connection (FDC) locking caps to protect against vandalism. Applications for caps may
be obtained at the Fire Department Administrative offices,
An Underwriters Laboratory (UL) hood and duct fire extinguishing system shall be
installed over the cooking equipment. Permit required.
[1 Provide and show on plans a complete and detailed landscaping plan that complies with
the provisions of the Wildland-Urban Interface (WUI)
O Provide and show on plans a note indicating that this project is being constructed within
the High Fire Severity Zone (FIFSZ) and must meet all applicable fire and building codes.
El The Fire Department plan review encompasses general provisions only The submittal of
a high -piled combustible storage plan is required prior to the final acceptance of rack
installation. Complete the fire department "High -Piled Combustible Storage (FP-212)
worksheet for the proposed storage. The storage rack installation must support the
proposed commodity in accordance with the California Fire Code as well as the National
Fire Protection Association (NFPA) standard, The attached worksheet will help ensure
that all information regarding the commodity, facility, and racks is provided.
El Project is within our High Fire Severity Area and requires compliance with California
Building Code 7A with construction, decks, and vegetation management.
O All landscaping shall comply with the provisions of the Wildland-Urban Interface (WUI)
and the High Fire Hazard Area. A deferred set of plans shall be provided to fire for plan
review and inspection.
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