HomeMy WebLinkAbout1576 RESOLUTION NO, 1576
A RESOLUTION OF' THE PLANNING COMMISSION OF THE CITY OF
REDLANDS RECOMMENDING THAT THE CITY COUNCIL, ADOPT THE
SOCIO-ECONOMIC COST/BENEFIT STUDY FOR THE PROJECT,APPROVE
CONDITIONAL USE PERMIT NOS, 1155 AND 1156,APPROVE COMMISSION
REVIEW & APPROVAL NOS, 933 AND 934, AND APPROVE TENTATIVE
TRACT MAP NO. 20425 FOR THE PROPOSED STATE STREET VILLAGE
MIXED USE PROJECT.
WHEREAS, the Applicant has submitted development applications, for Conditional Use
Permit No. 1155 and Commission Review&Approved No.933 to construct amixed use project with
700 dwelling units and a total of 84,106 square-feet of commercial floor area on approximately 11.15
acres located at the southwest corner of Orange Street and Redlands Boulevard(APNs:0171-053-01,
0171-053-02, 11171-1153- 3, 0171-053-04, 0171-053-05, 0171-0153-06); and
WHEREAS, the Applicant has submitted development applications for Conditional Use
Permit No. 1.156 and Commission Review & Approval No. 934 to construct a 14,50O square-foot
retail building with drive-through pharmacy window located at the southeast comer of West Citrus
Avenue and Eureka Street(APNs: 0171-251-016, 0171-251-07, 0171-251-08, 0171-251-09, 0171-
251-10); and
WHEREAS,the Applicant has submitted an application for Tentative Tract Map No.20425
to merge and subdivide a total of approximately 12.25 acres for development purposes; and
WHEREAS,the above-referenced applications filed with the City of Redlands are refurred to
hereinafter as the"Project"and"Project Entitlements";and
WHEREAS, on April 12,, 2022, the Planning Commission held a public,hearing, notice of
said public hearing having been duly given as required by law and in accordance with the provisions
of the Government Code and Redlands Municipal Code,and considered the staffreport,oral report,
the testimony and the written evidence submitted by staff, the applicant and by members of the
public; and
WHEREAS, the Planning CoiTunission has reviewed the proposed project, and found the:
proposal to be consistent with the 203 5 General Plan including the central organizing strategy ofthe
"Transit Village Concept" to permit the development of high-density residential and non-
residential users within walking distance of Metrolink stations to reduce vehicular usage,
improve air quality and provide health benefits, and provide economic development opportunities;
and
WHEREAS, the Planning Con-nnission has reviewed the proposed project, found the
proposal to be consistent with the City's 2021-2029 Housing Element, and the proposed mixed use
project will provide up to 700 dwelling units that will result in more housing opportunities in
Redlands; and
WHEREAS, the proposed land uses are conditionally permitted in the C-3, General
CoiTnnerci al zoning district(subject to approval of a Conditional Use Permit)wherein the project site
is located; and
WHEREAS, redevelopment of the vacant Redlands Mall properties will result in tip to
approximately 84,106 square-feet of new retail,commercial,restaurant,and office:uses in the core of
Downtown Redlands,will generate new property taxes and sales taxes for the City,will result in new
business license fees and other fees for the City's General Fund, and will provide and encourage
other economic development benefits for the larger community; and
WHEREAS on April 2 , 2022, notice of the Planning Commission's public hearing for the
Project and related Project Entitlements was published in the Redlands Daily Facts and notices were
mailed to property owners within a 300-foot radius, and notice of said public bearing having been
duly given as required by law and in accordance with the provisions of the Government Code and
Redlands Municipal Code; and
WHEREAS,on May 10,2022,the Planning Commission held a public hearing,reviewed the
Project, and considered the testimony and other public comments submitted by members of the
public; and
WHEREAS, following the public hearing on May 10, 2022, the Planning Commission
detennined that approval of the Project and related Project Entitlements is in the best interests of the
public health, safety and general welfare.
NOW,THEREFORE,BE IT RESOLVED BY THE PLANNING COMMISSION OF THE
CITY OF REI LAN AS FOLLOWS:
SECTION 1. T. As recommended by
Planning Commission Resolution No. 1574,the proposed Initial Study and Sustainable Cornmunities
Environmental Assessment prepared for the proposed project has been recommended for adoption.
SECTION 2. GENERAL PLAN CONSISTENCY,The proposed Project is consistent with
the existing General Plan land use designation as 'Commercial' and applicable policies for the 11.15
acres located at the southwest comer of Orange Street and Redlands Boulevard.The proposed mixed
use project will satisfactorily implement the Transit Villages Concept and strategy in the 2035
General Plan to the extent feasible. Upon approval of the proposed General Plan Amendment No.
142 to the 'Commercial' land use designation for approximately 1.1 acres located at the southeast
comer of West Citrus Avenue and Eureka Street, the proposed single-tenant retail use will be
consistent.
SECTION 3, Findines for Vesting Tentative Tract Map Approval. The proposed, Vesting
Tentative Tract Map No.20425 is hereby recommended for approval by the City Council based upon
the following findings, and subject to the Conditions of Approval from the Development Services
Department(Exhibits"A"and"B"),Municipal Utilities&Engineering Department('Exhibit ,c,,),
and Fire Department(Exhibit"D"') attached hereto:
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1. That the proposed map is consistent with the general plan or any applicable specific
plan, or other applicable provisions of this code.
The propo�sed Tentative Tract Map,and t IA 5 acres of the project site is designated for
Commercial land uses on the General Plan Land Use Map, The applicant has applied for
a General Plan Amendment for LI acres located oil the south side of West Citrus Avenue
(for a CVS store and pharmacy) to be changed to Commercial, The existing zoning
designation for all subject properties is currently C-3, General Commercial, and the
General Plan land use designation as "Commercial"is and will be consistent. The
proposed land lot sues will significantly exceed the minimum dimensions and required
lot size for the C-3 zone. The proposed Tentative Tract Map will also create
condominium airspace units within Buildings 1, 2, 3, 4-A and 4-13, and the gross square-
footage of the project at 1,073,832 square-feet(or Floor-Area Ratio of 2.85)will be less
than the maximum Floor-Area Ratio of 4.0 that is allowable in the C-3, General
Commercial zoning district.
2. That the,site is physically suitable or the type oftlevelopment.
The project site is physically suitable for the type of development, which consists of
multiple mixed use buildings(on the Mall site)plus one single-tenant retail store (on the
south side of Citrus,Avenue). The site has a generally flat and level topography,has been
previously graded and developed for urban development, and is suitable to be developed
in accordance with the Floor-Area Ratio and other requirements of the applicable C-3,
General Commercial zone. All on-site improvements and off-site improvements proposed
as part of the project's design will meet all applicable City standards. Tile proposed
project will provide a safe, attractive, affordable, and cost-effective environment for the
future residents, workers, and visitors, in addition to many of the city's current residents,
workers, and visitors.
3. That the site is physically suitableftr the demsiV o
, J"development.
The proposed Tentative Tract Map will combine a total of eleven lots and subdivide into
eight new parcels for development purposes, plus create condominium dwelling units.
The proposed project's gross square-footage of 1,073,832 square-feet(or Floor-Area
Ratio of 2.85) will be less than the total,maximum Floor-Area Ratio permitted in the C-3,
General Commercial zoning,district. Due to the mixed use design and operational
character of the proposed project, Floor-Area Ratio is,the appropriate index to measure
the proposed density/intensity of use(s). The project site:'s topography is predominantly
flat and level, and the design of the map will generally follow with the existing grade of
the project site and will not require an excessive amount of grading or ground contouring.
In addition to the multiple mixed use structures, the site is large enough to accommodate
the proposed perimeter improvements, open space areas, landscape areas,public roads
rind walkways,pedestrian improvements and amenities, and other site design features.
4. That the design of the subdivision or the proposed improvements are not likely to cause
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substantial environmental damage or substantially and avoidably injurefish or wildlcfe
or their habitat.
The City retained an environmental consultant to fully analyze the project, prepare an
Initial, Study, and review technical reports provided by the applicant. An Initial
Study/Sustainable Corrununities Envirom-rental Assessment document has been prepared
in accordance with current State law, and is recommended for the project. There are no
envirom,nental effects or impacts that cannot be mitigated to a level of less than
significant, and there is no information or evidence of any potentially significant
environmental impacts. Mitigation measures are included with the environmental
documents, and will be:included as Conditions of Approval for the project.
5. That the design o
J'the subdivision or type oaf tire not likely to cause
serious public health problems,
The proposed tentative tract map will combine a total of eleven lots and then subdivide
into eight lots for development purposes, plus additional condominium airspace dwelling
units, and is designed to accommodate the mixed use project and CVS retail store. The
subdivision is not likely to cause any serious public health problems, as the project is
desigped with public and private improvements that comply all applicable City and State
building and fire codes. The project's operational activities are not expected to generate
any significant detrimental emissions or odors, dust, vibration, or hazardous conditions.
Construction noise during various phases will not significantly affect nearby commercial,
residential, or City properties,because noise will be mitigated to a level that is less than
significant.
6 That the designf the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large,for access through or use ofroperty within
Clue proposed subdivision.
The project requires merging of lots and will improve access within the project site by
requiring the construction of West State Street and Third Street to their ultimate rigbt-of-
way widths and will include appropriate public sidewalks and rights-of-way. The pjoject
will also widen certain public rights-of-way abutting the project site including Eureka
Street, West Citrus Avenue, and Orange Street(Redlands Boulevard right-of-way does
not require widening). Pedestrian access will be provided around and through the project
site on all interior streets and other walkways, and will cozinect to,off-site pedestrian
sidewalks providing direct access to the Santa Fe Depot train station (fully improved
sidewalks within public rights-o-f-way along Third Street, Eureka Street, and Orange
Street) and surrounding areas. The project will not conflict with any casements for the
public at large, including the existing storm drain and associated casernent through the
northwest comer of the project site.
7* Su4bjecl to Section 6647 4.4 of the Subdivision Map Act, that the land is not subject to a
contract entered into pursuant to the California land conservation act of 1965
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(commencing with section 5120'0 qf'the over Code) and that the resulting parcels
following a subdivision of the land would be too small to sustain their agricultural use,
The project site and all properties are not subject to a Williamson Act Contract, The
proposed development of the project was analyzed by the Initial Study, there will be no
impacts,to agricultural land, and no mitigation measures are required.
SECTION 4. Findings for Aovroval of Conditional Use Permit No. 11 . The proposed
Conditional Use Permit No, 1155 is hereby recommended for approval based upon the following.
findings, and subject to the Conditions of Approval fi-orn the Development Services Department
(Exhibit"A"), Municipal Utilities& Engineering Department(Exhibit"C"), and Fire Department
(Exhibit"D") attached hereto:
1. That the proposed development will not adversely qffect the applicable land use plans
of'the city.
The:proposed mixed use development project will be consistent with numerous Principles
and Actions in the 2035 General Plan (see list attached to staff report),. A primary strategy
of the 2035 General Plan is to encourage more transit-oriented and rnixed use
developments in close proximity to the three future train stations in the core areas of
Redlands,known as the Transit Village Concept, The Transit Village concept and
strategy emphasizes a mix of complementary and mutually-supportive land uses (such as
higher-density multifamily residential uses with retail, restaurant,office, and similar
commercial uses) in conjunction with a higher density/intensity of uses around the train
stations including the Downtown station located 650 feet to the north of the project site.
The General Plan calls for more high-density residential units to be constiucted in the
downtown area and around the train stations, and this proposed project will introduce
appropriate new dwelling units to the downtown area.
2. Thai the proposed development will not be detrimental to the public health, safety and
weffiare.
The proposed mixed use development project will not be detrimental to the public health,
safety and welfare. The proposed project will be constructed in compliance with all
applicable design and engineering requirements, including the California Building Code,
California Fire Code, applicable provisions of the Redlands Municipal Code, and all
applicable site design and engineering standards. The conceptual site plan indicates
vehicular access will be provided by a new extension of West State Street(to the west of
Orange Street) to connect to a new extension of Third Street. The proposed new street
extensions will result in a street grid similar to that which existed prior to construction of
the Redlands Mall in the mi d-I 970s, which will result in shorter b locklengths that are
more convenient to pedestrians and pedestrian-oriented design.There will be no
anticipated conflicts or hazards in terms of vehicle traffic or pedestrians traveling along,
Orange Street, Redlands Boulevard, Eureka Street, Citrus Avenue, or nearby
intersections.
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3. That the proposed developinent will comply to the maximum extentfieasible with the
regulatiomy of the city's generalplan, the applicable zoning distract and the city's
development standards.
The proposed development will comply to the maximurn extent feasible with the
regulations of the City's 2035 General Plan,the applicable zoning district, and the City's
development standards. The General Plan designation for the project site is Commercial,
and the C-3 zoning permits mixed uses(residential combined with commercial uses)
subject to a Conditional Use Permit.The conceptual site plan indicates the proposed
development will be in conformance with the applicable development standards of the C-
3, General Commercial zone and applicable design and development standards.
4. That the proposed development is appropriate at the proposed location.
The project location for the mixed use development is within 500 to 1,200 feet (less than
one-quarter mile)of the downtown train station including,the Metrolink and Arrow train
platforms, and is consistent with the Transit Village Concept in the 2035 General Plan.
The existing C-3, General Commercial zoning designation pew its residential uses
combined with commercial uses(retail, restaurant,, and office) subject to approval of a
Conditional Use Permit. The proposed site plan includes extensions of West State Street
and Third Street similar to the historical street pattern prior to the Mall's development,
and will enable multiple means of multi-modal transportation including direct pedestrian
access to the downtown train platforms, The proposed floor plans of the new building
(e.g., with commercial uses on ground floors and residentialuses on upper and ground
floors) are appropriate for the mix of land uses. A primary strategy of the 2035 General
Plan(adopted in December 2017) is to encourage more transit-oriented development in
close proximity to the three train stations in the core areas of Redlands, rather than
continuing the pattern of subdivisions and sprawling development around the periphery of
the city. This strategy is referred to as the"Transit Village Concept" in Chapter 4, Livable
Community. The Transit Village Concept emphasizes mixing of land uses (such as
residential with retail, restaurant, office, and similar coinrnercial uses) and higher
density/intensity of uses around the train stations for the intended purposes of supporting
transit use, enhancing walkability mid pedestrian orientation around the station areas, and
discouraging use of automobiles within the pedestrian-friendly station areas and
downtown.
The concept for the proposed project, that of a mixed use project and pedestrian-friendly
design, is consistent with numerous Policies,and Actions, contained in the 2035 General
Plan which envisions compact and infill development around the downtown train station
in Redlands,
SECTION 5. Findi t! s for Anoroval of Commission_review_&_A royal l�To. 3.� The
proposed Commission Review&Approval No,933 is hereby recorminended for approval based-upon
the following findings, and subject to the Conditions of Approval from the Development Services
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Department(Exhibit"A"'), Municipal Utilities&Engineering Department(Exhibit"C"), and Fire
Department(Exhibit I'D"') attached hereto:
L The sitefior the intended use is adequate in size and shape to accommodate the use, and
all of the required yards, setbacks, walls or Braces, landscaping and other features will
adjust the use to those existing orpermittedfititure uses Q11and in the neighborhood,
The project site is approximately 11,15 acres in size and meets the requirements of the - ,
General Commercial zone for the construction of five mixed use buildings including the
required building setbacks,public and private landscape areas,required on-site parking,and
other required site improvements. The proposed mixed use project with a total of 700
dwelling units(i.e.,a combined total of approximately one million square-feet for residential
uses,and amenities)and a total of 84,106 square-feet for commercial space is consistent with
the current General Plan designation for the site and the immediate surroundings,
Surrounding and nearby properties have existing uses which include many downtown
businesses(retail,restaurants,offices,personal services,medical and dental services,etc.),a
movie theatre, a Post Office, Police Annex, Smiley Library, public parks, Redlands Civic
Center,public utility building,CVS Pharmacy(proposed to be relocated across West Citrus
Avenue), downtown train station, and a variety of entertainment and cultural amenities.
2. The sitefor the proposed use relates to streets and highways which areproperly designed
and iinproved to carry the a:ype and quantity qf traf
is generated or to be generated by the
proposed use.
The project site for the proposed mixed uses 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 project will be consistent with the 2035 General Plan,
Figure: 5-5 (Roadway Classification), in that Redlands Boulevard along, the project site's
northerly frontage is designated a"Boulevard,"West Citrus Avenue along,the project site's
south fi-ontage is designated as a "Major Arterial," Orange Street and Eureka Street are
designated as "Minor Arterial," and State Street and Third Street are designated as "Local
Roads."The proposed mixed use project will ultimately generate slightly more vehicle traffic
than the prior Redlands Mall(multi-tenant retail uses),and the existing and proposed street
network will be adequate to serve the proposed use.
The environmental document (Sustainable Communities Environmental Assessment)
prepared for the project has fully analyzed potential environmental impacts,and all potential
effects are either considered less than significant or can be mitigated to a less than siglificant
level, ensuring that there will not be any significant detrimental efTects to public health,
safety,or welfare.The project will provide pedestrian,bicycle, and motor vehicle access as
required by the General Plan or the Redlands Municipal Code, All required vehicle parking
will be provided,entirely on private property(subterranean parking garages and one above-
ground parking structure) and will meet the requirements of the Redlands Municipal Code,
with access to Redlands Boulevard, Eureka Street, and Orange Street.
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3. The conditions setforth in the approval and those shown on the approved state plan arc,
deemed necessary to protect the public health, sqfly and general welfare.
The conditions included in the Resolutions are adequate to protect the public health, safety
and general welfare. The project will also comply with development and design standards
and the applicable provisions of the Redlands Municipal, Code.
SECTION 6. Findings forAppmroyval of Conditional Use Permit No, 1156. The proposed
Conditional Use Permit No. 1156 is hereby recommended for approval based upon the following
findings, and subject to the Conditions of Approval from the Development Services Department
(Exhibit"B"), Municipal Utilities &Engineering Department(Exhibit"C"), and Fire Department
(Exhibit"D") attached hereto:
1. That the proposed development will not adversely af
,Pct the applicable land use plans
of the city.
The proposed General Plan Amendment will designate the subject properties at the
southeast comer of Citrus Avenue and Eureka Street as"Cornmercial" (from
Publiciffistitutional) in order to be consistent with the existing zoning designation as C-3,
General Commercial. The General.Commercial zone allows drive-through services with a
Conditional Use Pen-nit. The proposed single drive-through lane would be for the
proposed retail/phan-nacy use (one drive-through window for pharmacy pick-up).
Vehicular access to the drive-through lane would be provided by alley access from
Eureka Street and Fourth Street(side streets abutting the project site) and the drive-
through lane will be substantially screened from adjacent public rights-of-way by
perimeter landscaping and a low screen wall.
2. That the proposed development will not be detrimental to the public health, safety and
Daae fiarse.
The proposed retail store with pharmacy will not be detrimental to public health, safety,
and welfare. The store and pharmacy will provide avariety of common retail and
household products as well as pbarinacy services to the Redlands community., The drive-
through element of the project is ancillary and subordinate to the pharmacy activities,
provides a convenient means of access to pharmacy products and services, and in and of
itself is not the primary retail service of the store. The conceptual site plan indicates
vehicular access will be provided by an alley connected to Eureka Street and Fourth
Street(side streets) with low volumes,of vehicle traffic and negligible pedestrian traffic.
There will be no anticipated conflicts or hazards in terms of vehicle traffic or pedestrians
traveling along Eureka Street, Fourth Street, or nearby intersections.
3. 777at the proposed development will comply to the maximurn extent feasible with the
regulations of the city's general plan, the applicable zoning district and the city's
development standards.
East Citrus Avenue along the project site's northerly frontage is designated a Major
Arterial in the 20�35 General,Plan, Figure -5 (Roadway Classification), and meets the:
requirement in RMC Section 18.156.370 for a drive-through store or service to be on a
site that abuts and has access to a major or secondary highway. The conceptual site plan
indicates the proposed development will be in conformance with the applicale
development standards of the General Commercial (C-3) zone and design guidelines.
4. That the proposed development is appropriate at the proposed location.
The proposed pharmacy with drive-through service complies with the site and design
requirements of the Redlands Municipal Code(Sections, 18.156. 50 through 18,156.380)
including location, site dimensions, parking, landscaping, and screening. The C-3,
General Commercial zone allows for drive-through sales and/or service subject to
approval of a Conditional Use hermit to ensure appropriateness of the use at the proposed
location and to prevent any detrimental or nuisance effects to surrounding properties, The
single drive-througJi lane for one pharmacy window (a low-intensity drive-through
service) is unique for the downtown core business district,but is necessary to relocate the
existing CVS Pharmacy from its existing store on the Redlands Mall site.
SECTION 7, Findings for Approval of Commission Review & App-roval No. 934. The
proposed Commission Review&ApprovalNo,934 is hereby recommended for approval based upon
the following findings, and subject to the Conditions of Approval from the Development Services
Department(Exhibit"B,"), Municipal Utilities& Engineering Department(Exhibit "C"), and Fire
Department(Exhibit"9') attached hereto:
I. The site,for the intended use is adequate in size and shape to accommodate the use, and
all qf the required yards, setbacks, walls or ftnees, landscaping and other./eatures will
adjust the use to those existing or permittedAture uses of land in the neighborhood.
The project site is approximately 1,1, acres in size: and meets the requirements of the C-3,
General Commercial one for the construction of one retail store with a single drive-through
lane (for a pharmacy window), building setbacks, landscape areas and screening, required
parking and parking lot improvements,and other required site improvements.The proposed
retail use with one drive-througb pharmacy window(a low-intensity drive through service)is
unique for the downtown core business district,but is necessary to relocate the existing CVS
Pharmacy from its existing store:on the Redlands Mall site.The retail/pharmacy store project
is consistent with the current General Plan designation for the site and the immediate
surroundings, Surrounding properties include a variety of existing uses which include a Post
Of professional offices, Smiley Library, public park, Police Annex, public utility
building, CVS Phannacy to the north, and vacant Redlands Mall -facility (proposed to be
redeveloped with a mixed use project).
2 The sitefbr they proposed use relates to streets and highways which are properly designed
and improved to carry the type and quantity oj"traf1c generated or to be generated by the
f
proposed use,
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The project is consistent with the 2035 General Plan. Roadways in the area have been
designed and planned to acconlinodate the type and cluantity oftraffic,to be generated by the
proposed retail store and drive-through pharmacy window. West Citrus Avenue along, the
proJect site's north frontage is designated as a Major Arterial, Development on the project
site will provide connections to the roads abutting the project si to consistent with the General
Plan designations for those streets. The project includes conditions of approval which will
ensure that project will be constructed in accordance with design standards.
3. The con(filions set.161-th in the al)proval and i.hose shown on the approved site plan are,
(leemed necessag to prolect the public health, s(;kty andgenertil we�fare.
"I'lle conditions included in the Resolution are adequate to protect the public health, safety
and general welfare. The proposed use will provide a local pharmacy store including
household retail goods for residents in the area.The environmental document(Sustainable
Cornmunities Environmental Assessment) prepared for the project has fully analyzed
potential environmental impacts, and all potential effects are either considered less than
significant or can be mitigated to a less than significant level,ensuring that there will not be
any significant detrimental effects to public health, safety, or welfare. Tile project will
provide pedestrian,bicycle,and motor vehicle access as required by the General Plan or the
Redlands Municipal Code. Surface parking on-site will meet the requirements of the
Redlands Municipal Code,with access to Citnis Avenue, Eureka Street, and Fourth Street.
All landscaping within the project site is privately owned and maintained, and meets the
zoning requirements.
SECTION 8. RECOMMENDATION FOR APPROVAL TO THE CITY COUNCIL.
The Planning Commission hereby recommends approval of."the proposed Project and requested
Project Entitlements to the City Council, subject to the Conditions,of Approval attached hereto as
Exhibits "A"through "D."
SECTION 9. EXPIRATION DATE. The Planning Commission's recommendation shall
automatically becoille null and void one year from the date of adoption of this Resolution,if the City
Council has not adopted an applicable resolution or ordinance.
SEcTiON 10, EFFECTIVE DATE,This ReSOILttion shall become effective upon adoption.
ADOPTED, SIGNED, AND APPROVED this 101'day of May, 2022.
Steven Frasher, Chair
Planning Commission
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ATTEST:
1,,banns Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing
resolution was duly adapted by the Planning Commission at a special nieeting thereof held on
the l Oti,day of May, 2022, by than following vote:
AYES: Commissioners Wells, Gon7ales, Endsley, Shaw, Saucedo, Vice Chair Richardson,
"hair Frasher
NOES: None
ABSENT: Bone
J,,, e Donaldson, City Clerk
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EXHIBIT A
CONDITIONS OF APPROVAL
DEVELOPMENT SERVICES DEPARTMENT
FOR STATE STREET VILLAGE MIXED USE DEVELOPMENT
(CUP No. 1155 & CRA No. 933)
Planning Division
1. This permit/approval for Conditional Use Permit No. 1155 and Commission Review &
Approval No. 933 is issued for the"State Street Village"project generally described as the
following:
a. Five (5)multistory buildings consisting of four(4)mixed use buildings and one(1)
residential building with private amenities for the project's residents;
b. Up to seven hundred (700) multifamily dwelling units, to include apartments and
condominiums;
c. Up to 10,000 square-feet of floor area for commercial/office uses on the upper floors
of Building 2 (such as professional, administrative, financial, medical, and similar
administrative and professional uses as listed in the Transit Villages Specific Plan for
the Village Center district);
d. Up to 74,106 square-feet of floor area for retail and commercial uses including on-
site alcoholic beverage sales for bone-fide restaurants(to include retail stores,quick-
serve and sit-down restaurants, personal services, retail commercial services for
consumers,professional office uses, and similar retail/commercial uses);
e. Common recreational open space(privately-owned with private access)both indoors
and outdoors for use by the project's residents and residential guests;
f. Public open space(privately-owned and available for the general public's use)in the
form of pedestrian walkways and paseos, outdoor seating and dining areas,planters
and landscape areas, central public plaza (note: see Condition No. 19), and other
pedestrian amenities typical in a pedestrian-oriented and transit-oriented
development;
g. New extension of West State Street(from Orange Street to Third Street), and new
extension of Third Street(from Redlands Boulevard to Citrus Avenue);
h. Frontage and street improvements in accordance with the civil engineering plans;
i. Construction phasing shall be consistent with the Phasing Plan submitted by the
Applicant and attached to this Resolution.
2. This permit/approval for a Conditional Use Permit and Commission Review & Approval
shall automatically expire 24 months after the approval date(will expire on May 10,2024)
unless Developer has diligently developed the proposed project, as shown by the issuance
for a grading, foundation, engineering, or building permit(s). An extension of time may be
granted in accordance with Sections 18.12.140 and 18.92.090 of the Redlands Municipal
Code. The city council may,upon submittal of a written application for a time extension by
the holder of the permit and prior to the expiration date, grant a one year extension of time;
provided, however, that the total number of extensions shall not exceed three (3).
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3. Pursuant to Government Code Section 66020(d), certain fees, dedications,reservations or
exactions imposed by the City as a condition of approval of this project are subject to a
statutory ninety(90) day protest period. Please be advised that the ninety(90) day protest
period for those fees, dedications, reservations and exactions which are subject to
Government Code Section 66020(a) has commenced to run on the date this project was
approved by the City.
4. The applicant for this permit, and its successors and assigns, shall defend, indemnify and
hold harmless the City of Redlands,and its elected officials,officers,agents and
employees,from and against any and all claims, actions, and proceedings to attack, set
aside, void or annul the approval of this permit by the City, or brought against the City
due to acts or omissions in any way connected to the applicant's project that is the subject
of this permit. This indemnification shall include, but not be limited to, damages, fees,
costs, liabilities, and expenses incurred in such actions or proceedings, including
damages for the injury to property or persons, including death of a person, and any award
of attorneys' fees. In the event any such action is commenced to attack,set aside,void or
annul all,or any,provisions of this permit, or is commenced for any other reason against
the City for acts or omissions relating to the applicant's project,within fourteen(14) City
business days of the same,the applicant shall file with the City a performance bond or
irrevocable letter of credit(together,the "Security") in a form satisfactory to the City
and in the amount of Three Hundred Thousand Dollars ($300,000), to ensure
applicant's performance of its defense and indemnity obligations under this
condition. The failure of the applicant to provide the Security shall be deemed an
express acknowledgement and agreement by the applicant that the City shall have the
authority and right,without objection by the applicant,to revoke all entitlements granted
for the project pursuant to this permit. The City shall have no liability to the applicant for
the exercise of City's right to revoke this permit.
5. By signing and/or using this permit, the permittee acknowledges all of the conditions
imposed and accepts this permit subject to those conditions and with full awareness of the
applicable provisions of the Redlands Municipal Code including Title 15 (Buildings and
Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), and Title 18
(Zoning Regulations).Failure of the permittee to sign these conditions does not affect their
enforceability by the City or other responsible entity. These conditions are binding upon all
future property owners and occupants of the subject property.
6. This permit/approval is granted for the project plans dated May 4, 2022 ("the plans") on
file with the Planning Division. The project shall conform to the plans,except as otherwise
specified in these conditions.
a. Prior to approval and issuance of any building permit(s) for each phase, Developer
shall submit building plans, elevations, landscape plans, and architectural details
(including exhibits and graphics) for informational review by the Planning
Commission for each phase/building and the plaza.
*Added by Planning Commission 511012022.
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7. Prior to issuance of any building or engineering permits for any building or phase of the
mixed use development project, a Notice of Land Use Restrictions and Conditions (on a
form provided and approved by the City) shall be recorded on all current and future
Assessor's Parcel Number(s) for the subject property.
8. The issuance of any permits shall comply with all applicable provisions of the Redlands
Municipal Code.
9. All plans submitted to the City shall reflect all Planning Commission and/or City Council
approvals and any other changes required by the Commission, Council and/or staff. This
condition applies to site plans, landscape plans, elevations, grading, and all other
illustrations, text, or plans submitted to the City in connection with the project.
10. No Certificate of Occupancy shall be granted for a building or phase, or building permit
shall receive final approval and signature,until all applicable Conditions of Approval have
been satisfied for that building or phase.
11. The applicant shall not make any modifications or changes during construction that are in
conflict or contrary to the project's approved site design, grading plan, landscape plan, or
building elevations without first consulting with the Development Services Director or
designee.
12. Deleted by Planning Commission 511012022.
13. A copy of the approved Conditions of Approval shall be included on the cover page of
the construction plans submitted to the Building Division.
14. The applicant shall comply with all applicable federal, state, and local laws. Violations or
convictions of any of those laws in connection with the use may be cause for revocation of
this permit.
15. Developer shall provide off-street parking for the project, including the number/types of
spaces,stall dimensions,paving,striping,location,and access,as required by the Redlands
Municipal Code.Parallel (or 0-degree)parking spaces(within the Building 4 subterranean
garage and on-street parking)shall be a minimum of 8'0"in width and 24'0"in length.Prior
to issuance of a building permit for any building, the Developer shall provide the typical
drive aisle width and typical parking space dimensions for each row of parking(within each
parking area, lot, garage, or structure) shown on the Site Plan, Floor Plan, and Civil Plans.
Prior to issuance of an engineering permit for new streets and off-site improvements, the
Developer shall provide the typical parking space dimensions for each row of parking(for
each on-street parking area or row) shown on the Street Improvement Plans.
16. Developer 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.
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17. Developer shall provide off-street loading area(s) for the project, including the number of
spaces (or equivalent area), dimensions,paving, striping, location, and access, as required
by Redlands Municipal Code Section 18.164.340. Minimum required dimensions are not
less than:ten feet(10')in width;twenty feet(20')in length; and fourteen feet(14')in height
without overhead obstruction from buildings, street trees, or other structures.
18. Prior to issuance of a building permit, Developer shall submit final exterior building
material(s)and color scheme for review and approval by the Development Services Director
or designee. 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, etc.); trim features and dimensions
around doors,windows,and other openings; exterior lighting,including all fixtures,models
and numbers,and light cut sheets or manufacturer sheets; and rooftop equipment screening.
19. Deleted by Planning Commission 511012022.
20. Prior to issuance of a building permit for a building or phase, Developer shall submit
landscape and irrigation construction plans for the building, site, or phase. Approved
preliminary landscape plans(for shrubs and groundcovers)are conceptual and not adequate
for construction, and require a greater level of detail and a precise planting plan prior to
construction permit issuance. Developer shall coordinate with staff to finalize the precise
planting plan, including but not limited to: specifying landscape screening for any ground-
mounted equipment or utilities; clustering or greater density of planting around focal points
(e.g.,major entries and intersection corners);accommodating the required corner cutoff area
where driveways intersect streets (i.e.,to remove visual obstructions such as trees within a
driver's line of sight toward oncoming traffic) or corner intersections; avoiding excessive
use of decorative rock, gravel, or wood chips as a substitute for organic groundcover; and
avoid creating the appearance of any "green wall" (e.g., Ligustrum texanum (columnar),
Prunus caroliniana, etc.)that provides continuous opaque screening more than 5'0"high
around the site perimeter or street-side planters of the project site.
21. 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.
Shrubs,hedges,groundcovers,screening landscape,etc.,shall be required to be maintained
and/or replaced on the subject properties in substantial conformance with the approved
landscape planting plan. A qualified arborist or horticulturist may be consulted.
22. Trees shall be allowed to grow to the full genetic height and habit(trees shall not be topped
or overly trimmed). Trees shall be maintained using standard arboriculture practices. Trees
shall be required to be maintained and/or replaced on the subject properties in substantial
conformance with the approved tree planting plan.A qualified arborist or horticulturist may
be consulted.
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23. Transformer cabinets and commercial gas meters shall not be located within required
setbacks and/or adjacent to public streets, and shall be screened from public view either by
architectural treatment or with landscaping. Multiple electrical meters and panels shall be
fully enclosed and incorporated into the overall architectural design of the building(s).
Backflow preventers shall be enclosed with landscaping that will provide complete
screening upon maturity. The location and method of enclosure or screening of this
equipment shall be shown on the construction plans and landscape plans prior to building
permit issuance. Location of said equipment shall be coordinated with appropriate utility
company(i.e., Southern California Gas Company or Southern California Edison Company).
The applicant shall submit plans showing details of screening subject to review and
approval by the Development Services Director,prior to issuance of building permits.
24. 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.
Prior to building permit issuance, a lighting and photometric plan shall be submitted
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.
25. Prior to issuance of building permits,Developer shall demonstrate that light poles will not
conflict with tree locations. Developer shall submit a plan showing both the lighting and
landscape on the same sheet.Fixtures on exterior light poles shall direct lighting downward
(e.g., contain a flat lens and/or have shielding that directs light downward and contains
glare).
26. Interior parking structures shall provide uniform illumination at a minimum level of two
(2.0)foot-candles average maintained across the horizontal surface shall be provided inside
each parking structure/garage,and a minimum of one(1.0)foot-candle for exterior parking
areas. Higher levels are recommended for remote areas subject to security problems (e.g.,
stairways, elevators, and other pedestrian access points). For energy conservation, motion
sensor devices may be utilized to automatically dim and brighten the lighting(e.g., 50%).
27. Prior to the issuance of building permits,the applicant shall submitplans detailing thatroof
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. Plumbing vents, ducts and other
appurtenances protruding from the roof of structures shall be placed so that they will not be
visible from the front of the property or other major public vantage points.Developer shall
include a note on the construction plumbing drawings of exterior elevations to indicate to
contractors that roof features shall be grouped and located in the described manner. Roof
vents shall be shown on construction drawings and painted to match roof material color.
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28. Any gutters, downspouts, pipes, and other drainage appurtenances shall be designed and
shall be placed(e.g.,internal to the building or inside the exterior walls)so that they will not
be visible from the front of the property (i.e., from public right-of-way) or other major
public vantage points.
29. Utility meters shall be fully screened and incorporated into the overall architectural design
of the building (e.g., interior room, cabinet with wing wall, or equivalent complete
screening).Any enclosures or screening shall be architecturally treated to match the exterior
of the attached structure.
30. Telecommunications and television equipment or satellite dishes shall not be located on the
exterior of any building (including but not limited to balconies, patios, exterior railings,
rooflines, etc.). Dwelling units shall be internally wired for all available utility and
telecommunications services, with service devices, panels, or meters located within a
centralized equipment room.The equipment room(s)in each building shall be fully enclosed
and incorporated into the overall architectural design of the building(s). Any satellite
dishes/receivers shall only be located on the roof and shall be completely screened from
public view on all sides.
31. Where any public sidewalks are adjacent to slopes or parkways with slopes (e.g.,
downslopes),a 6"concrete curb may be required to be constructed with the sidewalk.Hand
railings or guard rails should be avoided, if feasible. Prior to permit issuance, Developer
shall identify any areas with slopes and parkways on the civil plans and identify construction
of a 6" concrete curb as-needed (such as the southeast corner of the project site abutting
Citrus Avenue).
32. The project site shall be kept in a weed and dust free condition throughout all periods of
construction.
33. Prior to issuance of any building or engineering permit for any building or phase of the
project,the Developer shall prepare and submit a Construction Parking Management Plan
for all contractors, workers, and deliveries related to the project site. The Construction
Parking Management Plan shall identify areas of the project site, surrounding private
properties (with property owner's authorization), and surrounding public streets that
construction personnel may utilize.Deliveries of construction materials,equipment,trailers,
vehicles, etc., shall be performed on the project site to the extent practicable, and avoid the
use of public streets and rights-of-way if possible. The Developer and/or on-site primary
general contractor(superintendent) shall have responsibility for monitoring and enforcing
the approved parking management plan. The plan shall be subject to review and approval by
the Development Services Director or designee, and may be modified by the City after
approval to mitigate any unanticipated impacts or public nuisance conditions.
34. Prior to any use of any public street or right-of-way for construction-related activities,the
Developer shall submit and receive approval for a Traffic Control Plan. Developer shall be
responsible for repairing, replacing, or financially compensating any damages to public
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rights-of-way(including but not limited to paving,sidewalks,driveways,curbs and gutters,
storm drain facilities,parkway landscape,street trees,public utilities,etc.)to the satisfaction
of the Director(s)of the Municipal Utilities&Engineering Department and/or the Facilities
& Community Services Department, or their designee(s), as applicable.
35. Prior to issuance of a Certificate of Occupancy for a building or phase, Developer shall
remove all construction materials and vehicles from the subject property.
36. Developer shall arrange for materials collection during construction, demolition, and
occupancy with the City's Solid Waste Division,or Developer shall arrange for self-hauling
to an authorized facility.
37. Commercial Parking: All commercial parking for the retail, restaurant, office, and
commercial components of the mixed use project(a total of 274 spaces required based on
square-footage)are located in the above-ground parking structure within Building 2 located
at the southwest corner of Redlands Boulevard and Orange Street. Prior to issuance of a
building permit,Developer shall prepare and submit a Parking Management Plan for review
and approval by the Development Services Director.
38. Residential Tenant Parking: All required residential tenant parking for the residential
components of the mixed use proj ect(a total of 700 spaces required,and 777 provided)shall
be provided in each building to serve the total dwelling units within that building.Building
1 requires 392 resident spaces (and 394 provided in the subterranean garage), Building 2
requires 140 resident spaces(and 140 provided in the parking structure),Building 3 requires
21 resident spaces(and 21 provided in the subterranean garage),Building 4-A requires 103
resident spaces and Building 4-B requires 114 resident spaces (and a total of 222 spaces
provided in the shared subterranean garage).
a. A Residential Parking Plan shall be required for the project, and shall be subject to
review and approval by the Development Services Director or designee. The
Residential Parking Plan may be modified after approval by the City to mitigate any
unanticipated impacts or public nuisance conditions.The on-site Property Manager
or property management company shall be responsible for monitoring and enforcing
the parking management plan.
b. All residential tenant parking spaces shall be located in the same building in which
the assigned dwelling unit is located.
c. All residential tenant parking spaces shall be designated and reserved for the unit to
which it is assigned(1.0 space per D.U. for units up to 999 square-feet in size, 1.5
spaces per D.U. for units between 1,000 to 1,499 square-feet in size, and 1.0 space
per live/work unit up to 1,499 square-feet in size), and in accordance with the
approved Residential Parking Plan for the project.
d. For rental apartments,the owner or management company shall be required to rent or
charge a separate fee for the parking space(s) assigned to each dwelling unit in the
applicable lease(i.e.,"unbundled"parking),for the purpose of reducing unnecessary
automobile ownership and reducing motor vehicle trips in a transit-oriented
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development. Condominium (ownership) units shall not be subject to the
unbundling provision.
39. Residential Guest Parking: All residential Guest parking for the residential components of
the mixed use project(a total of 175 spaces required, and 175 provided)are provided in the
above-ground parking structure within Building 2 located at the southwest corner of
Redlands Boulevard and Orange Street.As such,Building 2 shall be required to provide and
maintain in good condition all required residential Guest parking for all other owners and
tenants located within Buildings 1, 2, 3, 4-A and 4-13 (i.e., the mixed use development).
a. All residential Guest parking spaces shall be available on a first-come, first-
serve basis, and the owner shall not designate, reserve, stripe, sign, or otherwise
restrict residential Guest parking spaces for individual residential or commercial
tenants. All residential Guest parking spaces shall remain equally open and
available to all residential guests, visitors, and others.
b. The owner or management company shall not rent or charge a separate fee for
residential Guest parking spaces.
C. In accordance with Section 18.92.080(B)of the Redlands Municipal Code,up
to 100% of the residential Guest parking spaces may be shared for jointuse with
all commercial tenants within the mixed use development.
40. On-Street Parking: All on-street parking (either on public or private streets) shall be
available on a first-come,first-serve basis,and the owner shall not designate,reserve,stripe,
sign, or otherwise restrict on-street parking spaces for any individual residential or
commercial tenant. The owner or management company shall be responsible for
maintaining,repairing,or improving any privately-owned on-street spaces(i.e.,along West
State Street and Third Street extensions within the mixed use development).
41. Loading Zones: A minimum of the following shall be required for each new building based
on commercial square-footage (per building) and RMC Chapter 18.164, Article IV, and
precise location to be finalized in Plan Check prior to issuance of construction permits:
a. Building No. 1 with two (2) designated loading zones, which shall be placed along
the Third Street frontage, Citrus Avenue frontage, and/or Eureka Street frontage.
b. Building No. 2 with two (2) designated loading zones, which shall be placed along
the West State Street frontage, on the Orange Street frontage, and/or along the
Redlands Blvd. frontage. If re-striping of Orange Street to one southbound lane
cannot be accommodated, then no Loading Zone shall be placed on Orange Street,
and an alternative location shall be provided.
c. Building No. 3 is not required to provide any commercial loading zones.
d. Building No. 4-A with one(1)designated loading zone,which shall be placed along
the Citrus Avenue frontage and/or the West State Street frontage.
e. Building No. 4-13 with one(1)designated loading zone,which shall be placed along
the Citrus Avenue frontage and/or the West State Street frontage. If re-striping of
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Orange Street to one southbound lane cannot be accommodated, then no Loading
Zone shall be placed on Orange Street,and an alternative location shall be provided.
f. Minimum required Loading Zone dimensions are not less than: ten feet (10') in
width;twenty feet(20')in length; and fourteen feet(14')in height without overhead
obstruction from buildings, street trees, or other structures.
g. Commercial loading and unloading activities for Buildings 1,2,4-A and 4-B shall be
limited to the hours of 7:00 A.M. to 10:00 P.M. on weekdays, and 7:00 A.M. to
10:00 P.M. on weekends and holidays.
42. Prior to issuance of off-site improvements for West Citrus Avenue, the proposed median
relocation in West Citrus Avenue(for purposes of implementing Complete Streets concepts
to include bicycle and pedestrian network connectivity)and design and improvements shall
be coordinated with the Development Services, Municipal Utilities & Engineering, and
Facilities & Community Services departments.
a. A pedestrian crosswalk including ADA-accessibility shall be installed to align with
the Third Street extension within the State Street Village development and shall
include: pavement markings, flashing safety lighting, in-pavement LED lighting,
signs, and other improvements as required by the City Engineer.
b. A pedestrian deterrent(e.g.,decorative fence or plantings)may be installed within the
median for pedestrian and traffic safety.
c. Prior to issuance of a street improvement permit for West Citrus Avenue,the planting
plan shall be coordinated with the Facilities & Community Services Department to
ensure a consistent street theme and aesthetic appearance with other City streets to
the extent practicable.
43. Loading and unloading of household goods: The loading/unloading of household goods or
materials for the residential units (e.g., including but not limited to furniture, appliances,
construction materials, and other large items)that takes place within any public or private
street,shall be limited to the hours of 7:00 A.M.to 10:00 P.M. on weekdays,and 7:00 A.M.
to 10:00 P.M. on weekends and holidays.
44. Noise Notification: As a required element of lease disclosures to potential tenants,residents
of the mixed use development project shall be notified in writing that they will be living in
an urban area and within a commercial land use district(i.e., a downtown business district
and/or near a train station),and that the intermittent and ambient noise levels may be higher
than a purely residential neighborhood due to nearby business activities, pedestrian
activities,special events,motor vehicle traffic,Metrolink and Arrow trains operating at the
nearby train station,public services (by City of Redlands or others),and various other noise
sources that may not be known at the present time. The commercial noise-generating
sources and activities shall have the right to continue operating in accordance with the
City's Noise Ordinance regulations applicable in a commercial zone (see RMC Chapter
8.06, including Sections 8.06.070 and 8.06.080). The signature of the residents shall
confirm receipt and understanding of this information.
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45. Prior to issuance of any buildings permits for any building,the Developer shall prepare and
submit a Trash Management Plan for the mixed use development. The plan shall provide
estimates of trash generation for both residential and commercial uses, estimates for the
numbers and sizes of containers and facilities, schedule for City services, pertinent
instructions for on-site maintenance staff(e.g., bins and containers shall not be placed on
public streets and left unattended outdoors for more than two hours before or after trash
service pick-up,bins and containers shall not be placed or staged in a manner that obstructs
any vehicle travel lanes, etc.), and other necessary information as required by the City. The
plan shall be subject to review and approval by the Facilities & Community Services
Department and the Development Services Department, and may be modified by the City
after approval to mitigate any unanticipated impacts or public nuisance conditions.
a. Each building and building pad shall be designed to accommodate all necessary
refuse storage rooms,bins and containers,hallways,access paths,and other structural
elements to be completely enclosed and internal to the building.Refuse and recycling
storage rooms and all bins or containers shall be completely screened from view from
any streets (when not placed outdoors for scheduled pick-up and hauling).
46. Bus Stop: Prior to issuance of any building or engineering (site improvement) permits,
Developer shall coordinate placement of the bus stop on the new Site Plan (i.e., new or
relocated bus stop location along Redlands Boulevard abutting the project site),in accordance
with RMC Section 18.224.020(F).
a. Omnitrans stated the existing downtown bus stop(hub for three bus routes)is likely to
be relocated further to the west (e.g., westerly of the Third Street intersection or
possibly nearer the Eureka Street intersection) to avoid potential conflicts of traffic
movements created by the construction of Building 2 and two new access driveways on
Redlands Boulevard immediately adjacent to the existing bus stop. Developer shall
coordinate placement of the relocated bus stop on the new Site Plan in cooperation
with Omnitrans and the City, and Developer shall construct the necessary
improvements including but not limited to concrete boarding area and sidewalk(e.g.,
sidewalk shall be a minimum of 10'0" in depth from the curb to accommodate bus
shelter, and minimum of 25'0" in length).
b. Developer shall purchase one(1)Omnitrans Premium Shelter manufactured by Tolar
Mfg. Co., 17 feet in length with a solar e-sign for real-time bus arrival information
(or an equivalent approved by the City in consultation with Omnitrans)for delivery to
Omnitrans. Omnitrans will be responsible for installing the new shelter at the final
location.
47. Bicycle Facilities:New nonresidential and multi-family(of 10 or more units)developments
shall install bicycle racks or secured lockers at a rate of one per thirty (30)parking spaces
with a minimum of a three(3)space bicycle rack.A bicycle storage room within each mixed
use building(or one building if multiple buildings are connected internally)or multifamily
residential building providing the required facilities will satisfy this requirement. Exterior
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bicycle racks shall also be required for visitors.Plans submitted to Plan Check shall include
information and specifications to verify this requirement has been met.
48. If any bollards or similar devices are used along street frontages for pedestrian safety(e.g.,
plaza area,West State Street extension),then bollards or the equivalent shall be decorative
and subject to review and approval by the Development Services Director or designee in
Plan Check prior to permit issuance. If any steel bollards or pour-in-place bollards are
installed,they shall only be installed for protecting utility devices(e.g.,transformers above-
ground) and shall be painted a dark color(e.g., dark green, brown, or black)to blend with
surrounding landscape screening.
49. 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.
50. A Sign Program shall be required for the commercial portions of the project with a multi-
tenant mixed use building(e.g.,for commercial tenants of Buildings 1,2,4-A and 4-13). The
Sign Program shall specify the types of permitted signs, development standards for different
types of allowable signs (e.g., location, placement, dimensions, sign area, text or lettering,
graphics or images, colors, illumination, installation methods, etc.), provide appropriate
formulas and calculations, provide sign area allotment for each tenant space, and provide a
review checklist for use by future commercial tenants.
Subdivision Conditions
51. This Vesting Tentative Tract Map No. 20425 authorizes the subdivision of a total of
approximately 12.24 acres as follows: approximately 11.15 acres located on the Redlands
Mall site subdivided into seven (7) lots for development purposes plus condominium
dwelling units located at the southwest corner of Redlands Boulevard and Orange Street;
and approximately 1.1 acres located at the southeast corner of Citrus Avenue and Eureka
Street subdivided into one (1)new commercial lot for a new retail store.
52. This Vesting Tentative Subdivision Map shall automatically expire 36 months after the
approval date for the project, unless Developer has diligently developed the proposed
project, as shown by the recordation of a Final Map with the San Bernardino County
Recorder's Office. This Vesting Tentative Subdivision Map is approved for phases, and
filing of multiple Final Maps may extend the expiration in accordance with the applicable
provisions of the Subdivision Map Act.
53. This permit/approval is granted for the plans dated April 4, 2022 ("the plans") on file with
the Planning Division. The project shall conform to the plans,except as otherwise specified
in these conditions.
54. The Final Tract Map(s) shall comply with the Subdivision Map Act and the Redlands
Municipal Code (RMC).
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55. The Final Tract Map(s)shall be in substantial conformance with the Vesting Tentative Tract
Map and plans submitted by the applicant and placed on file in the office of the Planning
Division.
56. This permit or approval may be modified or revoked by the City should it be determined that
the proposed use as permitted by this approval or conditions under which they were permitted
are detrimental to the public health, welfare, or materially injurious to property or
improvements in the vicinity or if the use is maintained so as to constitute a public nuisance.
57. By signing and/or using this permit, the permittee acknowledges all of the conditions
imposed and accepts this permit subject to those conditions and with full awareness of the
provisions of Redlands Municipal Code Title 15 (Buildings and Construction), Title 16
(General Plan), Title 17 (Subdivision Regulations), and Title 18 (Zoning Regulations).
Failure of the permittee to sign these conditions does not affect their enforceability by the
City or other responsible entity. These conditions are binding upon all future property
owners and occupants of the subject property.
58. Residential condominium construction or future condominium conversions shall comply
with the requirements of Chapter 18.156, Article IV (Condominiums and Condominium
Conversions), of the Redlands Municipal Code. Such requirements include but are not
limited to:
a. Wall and floor-ceiling assemblies shall conform to the sound insulation performance
criteria promulgated in title 25, California Administrative Code, section 1092, or its
successor.
b. The consumption of gas and electricity within each dwelling unit shall be separately
metered so that the unit owner can be separately billed for each utility. A water
shutoff valve shall be provided for each unit.
c. All permanent mechanical equipment, including domestic appliances, which is
determined by the building official to be a source or potential source of vibration or
noise, shall be shock mounted, isolated from the floor and ceiling, or otherwise
installed in a manner approved by the building official to lessen the transmission of
vibration and noise.
d. The anchorages of the permanent mechanical equipment are to be designed to resist
the lateral seismic forces, as required by the current edition of the uniform building
code.Failure of the city to identify potential sources of vibration on the approval of a
specific vibration system does not prevent the city from subsequently requiring
additional modification to the mechanical equipment to prevent vibration or noise
from being detected in other condominium dwelling units.
e. The proposed condominium project shall comply with all requirements of building,
fire and housing codes,zoning provisions, and other applicable regulations in effect
at the time of the application.
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59. Noise Notification and Signage and Marketing Requirements: As a required element of
disclosure to potential condominium purchasers, potential buyers within the mixed use
development project shall be notified in writing that they will be living in an urban area and
within a commercial land use district(i.e., a downtown business district and/or near a train
station), and that the intermittent and ambient noise levels may be higher than a purely
residential neighborhood due to nearby business activities, pedestrian activities, special
events, motor vehicle traffic, Metrolink and Arrow trains operating at the nearby train
station,public services(by City of Redlands or others),and various other noise sources that
may not be known at the present time. The commercial noise-generating sources and
activities shall have the right to continue operating in accordance with the City's Noise
Ordinance regulations applicable in a commercial zone(see RMC Chapter 8.06, including
Sections 8.06.070 and 8.06.080). Signage and Marketing Requirements shall be performed
consistent with the regulations contained in RMC Chapter 17.28 (specifically, Sections
17.28.030 and 17.28.050) to advise buyers of the existing commercial zoning and noise
environment.
60. Any application(s)for an extension of time of the above expiration date shall be filed with
the Planning Division not less than 90 days prior to the expiration date and shall comply
with Title 17(Subdivision Regulations)of the Redlands Municipal Code.Upon application
by the subdivider prior to the expiration of the approved or conditionally approved
tentative map, the tentative map shall be automatically extended in accordance with the
Subdivision Map Act.
61. Prior to Final Tract Map clearance, the applicant shall submit one (1) copy of each of the
final Articles of Incorporation,Bylaws of the Homeowners'Association,and Declaration of
Covenants, Conditions,and Restrictions(CC&Rs)to the Planning Division for review and
approval. After recordation of the final CC&Rs, two (2) copies of said recorded CC&Rs
shall be submitted to the Planning Division.
62. The applicant shall include the following within the CC&Rs:
a. The CC&Rs shall identify that all sewer lines connecting each unit to the existing public
sewers are privately owned,maintained,and operated by the Homeowners' Association.
b. The CC&Rs shall designate that it is the responsibility of the Homeowners' Association
to obtain appropriate waste containers to facilitate recycling and to instruct tenants and
owners on how to participate in the City's recycling program.
c. The establishment of reserves for common area maintenance and repairs shall be
provided.
d. Each condominium dwelling unit shall be provided a minimum of one(1)parking space
for units up to 999 square-feet, one and one-half(1.5)parking spaces for units between
1,000 to 1,499 square-feet, and two(2)parking spaces for each unit of 1,500 square-feet
or greater. Each parking space shall be located in a fully enclosed garage or parking
structure. These residential tenant parking spaces shall be permanently and irrevocably
assigned to particular units within the project. In addition, one-half (0.5) open guest
parking spaces for each condominium dwelling unit shall be provided (and shall be
-24-
located either on-site in the parking garage for the same building within which the
dwelling unit is located, or within the Building 2 parking structure at the southwest
corner of Redlands Boulevard and Orange Street).
e. The CC&Rs shall prohibit the storage or parking of trailers, boats, mobile homes,
recreational vehicles, and inoperable vehicles.
f. Any amendments to the CC&Rs, which would affect the parking facilities, common
areas,waste recycling,or which would alter the description of land and improvements or
maintenance reserve accounts governed by said CC&Rs shall first require the written
approval of the City of Redlands.
g. The condominium units shall be constructed and maintained in accordance with the
development standards contained in Chapter 18.156 of the Redlands Municipal Code,
Article IV (Condominiums and Condominium Conversions), if applicable.
h. The CC&Rs shall designate that any required guest parking spaces shall be owned,
maintained, and operated by the Homeowners' Association.
63. Prior to Tract Map clearance, the applicant must obtain a building permit showing
occupancy to be condominiums for the applicable dwelling units.
64. The approved Phasing Plan for the project(prepared and submitted by the Applicant) shall
be implemented as described on the following two pages.
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State Street Village
Phasing Description
Alternative 1
Phase Building Residential Non Residential Parking
Phase 1A Building 2 134 DU 32,000 SF Retail 686 Parking Spaces
12,000 SF Office
Phase 1B Building 1, 364 DU B1: 15,000 SF Retail B1: 415 Parking
Building 3, and Pharmacy: 14,500 SF Spaces
Pharmacy Retail Pharmacy: 61 Parking
Spaces
Phase 2A Building 4A & 4B 202 DU 24,000 SF Retail 225 Parking Spaces
TOTALS 700 DU 85,500 SF Retail 1,326 Parking Spaces
12,000 SF Office
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Phase 1 B
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[Staff Note: In this alternative, with Building 2 constructed first (i.e., five-level parking structure), it will
provide all the commercial parking for State Street Village (minimum of 274 spaces) plus the residential
guest parking (minimum of 175 spaces).]
-26-
State Street Village
Phasing Description
Alternative 2
Phase Building Residential Non Residential Parking
Phase 1 Building 2, 498 DU B2: 32,000 SF Retail B2: 686 Parking
Building 1, B2: 12,000 SF Office Spaces
Building 3 B1: 15,000 SF Retail B1: 415 Parking
Spaces
Phase 2 Pharmacy 0 DU Pharmacy: 14,500 SF Pharmacy: 61
Retail Parking Spaces
Phase 3 Building 4A & 4B 202 DU 24,000 SF Retail 225 Parking Spaces
TOTALS 700 DU 85,500 SF Retail 1,326 Parking
12,000 SF Office Spaces
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[Staff Note: In this alternative, if B1 and B3 are constructed before B2 (i.e., the parking structure), then the
existing parking lot on the south side of Citrus Avenue between Eureka and Fourth Streets shall provide
142 spaces to provide the commercial parking and residential guest parking for B1 and B3 (142 minimum)
until the B2 parking structure is available to provide the required residential guest parking and commercial
parking for B1 and B3.]
-27-
65. Prior to recordation of a Final Map,the Developer shall dedicate to the City a non-
exclusive easement(s)for the benefit of the City for purposes of public access across
private streets, sidewalks, and paseos to provide access for pedestrians,bicycles, and
vehicles (such as commercial customers and employees as well as residential guests).
Developer shall be responsible for the maintenance,repair, and replacement of private
streets, sidewalks, and paseos within the development.
SCEA Mitigation Measures (MM), Project Design Features (PDF), and/or
Existing Plans, Programs, Policies (PPP
66. PDF AQ-1: Tier III Equipment. Project construction will utilize equipment during
demolition, grading, and site preparation phases that equal or exceed Environmental
Protection Agency (EPA) and California Air Resource Board (GARB) Tier III engine
emissions standards.
67. PPP AQ-1: Rule 403. All applicable measures included in Rule 403, shall be incorporated
into Project plans and specifications as implementation of Rule 403,which include but are
not limited to:
• All clearing, grading, earth-moving,or excavation activities shall cease when winds
exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions.
• The contractor shall ensure that traffic speeds on unpaved roads and Project site areas
are limited to 15 miles per hour or less.
• The contractor shall ensure that all disturbed unpaved roads and disturbed areas
within the Project are watered at least three (3) times daily during dry weather.
Watering,with complete coverage of disturbed areas, shall occur at least three times a
day,preferably in the mid-morning, afternoon, and after work is done for the day.
68. PPP AQ-2: Rule 1113.The following measures shall be incorporated into Project plans and
specifications as implementation of SCAQMD Rule 1113 (2):
• Only "Low-Volatile Organic Compounds (VOC)"paints (no more than 50
gram/liter of VOC) consistent with SCAQMD Rule 1113 shall be used.
69. PPP AQ-3: Rule 445. The following measures shall be incorporated into Project plans and
specifications as implementation of SCAQMD Rule 445 (3):
• Rule 445 prohibits the use of wood burning stoves and fireplaces in new
developments.
70. MM BIO-1: Pre-construction Nesting Bird Survey. Construction plans and Project
specifications shall state that if construction or other Project activities are scheduled to
occur during the bird breeding season (February through August for raptors and March
through August for most migratory bird species), a pre-construction nesting bird survey
shall be conducted by a qualified biologist to ensure that active bird nests, will not be
disturbed or destroyed. The survey shall be completed no more than three days prior to
initial ground disturbance. The nesting bird survey shall include the Project area and
adjacent areas where proposed Project activities have the potential to affect active nests,
-28-
either directly or indirectly due to construction activity or noise. If an active nest is
identified,a qualified biologist shall establish an appropriate disturbance limit buffer around
the nest using flagging or staking. Construction activities shall not occur within any
disturbance limit buffer zones until the nest is deemed inactive by the qualified biologist.
71. MM CUL-1: Archaeological Monitoring. The Applicant shall retain a qualified
archaeologist to perform archaeological monitoring and the archaeologist shall be present
during initial ground-disturbing activities (e.g., site preparation, demolition of historic
structures, and grading up to ten feet below surface) to identify and assess any known or
suspected archaeological and/or cultural resource.The qualified archaeologist shall develop
a Cultural Resources Management Plan to address the details,timing, and responsibility of
all archaeological and cultural resource activities that occur on the Project site. The plan
shall include a scope of work,project grading and development scheduling,pre-construction
meeting (with consultants, contractors, and monitors), a monitoring schedule during all
initial ground-disturbance related activities,safety requirements,and protocols to follow in
the event of previously unknown cultural resources discoveries that could be subject to a
cultural resources evaluation. The plan shall be submitted to the City and the Consulting
Tribe(s)for review and comment,prior to final approval by the City. The Monitoring and
Treatment Plan shall incorporate the components described in Mitigation Measure TCR-1.
72. PPP GEO-1: California Building Code. The Project is required to comply with the
California Building Code as included in the City's Municipal Code Chapter 15.04 to
preclude significant adverse effects associated with seismic hazards. California Building
Code related and geologist and/or civil engineer specifications for the Project are required to
be incorporated into grading plans and specifications as a condition of Project approval.
73. MM PAL-1: Paleontological Resources. Prior to the issuance of the first grading permit,
the applicant shall provide a letter to the City of Redlands Planning Department, or
designee, from a paleontologist selected from the roll of qualified paleontologists
maintained by the County, stating that the paleontologist has been retained to provide
services for the project. The paleontologist shall develop a Paleontological Resources
Impact Mitigation Plan (PRIMP) to mitigate the potential impacts to unknown buried
paleontological resources that may exist onsite for the review and approval by the City.The
PRIMP shall require that the paleontologist be present at the pre-grading conference to
establish procedures for paleontological resource surveillance.The PRIMP shall also require
paleontological monitoring for ground disturbing activities greater than five feet in depth
within native soil, as determined by the Project paleontologist.
In the event paleontological resources are encountered,ground-disturbing activity within 50
feet of the area of the discovery shall cease. The paleontologist shall examine the materials
encountered, assess the nature and extent of the find, and recommend a course of action to
further investigate and protect or recover and salvage those resources that have been
encountered.
Criteria for discard of specific fossil specimens will be made explicit. If a qualified
-29-
paleontologist determines that impacts to a sample containing significant paleontological
resources cannot be avoided by project planning, then recovery may be applied. Actions
may include recovering a sample of the fossiliferous material prior to construction,
monitoring work and halting construction if an important fossil needs to be recovered,
and/or cleaning, identifying, and cataloging specimens for curation and research purposes.
Recovery,salvage and treatment shall be done at the Applicant's expense.All recovered and
salvaged resources shall be prepared to the point of identification and permanent
preservation by the paleontologist. Resources shall be identified and curated into an
established accredited professional repository. The paleontologist shall have a repository
agreement in hand prior to initiating recovery of the resource.
74. PPP HAZ-1: California UST Regulations. Underground storage tank(UST)repairs and/or
removals will be conducted in accordance with the California UST Regulations (Title 23,
Chapter 16 of the California Code of Regulations). Any unauthorized release of hazardous
materials will require release reporting,initial abatement,and corrective actions that will be
completed with oversight from the Regional Water Quality Control Board, Department of
Toxic Substances Control,Riverside County Environmental Health Division, South Coast
Air Quality Management District, and/or other regulatory agencies, as necessary. Use of
existing USTs will also have to be conducted (i.e., used, maintained and monitored) in
accordance with the California UST Regulations (Title 23, Chapter 16 of the California
Code of Regulations).
75. PPP WQ-1: Prior to grading permit issuance,the project developer shall have a Stormwater
Pollution Prevention Plan (SWPPP) prepared by a QSD (Qualified SWPPP Developer)
pursuant to the Municipal Code Chapter 13.54. The SWPPP shall incorporate all necessary
Best Management Practices (BMPs) and other City requirements to comply with the
National Pollutant Discharge Elimination System (NPDES) requirements to limit the
potential of polluted runoff during construction activities. Project contractors shall be
required to ensure compliance with the SWPPP and permit periodic inspection of the
construction site by City of Redlands staff or its designee to confirm compliance.
76. PPP WQ-2: Prior to grading permit issuance, the project developer shall have a Water
Quality Management Plan(WQMP)approved by the City for implementation. The project
shall comply with the City's Municipal Code Section 13.54 and the Municipal Separate
Storm Sewer System (MS4)permit requirements in effect for the Regional Water Quality
Control Board(RWQCB) at the time of grading permit to control discharges of sediments
and other pollutants during operations of the Project.
77. PPP N-1: The Project plans shall state the Project is required to comply with construction
hours of operation outlined in Section 8.06.120 of the City's Municipal Code;construction
activities shall take place between the hours of 7:00 am and 8:00 pm on weekdays,
including Saturdays, with no activity taking place at any time on Sundays or federal
holidays. In addition, all motorized equipment used in such activities are required to be
equipped with functioning mufflers.
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78. PPP PS-1: Schools Development Impact Fees. Prior to issuance of building permit, the
Developer shall pay applicable school development impact fees levied by the Redlands
Unified School District pursuant to the School Facilities Act(Senate Bill [SB] 50, Stats.
1998, c.407).
79. PPP PS-2: Park Fees. As a Condition of Approval of a tentative map, the Developer shall
pay applicable park related fees pursuant to Redlands Municipal Code Chapter 3.32.
80. PPP PS-3: Development Impact Fees. As a standard requirement and included as a
Condition of Approval for the Project, and prior to issuance of any building permits for the
Project,the Developer shall pay all applicable City of Redlands Development Impact Fees
(DIF)pursuant to the Redlands Municipal Code and/or adopted fee schedules.
81. MM TCR-1: The archaeologist shall develop a Cultural Resources Management Plan and
include the specifics as to how each Project mitigation measure will be carried out.Any and
all cultural documents created as a part of the project (Tribal Cultural Resources
Management Plan, Monitoring and Treatment Plans, isolate records, site records, survey
reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency and
disseminated to consulting tribe(s) for review. The Cultural Resource Management Plan
shall incorporate:
a. Project grading and development scheduling. Native American Monitor(s) should
attend and be present at the pre-construction meeting to establish communication
protocols, cultural sensitivity, and provide information and/or training to construction
contractors.
b. A schedule for monitoring during initial ground-disturbing activities (Ground
disturbance is defined as any activity that compacts or disturbs the ground within a
project area, including: the actual construction activities, permanent easements,
temporary construction easements,staging areas for supplies and equipment,and borrow
pits. Ground disturbance can also be caused by the use of hand tools, heavy equipment
and heavy trucks. Trenching, bulldozing, excavating, scraping, and plowing are typical
examples of ground disturbance activities), this may include, but is not limited to,
archaeological testing, and data recovery on the Project site, if determined appropriate.
The Cultural Resource Management Plan shall include scheduling,safety requirements,
and duties, based on the scope of work, and address the Native American Tribal
Monitors' authority to stop and redirect grading activities in coordination with the Project
Archaeologist.
C. The protocols and stipulations that the Applicant,Native American Tribal Monitor(s),
Project Archaeologist, and City of Redlands shall follow in the event that cultural
resources, items of Native American cultural patrimony, or tribal cultural resources are
inadvertently discovered during the course of Project related ground disturbing activities.
-31-
82. MM TCR-2: If significant tribal cultural resources are discovered and avoidance or
relocation cannot be ensured, the City shall engage in discussions with the Consulting
Tribes to determine the best course of action for preservation of the resource.
83. MM TCR-3: Designated Native American Monitor(s) from the consulting tribe(s), who
wish to partake in the monitoring program, shall be present during all initial ground-
disturbing activities(Ground disturbance is defined as any activity that compacts or disturbs
the ground within a project area, including: the actual construction activities, permanent
easements,temporary construction easements,staging areas for supplies and equipment,and
borrow pits. Ground disturbance can also be caused by the use of hand tools, heavy
equipment and heavy trucks. Trenching,bulldozing,excavating,scraping,and plowing are
typical examples of ground disturbance activities),which may include but is not limited to
testing, and date recovery if determined appropriate. If initial ground-disturbing activities
yield no discoveries of tribal cultural resources,the Consulting Tribe(s)may limit,suspend
or terminate monitoring efforts at their discretion. The Monitoring Agreement(s)with the
consulting tribe(s) shall be provided to the City of Redlands Development Services
Department prior to issuance of any demolition, grading, or construction permits.
84. MM TCR-4: In the event that cultural resources, including historic and pre-contact
materials, items of Native American cultural patrimony, or Tribal Cultural Resources are
discovered during the course of ground disturbance, the following procedures shall be
implemented:
a. All work in the immediate vicinity of the find (within a 50-foot buffer) shall cease
and the find shall be assessed by a qualified archaeologist in coordination with the
Native American Monitor(s)from the Consulting Tribe(s). Work on the other portions
of the Project,outside of the buffered area,may continue during this assessment period.
b. Notification and information regarding the nature of the find shall be made to the
representatives of all consulting tribe(s).
c. Temporary Curation and Storage: During construction, any cultural resources
discovered shall be temporarily curated in a secure onsite location, as determined
appropriate with consideration of input from consulting tribe(s). The removal of any
cultural resources from the Project site shall be thoroughly inventoried and overseen by
the Native American Tribal Monitor(s).
d. Treatment and Final Disposition: The land owner(s)shall relinquish ownership of all
items of Native American cultural patrimony and tribal cultural resources(including but
not limited to sacred items, burial goods, archaeological artifacts, and non-human
remains)that may be discovered. The land owner(s)shall relinquish ownership of tribal
cultural resources and items of Native American Cultural Patrimony through one or
more of the following methods and provide the City of Redlands with evidence of same:
i. Accommodate the process for on-site reburial of the discovered items with the
Participating Tribes. This shall include measures and provisions to protect the
future reburial area from any future impacts. Reburial shall not occur until all
cataloguing and recordation have been completed. A final report which includes
-32-
associated State DPR Forms, containing an inventory of the items reburied, along
with UTM parameters for the reburial location,shall be completed and provided to
the City, the Consulting Tribes and filed with the California Historical Resource
Information System (CHRIS).
ii. A curation agreement with an appropriate qualified repository that meets
federal standards per 36 CFR Part 79 and therefore would be professionally curated
and made available to other archaeologists or researchers for further study. The
collections and associated records shall be transferred, including title and
associated fees, to an appropriate curation facility.
iii. If more than one Native American Tribe or Band is involved with the Project
and cannot come to a consensus as to the disposition of tribal cultural resources
within one hundred and twenty(120)days from the initial recovery of the items,the
cultural resources shall be curated at the San Bernardino County Museum. A
curation agreement with an appropriate qualified repository shall be developed
between the landowner and museum that legally and physically transfers the
collections and associated records to the facility. This agreement shall stipulate the
payment of fees necessary for permanent curation of the collections and associated
records and the obligation of the Proj ect developer/applicant to pay for those fees.
85. MM TCR-5: Discovery of Human Remains. In the event that human remains are
encountered on the Project site,the construction contractor's designated Native American
Tribal Monitor shall immediately stop all work within 100 feet of the discovery. The
Developer shall immediately notify the San Bernardino County Coroner, the City of
Redlands Police Department,and the City of Redlands Development Services Department.
The County Coroner shall be permitted to examine the remains consistent with the
requirements of California Code of Regulations (CCR) §15064.5(e). California Health &
Safety Code§7050.5 states that no further disturbance shall occur until the County Coroner
has made a determination of origin and disposition pursuant to Public Resources Code
(PRC)§5097.98.If the remains are determined to be Native American,the County Coroner
shall notify the Native American Heritage Commission(NAHC),which shall determine and
notify a Most Likely Descendant(MLD). The MLD shall complete the inspection and make
recommendations or preferences for treatment within 48 hours of being granted access to
the site.
The specific location of Native American burials and reburials will be proprietary and not
disclosed to the general public. The locations will be documented by the Project
Archaeologist in conjunction with the various stakeholders and a report of findings will be
filed with the Eastern Information Center(EIC).
According to California Health& Safety Code, six or more human burials at one location
constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a
felony (Section 7052).
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Building & Safety Division
86. Project shall comply with currently adopted California Building Codes at time of
construction document submittal for plan review, including the Building Code (CBC),
the California Electrical Code, California Mechanical Code, California Plumbing Code,
Building Energy Efficiency Standards (Energy Code), California Green Building
Standards Code, and applicable provisions of Title 15 (Buildings and Construction) of
the Redlands Municipal Code.
87. Project is located within FEMA Flood zone AO and design will be required to comply
with Redlands Municipal Code (RMC) Chapter 15.32.
88. Project shall comply with California Building Code for Building Heights, Area
limitations, Fire design features and building separation distances, means of egress, and
accessibility.
89. A demolition permit is required for removal of existing structures and supporting
infrastructure.
90. An inspection and structural analysis of Zanja Channel Storm Drain along Lots 1, 2 and
6 shall be performed, and any recommended repairs to the existing storm drain and/or
design recommendations to structures adjacent to Storm Drain shall incorporated into
plan submittal.
91. An analysis by a California registered professional engineer on the changes caused to the
floodplain as a result of the water displacement caused by grading and proposed
structures.
92. Residential condominium construction or future condominium conversions shall comply
with the requirements of Chapter 18.156, Article IV (Condominiums and Condominium
Conversions), of the Redlands Municipal Code. Such requirements include but are not
limited to:
a. Wall and floor-ceiling assemblies shall conform to the sound insulation performance
criteria promulgated in title 25, California Administrative Code, section 1092, or its
successor.
b. The consumption of gas and electricity within each dwelling unit shall be separately
metered so that the unit owner can be separately billed for each utility. A water
shutoff valve shall be provided for each unit.
c. All permanent mechanical equipment, including domestic appliances, which is
determined by the building official to be a source or potential source of vibration or
noise, shall be shock mounted, isolated from the floor and ceiling, or otherwise
-34-
installed in a manner approved by the building official to lessen the transmission of
vibration and noise.
d. The anchorages of the permanent mechanical equipment are to be designed to resist
the lateral seismic forces, as required by the current edition of the uniform building
code.Failure of the city to identify potential sources of vibration on the approval of a
specific vibration system does not prevent the city from subsequently requiring
additional modification to the mechanical equipment to prevent vibration or noise
from being detected in other condominium dwelling units.
e. The proposed condominium project shall comply with all requirements of building,
fire and housing codes,zoning provisions,and other applicable regulations in effect
at the time of the application.
93. Approved hours for construction activities are: Monday through Friday, 7:00 a.m. to 6:00
p.m.; and Saturday, 7:00 a.m. to 6:00 p.m. No construction is permitted by contractors or
subcontractors after hours, on Sundays, or Federal holidays (RMC Chapter 8.06; RMC
8.06.090(F); RMC 8.06.120(G)).
Other City Departments/Divisions
94. The attached 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
b. Fire Department
Brian Desatnik
Development Services Director
-35-
EXHIBIT B
CONDITIONS OF APPROVAL
DEVELOPMENT SERVICES DEPARTMENT
FOR RETAIL STORE/PHARMACY WITH DRIVE-THROUGH
(CUP No. 1156 & CRA No. 934)
Planning Division
95. This permit/approval for Conditional Use Permit No. 1156 and Commission Review &
Approval No. 934 is issued for the retail store/pharmacy project consisting of an
approximately 14,500 square-foot commercial building for one tenant,to include one drive-
through pharmacy window and a single drive-through lane, on approximately 1.1 acres
located at the southeast corner of West Citrus Avenue and Eureka Street(APNs: 0171-251-
06, 0171-251-07, 0171-251-08, 0171-251-09, and 0171-251-10) in the C-3, General
Commercial zoning district.
96. Drive-through lane activities and pharmacy window sales/transactions shall only be
permitted between the hours of 6:00 AM to 10:00 PM daily.
97. This permit/approval for a Conditional Use Permit and Commission Review & Approval
shall automatically expire 24 months after the approval date(will expire on May 10,2024)
unless Developer has diligently developed the proposed project, as shown by the issuance
for a grading, foundation, engineering, or building permit(s). An extension of time may be
granted in accordance with Sections 18.12.140 and 18.92.090 of the Redlands Municipal
Code. The city council may,upon submittal of a written application for a time extension by
the holder of the permit and prior to the expiration date, grant a one year extension of time;
provided, however, that the total number of extensions shall not exceed three (3).
98. 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.
99. The applicant for this permit, and its successors and assigns, shall defend, indemnify and
hold harmless the City of Redlands,and its elected officials,officers,agents and employees,
from and against any and all claims, actions, and proceedings to attack, set aside, void or
annul the approval of this permit by the City, or brought against the City due to acts or
omissions in any way connected to the applicant's project that is the subject of this permit.
This indemnification shall include, but not be limited to, damages, fees, costs, liabilities,
and expenses incurred in such actions or proceedings, including damages for the injury to
property or persons, including death of a person, and any award of attorneys' fees. In the
event any such action is commenced to attack,set aside,void or annul all,or any,provisions
of this permit, or is commenced for any other reason against the City for acts or omissions
-36-
relating to the applicant's project,within fourteen(14) City business days of the same,the
applicant shall file with the City a performance bond or irrevocable letter of credit(together,
the "Security") in a form satisfactory to the City and in the amount of Three Hundred
Thousand Dollars ($300,000), to ensure applicant's performance of its defense and
indemnity obligations under this condition. The failure of the applicant to provide the
Security shall be deemed an express acknowledgement and agreement by the applicant that
the City shall have the authority and right,without objection by the applicant,to revoke all
entitlements granted for the project pursuant to this permit. The City shall have no liability
to the applicant for the exercise of City's right to revoke this permit.
100. By signing and/or using this permit, the permittee acknowledges all of the conditions
imposed and accepts this permit subject to those conditions and with full awareness of the
applicable provisions of the Redlands Municipal Code including Title 15 (Buildings and
Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), and Title 18
(Zoning Regulations).Failure of the permittee to sign these conditions does not affect their
enforceability by the City or other responsible entity. These conditions are binding upon all
future property owners and occupants of the subject property.
101. This permit/approval is granted for the project plans dated April 4,2022("the plans")on file
with the Planning Division. The project shall substantially conform to the approved plans,
except as otherwise specified in these conditions.
102. Prior to issuance of any building or engineering permits for the retail building, a Notice of
Land Use Restrictions and Conditions (on a form provided and approved by the City)shall
be recorded on all current and future Assessor's Parcel Number(s)for the subject property.
103. The applicant shall comply with all applicable federal, state, and local laws. Violations or
convictions of any of those laws in connection with the use may be cause for revocation of
this permit.
104. The issuance of any permits shall comply with all applicable provisions of the Redlands
Municipal Code.
105. All plans submitted to the City shall reflect all Planning Commission and/or City Council
approvals and any other changes required by the Commission, Council and/or staff. This
condition applies to site plans, landscape plans, elevations, grading, and all other
illustrations, text, or plans submitted to the City in connection with the project.
a. Prior to issuance of a building permit for the retail/pharmacy store,the design of the
top of the tower feature for the retail/pharmacy store shall be redesigned with a
dome(or similar architectural treatment)to be consistent with the adjacent historic
Post Office building.
106. No Certificate of Occupancy shall be granted,or building permit shall receive final approval
and signature,until all applicable Conditions of Approval have been satisfied for the retail
-37-
building.
107. The applicant shall not make any modifications or changes during construction that are in
conflict or contrary to the project's approved site design, grading plan, landscape plan, or
building elevations without first consulting with the Development Services Director or
designee.
108. Developer shall provide off-street parking for the project, including the number/types of
spaces,stall dimensions,paving,striping,location,and access,as required by the Redlands
Municipal Code. Standard parking spaces(90-degree)shall be a minimum of 9'0"in width
and 19'0" in length; the length dimension may overhang a planter area by up to 1'0" and
without obstructing shrubs or trees.Prior to issuance of a building permit for any building,
the Developer shall provide the typical drive aisle width and typical parking space
dimensions for each row of parking shown on the Site Plan, Floor Plan, and Civil Plans.
109. Prior to any expansion or addition to the drive-through lane, or any other substantial
alteration to the site or the building that will result in an increase of the capacity of the
drive-through lane (such as increasing the lane length or adding a second lane), an
application accompanied by the appropriate application fee(s) for a Revision to this
Conditional Use Permit shall be required and approval by the Planning Commission shall be
required.
110. This Conditional Use Permit is approved for the use of one drive-through lane with a
window for pharmacy sales/services. Prior to any major change of use or increase to the
intensity of use for the drive-through lane and service window (such as to a fast-food
restaurant,any alcoholic beverage sales,any non-pharmaceutical retail store that utilizes the
drive-through window, or any other major change of use), the proposed change or
intensification shall be reviewed by the Development Services Director or designee. The
Director may refer the proposed modification to the Planning Commission for review and
approval, and if so,then an application accompanied by the appropriate application fee(s)
for a Revision to this Conditional Use Permit shall be required and approval by the Planning
Commission shall be required.
111. Prior to issuance of a building permit for a building or phase, Developer shall submit
landscape and irrigation plans for the building, site, or phase. Approved preliminary
landscape plans (for shrubs and groundcovers) are conceptual and not adequate for
construction, and require a greater level of detail and a precise planting plan prior to
construction permit issuance. Developer shall coordinate with staff to finalize the precise
planting plan, including but not limited to: clustering or greater density of planting around
focal points (e.g., planters at intersection corners at Eureka Street and Fourth Street);
specifying landscape screening for any ground-mounted equipment or utilities; and avoid
creating the appearance of any"green wall" (e.g.,Ligustrum texanum (columnar),Prunus
caroliniana,etc.)that provides continuous opaque screening more than 5'0"high around the
site perimeter or street-side planters of the project site.
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112. 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.
Shrubs,hedges,groundcovers,screening landscape,etc.,shall be required to be maintained
and/or replaced on the subject properties in substantial conformance with the approved
landscape planting plan. A qualified arborist or horticulturist may be consulted.
113. Trees shall be allowed to grow to the full genetic height and habit(trees shall not be topped
or overly trimmed). Trees shall be maintained using standard arboriculture practices. Trees
shall be required to be maintained and/or replaced on the subject properties in substantial
conformance with the approved tree planting plan.A qualified arborist or horticulturist may
be consulted.
114. Prior to issuance of building permits,Developer shall demonstrate that light poles will not
conflict with tree locations. Developer shall submit a plan showing both the lighting and
landscape on the same sheet.Fixtures on exterior light poles shall direct lighting downward
(e.g., contain a flat lens and/or have shielding that directs light downward and contains
glare).
115. All parking lot and driveway lighting shall provide uniform illumination at a minimum level
of one (1.0) foot-candle average maintained across the horizontal surface. For energy
conservation,motion sensor devices may be utilized to automatically dim and brighten the
lighting (e.g., 50%).
116. A copy of the approved Conditions of Approval shall be included on the cover page of the
construction plans submitted to the Building Division.
117. Prior to issuance of a building permit, Developer shall submit final exterior building
material(s)and color scheme for review and approval by the Development Services Director
or designee.
118. 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, etc.); trim features and dimensions around doors,
windows,and other openings; exterior lighting,including all fixtures,models and numbers,
and light cut sheets or manufacturer sheets; and rooftop equipment screening.
119. The drive-through lane shall be screened from view from public right-of-way, to a height
equal to or greater than that of standard vehicular headlights. Screening shall include a
decorative wall a minimum of 36 inches high(up to 48 inches high maximum)within the
north side front planter for a length of twenty(20)feet from the building(i.e.,to the east as
measured from northeast corner of building), to be placed within the planter area fronting
Citrus Avenue behind the property line and include landscape screening. The screen wall
shall be decorative (such as earth-tone color CMU split-face block with cap rock, or
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plaster/stucco to match the building). Landscape and trees shall be installed around the
exterior of the screen wall in substantial conformance with the preliminary landscape plan.
120. Transformer cabinets and commercial gas meters shall not be located within required
setbacks and/or adjacent to public streets, and shall be screened from public view either by
architectural treatment or with landscaping. Multiple electrical meters and panels shall be
fully enclosed and incorporated into the overall architectural design of the building(s).
Backflow preventers shall be enclosed with landscaping that will provide complete
screening upon maturity. The location and method of enclosure or screening of this
equipment shall be shown on the construction plans and landscape plans prior to building
permit issuance. Location of said equipment shall be coordinated with appropriate utility
company(i.e., Southern California Gas Company or Southern California Edison Company).
The applicant shall submit plans showing details of screening subject to review and
approval by the Development Services Director,prior to issuance of building permits.
121. If any steel bollards or pour-in-place bollards are installed, they shall only be installed for
protecting utility devices(e.g.,transformer above-ground)and shall be painted a dark color
(e.g., dark green, brown, or black)to blend with surrounding landscape screening.
122. Developer shall provide off-street parking for the project, including the number/types of
spaces,stall dimensions,paving,striping,location,and access,as required by the Redlands
Municipal Code. Prior to issuance of a building permit, the Developer shall provide the
drive aisle width and typical parking space dimensions for each row of parking(within each
parking area lot) shown on the Site Plan.
123. Developer 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.
124. Developer shall provide off-street loading area(s) for the project, including the number of
spaces (or equivalent area), dimensions,paving, striping, location, and access, as required
by Redlands Municipal Code Section 18.164.340. Minimum required dimensions are not
less than:ten feet(10')in width;twenty feet(20')in length; and fourteen feet(14')in height
without overhead obstruction from buildings, street trees, or other structures.
125. The refuse enclosure shall not be located within the corner cutoff area at the intersection of
the alley and Fourth Street (i.e., traffic sight safety area). The refuse enclosure shall be
relocated to be outside of the corner cutoff area(e.g.,to the west side of the drive aisle near
the entrance to the drive-through lane as an acceptable alternative). Refuse enclosure walls
shall be decorative (e.g., split-face CMU block) with cap rock or a decorative alternative
approved in Plan Check. Landscaping(e.g., climbing vines or hedge-type shrubs) shall be
provided around exterior side of the enclosure walls that are visible from public right-of-
way. A paved path of travel from the building is recommended.
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126. 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.
Prior to building permit issuance, a lighting and photometric plan shall be submitted
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.
127. 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 alleyways, pathways, streetscapes, and open spaces proposed
throughout the development.A minimum of one(1)foot-candles average maintained across
the horizontal surface shall be provided for each parking lot. For energy conservation,
motion sensor devices may be utilized to automatically dim and brighten the lighting(e.g.,
50%).
128. 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. Plumbing vents, ducts and other
appurtenances protruding from the roof of structures shall be placed so that they will not be
visible from the front of the property or other major public vantage points. Developer shall
include a note on the construction plumbing drawings of exterior elevations to indicate to
contractors that roof features shall be grouped and located in the described manner. Roof
vents shall be shown on construction drawings and painted to match roof material color.
129. Any gutters, downspouts, pipes, and other drainage appurtenances shall be designed and
shall be placed(e.g.,internal to the building or inside the exterior walls)so that they will not
be visible from the front of the property (i.e., from public right-of-way) or other major
public vantage points.
130. Utility meters shall be fully screened and incorporated into the overall architectural design
of the building (e.g., interior room, cabinet with wing wall, or equivalent complete
screening). For any exterior utility meter panels, Developer shall screen and/or paint such
panels to match the structure upon which it is located. Such panels shall be located to take
advantage of screening (e.g., exterior walls, wing walls, landscaping, or other building
elements) from public right-of-ways, to the maximum extent feasible. Any enclosures or
screening shall be architecturally treated to match the exterior of the attached structure.
131. Prior to issuance of any building or engineering permit for the retail building,the Developer
shall prepare and submit a Construction Parking Management Plan for all contractors,
workers, and deliveries related to the project site. The Construction Parking Management
Plan shall identify areas of the project site, surrounding private properties (with property
owner's authorization), and surrounding public streets that construction personnel may
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utilize. Deliveries of construction materials, equipment, trailers, vehicles, etc., shall be
performed on the project site to the extent practicable, and avoid the use of public streets
and rights-of-way if possible. The Developer and/or on-site primary general contractor
(superintendent) shall have responsibility for monitoring and enforcing the approved
parking management plan. The plan shall be subject to review and approval by the
Development Services Director or designee,and may be modified after approval to mitigate
any unanticipated impacts or public nuisance conditions.
132. Prior to any use of any public street,alley,or right-of-way for construction-related activities,
the Developer shall submit and receive approval for a Traffic Control Plan.Developer shall
be responsible for repairing,replacing, or financially compensating any damages to public
rights-of-way(including but not limited to paving,sidewalks,driveways,curbs and gutters,
storm drain facilities,parkway landscape,street trees,public utilities,etc.)to the satisfaction
of the Director(s)of the Municipal Utilities&Engineering Department and/or the Facilities
& Community Services Department, or their designee(s), as applicable.
133. Prior to issuance of a Certificate of Occupancy for the retail building, Developer shall
remove all construction materials and vehicles from the subject property.
134. Developer shall arrange for materials collection during construction, demolition, and
occupancy with the City's Solid Waste Division,or Developer shall arrange for self-hauling
to an authorized facility.
135. Before placing or constructing any signs on the project property, Developer shall obtain a
sign permit from the City. Sign locations and illumination may be subject to review and
approval by the Planning Division under separate permit.
SCEA Mitigation Measures (MM), Project Design Features (PDF), and/or
Existing Plans, Programs, Policies (PPP
136. PDF AQ-1: Tier III Equipment. Project construction will utilize equipment during
demolition, grading, and site preparation phases that equal or exceed Environmental
Protection Agency (EPA) and California Air Resource Board (GARB) Tier III engine
emissions standards.
137. PPP AQ-1: Rule 403. All applicable measures included in Rule 403, shall be incorporated
into Project plans and specifications as implementation of Rule 403,which include but are
not limited to:
• All clearing, grading, earth-moving,or excavation activities shall cease when winds
exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions.
• The contractor shall ensure that traffic speeds on unpaved roads and Project site
areas are limited to 15 miles per hour or less.
• The contractor shall ensure that all disturbed unpaved roads and disturbed areas
within the Project are watered at least three (3) times daily during dry weather.
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Watering,with complete coverage of disturbed areas, shall occur at least three times a
day,preferably in the mid-morning, afternoon, and after work is done for the day.
138. PPP AQ-2: Rule 1113.The following measures shall be incorporated into Projectplans and
specifications as implementation of SCAQMD Rule 1113 (2):
• Only "Low-Volatile Organic Compounds (VOC)"paints (no more than 50
gram/liter of VOC) consistent with SCAQMD Rule 1113 shall be used.
139. PPP AQ-3: Rule 445. The following measures shall be incorporated into Project plans and
specifications as implementation of SCAQMD Rule 445 (3):
• Rule 445 prohibits the use of wood burning stoves and fireplaces in new
developments.
140. MM BIO-1: Pre-construction Nesting Bird Survey. Construction plans and Project
specifications shall state that if construction or other Project activities are scheduled to
occur during the bird breeding season (February through August for raptors and March
through August for most migratory bird species), a pre-construction nesting bird survey
shall be conducted by a qualified biologist to ensure that active bird nests, will not be
disturbed or destroyed. The survey shall be completed no more than three days prior to
initial ground disturbance. The nesting bird survey shall include the Project area and
adjacent areas where proposed Project activities have the potential to affect active nests,
either directly or indirectly due to construction activity or noise. If an active nest is
identified,a qualified biologist shall establish an appropriate disturbance limit buffer around
the nest using flagging or staking. Construction activities shall not occur within any
disturbance limit buffer zones until the nest is deemed inactive by the qualified biologist.
141. MM CUL-1: Archaeological Monitoring. The Applicant shall retain a qualified
archaeologist to perform archaeological monitoring and the archaeologist shall be present
during initial ground-disturbing activities (e.g., site preparation, demolition of historic
structures, and grading up to ten feet below surface) to identify and assess any known or
suspected archaeological and/or cultural resource.The qualified archaeologist shall develop
a Cultural Resources Management Plan to address the details,timing, and responsibility of
all archaeological and cultural resource activities that occur on the Project site. The plan
shall include a scope of work,project grading and development scheduling,pre-construction
meeting (with consultants, contractors, and monitors), a monitoring schedule during all
initial ground-disturbance related activities,safety requirements,and protocols to follow in
the event of previously unknown cultural resources discoveries that could be subject to a
cultural resources evaluation. The plan shall be submitted to the City and the Consulting
Tribe(s)for review and comment,prior to final approval by the City. The Monitoring and
Treatment Plan shall incorporate the components described in Mitigation Measure TCR-l.
142. PPP GEO-1: California Building Code. The Project is required to comply with the
California Building Code as included in the City's Municipal Code Chapter 15.04 to
preclude significant adverse effects associated with seismic hazards. California Building
Code related and geologist and/or civil engineer specifications for the Project are required to
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be incorporated into grading plans and specifications as a condition of Project approval.
143. MM PAL-1: Paleontological Resources. Prior to the issuance of the first grading permit,
the applicant shall provide a letter to the City of Redlands Planning Department, or
designee, from a paleontologist selected from the roll of qualified paleontologists
maintained by the County, stating that the paleontologist has been retained to provide
services for the project. The paleontologist shall develop a Paleontological Resources
Impact Mitigation Plan (PRIMP) to mitigate the potential impacts to unknown buried
paleontological resources that may exist onsite for the review and approval by the City.The
PRIMP shall require that the paleontologist be present at the pre-grading conference to
establish procedures for paleontological resource surveillance.The PRIMP shall also require
paleontological monitoring for ground disturbing activities greater than five feet in depth
within native soil, as determined by the Project paleontologist.
In the event paleontological resources are encountered,ground-disturbing activity within 50
feet of the area of the discovery shall cease. The paleontologist shall examine the materials
encountered, assess the nature and extent of the find, and recommend a course of action to
further investigate and protect or recover and salvage those resources that have been
encountered.
Criteria for discard of specific fossil specimens will be made explicit. If a qualified
paleontologist determines that impacts to a sample containing significant paleontological
resources cannot be avoided by project planning, then recovery may be applied. Actions
may include recovering a sample of the fossiliferous material prior to construction,
monitoring work and halting construction if an important fossil needs to be recovered,
and/or cleaning, identifying, and cataloging specimens for curation and research purposes.
Recovery,salvage and treatment shall be done at the Applicant's expense.All recovered and
salvaged resources shall be prepared to the point of identification and permanent
preservation by the paleontologist. Resources shall be identified and curated into an
established accredited professional repository. The paleontologist shall have a repository
agreement in hand prior to initiating recovery of the resource.
144. PPP HAZ-1: California UST Regulations. Underground storage tank(UST)repairs and/or
removals will be conducted in accordance with the California UST Regulations (Title 23,
Chapter 16 of the California Code of Regulations). Any unauthorized release of hazardous
materials will require release reporting,initial abatement,and corrective actions thatwill be
completed with oversight from the Regional Water Quality Control Board, Department of
Toxic Substances Control,Riverside County Environmental Health Division, South Coast
Air Quality Management District, and/or other regulatory agencies, as necessary. Use of
existing USTs will also have to be conducted (i.e., used, maintained and monitored) in
accordance with the California UST Regulations (Title 23, Chapter 16 of the California
Code of Regulations).
145. PPP WQ-1: Prior to grading permit issuance,the project developer shall have a Stormwater
Pollution Prevention Plan (SWPPP) prepared by a QSD (Qualified SWPPP Developer)
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pursuant to the Municipal Code Chapter 13.54. The SWPPP shall incorporate all necessary
Best Management Practices (BMPs) and other City requirements to comply with the
National Pollutant Discharge Elimination System (NPDES) requirements to limit the
potential of polluted runoff during construction activities. Project contractors shall be
required to ensure compliance with the SWPPP and permit periodic inspection of the
construction site by City of Redlands staff or its designee to confirm compliance.
146. PPP WQ-2: Prior to grading permit issuance, the project developer shall have a Water
Quality Management Plan(WQMP)approved by the City for implementation. The project
shall comply with the City's Municipal Code Section 13.54 and the Municipal Separate
Storm Sewer System (MS4)permit requirements in effect for the Regional Water Quality
Control Board(RWQCB) at the time of grading permit to control discharges of sediments
and other pollutants during operations of the Project.
147. PPP N-1: The Project plans shall state the Project is required to comply with construction
hours of operation outlined in Section 8.06.120 of the City's Municipal Code;construction
activities shall take place between the hours of 7:00 am and 8:00 pm on weekdays,
including Saturdays, with no activity taking place at any time on Sundays or federal
holidays. In addition, all motorized equipment used in such activities are required to be
equipped with functioning mufflers.
148. PPP PS-2: Park Fees. As a Condition of Approval of a tentative map, the Developer shall
pay applicable park related fees pursuant to Redlands Municipal Code Chapter 3.32.
149. PPP PS-3: Development Impact Fees. As a standard requirement and included as a
Condition of Approval for the Project, and prior to issuance of any building permits for the
Project,the Developer shall pay all applicable City of Redlands Development Impact Fees
(DIF)pursuant to the Redlands Municipal Code and/or adopted fee schedules.
150. MM TCR-1: The archaeologist shall develop a Cultural Resources Management Plan and
include the specifics as to how each Project mitigation measure will be carried out.Any and
all cultural documents created as a part of the project (Tribal Cultural Resources
Management Plan, Monitoring and Treatment Plans, isolate records, site records, survey
reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency and
disseminated to consulting tribe(s) for review. The Cultural Resource Management Plan
shall incorporate:
d. Project grading and development scheduling. Native American Monitor(s) should
attend and be present at the pre-construction meeting to establish communication
protocols, cultural sensitivity, and provide information and/or training to construction
contractors.
e. A schedule for monitoring during initial ground-disturbing activities (Ground
disturbance is defined as any activity that compacts or disturbs the ground within a
project area, including: the actual construction activities, permanent easements,
temporary construction easements,staging areas for supplies and equipment,and borrow
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pits. Ground disturbance can also be caused by the use of hand tools, heavy equipment
and heavy trucks. Trenching, bulldozing, excavating, scraping, and plowing are typical
examples of ground disturbance activities), this may include, but is not limited to,
archaeological testing, and data recovery on the Project site, if determined appropriate.
The Cultural Resource Management Plan shall include scheduling,safety requirements,
and duties, based on the scope of work, and address the Native American Tribal
Monitors' authority to stop and redirect grading activities in coordination with the Project
Archaeologist.
f. The protocols and stipulations that the Applicant,Native American Tribal Monitor(s),
Project Archaeologist, and City of Redlands shall follow in the event that cultural
resources, items of Native American cultural patrimony, or tribal cultural resources are
inadvertently discovered during the course of Project related ground disturbing activities.
151. MM TCR-2: If significant tribal cultural resources are discovered and avoidance or
relocation cannot be ensured, the City shall engage in discussions with the Consulting
Tribes to determine the best course of action for preservation of the resource.
152. MM TCR-3: Designated Native American Monitor(s) from the consulting tribe(s), who
wish to partake in the monitoring program, shall be present during all initial ground-
disturbing activities(Ground disturbance is defined as any activity that compacts or disturbs
the ground within a project area, including: the actual construction activities, permanent
easements,temporary construction easements,staging areas for supplies and equipment,and
borrow pits. Ground disturbance can also be caused by the use of hand tools, heavy
equipment and heavy trucks. Trenching,bulldozing,excavating,scraping,and plowing are
typical examples of ground disturbance activities),which may include but is not limited to
testing, and date recovery if determined appropriate. If initial ground-disturbing activities
yield no discoveries of tribal cultural resources,the Consulting Tribe(s)may limit,suspend
or terminate monitoring efforts at their discretion. The Monitoring Agreement(s)with the
consulting tribe(s) shall be provided to the City of Redlands Development Services
Department prior to issuance of any demolition, grading, or construction permits.
153. MM TCR-4: In the event that cultural resources, including historic and pre-contact
materials, items of Native American cultural patrimony, or Tribal Cultural Resources are
discovered during the course of ground disturbance, the following procedures shall be
implemented:
e. All work in the immediate vicinity of the find (within a 50-foot buffer) shall cease
and the find shall be assessed by a qualified archaeologist in coordination with the
Native American Monitor(s)from the Consulting Tribe(s). Work on the other portions
of the Project,outside of the buffered area,may continue during this assessment period.
f. Notification and information regarding the nature of the find shall be made to the
representatives of all consulting tribe(s).
g. Temporary Curation and Storage: During construction, any cultural resources
discovered shall be temporarily curated in a secure onsite location, as determined
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appropriate with consideration of input from consulting tribe(s). The removal of any
cultural resources from the Project site shall be thoroughly inventoried and overseen by
the Native American Tribal Monitor(s).
h. Treatment and Final Disposition: The land owner(s)shall relinquish ownership of all
items of Native American cultural patrimony and tribal cultural resources(including but
not limited to sacred items, burial goods, archaeological artifacts, and non-human
remains)that may be discovered. The land owner(s)shall relinquish ownership of tribal
cultural resources and items of Native American Cultural Patrimony through one or
more of the following methods and provide the City of Redlands with evidence of same:
iv. Accommodate the process for on-site reburial of the discovered items with
the Participating Tribes. This shall include measures and provisions to protect the
future reburial area from any future impacts. Reburial shall not occur until all
cataloguing and recordation have been completed. A final report which includes
associated State DPR Forms, containing an inventory of the items reburied, along
with UTM parameters for the reburial location,shall be completed and provided to
the City, the Consulting Tribes and filed with the California Historical Resource
Information System (CHRIS).
V. A curation agreement with an appropriate qualified repository that meets
federal standards per 36 CFR Part 79 and therefore would be professionally curated
and made available to other archaeologists or researchers for further study. The
collections and associated records shall be transferred, including title and
associated fees, to an appropriate curation facility.
vi. If more than one Native American Tribe or Band is involved with the Project
and cannot come to a consensus as to the disposition of tribal cultural resources
within one hundred and twenty(120)days from the initial recovery of the items,the
cultural resources shall be curated at the San Bernardino County Museum. A
curation agreement with an appropriate qualified repository shall be developed
between the landowner and museum that legally and physically transfers the
collections and associated records to the facility. This agreement shall stipulate the
payment of fees necessary for permanent curation of the collections and associated
records and the obligation of the Proj ect developer/applicant to pay for those fees.
154. MM TCR-5: Discovery of Human Remains. In the event that human remains are
encountered on the Project site,the construction contractor's designated Native American
Tribal Monitor shall immediately stop all work within 100 feet of the discovery. The
Developer shall immediately notify the San Bernardino County Coroner, the City of
Redlands Police Department,and the City of Redlands Development Services Department.
The County Coroner shall be permitted to examine the remains consistent with the
requirements of California Code of Regulations (CCR) §15064.5(e). California Health &
Safety Code§7050.5 states that no further disturbance shall occur until the County Coroner
has made a determination of origin and disposition pursuant to Public Resources Code
(PRC)§5097.98.If the remains are determined to be Native American,the County Coroner
shall notify the Native American Heritage Commission(NAHC),which shall determine and
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notify a Most Likely Descendant(MLD). The MLD shall complete the inspection and make
recommendations or preferences for treatment within 48 hours of being granted access to
the site.
The specific location of Native American burials and reburials will be proprietary and not
disclosed to the general public. The locations will be documented by the Project
Archaeologist in conjunction with the various stakeholders and a report of findings will be
filed with the Eastern Information Center(EIC).
According to California Health& Safety Code, six or more human burials at one location
constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a
felony (Section 7052).
Building& Safety Division
155. Project shall comply with currently adopted California Building Codes at time of
construction document submittal for plan review, including the Building Code (CBC),
the California Electrical Code, California Mechanical Code, California Plumbing Code,
Building Energy Efficiency Standards (Energy Code), California Green Building
Standards Code, and applicable provisions of Title 15 (Buildings and Construction) of
the Redlands Municipal Code.
156. Project is located within FEMA Flood zone AO and design will be required to comply
with Redlands Municipal Code (RMC) Chapter 15.32.
157. Project shall comply with California Building Code for Building Heights, Area
limitations, Fire design features and building separation distances, means of egress,
accessibility.
158. A demolition permit is required for removal of existing structures and supporting
infrastructure.
159. An analysis by a California registered professional engineer on the changes caused to the
floodplain as a result of the water displacement caused by grading and proposed
structures.
160. Approved hours for construction activities are: Monday through Friday, 7:00 a.m. to 6:00
p.m.; and Saturday, 7:00 a.m. to 6:00 p.m. No construction is permitted by contractors or
subcontractors after hours, on Sundays, or Federal holidays (RMC Chapter 8.06; RMC
8.06.090(F); RMC 8.06.120(G)).
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Other City Departments/Divisions
161. The attached conditions of approval from the following City Departments/Divisions are
applicable to the project, and are hereby incorporated by reference:
c. Municipal Utilities & Engineering Department
d. Fire Department
End of Conditions of Approval
'V' Brian Desatnik
Development Services Director
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EXHIBIT C
CONDITIONS OF APPROVAL
MUNICIPAL UTILITIES & ENGINEERING DEPARTMENT
[ Attached]
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REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
DEVELOPMENT REQUIREMENTS
TENTATIVE TRACT NO. 20425
CONDITION USE PERMIT NO.S 1155 AND 1156
COMMISSION REVIEW AND APPROVAL NO.S 933 AND 934
Joint Meeting--Planning Commission and City Council
Date of P.C. Meeting: May 10, 2022
Applicant: Village Partners Ventures,LLC
Location: Southwest Corner of Redlands Boulevard and Orange Street
and the Southeast Corner of Citrus Avenue and Eureka Street
Project Description: Redevelop Redlands Mall with a Transit-Oriented
Development with Mixed Uses and Construct a New Single-
Tenant Retail Building
The applicant shall comply with the following engineering requirements to allow for the orderly
development of the surrounding area and for public health and safety.
All requirements for development shall be consistent with requirements set forth in the General
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 establishedper 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. SWPPP/Erosion Control Plan. Erosion/Sediment Control Plan shall be
submitted for review and approval. A copy of the project's Stonn Water
Pollution Prevention Plan (SWPPP) shall be submitted for review.
SWPPP Best Management Practices (BMPs) to prevent and control
discharges to the municipal separate storm sewer(drain) system shall be in
effect for the entire duration of project construction to its completion and
acceptance by the City. (RMC 13.54)
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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. RS-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.
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.
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4. All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Hydrology Report and Hydrologic Calculations; (RMC 17.07.030)
b. Geotechnical Report; (RMC 17.07.040)
C. Easement Documents. (RMC 17.09.050)
5. The post-construction stormwater discharge rate (Q) from a 100 year storm event
shall not be greater than the pre-construction stormwater discharge rate (Q).
6. 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.
7. Cash cleanup deposit shall be submitted ($3,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request. (RMC
12.16.290)
8. 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 j
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.
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9. For all development requiring coverage under the state of California General
Storm Water Permit,in effect at the time of permit issuance, and whom have filed
with the State Board a Notice of Intent (NOI), a copy of the Waste Discharge
Identification Number (WDID) and N01 shall be submitted for review and file.
Call (856) 563-3107. (RMC 13.54)
10. 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.
11. FEMA Elevation Certificate (Pre-Construction. All new construction or
substantial improvements within a Special Flood Hazard Area (designated
floodplain) shown on the FEMA flood map (FIRM) shall comply with the City's
floodplain management regulations (Chapter 15.32, Redlands Municipal Code).
For proposed developments within a floodplain, the applicant must submit a
FEMA Elevation Certificate (EC) for review and acceptance by the Municipal
Utilities and Engineering Department prior to issuance of the grading permit.
This certification shall be made by a registered professional engineer or land
surveyor in the State of California. The latest EC form and instructions can be
downloaded from the FEMA website at www.fema.gov.
B. The following items are required prior to RECORDATION OF TRACT MAP.
1. Pay plan check fee as established per resolution. The amount will be determined
at plan check submittal. (City Resolution No. 7671)
2. Plans required to be submitted shall include(RMC 17.17.060):
a. Tract Map;
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b. Street Improvement;
C. Storm Drain Construction;
d. Pavement Striping and Signage Plans (including reflectorized pavement '
markers);
e. Street Tree Installation—Street trees shall be provided as per the approved
Street Tree List;
f. Traffic Signal Modification;
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g. 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;
h. Potable Water Main Installation;
i. Recycled Water Main Installation;
j. Sewer Main Installation; and
k. Approved Onsite Potable and Irrigation Water Line 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 support documentation shall be submitted with the plans to be checked.
Submission shall include (RMC 17.09.060):
a. Title Reports and backup documents for the property;
b. All record maps and deeds referenced on the Tract/Parcel Map;
C. Easement Documents;
d. Boundary and Lot Closure Calculations; and
e. Record plans,maps and documents.
5. Pay the required development impact fees per ordinance in effect at time of
approval of Final Tract Map. The exact amount will be determined based upon
the review of the final building plans and project information. Development
Impact Fees shall include;
• Water Source Acquisition Charge (RMC 13.40);
• Sewer Frontage Charges; (RMC 13.44 and 13.12) and
• Remaining Development Impact Fees will be due at time of
building permit issuance or water meter installation (RMC
13.48.030 and Redlands Ordinance No. 2830).
6. All off-site improvements shall be designed by a Civil Engineer licensed in the
State of California. 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(RMC 17.17.060).
7. The approximate locations of existing underground utilities shall be shown on the
improvement/site/grading plans. The utilities shall be plotted ftom record and
field data. The City of Redlands and the design Engineer assume no liability as to
the exact location of said lines where locations are not shown.
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8. Submission of approved onsite potable and irrigations plans 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.
9. Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
10a. Requirements for Redlands Boulevard, Eureka Street to 3rd Street (RMC 17.15
and 17.17):
a. Dedicate to provide for a minimum 49 foot half street right-of-way width
including a corner cutoff/radius at the property line return to accommodate
all pedestrian ramps and a 25 foot radius curb return at Eureka Street;
b. Repair/replace altered, broken or substandard existing off-site
improvements to the project boundary;
C. Construct standard curb and gutter 39 feet south side of monumented
centerline;
d. 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;
e. Apply thermoplastic striping and markings to provide for 2 traveled lanes,
class 11 bike lane and a bus lane as accepted by the City Engineer;
f. Provide a bus pad(s) and shelter(s) as accepted by Omnitrans and the City
Engineer;
g. Construct standard curb adjacent sidewalk along the entire street frontage
and ramps at all curb returns as shown on approved tentative tract map and
as accepted by the City Engineer;
h. Provide street trees avoiding sewer and water laterals as shown on
approved tentative tract map and as accepted by the Facilities and
Community Development Department. Prepare and submit a separate
street tree plan for City approval;
i. Use traffic index of 9.0; and
j. Install commercial fire hydrants as required by the Redlands Fire
Department.
IOb. Requirements for Redlands Boulevard, Yd Street to Orange Street (RMC 17.15
and 17.17):
a. Dedicate to provide for a minimum 49 foot half street right-of-way width
including a corner cutoff/radius at the property line return to accommodate
all pedestrian ramps and;
b. Repair/replace altered, broken or substandard existing off-site
improvements to the project boundary;
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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 curb and gutter to the street centerline verified
through a geotechnical report;
d. Apply thermoplastic striping and markings to provide for 2 traveled lanes
and class It bike lane as accepted by the City Engineer;
e. Construct standard curb adjacent sidewalk along the entire street frontage
and ramps at all curb returns as shown on approved tentative tract map and
as accepted by the City Engineer;
h. Provide street trees avoiding sewer and water laterals as shown on
approved tentative tract map and as accepted by the Facilities and
Community Development Department. Prepare and submit a separate
street tree plan for City approval;
i. Use traffic index of 9.0; and
j. Install commercial fire hydrants as required by the Redlands Fire
Department.
11. Requirements for Orange Street(RMC 17.15 and 17.17)-
a. Repair/replace altered, broken or substandard existing off-site
improvements to the project boundary;
b. Install curb pop-outs to shorten the cast/west pedestrian crosswalk length
at State Street. Modify traffic signal for ADA compliance, if necessary;
C. For the portion of Orange Street between State Street and Redlands
Boulevard, apply thermoplastic striping and markings to provide for one
traveled lane and a class II bike lane in the southbound direction, and two
traveled lanes and a class II bike lane in the northbound direction. Include
left turn pockets at each intersection. Appropriate transitions for the bike
lanes shall be included in the final design. documents. All striping design
shall be as accepted by the City Engineer;
d. For the portion of Orange Street between Citrus Avenue and State Street,
apply thermoplastic striping and markings to provide for 1 traveled lane
and a class II bike lane in each direction with a left turn pockets at each
intersection along with a south bound right turn lane at Citrus Avenue, all
as accepted by the City Engineer;
e. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the curb and gutter to the street centerline verified j
through a geotechnical report;
f Reconstruct decorative sidewalk to accommodate the proposed stairways
and ADA ramps to the site as accepted by the City Engineer and the
Director of Development Services. All excess decorative bricks shall be
delivered to the City yard;
g. Provide street trees avoiding sewer and water laterals as shown on
approved tentative tract map and as accepted by the Facilities and
Community Development Department. Prepare and submit a separate
street tree plan for City approval;
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h. Use traffic index of 9.0;
i. Install a minimum 8 inch diameter non-potable/recycled water main
including necessary valves and appurtenances from the existing non-
potable main to Citrus Avenue; and
j. Install commercial fire hydrants as required by the Redlands Fire
Department;
k. Street layout prepared for entitlement shall be considered as diagrammatic
with final design to be approved by the City Engineer.
12. Requirements for Citrus Avenue (RMC 17.15 and 17.17):
a. Dedicate to provide for a 44 foot half street right-of-way width including a
corner cutoff/radius at the property line return to accommodate all
pedestrian ramps;
b. Repair/replace altered, broken or substandard existing off-site
improvements to the project boundary;
C. Construct standard curb and gutter 27 feet north side of monumented
centerline;
d. Construct full width median curb at 11 feet south and 1 foot north of
monumented street centerline with transition for left turns as accepted by
the City Engineer.
C. Provide detail on the design of the loading space popouts for acceptance
by the City Engineer.
f. Apply thermoplastic striping and markings to provide for 1 traveled lane,
class II bike lane, loading/parking lane and left turn lanes at 0, Street and
Eureka Street for the west bound barrel as accepted by the City Engineer.
Apply thermoplastic striping and markings to provide for 1 traveled lane,
class II bike lane, and left turn lane at Orange Street for the east bound
barrel as accepted by the City Engineer;
g Reconstruct the raised center median to accommodate the striping called
out in Section 12c above;
h. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the north and south curb and gutter verified
through a geotechnical report;
i. Construct minimum 6 foot wide curb adjacent sidewalk along the entire
street frontage and ramps at all curb returns as shown on approved
tentative tract map and as accepted by the City Engineer;
j. Install a dual LED ornamental street light [LEOTEK (GCJ1-20H-MV-
WW-2-GY-580-WL-PCR7) or approved equal], with the equivalent
illumination of a 150 watt sodium vapor street light at the wide point of
the raised center median. Location of the light will be determined at time
of plan preparation. Coordinate with City staff for guidance. Prepare and
submit a separate street lighting plan for City approval;
Tract Map No. 20425
May 10, 2022
Page 8
k. Provide street trees avoiding sewer and water laterals as shown on
approved tentative tract map and as accepted by the Facilities and
Community Development Department. Prepare and submit a separate
street tree plan for City approval;
1. Install an ADA ramp, solar powered pedestrian activated crosswalk with
beacons and in-pavement crosswalk lighting at the west side of 4" Street.
M. Use traffic index of 9.0;
n. Install a minimum 8 inch diameter recycled/non-potable water main
including necessary valves and appurtenances from Orange Street to the
Eureka Street centerline; and
o. Install commercial fire hydrants as required by the Redlands Fire
Department.
13. Requirements for Eureka Street North of Citrus Avenue(RMC 17.15 and 17.17):
a. Repair/replace altered, broken or substandard existing off-site
improvements to the project boundary;
b. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the curb and gutter to the street centerline verified
through a geotechnical report;
C. Apply thermoplastic striping and markings to provide for a class II bike
lane by the City Engineer;
d. Use traffic index of 9.0;
e. Construct standard 6' wide curb adjacent sidewalk not including the top of
curb along the entire street frontage and ramps at all curb returns. Provide
roadway dedication as needed; and
f. Install commercial fire hydrants as required by the Redlands Fire
Department.
14. Requirements for Eureka Street South of Citrus Avenue(RMC 17.15 and 17.17):
a. Repair/replace altered, broken or substandard existing off-site
improvements to the project boundary. This should include, but not
limited to, the installation of an ADA compliant ramp at Citrus Avenue.
Provide roadway dedication as needed;
b. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the curb and gutter to the street centerline verified
through a geotechnical report;
C. Construct standard 6' wide curb adjacent sidewalk not including the top of
curb along the entire street frontage and ramps at all curb returns. Provide
roadway dedication as needed;
d. Use traffic index of 5.0; and
e. Install commercial fire hydrants as required by the Redlands Fire
Department.
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15. Requirements for West State Street (Private Street):
a. Any proposed City owned potable water mains with necessary valves and
appurtenances shall be a minimum of 8 inches in diameter;
b. Any proposed City owned non-potable/recycled water mains with
necessary valves and appurtenances shall be a minimum of 8 inches in
diameter;
C. Any proposed City owned sewer mains with manholes and appurtenances
shall be a minimum of 8 inches in diameter; and
d. Dedicate any necessary easement(s) to the City of Redlands for Public
Utility purposes as accepted by the City Engineer.
16. Requirements for 3'd Street(Private Street) (RMC 17.15 and 17.17):
a. Any proposed City owned potable water mains with necessary valves and
appurtenances shall be a minimum of 8 inches in diameter;
b. Any proposed City owned non-potable/recycled water mains with
necessary valves and appurtenances shall be a minimum of 8 inches in
diameter;
C. Any proposed City owned sewer mains with manholes and appurtenances
shall be a minimum of 8 inches in diameter; and
d. Dedicate any necessary easement(s) to the City of Redlands for Public
Utility purposes as accepted by the City Engineer.
17. Requirements for 4th Street South of Citrus Avenue (RMC 17.15 and 17.17):
a. Repair/replace altered, broken or . substandard existing off-site
improvements to the project boundary. This should include, but not
limited to, the installation of an ADA compliant ramp at Citrus Avenue.
Provide roadway dedication as needed;
b. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the curb and gutter to the street centerline verified
through a geotechnical report;
C. Use traffic index of 5.0; and
d. Install commercial fire hydrants as required by the Redlands Fire
Department.
18. Requirements for Alley between 4ffi street and Eureka Street (RMC 17.15 and
17.17):
a. Provide a minimum 16 foot wide full depth portland cement concrete
pavement construction/reconstruction as accepted by the City Engineer
and verified through a geotechnical report;
b. Use traffic index of 7.0 or accepted by the City engineer.
C. Provide all signage for one way traffic only as accepted by the City
Engineer.
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18. Provide for adequate drainage facilities as shown on the approved tentative tract
map and as accepted by the City Engineer. The applicant shall provide and
submit all necessary hydrology/hydraulic studies and calculations in accordance
with the San Bernardino County Hydrology Manual (RMC 17.17).
19. Provide a structural analysis of the existing storm drain crossing the northwest
corner of the site from the Eureka Street centerline to the Redlands Boulevard
centerline. (RMC 17.17). The purpose of the analysis is to verify integrity of the
facility, the ability of the facility to withstand any loading resulting from the
proposed buildings, verification that the storm drain will not negatively impact the
proposed buildings and also to identify any necessary repairs to the existing
structure that may be needed because of the proposed project. The overall intent
of the analysis is to determine that the storm drain and the buildings will function
without negatively impacting each other during construction (near term) and over
time with operation and maintenance (long term). This analysis shall be subject to
review and approval of the City Engineer.
20. Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the
applicant and approved by the City for the project which address cross lot
drainage, Water Quality Management Plan requirements, sewer usage, water
service, and solid waste disposal, which are shared by the property and
condominium owners. The CC&Rs shall contain the following:
a. A provision which reads substantially as follows: "The City shall have the
right to review and approve any proposed amendment or termination of
[the CC&Rs] when such termination or amendment would alter, amend,
terminate or otherwise impair the rights of the City under those provisions
of[the CC&Rs] which satisfy the conditions of approval imposed by the
City for the project. All proposed amendments shall be submitted to the
City's Development Services Director and shall be approved in writing by
the City Attorney as a precondition of and prior to the recordation of such
amendment."
b. A provision which reads substantially as follows: "[The CC&Rs] shall be
covenants running with the land, and shall, in any event, and without
regard to technical classification or designation, legal or otherwise, be, to
the fullest extent permitted by law and equity, binding for the benefit and
the favor of, and enforceable by the City of Redlands. Although the City
of Redlands shall be a beneficiary of[the CC&Rs], and shall have a right
to enforce [them], the City of Redlands shall not be obligated hereunder to
exercise such rights of enforcement."
21. The CC&Rs shall be subject to a joint review by the all affected City Department
Directors and the City Attorney's Office. The applicant shall be required to pay
for the review of the CC&Rs by the affected Department Directors and the City
Attorney's Office at such persons'hourly billing rates.
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22. The CC&Rs shall be submitted to the City at least thirty (30) days prior to the
submission of any request for approval of the final map. The CC&Rs shall
subsequently be recorded, in the form approved by the City, prior to or at the
same time as the final map.
23. As a condition of and prior to the final tract map approval, the applicant shall (1)
petition the City for annexation of the property comprising Tentative Tract Map
No. 20425 to the City's Community Facilities District No. 2004-1, or a similar
City community facilities district, as designed by the City; (2) take actions
reasonable or necessary to annex such property to community facilities district;
and (3) pay the reasonable and actual costs incurred by the City in annexing the
property to the community facilities district; all for the purpose of maintenance of
landscaping, trails, street lights, commonly-owned areas and public right-of-ways.
(California Community Facilities Act)
24. Install reduced pressure principle backflow devices as required by City Engineer.
(RMC 13.20)
25. Install onsite fire line with double detector check valve backflow devices at
service connection satisfactory to the City Fire Department. (RMC 13.20)
26. Improvement bonds must be posted for the total estimated cost of off-site
improvements as follows (RMC 17.17.080):
Performance 100% security (due prior to final map
approval)
(Warranty) 10% security (due at time of acceptance of
improvements)
Labor and Materials 50% security (due prior to final map
approval)
Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter(savings account) in
City's name subject to approval of the City Attorney and Finance Director,
27. Survey and Monumentation cash bond must be posted.
28. The 10%warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off-site work.
29. Execute Subdivision Improvement Agreement (RMC 17.17.070).
30. A development agreement shall be approved by separate City Council action. All
development requirements and conditions within the agreement shall be
incorporated into and considered as a part of these Conditions of Approval.
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Page 12
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. (City Resolution No. 7671)
2. Provide pad certification and compaction report to the Building and Safety
Department.
3. 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)
• Library Facilities; (RMC 3.60)
• Open Space/Park; (RMC 3.32)
• 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 Improvement Charge; (RMC 3.44)
• Solid Waste Capital Improvement Charge; (RMC 3.70) and
• Sewer Frontage Charges *. (RMC 13.44)
* These charges arc required for building permit issuance if Final
Tract Map was not required for the project or charges were not
paid with the Final Tract Map approval.
4. Although this project will have an ongoing 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)
5. Provide for adequate drainage facilities, including any necessary under sidewalk
drains. (RMC 17.17)
6. Comply with the Solid Waste Recycling Access Act of 1991 (AB 1327) and
install double solid waste bin enclosure(s). Submit a plan prepared by a licensed
engineer showing bin enclosure(s) location on the site plan with solid waste truck
turning and/or turnaround track template superimposed.
7. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
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8. FEMA Elevation Certificate (Pre-Construction] All new construction or
substantial improvements within a Special Flood Hazard Area (designated
floodplain) shown on the FEMA flood map (FIRM) shall comply with the City's
floodplain managernent regulations (Chapter 15.32, Redlands Municipal Code).
For proposed developments within a floodplain, the applicant must submit a
FEMA Elevation Certificate (EC) for review and acceptance by the Municipal
Utilities and Engineering Department prior to issuance of the building permit.
This certification shall be made by a registered professional engineer or land
surveyor in the State of California. The latest EC forin and instructions can be
downloaded from the FEMA website at www.fema.gov.
9. Tract map shall be recorded and proof of recordation provided.
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. Water Source Acquisition Charge; (RMC 13.40)
3. Pay the Recycled Water Capital Improvement Charge; (RMC 3.53.050) and
4. Pay the Water Meter Charge. (Redlands Ordinance No. 2830)
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
I Cash cleanup deposit shall be submitted ($3,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request.
(Required unless previously submitted under Sections A, B or C.) (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 track
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 Pen-nit application and two (2) sets of City approved plans must be
submitted for all off-site improvements. Encroachment Pen-nit fees shall be paid
prior to issuance of Encroachment Pen-nit. (RMC 12.16.010)
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Page 14
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 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.
8. Improvement bonds must be posted for the total estimated cost of off-site
improvements as follows:
Performance 100% security (due prior to final map
approval)
(Warranty) 10% security (due at time of acceptance of
improvements)
Labor and Materials 50% security (due prior to final map
approval)
Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter(savings account) in
City's name subject to approval of the City Attorney and Finance Director.
9. Execute Subdivision Improvement Agreement. (RMC 17.17.070).
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.
3
Tract Map No. 20425
May 10, 2022
Page 15
4. 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)]
5. FEMA Elevation Certificate (Finished Construction). A post-construction
Elevation Certificate (EC) shall be submitted for all new construction or
substantial improvements within a Special Flood Hazard Area (designated
floodplain) shown on the FEMA flood map (FIRM). This certification shall
provide as-built survey elevations to verify compliance with the City's floodplain
management regulations (Chapter 15.32, Redlands Municipal Code). This
certification shall be made by a registered professional engineer or land surveyor
in the State of California and submitted to the Municipal Utilities and Engineering
Department for review and acceptance prior to issuance of the Certificate of
Occupancy. The latest EC form and instructions can be downloaded from the
FEMA website at www.fema.gov.
6. One mylar copy of recorded tract map shall be furnished to the Municipal Utilities
and Engineering Department.
7. 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.)
8. 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.
9. Resurface existing roadway as directed by the City Engineer due to utility
installations and construction damage.
10. Existing striping shall be removed and replaced as necessary. New striping and
pavement markings shall be installed as required by the City Engineer.
11. 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.
12. Owner/Developer shall provide recycling receipts as required by the recycling
plan.
Tract Map No. 20425
May 10, 2022
Page 16
G. The 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. Tie sheets shall be submitted for all monuments found and/or set in the public
right-of-way.
3. The release of securities/warranties/deposits must be requested in writing to the
City Engineer. Allow 30 days for processing.
7-IN
DONALD YOUNG, f,"-P-1W
One Stop Permit Center Manager
Initial
FILE TTM N0,20425,CLIP N0,S 1155 AND 1156,CRA NO.S 933 AND 934
Prepared 5/3/2022
EXHIBIT D
CONDITIONS OF APPROVAL
FIRE DEPARTMENT
[ Attached ]
-67-
�0ra�.r�x 4
w Redlands Fire Department
35 Cajon Street, Ste 12 • Redlands, CA 92373
(909) 798-7601 Office (909) 798-7602 Fax
10/10/2021
City of Redlands ❑ Special Reports/Comments needed
Brian Foote ❑ DRAFT Conditions of Approval
❑X FINAL Conditions of Approval
Reference Number: CRA 933 & 934 State Street Village
The following conditions have been applied to the above reference project pursuant to the City of Redlands Fire
Department adopted codes and standards, the 2019 California Fire Code and applicable rules, regulations and standards.
Conditions must be complied with as directed by Redlands Fire Department and shall be reviewed, permitted, inspected,
tested and approved in accordance with the requirements set forth.
/
❑ ® Special Reports or Comments - Prior to final conditions.
D.)iraf Coim:lirr'Miioins ® Final Conditions
PRIOR TO MAP
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❑ ® Minimum road width for fire apparatus in Planned Residential Developments is ❑20 ft. ❑ 26 ft.
❑28 ft. ❑ ft., if no parking is allowed, 30 feet if parking allowed on one side and 40 feet if
parking is allowed on both sides.
❑ ® The applicant shall grant an easement for the fire lane on the tentative tract map.
® The applicant shall submit covenants or CC&Rs for review and approval by the Community
Development Department, Engineering Division and Fire Department.The covenants or CC&Rs
shall be recorded concurrently with the final map, and shall provide for the following:
A. The maintenance of the required fire lane,with no obstructions, within an area that is
a minimum of ❑ 20 ft. ❑ 26 ft. ❑ 28 ft. ❑ ft. wide and 13.6 ft. in height.
Designated fire apparatus roads, streets, cul-de-sacs and turn-around (hammerhead)
and/or any other emergency access within the development shall be maintained
accessible and usable by emergency vehicles. Usable conditions include but are not
limited to the following:
1. An all-weather road surface shall be maintained, first lift of asphalt minimum.
2. Road shall support imposed loads of fire apparatus at 75,000 pounds.
11/2020 COA Template(Conditions of Approval) Page 1 of 8
3. No parking-fire lane signs shall be repaired or replaced as needed.
4. A monument entry sign with required address numbers shall be provided.
5. Fire lanes, streets and roads or other areas designated no parking-fire lane at
time of development shall remain free at all times of any obstruction including
but not limited to: vehicles, storage, debris, etc.
B. The provision and maintenance of fire resistive trees for the project.Trees shall not
overhang or grow into the fire lane or hammerhead turn-around.Trees shall not grow
within five feet of any proposed chimneys. Vegetation, other than ground cover, shall
not be permitted within five feet of fire protection systems.
C. Dwellings constructed with required fire and life safety features including fire
sprinklers, ignition resistant construction, smoke and carbon monoxide detectors and
fire resistive landscaping shall maintain these features in accordance with state and
local codes in use and applicable at the time of construction or installation.These
codes include the California Fire Code, California Building Code, California Vehicle
Code (fire lanes), City of Redlands Municipal Code and any other applicable codes,
standards and law.
❑ ® Private residential, public residential, commercial and industrial fire access roads shall provide an
access roadway with a minimum unobstructed width of ❑ 20 ft. ❑ 26 ft. ❑ 28 ft. ❑ ft.,
wide and a minimum 13'6"vertical clearance. Additional width requirements may be applied to
individual projects as determined by the Fire Marshal.
❑ ® Roadways shall be extended to within one hundred and fifty feet(150)feet of all portions of the
exterior walls as measured by an approved path of travel. An approved turn around shall be
provided when the roadway exceeds one hundred and fifty(150)feet as directed by Redlands
Fire Department. Fire Department turn around requirements shall be installed as directed,
pursuant to the California Fire Code, Appendix D.
E] ® Grades for driveway and fire apparatus access roads shall not exceed 12%. Fire Department
approval and additional conditions are required for grades above 12% maximum. Angle of
approach and departure for driveways shall not exceed 7 degrees. Grades exceeding 12%shall
be concrete with a deep broom finish perpendicular to the access roadway.
❑ ❑
PRIOR TO ISSUANCE OF A BUILDING OR GRADING PERMIT
YEN
❑ ® A hazardous materials inventory and disclosure shall be provided with a complete listing of SDS
sheets, storage locations, how they are stored, and types of containers. A technical report and
opinion prepared by an approved consultant shall be submitted for review and approval prior to
or as part of the submission for a building permit. Operational permits may be required and must
be applied for prior to certificate occupancy. Application and permits shall be made to San
Bernardino County Fire Department for CUPA compliance. Compliance with disclosure and
requirements placed on the project for the CUPA shall be complied with prior to certificate of
occu pa ncy.
❑ ® The building has the potential for storage of combustible stock in excess of ❑ 6 ft. ❑ 12 ft.
(rubber tires) in height, meeting the requirements of high-piled combustible storage as defined
in Chapter 32 of the California Fire Code. Significant modifications to the structure, including but
not limited to, smoke and heat vents or mechanical ventilation, draft curtains, special access
doors, upgraded sprinkler systems and hose connection requirements must be achieved in
Page 2 of 8
PRIOR TO ISSUANCE OF A BUILDING OR GRADING PERMIT
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compliance with the California Fire Code Chapter 32 should such storage occur. Minimum design
densities for fire sprinkler systems within spec. buildings shall be 0.33/3000. If high-piled
combustible storage is proposed then plans, specifications, and a technical opinion and report
shall be submitted from an approved consultant with the construction drawings to ensure fire
protection requirements. High piled combustible storage requires an annual operational permit
pursuant to the California Fire Code with appropriate fees paid prior to issuance and renewal.
❑ ® To determine the acceptability of technologies, processes, products, facilities, materials and uses
attending the design, operation or use of a building or premises subject to inspection by the fire
code official, the fire code official is authorized to require the owner or agent to provide,without
charge to the jurisdiction, a technical opinion and report. The opinion and report shall be
prepared by a qualified engineer, specialist, laboratory, or fire safety specialty organization
acceptable to the fire code official and shall analyze the fire safety properties of design,
operation or use of the building or premises and the facilities and appurtenances situated
thereon,to recommend necessary changes. The fire code official is authorized to require design
submittals to be prepared by, and bear the stamp of, a registered design professional.
®
E] review
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.
®
E] permit
Fire Department at time of operational permit application will charge certain fees for
permit issuance which will have, at a minimum, annual fees charged. Failure to pay required
annual fees will be cause to issue a "Cease and Desist" order.
® ❑ The proposed project shall comply with the applicable codes and standards of Title 24, Part 1-12.
®
E] Redlands
proposed project shall pay all applicable development impact fees, pursuant to the City of
Redlands Ordinances in effect at the time and that are amended from time to time.
❑ ® A fire command center for fire department operations shall be provided for Factories,
Mercantile, and storage occupancies that are greater than 50,000 square feet. The fire
command center shall be a minimum of 200 square feet and meet the requirements of the
California Fire Code as amended by Local Ordinance 2900- RMC Section 15.20.500.
® ❑ The required fire flow shall be 4,000 GPM for a 4-hour duration at 20 PSI residual operating
pressure. Documentation is required from the Municipal Utilities & Engineering Department
(MUED)or an approved third party verifying that the system is capable of meeting the required
fire flow prior to conditions of approval being established. If a third party is being used they
must be approved by the Fire Marshal. 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 Redlands Fire
Department and MUED to upgrade the existing system prior to release of building permits.
❑ ❑
PRIOR TO CONSTRUCTION
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® ❑ Private residential, public residential, commercial and industrial fire access roads shall provide an
access roadway with a minimum unobstructed width of ❑ 20 ft. 0 26 ft. ❑ 28 ft. ❑ ft. and
Page 3 of 8
PRIOR TO CONSTRUCTION
IIIb ,,,
a minimum 13'6"vertical clearance. Additional width requirements may be applied to individual
projects as determined by the Fire Marshal. Project complies with fire access
❑ ® Roadways shall be extended to within one hundred and fifty feet(150)feet of all portions of the
exterior walls as measured by an approved path of travel. An approved turn around shall be
provided when the roadway exceeds one hundred and fifty(150)feet as directed by Redlands
Fire Department, pursuant to the California Fire Code, Chapter 5 &Appendix D and as amended
locally. Fire Department turn around requirements shall be installed as directed and shall be
inspected and approved prior to lumber drop.
® ❑ All fire apparatus access roadways must be maintained unobstructed and drivable by fire
apparatus throughout the construction process. Access roadways shall be hard surfaced
(paved/concrete) and capable of holding an imposed load of 75,000 pounds including in adverse
weather conditions.
❑ ® Prior to combustible construction, grades for driveway and fire apparatus access roads shall not
exceed 12%. Fire Department approval and additional conditions are required for grades
exceeding 12% maximum. Angle of approach and departure for driveways shall not exceed 7
degrees. Grades exceeding 12% shall be concrete with a deep broom finish perpendicular to the
access roadway along with other conditions as determined by the Fire Marshal.
❑ ® The development and each phase thereof shall have a minimum of 2-points of vehicular access
for fire and emergency equipment and for routes of safe egress of citizens regardless of the cul-
de-sac length and shall be required as directed by Redlands Fire Department.
® ❑ All required fire apparatus access roads, fire lanes, fire department turn-around and entry/exit
drives shall have a minimum ❑ 20 ft. 0 26 ft. ❑ 28 ft. ❑ ft.turning radius for fire
apparatus depending on size, location and type of project. Site plans shall provide a fire
department turning radius template along the fire access roadway or within a detail confirming
that the radius meets Redlands Fire Department requirements. Project complies with fire access
® ❑ Fire Apparatus Access roads (all roads in project) shall be usable (paved), accessible and fire
hydrant(s) shall be capable of flowing required GPM and shall be tested/accepted by Fire Dept.
prior to dropping any lumber for construction.
® ❑ Loading zones are required adjacent to loading doors and shall be designated on the
Development Site or Plot Plan and shall be marked on the appropriate ground surface. Loading
zones shall not interfere with required Fire Lanes or emergency egress capabilities.
® ❑ Roadway design features (speed humps, bumps, speed control dips, etc.)which may interfere or
delay emergency apparatus responses shall not be installed or allowed to remain on the
emergency access roadways.
® ❑ Any gate or barrier across a fire access roadway, whether manual or automatic, must meet the
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 Redlands Fire Department specification are required.
The Knox switch shall override all gate functions and open the gate. Other access control
systems, such as Opticom, are required and must be installed as directed by the Fire Marshal.
Page 4 of 8
PRIOR TO CONSTRUCTION
® ❑ Water improvement plans shall be approved by Redlands Fire Department. The Developer shall
furnish 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 % ports and must be an approved fire hydrant type.The private fire hydrant
system must be approved, installed,tested, and accepted, prior to combustible construction.
® ❑ Fire hydrant water mains that supply two (2) or more fire hydrants shall be looped to provide
adequate supply.
❑ ® Buildings that exceed 200,000 square feet, or meet the requirements of the Municipal Utilities &
Engineering Department, shall have at least two separate points of connection to a water supply,
as approved by Redlands Fire Department.
® ❑ The existing fire hydrant system is insufficient to provide the required fire flow. This system is
required to be upgraded to meet the required fire flow as identified above.
® ❑ Prior to combustibles being brought to the site, the developer shall provide written certification
from Municipal Utilities & Engineering Department (MUED), dated within the last thirty days,
that:
A. All public fire hydrants or water purveyor connections required of the project have been
installed, tested, and approved by MUED, and
B. Are permanently connected to the public water main system, and
C. Are capable of supplying the required fire flow as required by Redlands Fire Department.
❑ ® Group R-3 and U Occupancies: An approved water supply capable of supplying the required fire
flow for fire protection shall be provided to all premises upon which facilities, buildings, or
portions of buildings are hereafter constructed or moved into or within the jurisdiction. When
any portion of the facility or building protected is in excess of 600 feet (122 mm)from a water
supply on a public street, as measured by an approved route around the exterior of the facility or
building, on-site fire private hydrants and mains capable of supplying the required flow shall be
provided when required by the Fire Code official.The size of fire hydrant outlets shall be a
minimum of one 4 inch and one 2-% inch NST outlet or greater as required by the Fire Code
official.
® ❑ In multi-family zones and in commercial and industrial zones, fire hydrants shall be installed at
intersections, at the beginning radius of cul-de-sacs, and every 300 feet of fire access roadways,
regardless of parcel size.The size of fire hydrant outlets shall be a minimum of one 4 inch and
two 2% inch NST outlet as required by the Fire Code official.
Exception:When improved methods of fire protection are provided, beyond those required by
the Code, and accepted by the Fire Code official, adjusted spacing of fire hydrants from those set
forth above may be considered.
® ❑ Private Fire hydrants shall be painted per Redlands Fire Department and 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.
® ❑ Public and private water utility mains must provide the level of reliability/redundancy
determined necessary by Redlands Fire Department and the Municipal Utilities & Engineering
Department.
Page 5 of 8
PRIOR TO CONSTRUCTION
® ❑ If any fire hydrant is taken "OUT OF SERVICE"—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.
E] ® Buildings on easement shall have additional street number signs at the intersections of the
easement and/or the roadway, and at additional locations as required by Redlands Fire
Department.
E] ® Street signs meeting the requirements of the City Engineer standards shall be installed at all
intersections prior to final occupancy approval.Temporary street signs may be required, during
construction, at the discretion of the fire code official.
E] ® All flammable vegetation shall be removed from each building site with slopes less that 15% at a
minimum distance of thirty(30) feet from all structures or to the property line, whichever is less.
E] ® A fuel modification or fire protection plan is required. An approved Fire Protection Consultant
that specializes in these types of complex plans shall prepare the plan. Plans and specifications
shall be submitted, reviewed and approved by Redlands Fire Department prior to issuance of
building construction permits.
E] ® The minimum fire flow in the Very High Fire Hazard Severity Zone is 2,500 GPM at 20 PSI for two
hours for new subdivisions,tracts, multi-family and commercial/industrial buildings.
❑ ❑
PRIOR TO OCCUPANCY
a
®
E] Fire
lane designations shall be required for all fire access roadways as determined by Redlands
Fire Department. Posted signs which state "FIRE LANE, NO PARKING" shall be installed every 50
feet. Curbs shall be painted red and stenciled with white letters indicating the same on the face
and top of any curb as directed by Redlands Fire Department. All Fire lanes shall be marked and
identified prior to Certificate of Occupancy.
® ❑ 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, two sets of hydraulic calculations, and two 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.
❑ ® Prior to Fire Department clearance for occupancy, an automatic fire sprinkler system shall be
installed. The system shall comply with NFPA#13-D Standard for Automatic Fire Sprinkler
Systems-Single Family Dwelling. Three sets of plans, two sets hydraulic calculations, and two
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.
Page 6 of 8
PRIOR TO OCCUPANCY
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®
E] installed.
to Fire Department clearance for occupancy, and automatic fire sprinkler system shall be
installed. The system shall comply with NFPA#13-111 Standard for Automatic Fire Sprinkler
Systems-Multi-Family Dwellings. Three sets of plans, two sets of hydraulic calculations, and two
sets of 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.
®
E] three
class I standpipe system is required. A State of California Licensed C-16 Contractor shall submit
three (3) sets of plans, specifications, and two sets of hydraulic calculations to the Fire
Department for review, approval, and permits must be issued prior to commencing work.
®
E] installed.
to Fire Department Clearance for occupancy, and automatic fire alarm system shall be
installed. The system shall comply with NFPA#72 standard for Fire Alarm Systems. Three sets of
plans, two sets of 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.
® ❑ Prior to final inspection or occupancy, hand portable fire extinguishers are required to be
installed as directed by Redlands Fire Department Community Risk Reduction 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.
E] ® An automatic smoke removal system is required. This system shall comply with the California
Fire Code, NFPA and all other applicable standards. The applicant shall submit three (3) sets of
detailed plans,two sets of specifications, and testing criteria to Redlands Fire Department for
review, approval and permits must be issued prior to commencing work.
E] ® An automatic smoke removal ventilation system (fusible link type) is required. Roof vents,
venting ratios and draft curtains shall be provided in accordance with the California Fire Code,
NFPA and all other applicable standards. This information shall be provided in sufficient detail
on the building construction drawings and submitted to Redlands Fire Department for review,
approval and permits must be issued prior to commencing work.
®
E] licensed
automatic hood and duct fixed fire suppression system is required. A State of California
licensed C-16 Contractor shall submit three (3) sets of detailed plans and two sets of
specifications to Redlands Fire Department for review, approval and permits must be issued
prior to commencing work.
®
E] height
commercial/industrial three-dimensional street numbers, minimum 12 inches in
height with a % 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 illuminated and be visible
from the street and shall not be obstructed in any manner.
❑ ® Permanent residential three-dimensional street numbers, minimum 4 inches in height, shall be
provided on the address side of the building at the highest point and furthest projection of the
structure. The address shall be illuminated and be visible form the street and shall not be
obstructed in any manner.
Page 7 of 8
PRIOR TO OCCUPANCY
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E] ® Permanent Multi-family three-dimensional street numbers, minimum 12 inches in height, shall
be provided on the address side of the building at the highest point and furthest projection of
the structure. The address shall be illuminated and be visible from the street and shall not be
obstructed in any manner. Building letter designations shall be a minimum of 12 inches in height
and shall be installed as directed by Redlands Fire Department fire code official.
®
E] doors
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 and be durable for the weather conditions
exposed.
❑ ® A lighted directory (site map) meeting Redlands Fire Department specifications is required at
each entrance to the complex as directed by Redlands Fire Department. A site plan with all
building locations identified by a number or letter, space numbers, fire protection equipment,
etc. and shall be reviewed and approved by Redlands Fire Department prior to installation.
® ❑ Knox emergency access key box is required at each building, with specific mounting locations
approved by 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.
®
E] and
emergency responder radio coverage plan is required to be submitted, reviewed, approved
and permits issued, prior to commencing work. Emergency responder radio coverage must meet
the requirements of the California Fire Code, Chapter 5, Section 510 and Redlands Fire
Department. Field tests are required prior to final inspection or occupancy.
®
E] California
fire department operational permit is required for certain specific operations regulated by the
California Fire Code. The permit is issued after application has been made to Redlands Fire
Department and full compliance of the requirements for the operation has been adhered to. An
annual fee is charged to the applicant for review and inspection of such permits on an annual
basis. Some permits require additional inspections and permit compliance that may require
additional fees to be paid semi-annually.
® ❑ 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 Redlands Fire Department.
®
E] PDF
fire protection plans, hydraulics, specifications, and technical books shall be submitted in a
PDF file and checked for quality control, prior to occupancy.The PDF must contain the approved
plan stamps from Redlands Fire Department.
❑ ❑
Yours in Service,
�'GO�iyirL410t P, pot�
Christopher P.Jensen, Fire Marshal
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