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HomeMy WebLinkAbout8340RESOLUTION NO 8340 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING CONDITIONAL USE PERMIT NO 1156 AND APPROVING COMMISSION REVIEW AND APPROVAL NO 934, FOR THE REDLANDS MALL SITE AND THE SOUTHEAST CORNER OF EUREKA STREET AND WEST CITRUS AVENUE. WHEREAS, Village Partners Ventures, LLC ("Applicant") has submitted development applications for Conditional Use Permit No 1155 and Commission Review and Approval No 933 to construct a mixed 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 0171-251-06-0000, 0171-251-07-0000, 0171-251-08- 0000, 0171-251-09-0000, 0171-251-10-0000), and WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No 1156 and Commission Review and Approval No 934 to construct a 14,500 square - foot retail building with drive -through pharmacy window located at the southeast corner of West Citrus Avenue and Eureka Street (APNs 0171-251-06-0000, 0171-251-07-0000, 0171-251-08- 0000, 0171-251-09-0000, 0171-251-10-0000), 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, plus condominium airspace units, and WHEREAS, the above -referenced applications filed with the City are referred to hereinafter as the "Project" and "Project Entitlements," and WHEREAS, the Planning Commission has reviewed the Project, and found the Project to be consistent with the 2035 General Plan including the central organizing strategy of the "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 Commission has reviewed the Project, found the Project 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 Commercial 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 up 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 1 L:\ca\Reso\8340 Village Partners CUP No. 1156 and CRA No. 934.docx WHEREAS, on April 12, 2022, the Planning Commission held a public hearing at the City Council Chambers on at a regularly scheduled meeting, 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, considered the proposed Project and related entitlement applications, and considered the testimony and other public comments submitted by members of the public, and, WHEREAS, on April 29, 2022, notice of the public hearing before the City Council and the PIanning Commission for the Project and related entitlement applications, and 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 WHEREAS, on May 10, 2022, the Planning Commission held a public hearing at the City Council Chambers, considered the Project and related entitlement applications, and considered the testimony and other public comments submitted by members of the public, and made a recommendation to the City Council; and WHEREAS, on May 10, 2022, the City Council held a public hearing at the City Council Chambers, and determined that approval of the proposed Project is in the best interests of the public health, safety and general welfare, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS. Section 1 Compliance with the California Environmental Quality Act In accordance with City Council Resolution No 8337, the Sustainable Communities Environmental Assessment prepared for the project has been adopted in compliance with the California Environmental Quality Act Section 2 Determination of General Plan Consistency. The 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 corner of Orange Street and Redlands Boulevard. The Project will satisfactorily implement the Transit Villages Concept and strategy in the 2035 General Plan to the extent feasible. Upon approval of General Plan Amendment No 142 to the `Commercial' land use designation for approximately 1 1 acres located at the southeast corner of West Citrus Avenue and Eureka Street (shown in Exhibit "A" attached hereto), the proposed single -tenant retail use will be consistent Section 3 Findings for Approval of Conditional Use Permit No 1156 Conditional Use Permit No. 1156 is hereby approved based upon the following findings, and subject to the Conditions of Approval from the Development Services Department (Exhibit "A"), Municipal Utilities and Engineering Department (Exhibit "B"), and Fire Department (Exhibit "C") attached hereto: 1 That the proposed development will not adversely affect the applicable land use plans of the city 2 L'1ca\Reso18340 Village Partners CUP No 1156 and CRA No 934.docx RESOLUTION NO 8340 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING CONDITIONAL USE PERMIT NO 1156 AND APPROVING COMMISSION REVIEW AND APPROVAL NO 934, FOR THE REDLANDS MALL SITE AND THE SOUTHEAST CORNER OF EUREKA STREET AND WEST CITRUS AVENUE. WHEREAS, Village Partners Ventures, LLC ("Applicant") has submitted development applications for Conditional Use Permit No 1155 and Commission Review and Approval No 933 to construct a mixed 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 0171-251-06-0000, 0171-251-07-0000, 0171-251-08- 0000, 0171-251-09-0000, 0171-251-10-0000), and WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No 1156 and Commission Review and Approval No 934 to construct a 14,500 square - foot retail building with drive -through pharmacy window located at the southeast corner of West Citrus Avenue and Eureka Street (APNs 0171-251-06-0000, 0171-251-07-0000, 0171-251-08- 0000, 0171-251-09-0000, 0171-251-10-0000), 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, plus condominium airspace units, and WHEREAS, the above -referenced applications filed with the City are referred to hereinafter as the "Project" and "Project Entitlements," and WHEREAS, the Planning Commission has reviewed the Project, and found the Project to be consistent with the 2035 General Plan including the central organizing strategy of the "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 Commission has reviewed the Project, found the Project 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 Commercial 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 up 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 1 L:\ca\Reso\8340 Village Partners CUP No. 1156 and CRA No. 934.docx The proposed General Plan Amendment will designate the subject properties at the southeast corner of Citrus Avenue and Eureka Street as "Commercial" (from Public/Institutional) 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 Permit The proposed single drive -through lane would be for the proposed retail/pharmacy 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 welfare The proposed retail store with pharmacy will not be detrimental to public health, safety, and welfare The store and pharmacy will provide a variety of common retail and household products as well as pharmacy 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 That the proposed development will comply to the maximum extent feasible with the regulations of the city's general plan, the applicable zoning district and the city's development standards East Citrus Avenue along the project site's northerly frontage is designated a Major Arterial in the 2035 General Plan, Figure 5-5 (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 applicable 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 18.156.350 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 Permit to ensure appropriateness of the use at the proposed location and to prevent any detrimental or nuisance effects to surrounding properties The single drive - through lane for one pharmacy window (a low -intensity drive -through service) is unique 3 L lcalResol8340 Village Partners CUP No '156 and CRA No 934.doex 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 4. Findings for Approval of Commission Review and Approval No. 934 The proposed Commission Review and Approval No. 934 is hereby recommended for approval based upon the following findings, and subject to the Conditions of Approval from the Development Services Department (Exhibit "A"), Municipal Utilities and Engineering Department (Exhibit "B"), and Fire Department (Exhibit "C") attached hereto. 1 The site for the intended use as adequate an size and shape to accommodate the use, and all of the required yards, setbacks, walls or fences, landscaping and other features wall adjust the use to those existing or permitted future 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 zone 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 -through 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 Office, professional offices, Smiley Library, public park, Police Annex, public utility building, CVS Pharmacy to the north, and vacant Redlands Mall facility (proposed to be redeveloped with a mixed use project). 2 The site for the proposed use relates to streets and highways which are properly designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed use The project is consistent with the 2035 General Plan Roadways in the area have been designed and planned to accommodate the type and quantity of traffic 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 site 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 conditions set forth in the approval and those shown on the approved sate plan are deemed necessary to protect the public health, safety and general welfare The 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 Communities Environmental Assessment) prepared for the project has fully analyzed potential environmental impacts, and all potential effects are either considered less than 4 Llcaliteso1834O Village Partners CUP No 1156 and CRA No 934.docx significant of can be mitigated to a less than significant level, ensuring that there will not be any significant detrimental effects to public health, safety, of welfare The project will provide pedestrian, bicycle, and motoi vehicle access as required by the General Plan of the Redlands Municipal Code Surface parking on -site will meet the requirements of the Redlands Municipal Code, with access to Citrus Avenue, Eureka Street, and Fourth Street All landscaping within the project site is privately owned and maintained, and meets the zoning requirements Section 5 Effective Date This Resolution shall take effect upon adoption ADOPTED, SIGNED AND APPROVED this 10t1' day of Ma3%2022 Paul T Barich, Mayor ATTEST nne Donaldson, City Clerk 5 L \ca\Reso\8340 Village Partners CUP No 1 156 and CRA No 934 docx I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was duly adopted by the City Council at a regular meeting thereof held on the 10th day of May, 2022 AYES. Councilmembers Tejeda, Davis, Guzman -Lowery, Gallagher, Mayor Barich NOES' None ABSENT None ABSTAINED None e Donaldson, City Clerk EXHIBIT A CONDITIONS OF APPROVAL DEVELOPMENT SERVICES DEPARTMENT FOR RETAIL STORE/PHARMACY WITH DRIVE -THROUGH (CUP No 1156 & CRA No 934) Planning Division 1 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 2 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 3 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) 4 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 5 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 6 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 7 This permit/approval is granted for the project plans dated May 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 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 *Added by Planning Commission 5/10/2022 8 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 9 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 maybe cause for revocation of this permit 10 The issuance of any permits shall comply with all applicable provisions of the Redlands Municipal Code 11 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 12 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 building 13 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 14 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 15 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 16 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 17 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 18 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 arbonst or horticulturist may be consulted 19 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 arbonst or horticultunst may be consulted 20 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) 21 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%) 22 A copy of the approved Conditions of Approval shall be included on the cover page of the construction plans submitted to the Building Division 23 Prior to issuance of a building permit, Developer shall submit final exterior building matenal(s) and color scheme for review and approval by the Development Services Director or designee 24 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 25 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 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 26 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 27 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 28 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 ofparking (within each parking area lot) shown on the Site Plan 29 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 30 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 31 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 32 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 33 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%) 34 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 35 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 36 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 37 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 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 38 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 dram 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 39 Prior to issuance of a Certificate of Occupancy for the retail building, Developer shall remove all construction materials and vehicles from the subject property 40 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 41 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) 42 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 (CARB) Tier III engine emissions standards 43 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 44 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 45 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 46 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 47 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 48 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 49 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 50 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) 51 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 52 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 53 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 54 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 55 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 56 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 momtonng 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 57 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 58 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 59 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 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) 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 m 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 Project developer/applicant to pay for those fees 60 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 Hentage 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) Building & Safety Division 61 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 62 Project is located within FEMA Flood zone AO and design will be required to comply with Redlands Municipal Code (RMC) Chapter 15 32 63 Project shall comply with California Building Code for Building Heights, Area limitations, Fire design features and building separation distances, means of egress, accessibility 64 A demolition permit is required for removal of existing structures and supporting infrastructure 65 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 66 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 67 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 & Engmeenng Department b Fire Department End of Conditions of Approvol Bnan Desatnik Development Services Director EXHIBIT B CONDITIONS OF APPROVAL MUNICIPAL UTILITIES & ENGINEERING DEPARTMENT [ Attached ] 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 — Plannmg Commission and City Council Date of P.C. Meeting: Applicant Location: Project Description: May 10, 2022 Village Partners Ventures, LLC Southwest Corner of Redlands Boulevard and Orange Street and the Southeast Corner of Citrus Avenue and Eureka Street Redevelop Redlands Mall with a Transit -Oriented Development with Mixed Uses and Construct a New Smglle- Tenant Retail Building The applicant shall comply with the following engmeenng 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 Amencan Public Works Association "Standard Plans for Public Works" and "Standard Specifications for Public Works Construction Greenbook", latest edition of "Redlands Water Systems Standard Specifications"; latest edition of "Redlands Sanitary Sewer Systems Standard Specifications", and current Redlands policies and guidelines relative to development projects A. The following items are required prior to issuance of the GRADING PERMIT. 1 Pay plan check fee as established per resolution The amount will be determined at plan check submittal 2 Plans required to be submitted include a Precise Grading Plan Grading plans shall be coordinated with the existing and proposed off -site improvements (RMC 15 04) b SWPPP/Erosion Control Plan Erosion/Sediment Control Plan shall be submitted for review and approval A copy of the project's Storm Water Pollution Prevention Plan (SWPPP) shall be submitted for review SWPPP Best Management Practices (BMPs) to prevent and control discharges to the municipal separate storm sewer (dram) system shall be in effect for the entire duration of project construction to its completion and acceptance by the City (RMC 13 54) Tract Map No 20425 May 10, 2022 Page 2 c Water Quality Management Plan Submit final Water Quality Management Plan (WQMP) for review and approval WQMP shall consist of post construction Best Management Practices (BMPs) prepared in accordance with the requirements and guidelines of the San Bernardino County Stormwater Program The requirements of the WQMP shall remain in effect throughout the life of the project (California State Order No R8-2010-0036) All plans used as reference for design shall be listed on title sheet of all plans with reference numbers. All plans shall be submitted on 24" x 36" size sheets Six (6) copies of each are required After final review, grading and SWPPP plans shall be submitted on 24" x 36" size, min 4 mil, mylar sheets for City's approval, 3 Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No 2 above All plans submitted shall be substantially complete, and no plan check queue place -holder plans will be accepted An incomplete plan submittal will not be accepted for plan check 4 All support documentation shall be submitted with the plans to be checked Submission shall include 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 wntten 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 dunng the grading process could be transferred to be used dunng 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 Tract Map No. 20425 May 10, 2022 Page 3 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 NOI shall be submitted for review and file Call (866) 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 drams 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 followmg 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, b Street Improvement; c. Storm Dram 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, Tract Map No 20425 May 10, 2022 Page 4 g Street Light Installation — Provide street lighting plan which show approved locations of service pedestal(s), conduits, street fights, 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 (AMC 13 40), • Sewer Frontage Charges; (RMC 13 44 and 13 12) and • Remaimng 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 from 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 Tract Map No. 20425 May 10, 2022 Page 5 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 l0a Requirements for Redlands Boulevard, Eureka Street to 3rd Street (RMC 17 15 and 17.17) i J 10b Requirements for Redlands Boulevard, 3rd 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 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 geotechincal report, e Apply thermoplastic striping and markings to provide for 2 traveled lanes, class II 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; Use traffic index of 9 0, and Install commercial fire hydrants as required by the Redlands Fire Department. 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; Tract Map No 20425 May 10, 2022 Page 6 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 venfied through a geotechnical report, d Apply thermoplastic stnpmg and markings to provide for 2 traveled lanes and class II 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 east/west pedestrian crosswalk length at State Street Modify traffic signal for ADA compliance, if necessary, e 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 Il 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 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, Tract Map No 20425 May 10, 2022 Page 7 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 Depai tiiient, 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 e 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 4th 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 I1 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 m 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 lc 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 4th 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 geotechmcal 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 Tract Map No 20425 May 10, 2022 Page 9 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` 1 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 mimmum 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 m 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 4th 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 Tract Map No 20425 May 10, 2022 Page 10 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 dram 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 dram 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 pnor 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 nght 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 Depaitiiient Directors and the City Attorney's Office at such persons' hourly billing rates Tract Map No 20425 May 10, 2022 Page 11 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 distnet, 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) m 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 Tract Map No 20425 May 10, 2022 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 Depai linent 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 Facihtzes, (RMC 3 60) • Storm Dram 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 are 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 Sohd Waste Recycling Access Act of 1991 (AB 1327) and install double solid waste bin enclosure(s) Submit a plan prepared by a licensed engineer showmg 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. Tract Map No 20425 May 10, 2022 Page 13 8 FEMA Elevation Certificate (Pre -Construction) All new construction or substantial improvements within a Special Flood Hazard Area (designated floodplam) shown on the FEMA flood map (FIRM) shall comply with the City's floodplam management regulations (Chapter 15 32, Redlands Municipal Code) For proposed developments within a floodplam, 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 form 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. 1 Cash cleanup deposit shall be submitted ($3,000 00) Deposit will be reimbursed after the work is completed and accepted by the City upon written request (Required unless previously submitted under Sections A, B or C) (RMC 12 16 290) 2 Truck route pennrt is required foi all construction vehicles 5 tons and over gross vehicular weight (e g concrete trucks) using streets other than established truck routes (RMC 10 54) 3 Section 4216/4217 of the Government Code requires a Dig Alert Identification Number be issued before a "Permit to Excavate" will be valid For your Dig Alert Identification Number, call Underground Service Alert toll free, 1-800-227-2600, two (2) working days pnoi to conducting any excavation (RMC 12 20 120) 4 Encroachment Permit application and two (2) sets of City approved plans must be submitted for all off -site improvements Encroachment Permit fees shall be paid prior to issuance of Encroachment Permit (RMC 12 16.010) Tract Map No 20425 May 10, 2022 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 WA 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 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 dunng 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 floodplam 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 Pnor 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 foi all monuments found and/or set in the public right-of-way 3 The release of secunties/wan-anties/deposits must be requested in wnting to the City Enguieei Allow 30 days for processing Owt DONALD YOUNG, P , P One Stop Permit Center Managei Initial FILE TTM NO 20425, CUP NO S 1155 AND 1156 CRA NO 5 933 AND 934 Prepared 5/3/2022 EXHIBIT C CONDITIONS OF APPROVAL FIRE DEPARTMENT [ Attached ] 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 Brian Foote Reference Number CRA 933 & 934 State Street Village ❑ Special Reports/Comments needed ❑ DRAFT Conditions of Approval ❑X FINAL Conditions of Approval 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 Required RequiredNot Reports and Comments Special Reports or Comments - Prior to final conditions ❑ X ❑ Draft Conditions ❑x Final Conditions PRIOR TO MAP Required ReNot quired Condition ❑ X 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 ❑ X 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 ❑ X 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 ❑ X 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 ❑ X 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 ❑ X PRIOR TO ISSUANCE OF A BUILDING OR GRADING PERMIT Required ReNot quired Condition 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 occupancy ❑ X ❑ X 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 Required ReNot quired Condition 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 ❑ X Redlands Fire Department at time of plan or permit submission will charge certain fees for plan review and inspections Fees will be determined at time of plan review and/or inspections X ❑ Redlands 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 X ❑ The proposed project shall comply with the applicable codes and standards of Title 24, Part 1-12 X ❑ The 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 X ❑ 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 ❑ X 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 X ❑ PRIOR TO CONSTRUCTION Required RequiredNot Condition Private residential, public residential, commercial and industrial fire access roads shall provide an X ❑ access roadway with a minimum unobstructed width of • 20 ft © 26 ft • 28 ft ■ ft and Page 3of8 PRIOR TO CONSTRUCTION Required ReNot quired Condition 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 ❑ X 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 X ❑ 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 ❑ X 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 ❑ X All required fire apparatus access roads, fire lanes, fire department turn- around and entry/exit X ❑ drives shall have a minimum • 20 ft © 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 X ❑ 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 X ❑ 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 X ❑ 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 X ❑ Page 4 of 8 PRIOR TO CONSTRUCTION Required ReNot quired Condition 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 %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 X ❑ Fire hydrant water mains that supply two (2) or more fire hydrants shall be looped to provide adequate supply X ❑ 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 ❑ X 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 X ❑ 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 X ❑ 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-Y2 inch NST outlet or greater as required by the Fire Code official ❑ X 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%z 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 X ❑ 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 X ❑ 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 X ❑ Page 5of8 PRIOR TO CONSTRUCTION Required ReNot quired Condition 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 X ❑ 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 ❑ X 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 ❑ X 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 ❑ X 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 ❑ X 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 ❑ X PRIOR TO OCCUPANCY Required Not Required Condition 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 X ❑ 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 X ❑ 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 ❑ X Page 6 of 8 PRIOR TO OCCUPANCY Required ReNot quired Condition Prior to Fire Department clearance for occupancy, and automatic fire sprinkler system shall be installed The system shall comply with NFPA #13-R 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 X ❑ A 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 X ❑ Prior 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 X ❑ 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 X ❑ 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 ❑ X 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 ❑ X An 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 X ❑ Permanent 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 X ❑ 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 ❑ X Page 7 of 8 PRIOR TO OCCUPANCY Required ReNot quired Condition 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 ❑ X Address numbers and suite numbers are required to be installed or painted on the rear of access doors to multiple suite facilities Numbers or letters shall be a minimum of four (4) inches in height and placed on a contrasting background and be durable for the weather conditions exposed X ❑ 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 ❑ X 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 X ❑ An 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 X ❑ A 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 X ❑ 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 X ❑ Final 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 X ❑ Yours in Service, Christopher P Jensen, Fire Marshal Page 8 of 8