HomeMy WebLinkAbout8391RESOLUTION NO. 8391
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING COMMISSION REVIEW & APPROVAL NO. 911 AND
TENTATIVE PARCEL MAP NO. 20175 FOR "THE GRAND" MULTIFAMILY
RESIDENTIAL PROJECT LOCATED AT THE NORTHEAST CORNER OF
EUREKA STREET AND WEST REDLANDS BOULEVARD.
WHEREAS, Vantage One Real Estate Investments ("Applicant") has submitted a
development application for Commission Review & Approval No. 911 to construct 145 apartment
units in a four-story building including subterranean and surface level structured parking, courtyard,
and common space amenities on approximately 1.49 acres located at 200-206 West Redlands
Boulevard (APNs: 0169-281-30-0000 and 0169-281-31-0000); and
WHEREAS, the Applicant has submitted a legislative application for Specific Plan
Amendment No. 23 to the Downtown Specific Plan (Specific Plan No. 45); and
WHEREAS, the Applicant has submitted an application for Tentative Parcel Map No. 20175
to consolidate two parcels into one parcel 1.49-acres in size for development purposes; and
WHEREAS, the above -referenced applications filed with the City of Redlands are referred to
hereinafter as the "Project" and "Project Entitlements;" and
WHEREAS, the Planning Commission has reviewed the proposed project, and found the
proposal 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 projects 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 proposed project, found the
proposal to be consistent with the City's 2021-2029 Housing Element, and the proposed residential
project will provide up to 145 dwelling units that will result in more housing opportunities in
Redlands; and
WHEREAS, the proposed land use is permitted in the Town Center -Historic (TC-H) District
of the Downtown Specific Plan (Specific Plan No. 45) wherein the project site is located; and
WHEREAS, on August 30, 2022, the Planning Commission held a public hearing at the City
Council Chambers on at a special 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 September 23, 2022, notice of the public hearing before the City Council for
the proposed 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
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WHEREAS, on October 4, 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. 8391, the Sustainable Communities Environmental Assessment
prepared for the project has been adopted in compliance with the California Environmental Quality
Act (CEQA).
SECTION 2. Determination of General Plan Consistency. The proposed Project is consistent
with the existing General Plan land use designation as `Commercial' and applicable policies
pertaining to the Downtown Redlands district as well as development of transit villages around the
three Redlands train stations.
SECTION 3. FINDINGS FOR APPROVAL OF TENTATIVE PARCEL MAP. Tentative
Parcel Map No. 20175 is hereby approved based upon the following findings, and subject to the
Conditions of Approval from the Development Services Department (Exhibit "A") and Development
Services Land Use Engineering Division (Exhibit "B") attached hereto:
1. That the proposed map is consistent with the general plan or any applicable specific
plan, or other applicable provisions of this code.
The proposed Tentative Parcel Map and 1.49 acres of the project site is designated for
Commercial land uses on the General Plan Land Use Map. The Commercial land use
category may permit residential uses consistent with the underlying zoning district (in this
case, the Downtown Specific Plan). The proposed Project is located within the Town
Center -Historic District of the Downtown Specific Plan (Specific Plan No. 45). Following
approval of the proposed Specific Plan Amendment No. 23 to the Downtown Specific
Plan (Specific Plan No. 45), the project will be consistent with the Specific Plan. Further,
the Floor -Area Ratio of 2.0 for the Project will be equal -to or less than the maximum
Floor -Area Ratio of 2.0 that is allowable in the Commercial land use category of the
Redlands General Plan and the Town Center -Historic District of the Downtown Specific
Plan (Specific Plan No. 45).
2. That the site is physically suitable for the type of development.
The project site is physically suitable for the type of development, which consists of a
multifamily residential building. The site has a generally flat and level topography, has
been previously graded and developed for urban development, and is suitable to be
developed in accordance with the Floor -Area Ratio and other requirements of the
applicable Town Center -Historic (TC-H) District of the Downtown Specific Plan (Specific
Plan No. 45). All on -site improvements and off -site improvements proposed as part of the
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project's design will meet all applicable City standards. The proposed project will provide
a safe, attractive, affordable, and cost-effective environment for the future residents.
3. That the site is physically suitable for the density of development.
The proposed Tentative Parcel Map will consolidate two parcels for development purposes.
The proposed project's Floor -Area Ratio of 2.0 will be within the maximum Floor -Area
Ratio permitted in the Commercial land use designation of the Redlands General Plan and
Town -Center Historic (TC-H) District of the Downtown Specific Plan (Specific Plan No.
45). Due to the design and operational character of the proposed project, Floor -Area Ratio
is the appropriate index to measure the proposed density/intensity of use(s). The project
site's topography is predominantly flat and level, and the design of the map will generally
follow with the existing grade of the project site and will not require an excessive amount of
grading or ground contouring. In addition to the multifamily residential structure, the site is
large enough to accommodate the proposed perimeter improvements, open space areas,
landscape areas, public roads and walkways, pedestrian improvements and amenities, and
other site design features.
4. That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat.
The City retained an environmental consultant to fully analyze the project, prepare an
Initial Study, and review technical reports provided by the applicant. An Initial
Study/Sustainable Communities Environmental Assessment document has been prepared
in accordance with current State law, and is recommended for the project. There are no
environmental effects or impacts that cannot be mitigated to a level of less than
significant, and there is no information or evidence of any potentially significant
environmental impacts. Mitigation measures are included with the environmental
documents, and will be included as Conditions of Approval for the project.
5. That the design of the subdivision or type of improvements are not likely to cause
serious public health problems.
The proposed Tentative Parcel Map will consolidate two parcels for development
purposes and is designed to accommodate the multifamily residential project. The
subdivision is not likely to cause any serious public health problems, as the project is
designed with public and private improvements that comply all applicable City and State
building and fire codes. The project's operational activities are not expected to generate
any significant detrimental emissions or odors, dust, vibration, or hazardous conditions.
Construction noise during various phases will not significantly affect nearby commercial,
residential, or City properties because noise will be mitigated to a level that is less than
significant.
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6. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use ofproperty within
the proposed subdivision.
The project and will improve access within the project site by requiring the construction
of the appropriate public sidewalks and rights -of -way. Pedestrian access will be provided
around and through the project site on all interior streets and other walkways, and will
connect to off -site pedestrian sidewalks providing direct access to the Santa Fe Depot
train station (fully improved sidewalks within public rights -of -way along Third Street,
Eureka Street, and Redlands Boulevard) and surrounding areas. The project will not
conflict with any easements for the public at large, including the existing storm drain at
the southwest comer of the project site.
7. Subject to Section 66474.4 of the Subdivision Map Act, that the land is not subject to a
contract entered into pursuant to the California land conservation act of 1965
(commencing with section 51200 of the Government Code) and that the resulting parcels
following a subdivision of the land would be too small to sustain their agricultural use.
The project site and all properties are not subject to a Williamson Act Contract. The
proposed development of the project was analyzed by the Initial Study, there will be no
impacts to agricultural land, and no mitigation measures are required.
SECTION 4. FINDINGS FOR APPROVAL OF COMMISSION REVIEW AND
APPROVAL. Commission Review & Approval No. 911 is hereby approved based upon the
following findings, and subject to the Conditions of Approval from the Development Services
Depaltlnent (Exhibit "A") and Development Services Land Use Engineering Division (Exhibit
"B") attached hereto:
1. The site for the intended use is adequate in size and shape to accommodate the use, and
all of the required yards, setbacks, walls or fences, landscaping and other features will
adjust the use to those existing or permitted future uses of land in the neighborhood.
The project site is approximately 1.49 acres in size and meets the requirements of the
Town Center -Historic (TC-H) District to accommodate the project and all required building
setbacks, landscape areas and screening, parking and parking lot improvements, and other
required site improvements. The multifamily residential project is consistent with the current
General Plan designation for the site and will provide for a residential use and a wider
variety of land uses the immediate surroundings. Surrounding properties include a existing
uses which include the Santa Fe Depot, a movie theater, downtown retail, Post Office,
professional offices, Smiley Library, public park, Police Annex, and the vacant Redlands
Mall facility and CVS (proposed to be redeveloped with an approved mixed use project).
2. The site for the proposed use relates to streets and highways which are properly designed
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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 multifamily residential project. West Redlands Boulevard along the project site's
south 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 site 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 project will support development in accordance with
the goals and policies of the Redlands General Plan. The environmental document
(Sustainable Communities Environmental Assessment) prepared for the project has fully
analyzed potential environmental impacts, and all potential effects are either considered
less than significant or can be mitigated to a less than significant level, ensuring that there
will not be any significant detrimental effects to public health, safety, or welfare. The
project will provide pedestrian, bicycle, and motor vehicle access as required by the General
Plan or the Redlands Municipal Code. On -site parking will meet the requirements of the
Redlands Municipal Code, with access to West Redlands Boulevard, Eureka Street, and
Third 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 4th day of October, 2022.
Paul T. Barich, Mayor
ATTEST:
nne Donal • son, City Clerk
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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 special meeting thereof held on the 4th day of October,
2022.
AYES: Councilmembers Davis, Guzman -Lowery, Gallagher; Mayor Barich
NOES: None
ABSENT: Councilmember Tejeda
ABSTAINED: None
e Donaldson, City Clerk
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EXHIBIT A
CONDITIONS OF APPROVAL
DEVELOPMENT SERVICES DEPARTMENT
(CRA No. 911 & TPM No. 20175)
Planning Division
1. This permit/approval for Commission Review & Approval No. 911 is issued for the "The
Grand" multifamily residential project generally described as the following:
a. A total of one hundred and forty-five (145) apartments;
b. A total of 183 on -site parking spaces for residents and guests in subterranean and
at -grade parking structures; and
c. Private common recreational open space totaling approximately 22,948 square -feet.
2. This permit/approval for a Commission Review & Approval shall automatically expire 24
months after the approval date (will expire on October 4, 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).
3. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or
exactions imposed by the City as a condition of approval of this project are subject to a
statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest
period for those fees, dedications, reservations and exactions which are subject to
Government Code Section 66020(a) has commenced to run on the date this project was
approved by the City.
4. The applicant for this permit, and its successors and assigns, shall defend, indemnify and
hold harmless the City of Redlands, and its elected officials, officers, agents and employees,
from and against any and all claims, actions, and proceedings to attack, set aside, void or
annul the approval of this permit by the City, or brought against the City due to acts or
omissions in any way connected to the applicant's project that is the subject of this permit.
This indemnification shall include, but not be limited to, damages, fees, costs, liabilities,
and expenses incurred in such actions or proceedings, including damages for the injury to
property or persons, including death of a person, and any award of attorneys' fees. In the
event any such action is commenced to attack, set aside, void or annul all, or any, provisions
of this permit, or is commenced for any other reason against the City for acts or omissions
relating to the applicant's project, within fourteen (14) City business days of the same, the
applicant shall file with the City a performance bond or irrevocable letter of credit (together,
the "Security") in a form satisfactory to the City and in the amount of Three Hundred
Thousand Dollars ($300,000), to ensure applicant's performance of its defense and
indemnity obligations under this condition. The failure of the applicant to provide the
Security shall be deemed an express acknowledgement and agreement by the applicant that
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the City shall have the authority and right, without objection by the applicant, to revoke all
entitlements granted for the project pursuant to this permit. The City shall have no liability
to the applicant for the exercise of City's right to revoke this permit.
5. By signing and/or using this permit, the permittee acknowledges all of the conditions
imposed and accepts this permit subject to those conditions and with full awareness of the
applicable provisions of the Redlands Municipal Code including Title 15 (Buildings and
Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), Title 18 (Zoning
Regulations), and Specific Plan No. 45 (Downtown Specific Plan). Failure of the permittee
to sign these conditions does not affect their enforceability by the City or other responsible
entity. These conditions are binding upon all future property owners and occupants of the
subject property.
6. This permit/approval is granted for the project plans dated July 12, 2022 ("the plans") on
file with the Planning Division. The project shall conform to the plans, except as otherwise
specified in these conditions.
7. The issuance of any permits shall comply with all applicable provisions of the Redlands
Municipal Code.
8. 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.
9. 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.
10. 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.
11. A copy of the approved Conditions of Approval shall be included on the cover page of the
construction plans submitted to the Building Division.
12. The applicant shall comply with all applicable federal, state, and local laws. Violations or
convictions of any of those laws in connection with the use may be cause for revocation of
this permit.
13. 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
typical drive aisle width and typical parking space dimensions for each row of parking
(within each parking garage or structure) shown on the Floor Plan.
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14. Prior to issuance of a building permit, Developer shall submit final exterior building
material(s) and color scheme for review and approval by the City Planner or designee. Plans
submitted by Developer with building permit applications shall show on the building
elevation sheets: all exterior building materials and colors, including product and finish
manufacturer name, color name and number, and surface finish type (such as: stucco with
sand finish, plaster with smooth finish, etc.); trim features and dimensions around doors,
windows, and other openings; exterior lighting, including all fixtures, models and numbers,
and light cut sheets or manufacturer sheets; and rooftop equipment screening.
15. Prior to issuance of a building permit, Developer shall submit landscape and irrigation
construction plans for the building and site. Developer shall coordinate with staff to fmalize
the precise planting plan, including but not limited to: specifying landscape screening for
any ground -mounted equipment or utilities; clustering or greater density of planting around
focal points (e.g., intersection corners); accommodating the required corner cutoff area
where driveways intersect streets; and avoiding excessive use of decorative rock, gravel, or
wood chips as a substitute for organic groundcover.
16. All landscaped areas noted on the site plan shall be permanently maintained with healthy
planting material, and whenever necessary shall be replanted with suitable vegetation.
Shrubs, hedges, groundcovers, screening landscape, etc., shall be required to be maintained
and/or replaced on the subject properties in substantial conformance with the approved
landscape planting plan. A qualified arborist or horticulturist may be consulted.
17. Trees shall be allowed to grow to the full genetic height and habit (trees shall not be topped
or overly trimmed). Trees shall be maintained using standard arboriculture practices. Trees
shall be required to be maintained and/or replaced on the subject properties in substantial
conformance with the approved tree planting plan. A qualified arborist or horticulturist may
be consulted.
18. 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 Southem 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.
19. Plans submitted for plan check shall include an exterior lighting plan, including fixture and
pole designs, for review and approval by the Development Services Director or designee.
Prior to building permit issuance, a lighting and photometric plan shall be submitted
demonstrating that adequate lighting ranges will be provided throughout the development
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without creating light spillover, light pollution, or conflicts with surrounding factors such as
tree locations, off -site or adjacent lighting.
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. Interior parking structures shall provide uniform illumination at a minimum level of two
(2.0) foot-candles average maintained across the horizontal surface shall be provided inside
each parking structure/garage, and a minimum of one (1.0) foot-candle for exterior parking
areas. Higher levels are recommended for remote areas subject to security problems (e.g.,
stairways, elevators, and other pedestrian access points). For energy conservation, motion
sensor devices may be utilized to automatically dim and brighten the lighting (e.g., 50%).
22. 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.
23. 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.
24. Utility meters shall be fully screened and incorporated into the overall architectural design
of the building (e.g., interior room, cabinet with wing wall, or equivalent complete
screening). Any enclosures or screening shall be architecturally treated to match the exterior
of the attached structure.
25. Telecommunications and television equipment or satellite dishes shall not be located on the
exterior of any building (including but not limited to balconies, patios, exterior railings,
rooflines, etc.). Dwelling units shall be internally wired for all available utility and
telecommunications services, with service devices, panels, or meters located within a
centralized equipment room. The equipment room(s) in each building shall be fully
enclosed and incorporated into the overall architectural design of the building(s). Any
satellite dishes/receivers shall only be located on the roof and shall be completely screened
from public view on all sides.
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26. The project site shall be kept in a weed and dust free condition throughout all periods of
construction.
27. Prior to issuance of any building or engineering permit for any building or phase of the
project, the Developer shall prepare and submit a Construction Parking Management Plan
for all contractors, workers, and deliveries related to the project site. The Construction
Parking Management Plan shall identify areas of the project site, surrounding private
properties (with property owner's authorization), and surrounding public streets that
construction personnel may utilize. Deliveries of construction materials, equipment, trailers,
vehicles, etc., shall be performed on the project site to the extent practicable, and avoid the
use of public streets and rights -of -way if possible. The Developer and/or on -site primary
general contractor (superintendent) shall have responsibility for monitoring and enforcing
the approved parking management plan. The plan shall be subject to review and approval by
the City Planner or designee, and may be modified by the City after approval to mitigate
any unanticipated impacts or public nuisance conditions.
28. Prior to any use of any public street or right-of-way for construction -related activities, the
Developer shall submit and receive approval for a Traffic Control Plan. Developer shall be
responsible for repairing, replacing, or financially compensating any damages to public
rights -of -way (including but not limited to paving, sidewalks, driveways, curbs and gutters,
storm drain facilities, parkway landscape, street trees, public utilities, etc.) to the satisfaction
of the Director(s) of the Municipal Utilities & Engineering Depaitulent and/or the Facilities
& Community Services Department, or their designee(s), as applicable.
29. Prior to issuance of a final Certificate of Occupancy, Developer shall remove all
construction materials and vehicles from the subject property.
30. 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.
31. Residential Tenant Parking: All required residential tenant parking shall be provided and
maintained on -site. A total of 183 spaces are required, and 183 spaces are provided: 146
spaces for residents (i.e., 1.0 space per unit) and 37 guest parking spaces.
a. All residential tenant parking spaces shall be located in the same building in which
the assigned dwelling unit is located.
b. All residential tenant parking spaces shall be designated and reserved for the unit to
which it is assigned (1.0 space per D.U. for units up to 999 square -feet in size, 1.5
spaces per D.U. for units between 1,000 to 1,499 square -feet in size, and 1.0 space
per live/work unit up to 1,499 square -feet in size).
c. For rental apartments, the owner or management company shall be required to rent or
charge a separate fee for the parking space(s) assigned to each dwelling unit in the
applicable lease (i.e., "unbundled" parking), for the purpose of reducing unnecessary
automobile ownership and reducing motor vehicle trips in a transit -oriented
development. Condominium (ownership) units, if any, shall not be subject to the
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unbundling provision.
d. All residential Guest parking spaces shall be available on a first -come, first -serve
basis, and the owner shall not designate, reserve, stripe, sign, or otherwise restrict
residential Guest parking spaces for individual residential or commercial tenants. All
residential Guest parking spaces shall remain equally open and available to all
residential guests, visitors, and others.
e. The owner or management company shall not rent or charge a separate fee for
residential Guest parking spaces.
32. Loading and unloading of household goods: The loading/unloading of household goods or
materials for the residential units (e.g., including but not limited to furniture, appliances,
construction materials, and other large items) that takes place within any public or private
street, shall be limited to the hours of 7:00 A.M. to 10:00 P.M. on weekdays, and 7:00 A.M.
to 10:00 P.M. on weekends and holidays.
33. Noise Notification: As a required element of lease disclosures to potential tenants, residents
of this development project shall be notified in writing that they will be living in an urban
area and within a commercial land use district (i.e., a downtown business district and/or
near a train station), and that the intermittent and ambient noise levels may be higher than a
purely residential neighborhood due to nearby business activities, pedestrian activities,
special events, motor vehicle traffic, Metrolink and Arrow trains operating at the nearby
train station, public services (by City of Redlands or others), and various other noise sources
that may not be known at the present time. The commercial noise -generating sources and
activities shall have the right to continue operating in accordance with the City's Noise
Ordinance regulations applicable in a commercial zone (see RMC Chapter 8.06, including
Sections 8.06.070 and 8.06.080). The signature of the residents shall confirm receipt and
understanding of this information.
34. Bus Stop: Prior to issuance of any building permits, Developer shall coordinate
improvements to the existing bus stop on the north side of West Redlands Boulevard
(easterly of the Third Street intersection) in accordance with RMC Section 18.224.020(F).
a. Developer shall purchase one (1) Omnitrans Premium Shelter manufactured by Tolar
Mfg. Co., 17 feet in length with a solar e-sign for real-time bus arrival information
(or an equivalent approved by the City in consultation with Omnitrans) for delivery
to Omnitrans. Omnitrans will be responsible for installing the new shelter at the
location.
35. Bicycle Facilities: New nonresidential and multi -family (of 10 or more units) developments
shall install bicycle racks or secured lockers at a rate of one per thirty (30) parking spaces
with a minimum of a three (3) space bicycle rack. A bicycle storage room within each
multifamily residential building providing the required facilities will satisfy this
requirement. Exterior bicycle racks shall also be required for visitors. Plans submitted to
Plan Check shall include information and specifications to verify this requirement has been
met.
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36. Before placing or constructing any signs on the project property, Developer shall obtain a
sign permit from the City. Sign locations and illumination are subject to review and
approval by the Planning Division under separate permit.
Subdivision Conditions
37. Tentative Parcel Map No. 20175 authorizes the merging of 14 parcels and subdivision into
one 1.49-acre parcel for development purposes. This Tentative Subdivision Map shall
automatically expire 36 months after the approval date for the project, unless Developer has
diligently developed the proposed project, as shown by the recordation of a Final Map with
the San Bernardino County Recorder's Office.
38. This permit/approval is granted for the plans dated July 12, 2022 ("the plans") on file with
the Planning Division. The project shall conform to the plans, except as otherwise specified
in these conditions.
39. Any application(s) for an extension of time of the above expiration date shall be filed with
the Planning Division not less than 90 days prior to the expiration date and shall comply
with Title 17 (Subdivision Regulations) of the Redlands Municipal Code. Upon application
by the subdivider prior to the expiration of the approved or conditionally approved tentative
map, the tentative map shall be automatically extended in accordance with the Subdivision
Map Act.
40. The Final Parcel Map(s) shall comply with the Subdivision Map Act and the Redlands
Municipal Code (RMC). The Final Map shall be in substantial conformance with the
Tentative Parcel Map and plans submitted by the applicant and placed on file in the office
of the Planning Division.
41. Residential condominium construction or future condominium conversions, if any, shall
comply with the requirements of Chapter 18.156, Article IV (Condominiums and
Condominium Conversions), of the Redlands Municipal Code. Such requirements include
but are not limited to:
a. Wall and floor -ceiling assemblies shall conform to the sound insulation performance
criteria promulgated in title 25, California Administrative Code, section 1092, or its
successor.
b. The consumption of gas and electricity within each dwelling unit shall be separately
metered so that the unit owner can be separately billed for each utility. A water
shutoff valve shall be provided for each unit.
c. All permanent mechanical equipment, including domestic appliances, which is
determined by the building official to be a source or potential source of vibration or
noise, shall be shock mounted, isolated from the floor and ceiling, or otherwise
installed in a manner approved by the building official to lessen the transmission of
vibration and noise.
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d. The anchorages of the permanent mechanical equipment are to be designed to resist
the lateral seismic forces, as required by the current edition of the uniform building
code. Failure of the city to identify potential sources of vibration on the approval of a
specific vibration system does not prevent the city from subsequently requiring
additional modification to the mechanical equipment to prevent vibration or noise
from being detected in other condominium dwelling units.
e. Condominium dwelling units shall comply with all requirements of building, fire and
housing codes, zoning provisions, and other applicable regulations in effect at the
time of the condominium airspace subdivision application. This shall include
preparation and submittal of Covenants, Conditions, and Restrictions (CC&R).
SCEA Mitigation Measures (MM), Project Design Features (PDF), and/or
Existing Plans, Programs, Policies (PPP):
42. 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 (1):
• 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.
43. 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.
44. 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.
45. 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
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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.
46. MM CUL-1: Archaeological Testing and Data Recovery Plan. Prior to approval of any
grading permit, the Project Applicant shall retain a qualified archaeologist to prepare an
Archaeological Testing and Data Recovery Program. The Archaeological Testing and Data
Recovery Program shall be implemented after existing onsite buildings are demolished and
prior to ground disturbance and grading. The Archaeological Testing and Data Recovery
Program shall include, at minimum, the following procedures:
• Development of an Archaeological Testing and Data Recovery Plan, which shall
include:
o Background research and anticipated resource types
o Research questions that can be addressed by the collection of data from
the defined resource types
o Field methods and procedures
o Cataloging and laboratory analysis
o Findings and interpretation
• Following the development of the Archaeological Testing and Data Recovery Plan,
the Archaeological Testing and Data Recovery Plan shall be provided to the City of
Redlands Development Services Director for review and approval. Archaeological
testing shall occur, with oversight by the qualified archaeologist, ahead of Project -
related ground disturbance to identify the presence of archaeological resources within
the Project area.
• If no significant archaeological deposits are encountered during testing efforts,
Project -related ground disturbance may continue. Archaeological monitoring shall
occur during all Project -related ground disturbance, as stipulated in MM CUL-2. A
final Archaeological Monitoring Report shall be prepared upon completion of ground
disturbance.
• Should potentially significant archaeological deposits be identified during testing
efforts, archaeological data recovery shall be implemented by the Project
archaeologist. Any excavation and recovery of identified resources shall be
performed using standard archaeological techniques and the requirements stipulated
in the Archaeological Testing and Data Recovery Plan. Any excavations, testing,
and/or recovery of resources shall be conducted by a qualified archaeologist.
Following the completion of data recovery Project -related ground disturbance may
continue. Archaeological monitoring shall occur during all Project -related ground
disturbance, as stipulated in MM CUL-2. A final Archaeological Monitoring Report
shall be prepared upon completion of ground disturbance.
47. MM CUL-2: 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
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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 (CBC) as included in the City's Municipal Code Chapter 15.04 to
preclude significant adverse effects associated with seismic hazards. CBC 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. PPP WQ-1: SWPPP. As listed below in Section 10, Hydrology and Water Quality.
50. 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 qualified professional paleontologist pursuant to the 2010 Standard
Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological
Resources by the Society for Vertebrate Paleontology (SRV), 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 pursuant to the 2010 Standard
Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological
Resources by the SRV 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.
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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.
51. PPP PS-1: Schools Development Impact Fees. Prior to issuance of building permit, the
Developer shall pay applicable school development impact fees levied by the Redlands
Unified School District pursuant to the School Facilities Act (Senate Bill [SB] 50, Stats.
1998, c.407).
52. 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.
53. 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.
54. PPP PS-2: Park Fees. Listed previously in Section 15, Public Services. (See PPP PS-3).
55. MM TCR-1: Retain a Native American Monitor Prior to Commencement of Ground -
Disturbing Activities.
A. The Project Applicant/Lead Agency shall retain a Native American Monitor from or
approved by the Consulting Tribe(s), Gabrielefio Band of Mission Indians — Kizh
Nation. The monitor shall be retained prior to commencement of any "ground -
disturbing activity" for the subject Project at all Project locations (i.e., both onsite
and any offsite locations that are included in the Project description/definition and/or
required in connection with the Project, such as public improvement work).
"Ground -disturbing activity" shall include, but is not limited to, demolition,
pavement removal, potholing, auguring, grubbing, tree removal, boring, grading,
excavation, drilling, and trenching.
B. A copy of the executed monitoring agreement shall be submitted to the Lead Agency
prior to the commencement of any ground -disturbing activity, or the issuance of any
permit necessary to commence a ground -disturbing activity.
C. The monitor will complete daily monitoring logs that will provide descriptions of the
relevant ground -disturbing activities, the type of construction activities performed,
locations of ground -disturbing activities, soil types, cultural -related materials, and
any other facts, conditions, materials, or discoveries of significance to the Tribe.
Monitor logs will identify and describe any discovered TCRs, including but not
limited to, Native American cultural and historical artifacts, remains, places of
significance, etc., (collectively, tribal cultural resources, or "TCR") as well as any
discovered Native American (ancestral) human remains and burial goods. Copies of
monitor logs will be provided to the Project Applicant/Lead Agency upon written
request to the Tribe.
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D. Onsite tribal monitoring shall conclude upon the latter of the following (1) written
confirmation to the Kizh from a designated point of contact for the Project
Applicant/Lead Agency that all ground -disturbing activities and phases that may
involve ground -disturbing activities on the Project site or in connection with the
Project are complete; or (2) a determination and written notification by the Kizh to
the Project Applicant/Lead Agency that no future, planned construction activity,
and/or development/construction phase at the Project site possesses the potential to
impact Kizh TCRs.
E. Upon discovery of any TCRs, all construction activities in the immediate vicinity of
the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not
resume until the discovered TCR has been fully assessed by the Consulting Tribe(s),
Kizh monitor and/or Kizh archaeologist. The Consulting Tribe(s) or Kizh will
recover and retain all discovered TCRs in the form and/or manner the Consulting
Tribe(s) deems appropriate, in the Tribe's sole discretion, and for any purpose the
Tribe deems appropriate, including for educational, cultural and/or historic purposes.
56. TCR-2: Unanticipated Discovery of Human Remains and Associated Funerary Objects.
A. Native American human remains are defined in PRC 5097.98(d)(1) as an inhumation
or cremation, and in any state of decomposition or skeletal completeness. Funerary
objects, called associated grave goods in Public Resources Code Section 5097.98 are
also to be treated according to this statute.
B. If Native American human remains and/or grave goods are discovered or recognized
on the Project site, then all construction activities shall immediately cease. Health
and Safety Code Section 7050.5 dictates that any discoveries of human skeletal
material shall be immediately reported to the County Coroner and all ground -
disturbing activities shall immediately halt and shall remain halted until the coroner
has determinate the nature of the remains. If the coroner recognized the human
remains to be those of a Native American, or has reason to believe they are Native
American, he or she shall contact, by telephone within 24 hours, the Native
American Heritage Commission, and Public Resources Code Section 5097.98 shall
be followed.
C. Human remains and grave/burial goods shall be treated alike per California Public
Resources Code section 5097.98(d)(1) and (2).
D. Construction activities may resume in other parts of the Project site at a minimum of
200 feet away from discovered human remains and/or burial goods, if the Kizh
determines in its sole discretion that resuming construction activities at that distance
is acceptable and provides the Project manager express consent of that determination
(along with any other mitigation measures the Kizh monitor and/or archaeologist
deems necessary). (CEQA Guidelines Section 15064.5(4)
E. Preservation in place (i.e., avoidance) is the preferred manner of treatment for
discovered human remains and/or burial goods. Any historic archaeological material
that is not Native American in origin (non-TCR) shall be curated at a public, non-
profit institution with a research interest in the materials, such as the Natural History
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Museum of Los Angeles County or the Fowler Museum, if such an institution agrees
to accept the material. If no institution accepts the archaeological material, it shall be
offered to a local school or historical society in the area for educational purposes.
F. Any discovery of human remains/burial goods shall be kept confidential to prevent
further disturbance.
57. TCR-3: Procedures for Burials and Funerary Remains.
A. As the Most Likely Descendant ("MLD"), the Koo-nas-gna Burial Policy shall be
implemented. To the Tribe, the term "human remains" encompasses more than
human bones. In ancient as well as historic times, Tribal Traditions included, but
were not limited to, the preparation of the soil for burial, the burial of funerary
objects with the deceased, and the ceremonial burning of human remains.
B. If the discovery of human remains includes four or more burials, the discovery
location shall be treated as a cemetery and a separate treatment plan shall be created.
C. The prepared soil and cremation soils are to be treated in the same manner as bone
fragments that remain intact. Associated funerary objects are objects that, as part of
the death rite or ceremony of a culture, are reasonably believed to have been placed
with individual human remains either at the time of death or later; other items made
exclusively for burial purposes or to contain human remains can also be considered
as associated funerary objects. Cremations will either be removed in bulk or by
means as necessary to ensure complete recovery of all sacred materials.
D. In the case where discovered human remains cannot be fully documented and
recovered on the same day, the remains will be covered with muslin cloth and a steel
plate that can be moved by heavy equipment placed over the excavation opening to
protect the remains. If this type of steel plate is not available, a 24-hour guard should
be posted outside of working hours. The Tribe will make every effort to recommend
diverting the project and keeping the remains in situ and protected. If the Project
cannot be diverted, it may be determined that burials will be removed.
E. In the event preservation in place is not possible despite good faith efforts by the
Project Applicant/developer and/or landowner, before ground -disturbing activities
may resume on the Project site, the landowner shall arrange a designated site location
within the footprint of the Project for the respectful reburial of the human remains
and/or ceremonial objects.
F. Each occurrence of human remains and associated funerary objects will be stored
using opaque cloth bags. All human remains, funerary objects, sacred objects and
objects of cultural patrimony will be removed to a secure container on site if
possible. These items should be retained and reburied within six months of recovery.
The site of reburial/repatriation shall be on the project site but at a location agreed
upon between the Tribe and the landowner at a site to be protected in perpetuity.
There shall be no publicity regarding any cultural materials recovered.
G. The Consulting Tribe(s) will work closely with the Project's qualified archaeologist
to ensure that the excavation is treated carefully, ethically and respectfully. If data
recovery is approved by the Consulting Tribe(s), documentation shall be prepared
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and shall include (at a minimum) detailed descriptive notes and sketches. All data
recovery data recovery -related forms of documentation shall be approved in advance
by the Consulting Tribe(s). If any data recovery is performed, once complete, a final
report shall be submitted to the Tribe and the NAHC. The Tribe does NOT authorize
any scientific study or the utilization of any invasive and/or destructive diagnostics
on human remains.
Building & Safety Division
58. When the Entitlement Review is approved submit complete construction drawings
including structural calculations, energy calculations and a soils report to Building and
Safety at the One Stop Permit Center for plan review in accordance with the current edition
of the California Building and Fire Codes including all local ordinances and standards
which are effective at the time of Plan Check Submittal.
59. The new structures are required to be equipped with automatic fire sprinklers per the
CBC/CFC, NFPA 13, and the Redlands Municipal Code § 15.20.
60. Emergency escape and rescue openings are required in each sleeping room. Such openings
shall open directly into a public way or to a yard or court that opens to a public way.
Exception for R-2 occupancies constructed of Type I, IIA, IIIA or IV construction equipped
throughout with an approved automatic sprinkler system as per the latest edition of the
California Building Code Section 903.3.1.1.
61. Stairway access to the roof at the four-story section is required as per the latest edition of
the California Building Code.
62. Office rooms in Units 1D and 2XD that have no emergency escape and rescue openings
shall have at least one wall that is at least fifty percent open to the adjoining room. This
wall opening shall have no framed in doors to the adjoining room.
63. Building floor allowable areas, area separations, and occupancy separations shall comply
with the current edition of the California Building Code.
64. Disabled access for the site and buildings must be in accordance to the State of California
and ADA regulations.
65. Required accessible parking for unassigned and visitor parking and assigned parking spaces
shall comply with the latest edition of the California Building Code Chapter 11A.
66. The project site is in the FEMA Flood Plain Zone AO with a Base Flood Depth of+1 foot.
An additional +2 foot is required to be added to the Base Flood Depth as per the Redlands
Municipal Code §15.32.110 (C) 4. Provide a FEMA Elevation Certificate at time of
Construction Drawings, Pad Certification, and at Finished Construction.
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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. Development Services — Land Use Engineering Division (Exhibit B)
End of Conditions of Approval
Brian Desatnik
Development Services Director
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EXHIBIT B
CONDITIONS OF APPROVAL
LAND USE ENGINEERING DIVISION
[ Attached ]
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REDLANDS DEVELOPMENT SERVICES DEPARTMENT
LAND USE ENGINEERING
DEVELOPMENT REQUIREMENTS
TENTATIVE PARCEL MAP NO. 20175 AND COMMISSION REVIEW AND
APPROVAL NO. 911
Date of P.C. Meeting;
Applicant:
Location:
Project Description:
August 30, 2022
VantageOne Real Estate Investments, LLC
Northeast Corner of Redlands Boulevard and Eureka Street
Merge 14 Existing Parcels and Construct a 146 Unit Multi -Family
Apartment Complex
The applicant shall comply with the following engineering requirements to allow for the orderly
development of the surrounding area and for public health and safety.
All requirements for development shall be consistent with requirements set forth in the Downtown
Specific Plan; applicable sections of Redlands Municipal Code; latest edition of "Redlands Standard
Specifications and Detail Drawings for Design and Construction of Public Improvements"; latest
edition of American Public Works Association "Standard Plans for Public Works" and "Standard
Specifications for Public Works Construction — Greenbook"; latest edition of "Redlands Water
Systems Standard Specifications"; latest edition of "Redlands Sanitary Sewer Systems Standard
Specifications"; and current Redlands policies and guidelines relative to development projects.
A. The following items are required prior to issuance of the GRADING PERMIT.
1. Pay plan check fee as established per resolution. The amount will be determined at
plan check submittal.
2. Plans required to be submitted include:
a. Precise Grading Plan. Grading plans shall be coordinated with the existing
and proposed off -site improvements. (RMC 15.04)
b. SWPPP/Erosion Control Plan. Erosion/Sediment Control Plan shall be
submitted for review and approval. A copy of the project's Storm Water
Pollution Prevention Plan (SWPPP) shall be submitted for review. SWPPP
Best Management Practices (BMPs) to prevent and control discharges to the
municipal separate storm sewer (drain) system shall be in effect for the entire
duration of project construction to its completion and acceptance by the City.
(RMC 13.54)
c. Water Quality Management Plan. Submit preliminary/final Water Quality
Management Plan (WQMP) for review and approval. WQMP shall consist
of post construction Best Management Practices (BMPs) prepared in
accordance with the requirements and guidelines of the San Bernardino
County Stormwater Program. The requirements of the WQMP shall remain
in effect throughout the life of the project. (California State Order No. R8-
2010-0036)
TTP No. 20175 and CRA No. 911
August 30, 2022
Page 2
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 17.11.020)
b. Geotechnical Report; (RMC 17.07.040)
c. Easement Documents. (RMC 17.11.090)
5. The post -construction stonnwater 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 he reimbursed
after the work is completed and accepted by the City upon written request. (RMC
12.16.290)
8. Truck route permit is required for all construction vehicles 5 tons and over gross
vehicular weight (e.g. concrete trucks) using streets other than established truck
routes. (RMC 10.54)
NOTE: Cash cleanup deposit and truck route permit submitted during the grading
process could he transferred to be used during building construction or off -site
improvement construction if it is within the time limit specified in the truck route
permit, otherwise a new truck route permit must be issued.
9. For all development requiring coverage under the state of California General Storm
Water Permit, in effect at the time of permit issuance, and who 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 drains and basins. BMPs or devices used as FCS devices shall require
acceptance by the City Engineer. Full Capture Systems are defined as treatment
TIT No. 20175 and CRA No. 911
August 30, 2022
Page 3
controls (either a single device or a series of devices) capable of trapping all particles
5 min or greater. In addition, the FCS shall trap trash from the greater of:
a. A flow not less than the peak flow rate, Q, resulting from a one-year, one -
hour, storm. Precipitation intensity shall be determined using the NOAA
ATLAS 14 Point Precipitation Frequency Estimates web site; or
b. A flow rate equal to the on -site storm water conveyance system including
pipes, channels, and swales.
11. FEMA Elevation Certificate (Pre -Construction). All new construction or substantial
improvements within a Special Flood Hazard Area (designated floodplain) shown on
the FEMA flood map (FIRM) shall comply with the City's floodplain management
regulations (Chapter 15.32, Redlands Municipal Code). For proposed developments
within a floodplain, the applicant must submit a FEMA Elevation Certificate (EC)
for review and acceptance by the Municipal Utilities and Engineering Department
prior to issuance of the grading permit. This certification shall be made by a
registered professional engineer or land surveyor in the State of California. The latest
EC form and instructions can be downloaded from the FEMA website at
www.fema.gov.
B. The following items are required prior to RECORDATION OF PARCEL MAP.
1. Pay plan check fee as established per resolution. The amount will be determined at
plan check submittal.
2. Plans required to be submitted shall include (RMC 17.17.060):
a. Parcel Map;
b. Street Improvement (As needed);
c. Street Tree Installation — Street trees shall be provided as per the approved
Street Tree List;
d. Recycled Water Main Installation; and
e. 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 nil, 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 17.11.020 and RMC 17.11.090):
a. Title Reports and backup documents for the property; .
TTP No. 20175 and CRA No. 911
August 30, 2022
Page 4
b. All record maps and deeds referenced on the Tract/Parcel Map;
c. Basement 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 Parcel Map. The exact amount will be determined based upon the review of
the fmal building plans and project information. Development Impact Fees shall
include;
• Water Source Acquisition Charge (RMC 13.40);
Water/Sewer/Recycled Water Frontage Charges; (RMC 13.44 and
13.12) and
Remaining Development Impact Fees will be due at time of building
permit issuance or water meter installation (RMC 13.48.030 and
Redlands Ordinance No. 2830).
6. All off -site improvements shall be designed by a Civil Engineer licensed in the State
of California. All existing utilities shall be pot -holed to determine the actual depth if
no signed plan is available. Field notes will be submitted at tune 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,
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 onfile with the
Municipal Utilities and Engineering Department.
10. Requirements for Redlands Boulevard (RMC 17.15 and 17.17):
a. Repair/replace altered, broken or substandard existing off -site improvements
to the project boundary. This is to include, but is not limited to the
installation/replacement of sidewalk to remove the green strip and the
installation of street trees. Provide sidewalk easement(s) 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 new curb and gutter to the street centerline verified
through a geotechnical report;
TTP No. 20175 and CRA No. 911
August 30, 2022
Page 5
a Provide street trees as approved by the Facilities and Community Services
Department Director avoiding sewer and water laterals. Prepare and submit a
separate street tree plan for City approval;
d. Construct underwalk drain, if necessary;
e. Use traffic index of 9.0; and
f. Install residential/commercial fire hydrants as required by the Redlands Fire
Department.
11. Requirements for Eureka Street (RMC 17,15 and 17.17):
a Repair/replace altered, broken or substandard existing off -site unprovements
to the project boundary. This is to include, but is not limited to the
installation/replacement of sidewalk for the installation of street trees.
Provide sidewallc easement(s) 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 new curb and gutter to the street centerline verified
through a geotechnical report;
c. Provide street trees as approved by the Facilities and Community Services
Department Director avoiding sewer and water laterals. Prepare and submit a
separate street tree plan for City approval;
d. Constrict underwalk drain, if necessary;
e. Use traffic index of 9.0;
f. Install a minimum 8 inch diameter recycled water main including necessary
valves and appurtenances; and
g. Install residential/commercial fire hydrants as required by the Redlands Fire
Department.
12. Requirements for Third Street (RMC 17.15 and 17.17):
a. Repair/replace altered, broken or substandard existing off -site improvements
to the project boundary. This is to include, but is not limited to the
installation/replacement of sidewalk to remove the green strip and the
installation of street trees. Provide sidewalk easement(s) 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 new curb and gutter to the street centerline verified
through a geotechnical report;
c. Provide street trees as approved by the Facilities and Community Services
Department Director avoiding sewer and water laterals. Prepare and submit a
separate street tree plan for City approval;
d. Construct underwalk drain, if necessary;
e. Use traffic index of 6.0; and
g. Install residential/commercial fire hydrants as required by the Redlands Fire
Department.
TTP No. 20175 and CRA No. 911
August 30, 2022
Page 6
13. Provide for adequate drainage facilities (RMC 17.17).
14. Install reduced pressure principle backflow devices as required by City Engineer.
(RMC 13.20)
15. Install onsite fire line with double detector check valve backflow devices at service
connection satisfactory to the City Fire Department. (RMC 13.20)
16. Dedication documents shall be prepared by a licensed land surveyor or registered
civil engineer (registered prior to January 1982) in the State of California and must
be submitted for review and approval before recordation. (California B&P Code
8761 and CCR 4411)
17. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows (RMC 17.17.080):
Performance 100% security (due prior to final map approval)
(Warranty) 10% security (due at time of acceptance of
improvements)
Labor and Materials 50% security (due prior to final map approval)
Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter (savings account) in
City's name subject to approval of the City Attorney and Finance Director.
18. Survey and Monumentation cash bond must be posted.
19.. The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
20. Execute Subdivision Improvement Agreement (RMC 17.17.070).
C. The following items are required prior to issuance of the BUILDING PERMIT
1. Pay plan check fee as established per resolution. The amount is to be determined at
plan check submittal. (City Resolution No. 7671)
2. Provide pad certification and compaction report to the Building and Safety
Department.
3. Pay the required development impact fees per ordinance in effect at time of issuing
the building permit. The exact amount will be determined based upon the review of
the final building plan or project information. Development Impact Fees shall
include:
• Transportation Facilities; (RMC 3.54)
• Fire Facilities; (RMC 3,60)
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August 30, 2022
Page 7
• General Government Facilities; (RMC 3.60)
• Library Facilities; (RMC 3.60)
• Open Space/Park; (RMC 3.32)
• Police Facilities; (RMC 3.60)
• Storm Drain Facilities; (RMC 3.56)
• Water Capital Improvement Charge; (RMC 3.48)
• Recycled Water Capital Improvement Charge; (RMC 3.53)
• Water Source Acquisition Charge *; (RMC 13.40)
• Sewer Capital Improvement Charge; (RMC 3.44) and
• Solid Waste Capital Improvement Charge (RMC 3.70)
* These charges are required for building permit issuance if Final or
Parcel Map was not required for the project or charges were not paid
with the Final or Parcel Map approval.
4. Although this project will have an on -going inspection throughout construction, a
final inspection for all off -site improvements must be scheduled by developer to
certify that these improvements comply with City specifications. (RMC 12.16.090)
5. Comply with the Solid Waste Recycling Access Act of 1991 (AB 1327) and install
double solid waste bin enclosure(s). Submit a plan prepared by a licensed engineer
showing bin enclosure(s) location on the site plan with solid waste truck turning
and/or turnaround track template superimposed.
6. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
7. 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 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.
8. Parcel 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)
TTP No. 20175 and CRA No. 911
August 30, 2022
Page 8
3. Pay the Recycled Water Capital Improvement Charge; (RMC 3.53.050)
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 permit is required for all construction vehicles 5 tons and over gross
vehicular weight (e.g. concrete trucks) using streets other than established truck
routes. (RMC 10.54)
3. Section 4216/4217 of the Government Code requires a Dig Alert Identification
Number be issued before a "Permit to Excavate" will be valid. For your Dig Alert
Identification Number, call Underground Service Alert toll free, 1-800-227-2600,
two (2) working days prior to conducting any excavation. (RMC 12.20.120)
4. Encroachment Permit application and two (2) sets of City approved plans must be
submitted for all off -site improvements. Encroachment Permit fees shall be paid
prior to issuance of Encroachment Permit. (RMC 12.16.010)
5. A California OSHA Permit Number for all work that is 5 feet deep or deeper shall be
provided. Call (909)383-4321. (RMC 12.16.040)
6. A copy of soils report is required with recommendation for the final pavement
structural section to be submitted prior to placing of the street pavement. The report
shall include test results and boring/sampling locations.
7. A traffic control plan shall be prepared in accordance with the latest revision of CA
MIJTCD or W.A,T.C.H. manual, submitted and accepted by the City Engineer prior
to issuance of an encroachment permit. The plan shall show all required
construction signage, warning devices, road closures, detours, delineation, phasing
schedules and anticipated durations of closures and detours for any work within the
public right-of-way. The plans shall provide names and 24-hour phone numbers of
individuals who can be contacted regarding traffic control measures.
8. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows:
Performance 100% security (due prior to final map approval)
(Warranty) 10% security (due at time of acceptance of
improvements)
Labor and Materials 50% security (due prior to final map approval)
TTP No. 20175 and CRA No. 911
August 30, 2022
Page 9
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.
4. Owner's Licensed Land Surveyor shall reset survey points, monuments, record
corners, and centerline ties that were destroyed during construction and shall file
Corner Records for those points prior to completion of the project with San
Bernardino County Surveyor. Copies of information shall be furnished to the
Municipal Utilities and Engineering Department. [California B&P Code 8762,
8767, 8768, 8771, and 8773(b)]
5. FEMA Elevation Certificate (Finished Construction). A post -construction Elevation
Certificate (EC) shall be submitted for all new constriction or substantial
improvements within a Special Flood Hazard Area (designated floodplain) shown on
the FEMA flood map (FIRM). This certification shall provide as -built survey
elevations to verify compliance with the City's floodplain management regulations
(Chapter 15.32, Redlands Municipal Code). This certification shall be made by a
registered professional engineer or land surveyor in the State of California and
submitted to the Municipal Utilities and Engineering Department for review and
acceptance prior to issuance of the Certificate of Occupancy. The latest EC form and
instructions can be downloaded from the FEMA website at www.fema.gov.
6. One mylar copy of recorded parcel/tract map shall be furnished to the Municipal
Utilities and Engineering Department,
7, A list of as -built infrastructure improvement quantities shalt be provided in the Excel
format provided by the City showing quantities for each street segment (i.e.
pavement, curb and gutter, sidewalk, etc.)
TTP No. 20175 and CRA No. 911
August 30, 2022
Page 10
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. Owner/DeveIoper shall provide recycling receipts as required by the recycling plan.
G. The following items are required prior to release of
SECURITIES/WARRANTIES/DEPOSITS.
1. Prior to the release of the securities for the project, all improvements shall be
reviewed and accepted by the City Engineer.
2. A recorded mylar copy of the Parcel map shall be submitted, if a part of a lot -sale
subdivision and not included in Item E.
3. Tie sheets shall be submitted for all monuments found and/or set in the public right-
of-way.
4. The release of securities/warranties/deposits must be requested in writing to the City
Engineer. Allow 30 days for processing.
DONALD YOPk. P.M.P.
One Stop Permit Center Manager
Initial
FILE: TM20175&CRA 911