HomeMy WebLinkAbout7068_CCv0001.pdf RESOLUTION NO. 7068
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING CONDITIONAL USE PERMIT NO, 984 TO DEVELOP A
703,360 SQUARE FOOT WAREHOUSE DISTRIBUTION CENTER ON
APPROXIMATELY 33.53 ACRES LOCATED AT THE SOUTHWEST
CORNER OF SAN BERNARDINO AVENUE AND CALIFORNIA STREET IN
CONCEPT PLAN NO. I OF THE EAST VALLEY CORRIDOR SPECIFIC
PLAN; ASSESSOR'S PARCEL NUMBERS 0167-541-03, 0167-541-05, 0167-
541-06, and 0167-541-07.
WHEREAS, application for Conditional Use Permit No. 984 to develop a 703,360 square
foot warehouse distribution center has been duly filed by McShane Corporation/Redlands
Business Center, LLC for property generally located at the Southwest comer of San Bernardino
Avenue and California Street; and
WHEREAS, the City Council has the authority per Section 18.192.060 of the City of
Redlands Municipal Code to take action on Conditional Use Permit No. 984 to permit the
development of a 703,360 square foot warehouse distribution center; and
WHEREAS, on June 14, 2011, the Planning Commission held a noticed public hearing at
which interested persons had an opportunity to testify in support of, or opposition to, the
Conditional Use Permit and at which the Planning Commission considered the Conditional Use
Permit; and
WHEREAS, at this public hearing on June 14, 2011, the Planning Commission
considered, heard public comments on, and recommended approval of the Mitigated Negative
Declaration and Conditional Use Permit 984 for the project to the City Council; and
WHEREAS, on July 6, 2011, the City gave public notice by mailing to property owners
within a 300 foot radius of the property, as well as on June 15, 2011 advertised in the Redlands
Daily Facts, a newspaper of general circulation, of the holding of a public hearing at which the
project would be considered; and
WHEREAS, on July 5 and July 19, 2011,the City Council held noticed public hearings at
which interested persons had an opportunity to testify in support of, or opposition to, the
Conditional Use Permit and at which the City Council considered the Conditional Use Pennit;
and
WHEREAS, at the public hearings on July 5 and July 19, 2011, the City Council
considered, heard public comments on, the Mitigated Negative Declaration for the project;
NOW, THEREFORE, be it resolved by the City Council of the City of Redlands as
follows:
LIxelerkAesolution,'Aes 7000-791)(),,7068 CUPI' o,994,doc
SECTION 1. REQUIRED FINDINGS. Pursuant to Redlands Municipal Code Section
18.192.060 and in light of the record before it including the staff reports dated July 5, 2011 and
July 19 2011, and all evidence and testimony heard at the public hearing of this item, the City
Council hereby finds as follows:
1. That the proposed development will not adversely affect the applicable land use
plans of the City because the use is permitted in Concept Plan No. 1, subject to approval of a
Conditional Use Permit; the site has a Commercial/Industrial designation; and the proposed
facility is consistent with the predominant development pattern in the immediate vicinity.
Similar development exists of the same size and scale to the north, east, and west of the project
site. Specific examples include but are not limited to 1895 Marigold Avenue, 2300 W San
Bernardino Avenue,2301 W San Bernardino Avenue, and 2501 W San Bernardino Avenue.
2. That the proposed development will not be detrimental to the public health, safety
and welfare because the project will comply with the applicable development standards of
Concept Plan No. 1. Adequate parking and circulation is available to accommodate the
warehouse-distribution facility and the proposed use will have no impact on existing uses
surrounding the project site. The project has incorporated a quality design that provides the
appearance of cluster of buildings rather than that of a monolithic structure, thereby minimizing
any visual impact along California Street, landscaping has been provided to compliment the
project's architecture and assist with screening on-site activities, and adequate parking has been
provided to support the proposed use.
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 because the project is adequate in size to accommodate the use and the
applicable development standards, as amended, have been adhered to with respect to setbacks,
and parking requirements for the proposed use. Warehouse-distribution facilities are a
conditionally permitted use and conditions of approval have been applied to the project to ensure
that development standards are met, Additionally, the project is consistent with General Plan
policies 4.62a,4.621, 4.62m, 4.62ee, and 4.62ff
4. That the proposed development is appropriate at the proposed location because
the use is permitted with a conditional use permit within the Concept Plan No. I and conditions
of approval have been applied to the project to ensure that the project's impacts are mitigated to
less than significant levels. All the development standards required for a warehouse-distribution
facility in the Concept Plan No. I have been adhered to with respect to parking, circulation,
setbacks, and landscaping. In addition, conditions of approval have been imposed on the project
to ensure that the development standards are met.
SECTION 2. APPROVAL. The City Council hereby approves Conditional Use Permit 984,
subject to the Conditions of Approval attached hereto and incorporated by this reference as
Exhibit"A."
[:',,cclerV,P,csolutioti1,Rcs 7000-7999N7068 CUP No,984.doc -2-
ADOPTED, SIGNED AND APPROVED this 191h day of July, 2011.
fj
Mayor orthe City of Redlands
ATTEST:
Sain Irwin, (ni ytlerk
L\cc1erk,Rcso1ufions\Rcs 7000-79999`:7068 CUP No.984,doc -3-
I, Sam Irwin, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was
adopted by the City Council at a regular meeting thereof held on the 19th day of July, 2011 by
the following vote:
AYES: Councilmembers Harrison, Bean, Foster, Gardner; Mayor Aguilar
NOES: None
ABSTAIN: None
ABSENT: None
City Clerk
L',cc1erk'Rm1utionstRes 7000-74997068 CUP No.984.doc -4-
EXHIBIT
DEVELOPMENT SERVICES DEPARTMENT
PLANNING DIVISION'
CONDITIONS OF APPROVAL AND DEVELOPMENT INFORMATION FOR
CONDITIONAL USE FERMI' NO.. 984
Date of Preparation: ,June 9, 2011
Planning Commission Date ,June 14; 2011
Applicant:: McShane Corporation
Locations Southwest corner of
San Bernardino avenue and California Street
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 984
1 The issuance of any permits shall comply with all provisions of the Redlands
Municipal Cade and Concept Plan No. 1 of the East Valley Corridor Specific Plan.
2. Unless construction has commended pursuant to a building permit, or a time
extension is granted in accordance with Code, this application shall expire two (2)
years from Planning Commission Approval.
3. No Certificate of Occupancy shall be granted until all conditions of approval have
been satisfied.
4: This approval is for a Conditional Use Permit to develop as 703,360 square foot
warehouse and distribution building on approximately 33.53 acres located on the
south side of Sart Bernardino Avenue, north side of Almond Avenue, immediately
west of California Street in Concept Plan No, 1 of East Malley Corridor Specific Plan.
. 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 development
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 i
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 accts or omissions relating to
the applicant's development 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 and in an amount satisfactory to the City, 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 sign pursuant to this permit. The City shall have no liability to the
applicant for the exercise of City's right to revoke this permit and any associated
entitlements.
S. All plans submitted to the City shall reflect all Planning Commission approvals and
any other changes required by the Commission 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.
7. All utilities shall be placed underground. Plans shall be submitted that detail the
undergrounding of all on-site and off-site utilities, subject to review and approval by
the Development Services Director, prior to issuance of building permits.
8. Prior to the issuance of building permits, the applicant shall submit plans detailing that
roof screening shall be 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 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 view of adjacent roadways.
9. Ground mounted equipment shall be screened from public view on all sides subject to
review and approval by the Development Services Director, prior to issuance of
building permits.
10. All fire sprinkler risers shall be placed inside the buildings.
11. Ground mounted equipment such as mechanical, electrical, or irrigation equipment
(Backflow preventers) shall be placed within a landscape planter with shrubbery and
enclosed by'-a concrete mow strip. This type of equipment shall not be placed in a turf
area.
12. Transformer cabinets and commercial gas meters shall not be located within required
setbacks and shall be screened from public view either by architectural treatment or
with landscaping. Multiple electrical meters 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 final working drawings 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,
11 The applicant shall prepare plans that include a trash enclosure(s) and/or trash
compactor(s) as specified by the Municipal Utilities Department. Trash enclosure
design and location(s) shall be subject to review and approval by the Municipal
Utilities Director and Development Services Director prior to issuance of building
permits. Trash storage areas shall be completely enclosed with solid masonry walls
that have a decorative cap and solid metal gate(s). The exterior design and finish of
the trash enclosure shall be designed to match or be compatible with the structures
on site in color and material.
14. All freestanding walls shall be designed and constructed to incorporate design
features such as tree planter wells, variable setbacks, split face block on both sides,
columns, decorative caps, or other such features to provide visual and physical relief
along the wall surface and shall be subject to review and approval by the
Development Services Director prior to issuance of building permits.
15. The project site shall be kept in a weed and dust free condition throughout all periods
of development
16. All fighting within the project area shall be a shoe box-type design that directs the light
beam downward and not outward. All building mounted fighting shall contain shields
that prevent light and glare from projecting outward.
16. A security lighting plan shall be prepared, subject to review and approval by the Police
Department and Development Services Director, prior to issuance of building permits,
Outdoor lighting shall maintain a minimum of 0.5 foot candle of illumination for all
parking and pedestrian areas. In addition, the plan must include details such as beam
spreads and/or photometric calculations, location and type of fixtures, exterior colors,
details on the foundation, and arrangement of exterior lighting that does not create
glare or hazardous interference to adjacent streets or properties. The illumination
along all property lines of the project site shall not exceed 0.5 foot candle.
17. The applicant shall construct all drive approaches of bomanite or similar textured
paving material and is subject to review and approval by the Development Services
Director prior to the issuance of building permits.
18. Exterior fire and/or mechanical equipment shall be appropriately screened or painted
to match the building color, except for equipment designated by the Fire Chief as
being exempt from this requirement.
19. 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.
20. Project shall comply with Section 18.224 "Transportation Control Measures" of the
Redlands Municipal Code.
21. The following standards shall apply to all parking areas accessible to the public,
adjacent to roadways or exposed to public view from freeways, roadways or adjacent
parcels:
a. Landscaping shall be provided adjacent to and within parking areas to screen
vehicles from view and to minimize the expansive appearance of parking
areas. The landscaping should include predominantly fast growing trees in
the parking areas to create summer shade. Accent trees may also be utilized
in the landscape design of the parking areas for diversity and seasonal color.
b. All double row parking spaces shall be separated by either a planter or
planter boxes with an overall outside width of five (5) feet. Planters shall be
enclosed by a six(6) inch continuous poured in place curb. The curb shall be
included in the measurement of the overall width of the planter. The
Development Services Director, may allow breaks or gaps in the planter for
pedestrian access and drainage purposes only.
C. Each unenclosed parking area shall provide a perimeter landscaped strip a
minimum of five (5) feet in width where the parking area adjoins a side or rear
property line. Curbs, mow strips, or any other type of paved surface shall not
be included in the measurement of the overall width of the planter. The
perimeter landscaped strip may include any landscaped yard or landscaped
area otherwise required and shall be continuous, except for required access
to the site or parking area.
d. All plant material shall be sized so than the landscaping has an attractive
appearance at the time of installation and a mature appearance within three
years.
e. Tree species should be selected with root growth habits that will not cause'
damage to sidewalks, curbs other similarly paved surfaces, or such tree
species should be sited away from such paved areas.
f. Trees with a trunk height of not less than six (6) feet shall be installed in the
planters at each end of an aisle, at three (3) space intervals throughout the
parking area, and at twenty (20) foot intervals along the periphery of the
parking area. Within parking areas, trees may be clustered in groups to
achieve a more natural setting provided the total number of trees meets the
previous planting requirements. Seven of the proposed trees shown on the
plan shall be relocated to the west and south property lines tomeet this
requirment.
9- At least fifty percent (50%) of the trees shall be an evergreen variety and
shall be evenly distributed throughout the parking area.
h. At least fifty percent (50%) of the trees shall be 15 gallon in size, twenty-five
percent (25%) shall be 24-inch box in size, and twenty-five percent (25%)
shall be 36-inch box in size. All trees shall meet the following minimum
caliper sizes. If the caliper size cannot be met at the container size then the
developer shall increase the container size to meet the required caliper,
1 5-gallon: 3f4"to 1"
24-inch box 1-1/4"to 1-3/4"
36-inch box; 2-1,12"to 2-3/4'"
i,: Planter areas shall also contain ground ever and/or flowering shrubs.
Drought tolerant planting is suggested so that applicant/developer can
comply with the Water Conservation in Landscaping Act of 1990.
1= Where automobile bumpers overhang landscaped planters, two (2) feet of
clear area unobstructed by trees or shrubs shall be provided for overhang.
k. A landscaped island shall be provided for every twenty(20) parking spaces.
1. Landscaped islands, interstall planters and periphery landscaping, together,
shall total at least seven (7) percent of the total parking area.
M. All trees identified on the ;landscape plan are to be maintained and the
trimming or maintenance of them shall serve the purpose to bring them into a
full canopy-type configuration. if appliicanttdeveloper fails to maintain and
trim said trees to allow for full canopy-type configuration, applicant/developer
shall be in violation of its conditions of approval and subject to enforcement
as allowed by law..
n. All landscape planters that are ten (10) feet or less in width shall utilize
measures such as root barriers or other deep watering system to minimize
heaving of parking area pavement and curbs by tree rants..
o. No landscaped area having a width of less than five (5) feet shall be
considered in the minimum landscaping requirement.
p Pedestrian walkways shall be provided within parking areas to destination
points:
q. Final landscape plans; irrigation system plans, tree preservation techniques
and preservation guarantees shell be reviewed and approved by the
Development Services director prior to the issuance of a building permit.
Plans shall be in conformance with the Water Conservation in Landscaping
Act of 1994;.
2. The applicant shall submit final landscape plans for the parking area and the
remainder of the site for review and approval by the Planning Commission prior to the
issuance of Building Permits and shall include the following:
V. Provision of a landscape key shall include the species of landscape material
used, its frequency, and whether it is deciduous or evergreen. All shrubs
shall have a minimum size of five(5) gallons.
W Placement of a concrete mow strip between turf and other surfaces.
X. Provision of a detail that shows all trees shall be double staked and have
arbor guards if they are in a turf area.
Y. Clear indication where landscaping will be used to screen mechanical,
electrical, or irrigation equipment.
Z. Landscape and Irrigation Plans must be attached to the Building Plans
submitted to the Building and Safety Division of the Community Development
Department.
aa. Submit one copy of the Landscape and Irrigation Plans directly to the
Planning Division of the Community Development Department.
bb. The landscape architect responsible for the design of the proposed
landscaping plan shall review and certify that installed landscaping meets the
specifications of the landscape plan as submitted except as modified in the
conditions of approval.
23. The Landscape and Irrigation Plans shall be approved by the following City
departments, prior to the issuance of building permits:
a. Submit the Landscape and Irrigation Plans with each set of construction
plans directly to the Building & Safety Division of the Community
Development Department for distribution to other departments and for review
and approval by the Development Services Director.
b. The Landscape and Irrigation Plans shall be subject to review and approval
by the Municipal Utilities Director for compliance with the Water Conservation
Landscaping Act of 1990 (AB 325) prior to final review and approval by the
Development Services Director.
C. The Landscape and Irrigation Plans shall be reviewed and approved by the
Public Works Director prior to final review and approval by the Development
Services Director.
24. Prior to occupancy all landscaping and irrigation shown on the approved landscape
and irrigation plans shall be installed. Provide the Development Services Director with
a Certificate of Substantial Completion from the certified professional that prepared
the approved landscape and irrigation plans.
25. To mitigate the potential impacts identified in Section III (b,c) of the Environmental
Checklist, all primary project construction shall implement an aggressive program of
construction dust control sufficient to meet the requirements of SCAQMD Rules 401-
403. The minimum content of such a program shell include: a) apply sufficient water
to all major soil disturbance areas to maintain a soil moisture of 4 percent in the upper
-inch soil stratum, b) perform daily street washing at the conclusion of each workday
up to a distance of 250 feet in either direction of any access points, c) "Wash off trucks
leaving the site and wet down or tarp any trucks hauling dirk away from the site; d)
Double sandbag all site perimeters adjoining traveled roads from November to April to
prevent dirt from washing off the site during the rainy season; e) establish landscaping
within 90-days of the completion of grading, or hydroseed with a native dant mix as
an interim groundcover to minimize wind erosion and irrigate as necessary to sustain
groundcover; 'f) terminate all grading, excavation and travel on unpaved surfaces
when hourly average wind speeds exceed 25 miles per hour. 'Wind speeds will be
monitored with an onsite wind sensor mounted in an unobstructed location.
(Mitigation Measure No. 1)
26. To mitigate the potential impacts identified in SectionIII (b,c) of the Environmental
Checklist, all primary project construction contractors shall implement a traffic
management program to reduce the number of employees or material delivery trips
and to minimize conflict with regional transportation patterns. The elements of such a
program shall include: a) encourage rideshare incentives for all workers on site; b)
provide construction personnel off-street parking where practical to minimize traffic
interference; c) restrict any lane closure of primary site perimeter roads to the hours o
9:00 a.m. to 3:00 p.m.; e) complete all street sweeping/washing of primary site
perimeter roads by 4:00 p.m. (Mitigation Measure No. 2)
7. To mitigate the potential impacts identified in section (a-d) of the Environmental
Checklist, an archaeological monitor shall be required to be on-site during any earth
disturbing activities. If prehistoric or historic resources over 50 years of age are
encountered during land modification, then activities in the immediate area of the find
should be halted so that the archaeologist can assess the find, determine its
significance, and make recommendations for appropriate mitigation measures within
the guidelines of the California EnvironmentalQuality Act. (Mitigation Measure No.
28To mitigate the potential impacts identified in Section V(a-d) of the Environmental
Checklist, submission of a historical resources management report shall be required
by the professional to document the monitoring, to evaluate resources significant and
integrity, and, if necessary, to evaluate project impacts and propose mitigation
measures to mitigate potential adverse impacts in accordance with the appropriate
laws. (Mitigation Leasure No. 4)
29. To mitigate the potential impacts identified in Section Vl(a) of the Environmental
Checklist, a geotechnical investigation shall be required to be conducted to determine
the design of the foundation and building. The site investigation shall include
information on the soil type, a history of mater-table fluctuation throughout the site,
and the potential for saturation within the upper fifty (5 ) feet'of alluvial material To
be monitored by the Community Development Department, wilding and Safety
Division, and submitted prior to approval of the grading plan. (Mitigation Measure No.
l.. To mitigate the potential impacts identified in Section VI(b) of the Environmental
Checklist, the applicant shallbe required to provide the City with a Soil Erosion
Control Plan that shall include measures designed to reduce wind and water erosion
of the site during and after construction.. To be monitored' by the Public Works
Department and the Building & Safety division of the Community Development
Department and submitted prior to approval of the grading plan.
(Mitigation Measure No. 6)
31': To mitigate= the "potential impacts identified in Section VI(b) of the Environmental
Checklist, all permanent landscaping shall be installed prier to final occupancy, and
following construction disturbed soils shall be landscaped, or otherwise treated, to
protect soils from wind and water erosion. (Mitigation Measure No. 7)
32. To mitigate the potential impacts identified in Section VIII(a) of the Environmental'
Checklist, the project shall be required to damply with all requirements of the NPDES
permit issued by the Santa Ana Regional Water Quality Control Board. Adherence to
this mitigation measure will avoid or reduce all associated water quality impacts below
a level of significance. (Mitigation Measure No. 8)
33. To mitigate the potential impacts identified in Section` VIII(a) of the Environmental'
Checklist, the applicant shall be required to comply with the submitted Water Quality
Management Plan (WQMP) prepared in accordance with Santa Ana Regional Witter
Quality Control Board guidelines to be reviewed and approved by the City prior to
issuance of a grading permit. (Mitigation Measure No. g)
34To mitigate the potential impacts identified in Section VIII(c,d) of the Environmental
Checklist, the project shall be required to develop an onsite stormwater facility plan
consistent with adopted City of Redlands design standards and the planned mater
stormwater system of the EVCSP and Concept Plan No 1. Said plan shall include an
on-site filter system to capture `"first flush" pollutants. To be monitored by the Public
Works Department and submitted prior to the approval of the grading plan. (Mitigation
Measure No. 1 g)
35. To mitigate the potential impacts identified in Section XIII(a) of the Environmental
Checklist, the developer shall be required to follow and enforce the safe standards set
by the current State approved edition of the California Building Code and Fire Code.
To be monitored by the Building & Safety Division of the Community Development
Department and the Redlands Fire Department and satisfied prior to issuance of a
building pe ; it.(Mitigation Measure No. 11)
36 In order to mitigate the potential impacts identified in Section XIII(a) of the
Environmental Checklist, the applicant shall be required to submit a construction site
safety plan approved by the police department providing adequate security measures
such as lights, video cameras; vehicle transponders, locks, alarms, trained security
personnel, fencing etc. The nature of the measures will depend on the specific
requirements of the site, and may vary with the different stages of construction. The
developer shall be responsible for the compliance of all sub-contractors working on
the site. To be monitored by the Police Department, Community Development
Department, Planning Division and Building and Safety Division, and completed prior
to issuance of a grading and building permit. (Mitigation Measure No. 12)
37. To mitigate the potential impacts identified in Section XV(a,b) of the Environmental
Checklist, sight distance at each access shall be reviewed with respect to Caltrans
design manual for intersection design standards and City of Redlands standards in
conjunction with the preparation of final grading, landscape and street improvements
plans. To be monitored by the Public Works Department and the Planning Division of
the Community Development Department and satisfied prior to approval of the
construction plans. (Mitigation Measure No. 13)
38. To mitigate the potential impacts identified in Section XV(a,b) of the Environmental
Checklist, on-site traffic signing and stripping shall be required to be implemented in
conjunction with detailed construction plans and shall include stop signs at each egress
driveway from the project site. To be monitored by the Public Works Department and
the Planning Division of the Community Development Department and satisfied prior to
approval of the construction plans. (Mitigation Measure No. 14)
39. Should the tenant(s) of the building require use of refrigerated trailers, the applicant
shall install electrical outlets at the loading bays to avoid idling trucks.
Added by the Planning Commission on June 14, 2011
40. The final landscape plan shall include an additional row of trees and shrubs on the
interior of project site along the perimeter of the trailer parking areas along both the-
Almond
heAlmond Avenue and San Bernardino Avenue frontages and the Italian Cypress shall be
substituted with a an acceptable species.
41. The final architectural drawings shall incorporate articulation of at least 2 feet in the
vertical plane at the portions of the east elevation that have incorporated the blue
reffective glazing. Articulation of at least 2- 3 feet in depth shall be incorporated in the
horizontal plane.
Approved by:
Oscar W. Ord
Development Services Director
COMMUNITY DEVELOPMENT
BUILDING AND SAFETY`
CONDITIONAL USE PERMIT No. 984
REVISION NO 6 to CONCEPT PLAN NO. "I
Date of Preparation. April 25, 2011
Planning Commission Cate; June 14, 2010
Applicant= McShane Corporation
Location: Southwest corner of Sar} Bernardino Avenue and
Almond Avenue.
1. In compliance with the California Building Code(Application for Permit)and prior to
the plan check process, the applicant roust submit five ) complete sets of
construction plans and two (2) seta of specifications, engineering calculations,
diagrams, soils investigation reports,special inspection and structural observation-
programs and other data to the building division for review and approval prior to the<
issuance of a building permit. Plans and specifications shall be drawn to scale upon
substantial paper and shall be of sufficient clarity to indicate the location,nature and
extent of the work proposed and show in detail that it will conform to the provisions
of the California Building, Electrical,Plumbing, Mechanical,and Green codes and all
relevant laws, ordinances, rules, and regulations:
.. In compliance with the City of Redlands plan check requirement and part of the plan
check process,the applicant shall insert the Conditions of Approvals from each city
departments as part of the General dotes..
3. In compliance with the California Cade of Regulations, Title 24, Part 2, Chapter 1
(Administration),the structure shall not be occupied until a certificate of occupancy
has been granted by the City of Redlands
4. In compliance with the Redlands City Ordinances and during the plan check
process, the applicant roust submit four( )sets of fire sprinkler or fire alarm plans
;for plan check review and approvals prior to building permits.
5. in compliance with the California Building Code(Excavation and Grading)and prior
to the issuance of a building permit, a soil testing laboratory roust submit a final
compaction report ,showing all fills have; been compacted to a minimum of g
percent of maximum density to the Building Division for review and approval prior to
the issuance of a building permit.
. In compliance with the California Building Code(Excavation and Grading)and prior
o the issuance of a building permit,,the Civil Engineer must submit a letter of pad
certification to the building division for review and approval prior to the issuance of a
building permit.
7. In compliance with the California Code of Regulations,Title 24 Part 2,(Accessibility
Standards)and prior to the building plan►check approval, the designer,Architect or
Engineer must provide project designs for accessibility forthe physically challenged
to the building division, Submit the design to the Building Division for their review
and approvals prior to the issuance of a building permit.
8. Prior to the start of construction and prior to the first building inspection, project
address shall be posted, sanitation facility provided, and erosion controls per the
City Engineer approved plans shall be in place.
9. In compliance with the California Building Codes and prior to Certificate of
Occupancy or electric/gas releases, the structure shall be provided with sanitation
facilities. Such facilities shall be located either in such building or conveniently in a
building adjacent thereto on the same property.
10. Prior to Final Occupancy, the design architectlengineer and/or developer shall
submit to the Building and Safety office a complete set of approved structural and
architectural drawings for the construction of structural and architectural work,
including truss, electrical, plumbing,and mechanical plans,which will be transmitted
on CD, TIF or GIF imaging file, for archiving purposes per the State of California
Requirements.
Richardpepper
Chief Building Official
MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
DEVELOPMENT REQUIREMENTS
CONDITIONAL USE PERMIT NO.984
Date of P.C.Meeting: June 14,2011
Applicant: McShane Development
Location: California Avenue,between Almond and Son Bernardino
The applicant shall comply with the following engineering requirements as necessary because
the required construction is a necessary prerequisite to the orderly development of the
surrounding area and for public health and safety:
All requirements for development shall be consistent with requirements set forth in the General
Plan; applicable sections of Redlands Municipal Code; latest edition of "Redlands Standard
Specifications and Detail Drawings for Design and Construction of Public Improvements"; latest
edition of American Public Works Association"Standard Plans for Public Works" and"Standard
Specifications for Public Works Construction— Greenbook!'; latest edition of"Redlands Water
Systems Standard Specifications"; latest edition of"Redlands Sanitary Sewer Systems Standard
Specifications";and current Redlands policies and guidelines relative to development projects.
A. The following items are required prior to issuance of the GRADING PERMIT.
I Pay plan check fee as established per resolution. The amount is to be deten-nined
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,
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 stone:sewer(drain) system shall be in
effect for the entire duration of project construction to its completion and
acceptance by the City.
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.
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.
CUP 984
June 13, 2011
Page 2
3. Submission of plan sets shall be complete and include all required engineering
designs and drawings listed in No. 2 above. All plans submitted shall be
substantially complete, and no plan check queue place-holder plans will be
accepted. An incomplete plan submittal will not be accepted for plan check.
4: All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Hydrology Report and Hydrologic Calculations
b. Geotechnical Report
C. Easement Documents
5. A final WQMP that is in substantial conformance with the preliminary WQMP
and in full conformance with the WQMP Guidance Document shall be submitted
and approved prior to the approval of precise grading plans.
6. Cash cleanup deposit shall be submitted ($1,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request.
7. Track route permit is required ($67.00) for all construction vehicles five (5) tons
and over gross vehicular weight (e.g. concrete trucks) using streets other than
established truck routes.
NOTE: Cash cleanup deposit and truck route permit submitted during the
grading process could be transferred to be used during building construction or
off-site improvement construction if it is within the time limit specified in the
truck route permit,otherwise a new truck route permit must be issued.
8 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 Discharger
Identification Number (V,7DID) and NOI shall be submitted for review and file,
Call(909)782-4130.
B. The following items are required prior to RECORDATION OF TRACT/PARCEL
MAP.
No map is required for this application.
C. The following items are required prior to issuance of the BUILDING PERNIff
1. Pay plan check fee as established per resolution. The amount is to be determined
at plan check submittal:
CUP 984
June 13, 2011
Page 3
2. Plans required to be submitted shall include:
a. Street Construction;
b. Private Storm Drain Construction;
C. Pavement Striping Plans(including reflectorized ►avement markers);
d. Street Tree Installation—Street trees shall be provided as per the approved
Street Tree List;
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Three
(3),copies of each are required. After final review, plans shall be submitted on
24"'x 36" size,min.4 mil,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
b. Geotechnical Report
0. Easement Documents
51 finalize and obtain all necessary onsite and offsite permissions, permits,
easements, right-of-way, and properties in order to satisfy the conditions of
approval for this project. Such items shall include:
a. Encroachment Permits from County.
6. All off-site improvements shall be designed by owner's Civil Engineer in
accordance with City Standard Specifications and Detail Drawings and Standard
Specifications for Public Works Construction (Green Book) latest revision
thereof All existing utilities shall be pot-holed to determine the actual depth if no
signed plan is available. Field notes will be submitted at time of submitting the
plan for review and plan checking.
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 Engineer assume no liability as to the
exact location of said lines whose locations are not shown.
8. Provide pad certification to the Building and Safety Department. All SWPPP
Best Management Practices (BMPs) to prevent and control discharges to the
municipal separate storm sewer (drain) system shall be in place and shall be
maintained throughout the course of the project.
CUP 984
June 13, 2011
Page 4
9. 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
Fire Facilities
• General Government Facilities
• Library Facilities
Open Space/Park
Police Facilities
Storm Drain Facilities
Water Capital Improvement Charge
• Water Source Acquisition Charge
• Sewer Capital Improvement Charge
Solid Waste Capital Irriprovement Charge
Water/Sewer/Non-Potable Water Frontage Charges
10. Cash cleanup deposit shall be submitted ($1,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request,
(Required unless previously submitted under Section A.)
11. Track route permit is required ($67.00) for all construction vehicles five (5) tons
and over gross vehicular weight (e.g. concrete trucks) using streets other than
established truck routes.
12. Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department,
13. 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.
14. Requirements for California Street.
a. Repair/replace altered, broken, or substandard existing off-site
improvements to the project boundary. At this time,work is anticipated to
primarily include the installation of truncated domes at all ADA ramps
and cleanup of we and debris;
bConstruct underwalk drain, if necessary;
CUP 984
June 13, 2011
Page 5
C. Design and construct Vi of the raised landscaped center median consistent
with Redlands Concept Plan No. 1. The portion of median to be
constructed will be on the west side of the centerline of California
Avenue. Redlands Concept Plan No, 1 calls out for palm trees to be
installed in the median with 80' center-to-center spacing. The applicant
will be responsible for planting of 50% of the paha trees along with,
landscaping the westerly half of the median. Planting of the palm trees
will necessitate additional widening of the median by approximately 3'
easterly of the street centerline and construction of a temporary asphalt
berm, The irrigation system to be designed and installed by the applicant
shall be an independent of the future system for the east side of the
median. The applicant may enter into an agreement with the developer of
the property on the east side of California Street for the construction of the
median improvements. An acceptable agreement shall include provisions
to coordinate improvements so that the median between San Bernardino
Avenue and Almond Avenue is constructed to the satisfaction of the City
Engineer. If an agreement is made, sufficient and satisfactory
documentation shall be provided to the City Engineer demonstrating the
intent for completion of median construction in a timely manner. If the
median is not complete at the time of issuance of the Certificate of
Occupancy, the applicant shall provide a security determined satisfactory
to the City to ensure completion of the median within 18 months of
issuance of the Certificate of Occupancy;
d. The applicant shall design and construct, with the City Engineer's
approval, on-site storm runoff protection measures (such as slopes, berms,
drainage swales and/or basins) that will alleviate potential flood damage
that may occur if the Line H storm drain in California Avenue is not
constructed;
e. Relocate/modify utility and traffic signal facilities as needed;
f Use traffic index of 11-for design and construction of any necessary street
pavement.
9. The applicant is encouraged to coordinate offsite construction activities
with any adjacent developers so as to minimize impact to the public and
realize any potential cost savings.
15, Requirements for San Bernardino Avenue.
a. Repair/replace altered, broken or substandard existing off-site
improvements to the project boundary. At this time,work is anticipated to
primarily include the installation of truncated domes at all ADA ramps
and cleanup of weeds and debris;
b. Construct underwalk drain,if necessary.
CUP 984
June 13, 2011
Page 6
16. Requirements for Almond Avenue.
a. Repair/replace altered, broken, or substandard existing off-site
improvements to the project boundary. At this time, work is anticipated to
primarily include the installation of truncated domes at all ADA ramps
and cleanup of weeds and debris;
bProvide street trees consistent with Redlands Concept Plan No. I avoiding
sewer and water laterals. Street trees may be shown on the grading plan in
lieu of preparing a separate plan for review and approval.
C. Construct underwalk drain, if necessary.
17. Provide for adequate drainage facilities, The applicant shall provide and submit
all necessary hydrology/hydraulic,studies and calculations in accordance with the
San Bernardino County Hydrology Manual.
18. As a condition of, and prior to, issuance of a Building Permit,the applicant shall
(1) petition the City for annexation of the property comprising CUP No. 984 to
the City's Community Facilities District No. 2004-1, or a similar City community
facilities district, as designed by the City; (2) take actions reasonable or necessary
to annex such property to community facilities district; and(3)pay the reasonable
and actual costs incurred by the City in annexing the property to the community
facilities district; all for the purpose of maintenance of landscaping, public right-
of-ways and the landscaped raised center median on California Street.
For the landscaped areas located within the public right of way, excluding the
landscaped raised center median on California Street, the applicant may also enter
into a Landscape Maintenance Covenant(Covenant) for the parkway landscaping
and public right-of-ways. This Covenant shall be recorded with the San
Bernardino County Recorders' Office. The purpose of this Covenant is to declare
that the maintenance of said Parkway area is the>responsibility of the owner of
this property and that this responsibility shall pass to successive owners. The
Covenant shall also include a statement that it shall not be removed or amended
without written consent of the City of Redlands and shall ran with the land in
perpetuity. Maintenance of the parkway areas by the Community Facilities
District will remain dormant. In the event the owner fails to maintain the Parkway
to the satisfaction of the City of Redlands as required in said Covenant, the City
of Redlands may include remove the dormancy status of the landscape
maintenance for the public parkway areas and then levy taxes per the Community
Facilities District.
CUP 984
June 13, 2011
Page 7
In the event the owner elects not to annex to the City's Community Facilities
District No. 21104-1,or a similar City community facilities district,the owner shall
enter into,prior to issuance of a building permit, a perpetual Public Improvement
Landscape Maintenance Agreement prepared by the City for the landscaped.
raised center median on California Street and the parkway landscaping and public
right-of-ways. The Landscape Maintenance Covenant (Covenant) for the
parkway landscaping and public right-of-ways may be executed for the public
landscaped areas as previous described,
19. All irrigation lines that exist within any street right-of-way shall be replaced with
Schedule 40 PVC or as approved by City Engineer.
20. Install reduced pressure principle backflow devices as required by City Engineer.
21. Install onsite fire line with double detector check valve backflow devices at
service connection satisfactory tothe City Fire Department.
22. Comply with City of Redlands Landscape Ordinance No. 2724 and submit a
landscapetirrigation plan prepared by a licensed landscape architect for review
and approval. The irrigation system shall he designed and constructed to make
use of the existing recycled and/or non-potable water system.
23. 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,
24, Submit recycling plans for site demolition for review and approval in accordance
with Chapter 13.66 of the Redlands Municipal Code.
25. Improvement bonds must be posted for the total estimated cost of off-site
improvements as follows.
Performance 90%security
(Performance/Warranty) 10%in cash(minimum$500.00)
Labor and Materials 100%in bond form
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.
26. The 10% performance (warranty) security will be retained for one year after
completion and acceptance of public improvements by the City for warranty of
off-site work.
27, Execute Public Improvement Agreement.
CUP 984
June 13, 2011
Page 8
D. The following items are required prior to approval of APPLICATION FOR
WATER SERVICE CONNECTION and prior to WATER METER
INSTALLATION.
I Pay the Water Capital Improvement Charge.
2. Pay the Non-Potable Water Capital Improvement Charge.
1 Pay the Water Meter Charge
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
1 Cash cleanup deposit shall be submitted ($1,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request.
(Required unless previously submitted under Sections A,B or C.)
2. Section 4216/4217 of the Government Code requires a Dig Alert Identification
Number be issued before>a "Permit to Excavate" will be valid. For your Dig Alert
Identification Number, call Underground Service Alert toll free, 1-800-227-2600,
two (2)working days prior to conducting any excavation.
3, Encroachment Permit application and three (3) 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.
4. A California OSHA Permit Number for all work that is five feet deep or deeper
shall be provided. Call (909)383-4321.
5: 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.
6. A traffic control plan shall be prepared in accordance with the latest revision of
Chapter 5 of the State of California Traffic Manual or W.A.T.C.H. manual,
submitted and approved 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.
ight-
of-way. The plans shall provide names and 24-hour phone numbers of
individuals who can be contacted regarding traffic control measures.
CUP 984
Janne 1 , 2011
Page
7. Improvement bonds must be posted for the total estimated cost of offsite'
improvements as follows:
Performance 0%security
(Performance/Warranty leo in cash(minimum 500.00
Labor and Materials 100%in bond form
Acceptable security forms: Surety Bond(s),Letter of Credit from a qualified
bank or institution,Cash Deposits,or Set Aside Letter(savings aunt)in
City's name.
& Execute Public improvement Agreement.
• The 100/a performance (warranty) security will be retained for one year after
completion and acceptance of public improvements by the City for warranty atnt of
offsite work,
F. The following Items are required prior to issuance of CERTIFICATE OF
OCCUPANCY.
I All requirements as described in Sections A, E, C, D and E of these conditions of
approval shall be met.
. All improvements shall be reviewed and accepted;by the City Engineer. The
Engineer of Record shall file a Final Grading Certification for all grading and
improvements on the project site.
• Owner's Licensed Land Surveyor,shall reset survey points, monuments,record
comers,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 shed to the
Municipal Utilities and Engineering D+ep ent.
. All work shall be completed to the satisfaction of the City Engineer. All as-built
plans shall be delivered to the Municipal Utilities and:EngineeringDepartment for
review and approval as well as a CIS-ROM dwg file of as-built plans.
. A list of as-built infrastructure improvement ent uarntiti s 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:.)
6. Streets may be required to have a seal coat applied at the option of the City
Engineer. Type of seal cent is to be determined by the City Engineer.
. Resurface existing roadway as directed by the City Engineer due to utility
installations and construction damage.
CUP 984
June 13, 2011
Page io
8. Existing striping shall be removed and replaced as necessary. New striping and
pavement markings shall be installed as required by the City Engineer.
9. Owner/Developer shall provide recycling receipts as required by the recycling
plan.
G. The following items are required prior to release of
BONDS/WARRANTIES/DEPOSffS.
I- Prior to the release of the bonds for the project all improvements shall be
reviewed and accepted by the City Engineer.
2. Tie sheets shall be submitted for all monuments found and/or set in the public
right-of-way.
3. The release of bonds/warranties/deposits must be requested in writing to the City
Engineer. Allow 30 days for processing.
ROSEMARY ClERNIN Initial Initial
Director of Municipal Utilities
and Public Works Engineering/City Engineer
AKC
FILE- CUE N%A-4
[AE-VELOPMENT IMPACT FEES
CITY OF REDLA DS
MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT PUBLIC WORKS DIVISION
PRELIMINARY
Applicant:_McSHANE File No.
Project Location: WS CA ST.BIT ALMOND AWSAID BERNARDINO AV
NEW H+GH-CUBE WAREHOUSE CODE 152 W/OFFICE Bldg, Plan No.
Trip Generation Efate: 1,269 99 ACCT
AIJT Calatiorss Calculated by: A.COLLETT Hate: 5/24/2011
Single Family Dwelling Units 0 DU= XI 0.13456 = 0.00
Attached Senior Dweltinq Units 0 DU X 0.03797 = 0.00
Mobile Herne dwelling Units 0 DU X 4,77 = 0.00
Bldg, Floor Area Commercial 0 sq ft X 0.04058 = 0.00
Office __A,000 sq It X 0.00834 = 6632 Approved lay: Date:
Industrial 706�560 sq it X 0.00170 = 1,203.27
Total ALIT = 1269.99
Transportation Facilities: Open Space/Park:
1,269,99 ALIT X $ 260.00 = 330,197.84 Single Family Residential _ 0 DU X $,4,482.00
Multi-family Residential 0 DU X $3,151.00 = -
Fire Facilities: Commercial 0 sq ft X $ 0.62-
Single Family Residential- 0 DU X $ 996.00 Office; 8,000 sq ft X $ 0.89 W 7,120.00
Mufti-family Residential 0 DU X $ 700.00 = Industrial 706;560 sq it X $ 0,29 = 204,902.40
Commercial 0 sq ft X $ 0.50
Office 8,000 sq ft X $ 0.72 = 5,760.00 Police Facilities
Industrial _106,560 sq it X $ 0.24 = 169,574.40 Single Family Residential 0 DU X $ 1,806.00 =;
Multi-family Residential 0 DU X $"1,270.00
General Government Facilities; Commercial 0 sq ft X $ 0.31 =
Single Family Residential _ 0 DU X $ 2,644.00 = Office 8,000 sq ft X $ 0.10 = 3,680.00
Multi-family residential 0 CSU X $ 1,859.00 = - Industrial 706;560 sq ft 0.15 = 105,984.00
Commercial 0 sq ft X $ 0.46
Office 8,000 sq ft X $ 0.67 = 5,360.00 Storm Drain Facilities:
Industrial 706,560 sq ft X $ 0.22 = 155,443:20 Single Family Residential 0 DU X $ 700.00 = -
Muf#I-family Residential 0 DU X 343.00 =
Library Facilities.' Commercial 0 sq ft X $ 0.17 = -
Single Family residential 0 DU X $ 764.00 = Office 8,000 sq ft X $ 0.17 = 1,360.00
Multi-family Residential 0 DU X $ 538.00 = - Industrial 706:560 sq ft X $ 0.15 105,984.00
Commercial 0 sq ft X $ 0.11
Office 81000 sq It X $ 0.15 = 1,200;00 TC�UL $ 1,131,893.84
Industrial 706 560 sq f#' 0,05 = 35,328.00
Credit Calculations: 0 DU X
0 sq ft X $ -
ADT Factor Gude 152 adjusted-See Kurtzman Study 4113/11 w/Sat.&Sun included Transportation 231,138.48
Storm Crain Credit from CFD 2003-1 =$107,:344.00 Stant Drain - 107, 00
Transportation Credit from CFD 2003-1 max 0.70,X$330,197.84=$231,138-48
GRAND TOTAL: $ 793,411.36
Municipal Utilities and Engineering Department Preliminary Estimate Of Fees
ProjectNew warehouse PRELIMINARY
Andress: SWC of Aknond&SB Fila NO, Cate. 5137t2011
CUP 98E
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