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HomeMy WebLinkAbout7384_CCv0001.pdf RESOLUTION NO. 7384 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING CONDITIONAL USE PERMIT NO. 1011 TO CONSTUCT A 142 SQUARE FOOT BUILDING ADDITION AND RELATED SITE IMPROVEMENTS TO ADD DRIVE-THROUGH SERVICE TO AN EXISTING 4,856 SQUARE FOOT RESTAURANT LOCATED AT THE SOUTHWEST CORNER OF REDLANDS BOULEVARD AND CYPRESS AVENUE IN SPECIFIC PLAN NO. 41; ASSESSOR'S PARCEL NUMBERS 0173-181-19 AND 0173-181-20. WHEREAS, an application for Conditional Use Permit No. 1011 to construct a 142 square foot building addition and related site improvements to add drive-through service to an existing 4,856 square foot restaurant has been duly filed by Core States Group for property located at 470 E. Cypress Avenue, at the southwest corner of Redlands Boulevard and Cypress Avenue; 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. 1011 to permit construction of a 142 square foot building addition and related site improvements to add drive- through service to an existing 4,856 square foot restaurant; and WHEREAS, on March 11, 2014, the City of Redlands' Planning Commission held a noticed public hearing at which interested persons had an opportunity to testify in support of, or in opposition to, the Conditional Use Permit and at which the Planning Commission considered the Conditional Use Permit; and WHEREAS, at the public hearing on March 11, 2014, the Planning Commission considered, heard public comments on, and recommended approval of, a Mitigated Negative Declaration and Conditional Use Permit No. 1011 and recommended approval of the same to the City Council; and WHEREAS, in accordance with Government Code Sections 65453 and 65090, on April 24, 2014, the City gave public notice by mailing property owners within a 1000 foot radius of the project site, as well as on April 26, 2014, by publication in the Redlands Daily Facts, a newspaper of general circulation, of the holding of a public hearing at which Conditional Use Permit No. 1011 would be considered; and WHEREAS, on May 20, 2014, the City Council held a noticed public hearing at which interested persons had an opportunity to testify in support of, or in opposition to, the Conditional Use Permit and at which the City Council considered the Conditional Use Permit; and WHEREAS, at the public hearing on May 20, 2014, the City Council considered, heard public comments on,the Mitigated Negative Declaration for the project; -I- 2.\cclerklResolutions\Res 7300-7349173&4 CUP 1021 Panem.doc NOW,THEREFORE,be it resolved by the City Council of the City of Redlands as follows: Section 1. Required Findings. Pursuant to Redlands Municipal Code Section 18.192.060 and, after consideration of the record before the City Council including the May 20, 2014 staff report, and all oral and written evidence and testimony presented at the public hearing for Conditional Use Permit 1011, the City Council hereby finds as follows: 1. The proposed project will not adversely affect the applicable land use plans of the City. The proposed use is consistent with the Commercial land use designation of the City's General Plan, and Specific Plan No. 41. The use is similar to uses already permitted and found within the shopping center, including restaurants and a bank use with drive-through facilities. 2. The proposed building expansion and request to establish a drive-through restaurant facility will not be detrimental to the public health, safety and welfare. An Initial Study/Mitigated Negative Declaration has been prepared and approved which analyzed the environmental impacts of the proposed project with mitigation measures to reduce any potential impacts to less than significant levels. In addition, site specific conditions of approval have been placed on the project to address impacts to surrounding properties. The property is located on a major arterial street capable of handling the net increase in traffic associated with the project. The site will provide sufficient parking for customers and employees in coordination with the expansion of both the structure and use, and complies with all applicable development standards. 3. The proposed development will comply to the maximum extent feasible with the regulations of the City's General Plan and Specific Plan No. 41 and complies with or exceeds applicable development standards, including setbacks, building height requirements, parking, landscaping, drive-through car stacking requirements, etc. The subject site is 0.9 acre within a 14.4-acre shopping center and is adequate in size and shape to accommodate the proposed drive through facility. 4. The proposed project is appropriate at the proposed location, as it is located in a 14.4-acre shopping center on the comer of a major and a minor arterial street. Conditions of approval have been placed on the project to mitigate potential impacts on the surrounding area and sensitive receptors. The project will allow for a use that is very similar to activities already taking place within the center,where non-restaurant drive-through facilities are already permitted and operating, such as the drive-through bank facility on the northwest comer of Palm Avenue and Redlands Boulevard. In addition, all required development standards in Specific Plan No. 41 have been adhered to with respect to parking, circulation, setbacks, and landscaping. Section 2. Approval. The City Council hereby approves Conditional Use Permit 1011, subject to the Conditions of Approval attached hereto as Exhibit "A" and incorporated herein by this reference as Exhibit"A." -2- L\cc1erk\Reso1utions\Res 7300-7399\7384 CUP 1411 Panefa.doc ADOPTED, SIGNED AND APPROVED this 20th day of May, 2014. 1-1 � Peter Aguilar, Mayor ATTEST: 4� Sam Irwin, (ni ytlerk -3- L\cclerk\Resofutions\Rcs 7300-7399\7384 CUP 1011 Panera,doc I, Sam Irwin, City Clerk of the City of Redlands, do hereby certify that the foregoing Resolution was duly adopted by the City Council at a regular meeting thereof held on the 20th day of May, 2014 by the following vote: AYES: Councilmembers Harrison, Foster, Gardner, Gilbreath; Mayor Aguilar NOES: None ABSENT: None ABSTAIN: None Sam Irwin, City Clerk _4_ 1:lcclerk\Resolution!'Acs 7300-739917384 CUP 1011 Panera.doe EXHIBIT 'A$ DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 1011 Date of Preparation: February 2, 2014 Planning Commission Date: March 11,2014 City Council Date: May 20, 2014 Applicant Core States Group Location: 470 E Cypress Avenue CONDITIONS OF APPROVAL 1 The issuance of any permits shall comply with all provisions of the Redlands Municipal Code and Specific Plan No. 41. 2. Unless construction has commenced pursuant to a building permit or a time extension is granted in accordance with Code, this approval shall expire two (2) years from the date of May 20, 2014. 3. This approval is for the construction a 142 square foot addition to an existing 4,856 square foot restaurant to establish a drive-through facility, located at the southwest comer of Cypress Avenue and Redlands Boulevard in Specific Plan No.41. 4. All plans submitted to the City shall reflect all City Council approvals and any other changes required by the Planning 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. 5. No Certificate of Occupancy or final inspection on the building permit shall be granted until all conditions of approval have been satisfied. 6. The applicant shall not make any modifications or changes during construction that are in conflict or contrary to the project's approved site design, grading plan, landscape plan,or building elevations without first consulting with the Development Services Director or his designee. 7. The.project site shall be kept in a weed and dust free condition throughout all periods of development. "i 8. All lighting within the lease area shall be shielded and no light or glare shall impact the surrounding properties 9. The Final Landscape Plans shall incorporate the following: SPECIFIC PLAN NO, 41 (AMENDMENT NO. 5) CONDITIONAL USE PERMIT NO. 1011 PAGE 2 • The landscape plans shall be detailed and show the specific distribution, size, and amount of each species of trees, shrubs, and groundcover; • The Landscape Plan shall show concrete mow strips to separate turf from other ground surfaces; • An automatic irrigation system shall be utilized to irrigate the site's approved landscape design. 10. The Landscape and Irrigation Plans shall be approved by the following City departments, prior to the issuance of building permits: • Submit Landscape and Irrigation Plans with each copy of the construction plans for plan check to the Development Services Department, Building & Safety Division, for distribution to other departments and for review and approval by the Development Services Director. • The Landscape and Irrigation Plans shall be subject to review and approval by the Municipal Utilities & Engineering Director and the Development Services Director for compliance with the Water Efficient Landscape Ordinance No. 2724 (Also known as Chapter 15.54 of the RMC). 11. The landscape architect responsible for the design of the project's landscape plan shall review and certify, prior to a request by the applicant for a final occupancy inspection, that the installed landscaping meets the specifications of the approved landscape plan, except as modified in the conditions of approval. 12. The following additional dust suppression measures in the SCAQIVID CEQA Air Quality Handbook are included as part of the project's mitigation: • Revegetate disturbed areas as quickly as possible. • Suspend all excavating and grading operations when wind speeds (as instantaneous gusts) exceed 25 mph. • Sweep all streets once per day if visible soil materials are carried to adjacent streets (recommend water sweepers with reclaimed water). • Minimize at all times the area disturbed by clearing, grading, earthmoving, or excavation operations. 13. Prior to issuance of grading permits, the construction contractor shall provide evidence showing that the following measures shall be implemented to reduce air pollutants generated by equipment exhaust and fugitive dust during project SPECIFIC PLAN NO.41 (AMENDMENT NO.5) CONDITIONAL USE PERMIT NO. 1011 PAGE 3 construction: • The construction contractor shall select the construction equipment used on site based on low emission factors and high energy efficiency. The construction contractor shall ensure that construction grading plans include a statement that all construction equipment will be tuned and maintained in accordance with the manufacturer's specifications. • The construction contractor shall utilize electric or diesel-powered equipment -in lieu of gasoline-powered engines where feasible. • The construction contractor shall ensure that construction grading plans include a statement that work crews will shut off equipment when not in use. During smog season (May through October), the overall length of the construction period will be extended, thereby decreasing the size of the area prepared each day, to minimize vehicles and equipment operating at the same time. • The construction contractor shall time the construction activities so as not to interfere with peak hour traffic and to minimize obstruction of through traffic lanes adjacent to the site; if necessary, a flag person shall be retained to maintain safety adjacent to existing roadways. • The construction contractor shall support and encourage ridesharing and transit incentives for the construction crew. 14. During all site excavation and grading, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturer's standards. 15. The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest to the project site. 16. The construction contractor shall locate equipment staging areas that will create the greatest practical distance between construction-related noise sources and noise-sensitive receptors nearest to the project site during all project construction. 17. Construction contractors shall provide the Building & Safety Division a name and phone number of a contact person in the event that noise levels become disruptive. The name and phone number shall be posted on site, informing the public who to contact. 18. 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 SPECIFIC PLAN NO.41 (AMENDMENT NO.5) CONDITIONAL USE PERMIT NO. 11311 PACE 4 advised that the ninety (90) day pretest period for these 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. 19. The property owner and applicant and their successors and assigns, shall defend, by paying for the defense costs of the City of Redlands (for counsel retainedby the City), indemnify and held harmless the City of Redlands, and its elected officials; officers, employees, and agents, from and agate any and all claims, actions, and proceedings (collectively "Claims") to attack, set aside, void or annul the approval of this Conditional Use Permit by the City, or Claims brought against the City due to acts or omissions in any way connected to the applicant's project that is the subject of this permit. This indemnification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of casts or attorneys'fees. In the event any such action is commenced to attack, set aside, void or annul all, or any, provisions of this permit, or is commenced for any other reason against the City for acts or omissions relating to the applicant's project, within fourteen (14) City business days fallowing notice of such action from the City, the applicant shall fife with the City a performance bond or irrevocable letter of credit,or other form of security satisfactory to the City(the"Security) in a for satisfactory to the City, and in the amount of $100,000, to ensure applicant's performance of its defense and indemnity obligations under this condition: The Security amount shall not limit the total indemnity obligation of the applicant pursuant to this condition. The failure of the applicant to provide the;Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted for the project pursuant to this permit. The City shall have no liability to the applicant for the exercise of City's rift to revoke this permit. 20. The appl" ntldeveloprnent shall record an easement allowing for improvements mated to the construction of the drive-through to encroach across property lures or shall complete a Lot Line Adjustment, prier to the issua.nce of construction permits. 1. The existing reciprocal parking agreement for the shopping center stall b maintained, allowing parking for the subject use to take place on other parcels within the shopping center, or the applicant shall provide an alternative parking area subject to City review and approval. . Due to the removal of mature trees on-site, nine (9) additional trees shall be SPECIFIC PLAN NO.41 (AMENDMENT NO.5) CONDITIONAL USE PERMIT NO. 1011 PAGE 5 planted within the affected project area to replace those being removed. All trees shall have a minimum box size of twenty four (24!') and shall be within the same landscaping palate as provided on the conceptual landscaping plan. 23. No commercial activity associated with the restaurant is permitted between the hours of ten o'clock (10:00) P.M. and six o'clock (6:00) A.M., and no loading activity permitted between the hours of six o'clock (6:00) P.M. and six o'clock (6:00)A.M. 24. To mitigate the potential impacts identified in Sections I (c), and (d), of the Environmental Checklist, the applicant install and maintain a landscape buffer consisting of a heavy continuous hedge row along Cypress Avenue to ensure that the drive through facility is screened from the public-right-of way. Any dead shrubs or plants shall be replaced immediately with new plantings to ensure that appropriate screening is maintained at all times. To be monitored by the Planning Division of the Development Services Department and verified prior to issuance of certificate of occupancy. 25. To mitigate the potential impacts identified in Sections I (c), and (d), of the Environmental Checklist; all lighting shall contain shields which direct the illumination downward and not outward in order to prevent light and glare impacts to the adjacent residences across Redlands Boulevard and Cypress Avenue. A lighting plan shall be submitted prior to the issuance of building permits and subject to review and approval by the Development Services Department. The plan must include details such as location and type of fixtures and arrangement of exterior lighting to ensure that no outdoor lighting will create glare or hazardous interference to adjacent streets or properties. In no instance shall illumination exceed 1/2 foot candle at the property lines of the site. To be monitored by the Planning Division of the Development Services Department and verified prior to issuance of building permits. 26. To mitigate the potential impacts identified in Sections I (c), and (d), of the Environmental Checklist; the menu board associated with the drive-through restaurant use shall be located and oriented to create the least impact on adjacent residences to the north and east, in regards to light and glare. To be monitored by the Planning Division of the Development Services Department and verified prior to issuance of sign permits. 27. To mitigate the potential impacts identified in Sections III (d) of the Environmental Checklist; all project construction shall implement an aggressive program of SPECIFIC PLAN NO.41 (AMENDMENT NO.5) CONDITIONAL USE PERMIT NO.1011 PAGE 6 construction dust control sufficient to meet the requirements of SCAQMD Rules 401-403. The minimum content of such a program shall include: a) control dust by daily water spraying; 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 dirt away from the site; d) double sandbag all site perimeters adjoining traveled roadways from November to April to prevent dirt from washing off the site during the rainy season; e) establish landscaping, or other stabilization treatment, within 90-days of the completion of any grading; 0 terminate all grading, excavation and travel on unpaved surfaces when hourly average wind speeds exceed twenty five (25) miles per hour. Wind speeds will be monitored with an on-site wind sensor mounted in an unobstructed location during construction. To be monitored during construction by the Building and Safety Division of the Development Services Department and verified prior to issuance of building permits. 28. To mitigate the potential impacts identified in Sections III (d) of the Environmental Checklist; all project construction contractors shall implement a traffic management program to reduce the number of employees or material delivery trips and to minimize conflict with any 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) any lane closure of primary site perimeter roads shall be subject to approval by the Municipal Utilities and Engineering Director; d) complete all street sweeping/washing of primary site perimeter roads by 4:00 p.m. To be monitored during construction by the Municipal Utilities and Engineering Department through the NPDES permitting process and upon inspections. 29. To mitigate the potential impacts identified in Sections IV (b) of the Environmental Checklist; the applicant shall provide the City with an Erosion Control Plan identifying Best Management Practices that will be used on-site to control wind and water erosion of the site during and after construction. To be monitored by the Municipal Utilities and Engineering Department and Planning Division of the Development Services Department through the NPDES permitting process and during plan checking. 30. To mitigate the potential impacts identified in Sections IV (b) of the Environmental Checklist; all permanent landscaping shall be installed prior to final 'occupancy, and following construction disturbed soils shall be landscaped, SPECIFIC PLAN NO.41 (AMENDMENT NO.5) CONDITIONAL USE PERMIT NO. 1011 PAGE 7 or otherwise treated,to protect soils from wind and water erosion. To be monitored by the Building and Safety Division and Planning Division of the Development Services Department through the permitting and inspection process. 31. To mitigate the potential impacts identified in Sections IX (a) and (c-d) of the Environmental Checklist; the applicant shall comply with all requirements of the NPDES permit issued by the Santa Ana Regional Water Quality Control Board and the City of Redlands. The applicant shall comply with a Water Quality Management Plan (WQMP) prepared in accordance with Santa Ana Regional Water Quality Control Board guidelines to be reviewed and approved by the City prior to issuance of a grading permit. The project may incorporate measures, such as bio-swales, in planter areas which can eliminate "first flush" of accumulated pollutants on the street surfaces. Adherence to this mitigation measure will avoid or reduce all associated water quality impacts below a level of significance. To be monitored by the Municipal Utilities and Engineering Department and Planning Division of the Development Services Department through the NPDES permitting process and during plan checking prior to the issuance of grading permits. 32. In order to mitigate potential impacts as identified in Section X11 (a-b) and (d) of the Environmental Checklist; an "Automatic Volume Control" device shall be installed on the speaker box in the drive-through to automatically adjust the speaker volume based on ambient noise levels. To be monitored by the Planning Division and Building Safety Division of the Development Services Department, prior to the issuance of building and/or sign permits and upon final inspection. 33. In order to mitigate potential impacts as identified in Section X11 (a-b) and (d) of the Environmental Checklist; the time of construction activities shall be limited to the hours of 7:00 a.m. to 6:00 p.m. during the week with no activities permitted on Sundays and Federal Holidays. To be monitored by the Planning Division and Building Safety Division of the Development Services Department, during construction and upon final inspections. 34. In order to mitigate potential impacts as identified in Section X11 (a-b) and (d) of the Environmental Checklist; all construction equipment shall be correctly tuned SPECIFIC PLAN NO.41 (AMENDMENT NO,5) CONDITIONAL USE PERMIT NO. 1011 PAGE 8 and operated with appropriate mufflers to ensure noise during construction activities is minimized to the maximum extent feasible. To be monitored by the Planning Division and Building Safety Division of the Development Services Department, during construction and upon final inspections. 35. In order to mitigate potential impacts as identified in Section X11 (a-b) and (d) of the Environmental Checklist; all noise producing equipment be acoustically insulated to prevent impacts on adjacent residential uses and/or sensitive receptors. To be monitored by the Planning Division and Building Safety Division of the Development Services Department, during construction and upon final inspections. 36. In order to mitigate potential impacts as identified in Section XIV (a) (ii) of the Environmental Checklist; a construction site security plan shall be 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 Planning Division and Building and Safety Division of the Development Services Department and the Police Department, prior to the issuance of building permits. 37. In order to mitigate potential impacts as identified in Section XVI (d) of the Environmental Checklist; No Left Turn regulatory signs (R3-2) shall be installed at three locations, illustrated in Figure 8 of the Traffic Study prepared by Hall & Foreman, including: the comer of the driveway of the adjacent property to the westbound Cypress Avenue drivers; within the island in the Cypress Avenue project driveway; and mounted to the existing stop sign for individuals exiting. In addition, the island in the Cypress Avenue project driveway shall be reconfigured or a median shall be added within Cypress Avenue, to the satisfaction of the Municipal Utilities and Engineering Department. To be monitored by the Planning Division and Building and Safety Division of the Development Services Department and the Municipal Utilities and Engineering Department, prior to the issuance of Certificate of Occupancy. 38. The applicant shall install a paved, delineated pedestrian walkway in order to SPECIFIC PLAN NO,41 (AMENDMENT NO.5) CONDITIONAL USE PERMIT NO. 1011 PAGE 9 provide safe pedestrian access from the parking stalls located in the middle of the time-through curve to the outdoor seating area. The portion of the walkway crossing the drive-through aide shall be delineated with stamper{ concrete o similarly contrasting material. Amended by the Planning Commission on March 11, 2014. 39. decorative vines shall be planted and maintained on the trellis structure located adjacent to the drive-through window. Amended by the Planning Commission on March 11, 2014_ 40. The applicant shall install a minimum of two (2) pedestrian walkways consisting of concrete or decomposed granite in order to provide pedestrian pathways through the landscaping planter between the double row of parking south of the building so pedestrian traffic will not damage landscaped areas. Amended by the Planning Commission on March 11,2014; 41. The landscaping within} the planter between the double row of parking,located on the south side of the building, shall be refurbished to provide a fully landscaped appearance. Dead or removed plants shall be replaced with similar species and new plants of similar species shall be planted in bare areas within the planter. Amended by the Planning Commission on March 11,2014. Approved by: Oscar W. Ord Development Services Director BUILDING AND SAFETY DIVISION CUP 1011 Date of Preparation:February 6, 2014 Planning Commission Date:T13D Applicant: Panera LLC Project Description: Drive through and pick up window on existing restaurant Location:470 East Cypress Avenue Conditions Required Prior to Issuance of Building Permits 1. Submit five (5)complete sets of construction plans and two (2)sets of specifications, engineering calculations, diagrams, soils investigation reports, special inspection and structural observation programs and other data to the Building and Safety Division and obtain approval. 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 codes and all relevant laws, ordinances, rules, and regulations. 2. Items requested for deferred submittal(fire sprinklers, alarms, truss engineering, etc) shall be reviewed and permitted separately for an additional fee. 3. Submit plans that include accessibility design for the physically challenged for review and approval. 4. Plans shall-identify drainage methods to safely and adequately c onduct water through the project to an approved drainage way. Prior to the start of construction and prior to the first building inspection, erosion controls per the City Engineer approved plans shall be in place. 5. Obtain plan approval from the San Bernardino County Department of Environmental Health Services. 6. Plans submitted for approval shall display the Conditions of Approval and the current version of the"City of Redlands, Standard Construction Notes" which will enumerate additional details concerning permit requirements and construction activity. 7. The governing codes regarding construction of this project shall be based on the Page 1 of 2 state laws and regulations that establish the effective implementation date of the new codes at the time of submittal. Conditions Required Prior to Final Inspection and Occupancy S. A Certificate of Occupancy cannot be issued until the conditions of the other City Departments have been satisfied. Prior to the request for final inspection consult with the building inspector to obtain clearance from each respective stakeholder. 9. Submit 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. Henry Roe Chief Building(acial Page 2 of 2 MUNICIPAL ITIL 'rW-$AND ENGII`+EEMG DEPARTMENT I?IaVEI PMZNT REQCIMMZNTS CGNI7ITIf3NAL USE PELT NO.1011 Bate of P.C.Meeting: February 1X,2014 Applicanfi Core States Group/Paners,LLC Location. 470 East Cy�Avenue Project Descriptions Development of a;fie Through and Pick-up Window 11r,applicant shall comply with the following engineering requirements as necessary because the required construction is a necessary prerequisite to the orderly dmelopment of the surrounding area and for public health and safety. All TegnireYtle for developnnent shall be consistent witlx requirements set forth in the Specific No 41 Plan;„applicable sections of Redlands Municipal Code; latest; edition of"Redlands eons I and D" lira viogs for Design ,and C ar shuc ion of'Public I�vemea ; edition of Amwican Public Work s ociation" t c daatl Plans for Pubiic Worms"`aad "Sftdard Specifications for Public World Cons ion. — !Greenbook�; latest edition of "Redlands Water Systems Standard. Specifications" latest. edition of "Redlands Sanitu7-Sewer Systems Standard Specifications"; and dent Redlands policies and guidelines relative to development projects. A. The following uterus are required prior to issuance of the GRADING PERMIT. No grading knit is required for this application. B. The following items are required prior to RECORDATION OF TRACT1PARCEL MAP. No map is required for this application. C. The following items are required prior to issuance of the BUILDING PFA MIT 1. Pay plan cheek fee as established per resolution.The amount is to be determined at plan check submittal. 2. Flans required to be submitted shall include: a. Site; b. Street Const cdon; C. Water Quality Management Plan. All plans used as reference for design shall be listed on�title sheet of all plans 4Arith refemce numbers. All plans shall be submitted on 24"x 36" size sheets. mer final review,street construction plans shall be submitted on 24"x 36"size,min.4 mil,mylar sheets for City's approval. CUP No. 1011 February 11,2014 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. 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. 5. The final WQMP shall be in substantial conformance with the preliminary WQMP and in full conformance with the WQMP Guidance Document. 6. All support documentation shall be submitted with the plans to be checked. Submission shall include: a. Hydrology and Hydrologic Calculations; b. Easement Documents. 7. 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. 8. 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. 9. 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. 10. 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; Open Space/Park; Water Capital Improvement Charge; Water Source Acquisition Charge; • Sewer Capital Improvement Charge; • Solid Waste Capital Improvement Charge. CUP No. 1011 February 11,2014 Page 3 11. 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.) 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 Redlands Boulevard: a. Repair/replace altered, broken or substandard existing off-site improvements to the project boundary. No altered, broken or substandard existing off-site improvements observed at this time. 15. Requirements for Cypress Avenue: a. Install "No Left Turn" regulatory signs (R3-2) at three locations, illustrated in Figure 8 of the Traffic Study prepared by Hall & Foreman, including: the comer of the driveway of the adjacent property to the westbound Cypress Avenue drivers; within the island in the Cypress Avenue project driveway; and mounted to the existing stop sign for individuals exiting. b. The island in the Cypress Avenue project driveway shall be reconfigured or a raised center median shall be added within Cypress Avenue, to the satisfaction of the City Engineer; C. Repair/replace altered, broken or substandard existing off-site improvements to the project boundary. This shall include providing current ADA compliant access at the ADA ramp at Redlands Boulevard/Cypress Avenue and at the Cypress Avenue driveway entrance. 16. Provide for adequate drainage facilities. 17. Comply with City of Redlands Landscape Ordinance No. 2724 and submit a landscape/irrigation plan prepared by a licensed landscape architect for review and approval. The irrigation system shall be designed and constructed to make use of future recycled and/or non-potable water system. 18. Submit recycling plans for site demolition/construction for review and approval in accordance with Chapter 13.66 of the Redlands Municipal Code. CUP No. 1011 February 11,2014 Page 4 D. The following items are required prior to approval of APPLICATION FOR WATER SERVICE CONNECTION and prior to WATER METER INSTALLATION. Not applicable. 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 Section 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 four(4)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 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. The plans shall provide names and 24-hour phone numbers of individuals who can be contacted regarding traffic control measures. F. The following items are required prior to issuance of CERTIFICATE OF OCCUPANCY. I All requirements as described in Sections A,B,C,D and E of these conditions of approval shall be met 2. 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 relating to the project development 3. 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 CUP No. 1011 February 11,2014 Page 5 Bernardino County Surveyor. Copies of information shall be famished to the Municipal Utilities and Engineering Department. 4. 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. 5. A list of as-built infrastructure improvement quantities shall be provided in the Excel format provided by the City showing quantities for each street segment(i.e. pavement,curb and gutter,sidewalk,etc.) 6. Streets may be requiredd to have a seat coat applied at the option of the City Engineer. Type of seal coat is to be determined by the City Engineer. 7. Resurface existing roadway as directed by the City Engineer due to utility installations and construction damage. 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 DEPOSITS. 1. Prior to the release of the deposits for the project, all improvements shall be reviewed and accepted by the City.Engineer. 2. The release of deposits must be requested in writing to the City Engineer. Allow 30 days for processing. Aq FRVD VOUSAVIPOUR Initi tial Directoi of Municipal Utilities and.Public Works Engineering/City Engineer CD/DY:akc FILE: amlot1