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HomeMy WebLinkAbout7359__CCv0001.pdf RESOLUTION NO. 7359 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING CONDITIONAL USE PERMIT NO. 1008 FOR A 50.54 ACRE PROPERTY LOCATED ON THE NORTH SIDE OF LUGONIA AVENUE, THE SOUTH SIDE OF ALMOND AVENUE, THE EAST SIDE OF RESEARCH DRIVE, AND THE WEST SIDE OF CALIFORNIA STREET IN THE CITY OF REDLANDS WHEREAS, McShane Corporation has filed an application for Conditional Use Permit 1008 to develop a 1,013,331 square foot warehouse distribution center on approximately 50.54 acres located on the north side of Lugonia Avenue, the south side of Almond Avenue, the east side of Research Drive and the west of California Street in Redlands, California as described in Condition of Approval No. 3 of Exhibit"A"of this Resolution; and WHEREAS, the City Council has the authority, pursuant Section 18.192.060 of the Redlands Municipal Code, to take action on Conditional Use Permit No. 1008 to allow for the development of Large Warehouse-Distribution Buildings larger than 150,000 square feet as a conditionally permitted use within areas designated Commercial Industrial District as specified in Concept Plan No. I of the East Valley Corridor Specific Plan; and WHEREAS, on December 10, 2013, the City's Planning Commission held a noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to, Conditional Use Permit No. 1008; and WHEREAS, the City's Planning Commission subsequently recommended to the City Council approval of a mitigated negative declaration, socio-economic cost benefit study, Concept Plan No. I Revision No. 7, Parcel Map No. 19437, and Conditional Use Permit No. 1008; and WHEREAS, on December 18, 2013, the City gave public notice, by mailing to property owners within a 300 foot radius of the property, and on December 19, 2013 by publishing notice in the Redlands Daily Facts, a newspaper of general circulation within the City, of a public hearing at which Conditional Use Permit No. 1008 would be considered; and WHEREAS, on January 21, 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, Conditional Use Permit No. 1008; NOW,THEREFORE, BE IT RESOLVED by the City Council of the City of Redlands as follows: Section 1. The City Council hereby approves Conditional Use Permit No. 1008 based on the following findings, and subject to conditions of approval attached hereto as Exhibit"A:" A. Approval of Conditional Use Permit No. 1008 will not adversely affect the applicable land use plans of the city; the project site has a General Plan land use designation of -I- 1:\cclerk\Resolutions\Res 7300-7399\7359 McShane CUP 1008.doc Commercial/Industrial and is intended to provide areas suitable for a mixture of commercial and light industrial uses; operations at the warehouse would include primarily light industrial warehouse activities, and would be consistent with activities already taking place in the immediate area. B. Approval of Conditional Use Permit No. 1008 will not be detrimental to the public health, safety and welfare; an Initial Study was completed for the project and only temporary impacts during construction were identified under the categories of Air Quality, Noise, Geology and Soils and Hydrology and Water Quality. Mitigation measures have been applied to these environmental factors and can any potential impacts can be mitigated to a less than significant level; C. The proposed development will comply to the maximum extent feasible with the regulations of the City's General Plan, and applicable zoning district and the City's development standards; the project is consistent with the intent and purpose of the Commercial/Industrial General Plan land use designation and consistent with General Plan Policies 4.62a, 462.1, 4.62ee and 4.62ff, and meets or exceeds all applicable development standards of Concept Plan No. 1; and, D. The proposed development is appropriate at the proposed location; the development of the project would be consistent with existing land uses in the vicinity which include a 978,504 square foot warehouse to the north on Almond Avenue, and a 1,015,740 square foot Hillwood Fulfillment center approved for land directly south of the project site; therefore this project is consistent with the development pattern in the surrounding areas. ADOPTED, SIGNED AND APPROVED this 21 st day of January, 2014. Pete Aguilar, Mayor ATTEST: Sam Irwin, iWClerk -2- L\cclerk\Resolutions\Res 7300-7399\7359 McShane CUP 1008.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 21 st day of January, 2014 by the following vote: AYES: Councilmernbers Harrison, Gardner, Gilbreath; Mayor Aguilar NOES: None ABSTAIN: None ABSENT: Councilmember Foster Sam Irwin, City Clerk -3- L\cclerk\Resolutions\Res 7300-739917359 McShane CUP 1008.doc Exhibit"A" To Resolution 7359 EXHIBIT "A" TO RESOLUTION NO. 7359 DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 1008 Date of Preparation: December 3, 2013 Planning Commission Date: December 10, 2013 Applicant: McShane Corporation Location: The north side of Lugonia Avenue and east side of Research Drive CONDITIONS OF APPROVAL 1 The issuance of any permits shall comply with all provisions of the Redlands Municipal Code, Concept Plan No. 1 and the East Valley Corridor Specific Plan. 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 City Council approval. 3. Conditional Use Permit No. 1008 approves the development of a 1,013,331 square foot warehouse distribution center on approximately 50.54 acres located on the north side of Lugonia Avenue, the south side of Almond Avenue, and the east side of Research Drive in Concept Plan No. 1 of the East Valley Corridor Specific Plan. The operations of any and all building tenants shall be consistent with the project description provided in Initial Study/Mitigated Negative Declaration prepared for the project. 4. The project will be developed in accordance with the Plans Submitted for the Project (Exhibit A). All plans submitted to the City shall reflect the City Council approval and any other changes required by the Council and/or staff. This condition applies to the site plan, landscape plans, building elevations and materials, grading, and all other illustrations, text, or plans submitted to the City in connection with this project. Minor deviations to the project may be approved by the Development Services Department Director. Major deviations to the project shall require Planning Commission or City Council approval. The Development Services Director shall determine what constitutes a major and minor deviation. 5. No Certificate of Occupancy 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. 8. All on-site utilities shall be placed underground except power poles for lines over 66 KV. Plans shall be submitted that detail the undergrounding of all on-site utilities, subject to review and approval by the Development Services Director, prior to issuance of building permits. 9. Prior to the issuance of building permits, the applicant shall submit plans detailing that roof screening is of adequate height to screen any roof-top equipment from public view on all sides, subject to review and approval by the Development Services Director. Screening of air conditioning units and other equipment on the buildings shall be incorporated into or compatible with the architectural design of the buildings. All equipment shall be screened from public view of adjacent roadways and freeways. 10. 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. 11. All fire sprinkler risers shall be located inside the building. Any exterior fire and/or mechanical equipment shall be appropriately screened, except for equipment designated by the Fire Chief as being exempt from this requirement. 12. All roof drain down spouts shall be placed within the interior of the building walls and shall not be visible from the exterior of the building. 13. All freestanding walls shall incorporate design features, such as tree planter wells, variable setbacks, columns, split face block, decorative cap, or other such features to provide visual relief along the wall surface. 14. 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 and panels shall be fully enclosed and incorporated into the overall architectural design of the building(s). Backflow preventers shall be enclosed with landscaping that will provide complete screening upon maturity. The location and method of enclosure or screening of this equipment shall be shown on the construction plans and landscape plans prior to building permit issuance. Location of said equipment shall be coordinated with appropriate utility company (i.e., Southern California Gas Company or Southern California Edison Company). The applicant shall submit plans showing details of screening subject to review and approval by the Development Services Director, prior to issuance of building permits. 15. The applicant shall prepare plans that include a trash enclosure and/or trash compactor(s) as specified by the Municipal Utilities & Engineering Department. Trash enclosure design and location shall be subject to review and approval by the Municipal Utilities & Engineering 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 block and cap and solid metal gate. The exterior design and finish of the trash enclosure shall be designed to match or be compatible with the structures on site. 16. The Final Landscape Plans shall incorporate the following: a. The landscape plan shall comply with all requirements for landscaping in parking lots pursuant EV4.0225 of the East Valley Corridor Specific Plan. b. The landscape plans shall be detailed and show the specific distribution, size, and amount of each species of trees, shrubs, and groundcover; C. No more than 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. 15-gallon: 3/4" to 1 24-inch box: 1-1/4" to 1-3/4" 36-inch box: 2-1/2" to 2-3/4" d. The Landscape Plan shall show concrete mow strips to separate turf from other ground surfaces; e. All trees shall be a minimum of 15-gallon size and be double staked. Arbor guards shall be provided on all trees planted in turf areas; f. The landscape plans shall identify measures such as root barriers and deep watering to be utilized to minimize heaving of parking lot pavement by tree roots; g. An automatic irrigation system shall be utilized to irrigate the site's approved landscape design. h. Proposed 24-inch and 36-inch box trees for the parking lot shall be located along street frontages. i. Proposed corner landscape statements shall be redesigned to comply with the design standards of Concept Plan No. 1. 17. 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). 18. 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. 19. The evergreen trees, as 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 which is the intent of this approval. 20. All lighting within the parking lot areas shall be a shoe box-type design that directs the light beam downward and not outward. In addition, any lighting attached to the building shall be shielded to prevent light and glare from projecting horizontally or outward. Parking lot light fixtures shall not exceed the overall height as permitted by the East Valley Corridor Specific Plan. 21. The illumination within the parking lot shall be a minimum of 0.5 foot candle and illumination along all property lines of the project site shall not exceed 0.5 foot candle. Walkway lighting shall have a maximum height of 12 feet and all parking lot lighting shall have a maximum height of 30 feet. 22. Noise producing equipment shall be acoustically insulated to prevent impacts on adjacent residential uses and/or sensitive receptors. The location of such equipment shall be shown on the site plan and shall be subject to review and approval by the Development Services Director, prior to issuance of building permits. The plans shall also detail any noise reduction measures taken. 24. 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. 25. 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 retained by the City), indemnify and hold harmless the City of Redlands, and its elected officials, officers, employees, and agents, from and against 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 costs or aftomeys' 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 following notice of such action from the City, the applicant shall file with the City a performance bond or irrevocable letter of credit, or other form of security satisfactory to the City (the "Security") in a form satisfactory to the City, and in the amount of $300,000, 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 right to revoke this permit. 26. To mitigate the potential impacts identified in Sections I a), b), and c) of the Environmental Checklist with regard to Aesthetics the project shall design streetscape and intersections consistent with the standards of the East Valley Corridor Specific Plan with regard to setbacks, landscaping, sidewalks, and medians. Mitigation Measure No. 1. 27. To mitigate the potential impacts identified in Sections I a), b), and c) of the Environmental Checklist with regard to Aesthetics loading service and refuse areas shall be screened from public view. Mitigation Measure No. 2 28. To mitigate the potential impacts identified in Sections I a), b), and c) of the Environmental Checklist with regard to Aesthetics roof-top equipment shall be screened from public view through wells, parapet walls and other architectural means. Mitigation Measure No. 3 29. To mitigate the potential impacts identified in Sections I a), b), and c) of the Environmental Checklist with regard to Aesthetics the project shall meet the 15% minimum landscaping requirements of the Regional Industrial District of the EVCSP. Mitigation Measure No. 4 30. To mitigate the potential impacts identified in Sections 11 a) of the Environmental Checklist with regard to Agricultural Resources the project developer will fund acquisition of farmland or farmland conservation easements at a ratio of 0.50/1. Based on the 50 acre area of the project site, a total of 25 acres of prime agricultural land or conservation easements over 25 acres of prime agricultural land shall be acquired and permanently protected. The prime agricultural land or the conservation easement shall be acquired and made available to an existing farmland trust or comparable organization within one YeaF Of OGGUpanGy of the pmjerst site, OF a farmland tFUSt OF Gernparabie aFganizatien shall verify that it reGeived SUffiGient funds to aGq i I . agFiGUltural land OF a - nsewatien easement eve-F suGh lands. Pdor to occupancy of the amiect site, or farmland trust or comparable organization shall verify that it has received sufficient funds to acquire prime agricultural land or a conservation easement over such lands prior to issuance of a certificate of occupancy. The City concludes that implementation of this measure provides reasonable mitigation based on the magnitude of the impact pursuant State CEQA Guidelines Section 15370. This measure shall be implemented within one-year ofw1or to issuance of occupancy permits for the project site. The site developer shall provide the City a copy of the property deed or the conservation easement and a letter verifying that the property or conservation easement has been accepted by a farmland trust or comparable organization. The City shall retain a copy of the verification materials submitted by the site developer in the project file. Mitigation Measure No. 5 As Amended by the City Council on January 21, 2014 31. To mitigate the potential impacts identified in Sections 111. a) b) and c) of the Environmental Checklist with regard to Air Quality the applicant shall require that contractors abide by all applicable SCAQIVID rules and regulations during construction and grade no more than five (5) acres a day, which will ensure that impacts remain less than significant. Mitigation Measure No 6 32. To mitigate the potential impacts identified in Sections 111. a) b) and c) of the Environmental Checklist with regard to Air Quality shall require the project to provide sidewalks along the property frontage onto Almond Avenue, Research Drive, and Lugonia Avenue. Mitigation Measure No. 7 33. To mitigate the potential impacts identified in Sections Ill. a) b) and c) of the Environmental Checklist with regard to Air Quality any future tenants shall institute a ride sharing program and employee vanpool/shuttle that is open to all employees. Mitigation Measure No. 8 34. To mitigate the potential impacts identified in Sections 111. a) b) and c) of the Environmental Checklist with regard to Air Quality all building structures shall meet 2013 Title 24 Standards and Green Building Code Standards. Mitigation Measure No. 9 35. To mitigate the potential impacts identified in Sections Ill. a) b) and c) of the Environmental Checklist with regard to Air Quality all lighting installed in the proposed structures shall use on average a minimum of 10 percent less energy than conventional metal halide warehouse lighting. Mitigation Measure No. 10 36. To mitigate the potential impacts identified in Sections Ill. a) b) and c) of the Environmental Checklist with regard to Air Quality all faucets, toilets and showers installed in the proposed structure shall be low-flow fixtures. Mitigation Measure No. 11 37. To mitigate the potential impacts identified in Sections Ill. a) b) and c) of the Environmental Checklist with regard to Air Quality a water-efficient irrigation system be installed. Mitigation Measure No. 12 38. To mitigate the potential impacts identified in Sections 111. a) b) and c) of the Environmental Checklist with regard to Air Quality all future tenants shall institute a recycling program that reduces waste to landfills by a minimum of 50 percent and includes designated recycling bins at each proposed structure and requires all green waste to be processed at a recycling or composting facility. Mitigation Measure No. 13 39. To mitigate the potential impacts identified in Sections IV a) of the Environmental Checklist with regard to Biological Resources a pre-construction burrowing owl survey shall be conducted by a qualified Biologist at least 14 days prior to construction activities, to determine if there are any active burrowing owl burrows within or adjacent to (within 500 feet) the impact area. A follow-up survey shall be conducted within 24 hours prior to ground disturbance. If no active burrows are observed, construction work can proceed. The loss of any active burrowing owl burrow/territory shall be mitigated through replacement of habitat and burrows at no less than a 1:1 ratio. Mitigation Measure No. 14 40. To mitigate the potential impacts identified in Sections V b), c) and d) of the Environmental Checklist with regard to Cultural Resources an archaeological monitor shall 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 shall 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 Environmental Quality Act. Mitigation Measure No. 15 41. To mitigate the potential impacts identified in Sections V b), c) and d) of the Environmental Checklist with regard to Cultural Resources a historical resources management report shall be submitted by the archaeological monitor 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 Measure No. 16 42. To mitigate the potential impacts identified in Sections V b), c) and d) of the Environmental Checklist with regard to Cultural Resources in the event human remains and/or "grave goods" (i.e., funerary objects) are found within the Project area, the applicant shall notify the Redlands Police Department and San Bernardino County coroner immediately and all work shall be halted. The police and coroner shall determine whether or not the circumstances, manner, and cause of death require further investigation as a crime scene. If not, the coroner shall endeavor to determine if the remains are Native American. This shall be accomplished in consultation with a physical anthropologist, human osteologist, or other qualified specialist. If the coroner determines that the remains are Native American and not evidence of a crime, he/she shall contact the Native American Heritage Commission (NAHC) per CH&SC §7050.5(b). The NAHC would then immediately identify the persons or Tribe it believes to be to be most likely descended from the deceased Native American. With the permission of the landowner, the most likely descendant (MLD) may inspect the site of the discovery and recommend means for treating or disposing of the human remains and any associated grave goods with appropriate dignity. The MLD shall complete the inspection and make a recommendation within 48 hours of notification by the NAHC. If the NAHC is unable to identify an MLD, or if the MLD fails to make a recommendation, or if the landowner rejects the IVILD's recommendation and mediation by the NAHC fails to provide measures acceptable to the landowner, the landowner shall reinter the human remains and any associated items with appropriate dignity on the property in a location not subject to further subsurface disturbance (PRC §5097.98). If the human remains are not those of a Native American, the City shall consult with the coroner, a biological anthropologist or human osteologist, and a qualified historical archaeologist to develop an appropriate plan for treatment and to determine if historical research, further archaeological excavations, and/or other studies may be necessary before a treatment plan can be finalized. Also, if the remains are those of an identifiable individual and not evidence of a crime, the City shall notify the next-of-kin, who may wish to influence or control the subsequent disposition of the remains. If the next-of-lain (for non-Indian remains); or MLD so requests, the City shall coordinate discussions among concerned parties to determine if reburial at or near the original site in a location not subject to further disturbance is feasible. If a proximate reburial location is not feasible, then the City may continue to coordinate discussions until a final disposition of the remains is decided upon. Following the Initial discovery and identification of any human remains, funerary objects, sacred objects, or objects of cultural patrimony within the Project area, no further archaeological excavation, recording, or analysis of such remains andlor objects shall occur until after the MLC? has made a recommendation to the landowner with respect to the disposition of the remains and/or objects. Thereafter, the City shall take into account the recommendation of the IVIL©, and shall decide on the nature of any archaeological excavation,; recording, or analysis to be done'of the discovered remains and/or funerary objects. Measure No. 17 43. To mitigate the potential impacts identified in Sections A a) and ) of the Environmental Checklist with regard to Geology and Soils a geotechnical investigation to be conducted to determine the design of the foundation and building: The site investigation shell include information on the soil type, a history of water-table fluctuation throughout the site, and the potential for saturation within the upper fifty (50) feet of alluvial material. Mitigation Measure No. '18 44. To mitigate the potential impacts identified in Sections A a) and b) of the Environmental Checklist with regard to Geology and Saila the applicant shall provide the City with a Soil Erosion Control Plan that shall include measures' designed to reduce wind and water erasion' of the site during and after construction. Mitigation Measure No. 19 45. To mitigate the potential impacts identified in Sections A a) and b) of the Environmental Checklist with regard to Geology and Soils all permanent landscaping shall be installed prior 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. 20 46. To mitigate the potential impacts identified in Sections IX a), c) and d) of the Environmental Checklist with regard to Hydrology and Water Quality the project 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 project shall also provide the appropriate Best Management Practices (BMPs) within the project site to stop "first flush" of accumulated pollutants from entering the City storm drain system. The project may also incorporate other measures such as bio-swales in planter areas which can also eliminate the "first flush" of accumulated pollutants on street surfaces. Mitigation Measure No. 21 47. To mitigate the potential impacts identified in Sections IX a), c) and d) of the Environmental Checklist with regard to Hydrology and Water Quality the applicant shall comply with the submitted 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. Mitigation Measure No. 22 48. To mitigate the potential impacts identified in Sections IX a), c) and d) of the Environmental Checklist with regard to Hydrology and Water Quality the project shall develop an onsite stormwater facility plan consistent with adopted City of Redlands design standards and the planned master stormwater system of the EVCSP subject to review and approval by the City. Mitigation Measure No. 23 49. To mitigate potential impacts as identified in Section X11(d) of the Environmental Checklist with regard to Noise all construction activities shall be limited to the hours between 7:00 a.m. to 6:00 p.m. with no construction activities permitted on Saturdays, Sundays and Federal Holidays. Mitigation Measure No. 24 50. To mitigate the potential impacts identified in Section XIV a) of the Environmental Checklist with regard to Public Services the applicant shall submit a construction site security 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. Mitigation Measure No. 25 51. To mitigate the potential impacts identified in Sections XVI a) and b) of the Environmental Checklist with regard to Transportation and Traffic all on-site improvements and improvements adjacent to the site will be required in conjunction with the proposed development to ensure adequate circulation within the project itself as provided in Figure 35 of the TIA. Mitigation Measure No. 26 52. To mitigate the potential impacts identified in Sections XVI a) and b) of the Environmental Checklist with regard to Transportation and Traffic the site shall provide sufficient parking spaces to meet City of Redlands parking code requirements in order to service on-site parking demand. Mitigation Measure No. 27 53. To mitigate the potential impacts identified in Sections XVI a) and b) of the Environmental Checklist with regard to Transportation and Traffic sight distance at each project access be reviewed with respect to California Department of Transportation/City of Redlands standards in conjunction with the preparation of final grading, landscaping, and street improvement plans. Mitigation Measure No. 28 54. To mitigate the potential impacts identified in Sections XVI a) and b) of the Environmental Checklist with regard to Transportation and Traffic on-site traffic signing and striping should be implemented in conjunction with detailed construction plans for the project. Mitigation Measure No. 29 55. To mitigate the potential impacts identified in Sections XVI a) and b) of the Environmental Checklist with regard to Transportation and Traffic the project contribute towards the cost of necessary off-site improvements on a fair share or "pro-rata" basis. Mitigation Measure No. 30 56. To mitigate the potential impacts identified in Sections XVI a) and b) of the Environmental Checklist with regard to Transportation and Traffic the project shall participate in the phased construction of off-site traffic signals through payment of traffic signal mitigation fee and that the traffic signals within the study area at buildout should specifically include an interconnect of the traffic signals to function in a coordinated system. Mitigation Measure No. 31 57. Any fencing exceeding height limitations of the East Valley Corridor Specific Plan shall require approval of a Minor Exception Permit. 58. Parking lot shade trees shall be provided at a rate of one tree per three stalls adjacent to the detention basin located at the southeast corner of the site. 59. One row of screening shrubs shall be provided at the northeast corner of the site adjacent to the detention basin. 60. Additional treatment shall be applied as agreed upon by staff and the applicant to provide screening of truck trailers from major streets. 61. Additional landscaping shall be provided at the driveway located at the southeast corner of the site to match the corner treatment found at the intersections to the west. Oscar drci, Development Services Director DEVELOPMENT SERVICES DEPARTMENT BUILDING AND SAFETY DIVISION CUP#1008 Date of Preparation:9/25/13 Planning Commission Date: TBD Applicant: McShane Corp Project Description: 1,013,460 sq ft warehouse Location: 10 parcels to be merged into one at Almond Avenue, Research Drive and Lugonia Avenue Conditions Required Prior to Issuance of a Grading Permit 1. Submit six (6) sets of grading plans and three (3) sets of specifications and supporting data consisting of a soils engineering report and engineering geology report for review and approval. The plans shall be signed by an individual licensed by the state to prepare such plans and specifications. Upon approval, a final original mylar shall be submitted to the Director of the Municipal Utilities and Engineering Department for signatures prior to issuance. 2. Submit erosion control plans with the grading plans. 3. Provide a WDID#from the State Water Resources Board for the land disturbance of one (1) acre or more or less than one acre but part of a larger common development. 4. The applicant shall pay any required site grading bond amounts as required by the Redlands Municipal Code, Chapter 15.04.102. 5. Slopes exceeding three (3) feet in height shall be provided with erosion control methods approved by the Planning Division that may include planting and irrigation systems or approved matting material designed by the project engineer and submitted with the grading plans. 6. Grading plans shall identify offsite drainage patterns to safely and adequately direct water through the project to an approved drainage way. 7. Grading plans will need to comply with all requirements of the Municipal Code, Chapter 18.212, Article I-General Provisions, 11- Minimum Fill Grading, III- Grading Adjacent to Property Lines, and IV-Grading property with Slopes Steeper than Five Percent. Conditions Required Prior to Issuance of Building Permits Page 1 of 3 8. 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. 9. Items requested for deferred submittal (fire sprinklers, alarms, truss engineering, etc) shall be reviewed and permitted separately for an additional fee. 10.Submit a final compaction report showing all fills have been compacted to a minimum of 90 percent maximum density for every two (2') of fill depth or 1,000 cubic yards, whichever is greater. This report shall also be available to the inspector at the time of foundation inspection. 11.Submit a letter of rough grade (pad) certification to the Building and Safety Division for review and approval. This report shall also be available to the inspector at the time of foundation inspection. 12.Obtain rough grading inspection approval from the Building and Safety Division and Municipal Utilities and Engineering. 13.Submit plans that include accessibility design for the physically challenged for review and approval. 14.Provide recorded copies of any easement or dedication required for non-buildable areas, right of way, water, drainage, or utilities that may be necessary to confirm setbacks, allowable building areas, access, etc. 15.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. 16.Obtain approval and permits for demolition of any structures that may exist on the site. 17.Provide sufficient information to determine the required fire resistance of property line walls and occupancy or area separation barriers as may be required by the California Building Code and detail construction features on the plan. 18.The applicant shall comply with the requirements for allowable floor areas, type of construction and allowable area increases as permitted by the applicable version of the code. The area of any one or two story building of Group B; F, Division 1 or 2; M; Page 2 of 3 S, Division 1,2,3,4, or 5; and H, Division 5, as defined by the California Building Code, shall not be limited if the building is provided with an approved automatic sprinkler system throughout and entirely surrounded and adjoined by public ways or yards not less than 60 feet. When the 60 feet yard requirements per code infringe onto adjacent properties, the applicant shall receive approvals from the Chief Building Official and Fire Marshal and shall submit a recorded restrictive covenant to be executed to ensure that the shared space will remain open and unoccupied as long as it is required by the Building Code. Prior to building permit issuance, the covenant will need to be submitted to and reviewed by the City Attorney and Chief Building Official to be sure the covenant will accomplish what is intended and should clearly describe the reason and code section applicable so that any future revisions or deletions may be considered by the City if the owners wish to terminate such an agreement. 19.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, 20.The governing codes regarding construction of this project shall be based on the 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 21.The structure shall not be occupied until a certificate of occupancy has been issued by the City of Redlands. 22.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. 23.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 BuildinLal Page 3 of 3 MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS CONDITIONAL USE PERMIT NO. 1008 Date of P.C.Meeting: December 10,2013 Applicant: McShane Corporation Location: North Side of Lugonia Avenue,the South Side of Almond Avenue,and the East Side of Research Drive Project Description: Develop a 1,013,460 Warehouse Distribution Center 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 Concept Plan No. I of the East Valley Corridor Specific Plan; applicable sections of Redlands Municipal Code; latest edition of"Redlands Standard Specifications and Detail Drawings for Design and Construction of Public Improvements"; latest edition of American Public Works Association "Standard Plans for Public Works" and "Standard Specifications for Public Works Construction —Greenbook";latest edition of"Redlands Water Systems Standard Specifications"; latest edition of"Redlands Sanitary Sewer Systems Standard Specifications"; and current Redlands policies and guidelines relative to development projects. A. The following items are required prior to issuance of the GRADING PERMIT. I Pay plan check fee as established per resolution. The amount is to be determined at plan check submittal. 2. Plans required to be submitted include: a. Precise Grading Plan. Grading plans shall be coordinated with the existing and proposed off-site improvements. b. SWPPP/Erosion Control Plan. Erosion/Sediment Control Plan shall be submitted for review and approval. A copy of the project's Storm Water Pollution Prevention Plan (SWPPP) shall be submitted for review. SWPPP Best Management Practices (BMPs) to prevent and control discharges to the municipal separate storm sewer(drain)system shall be in effect for the entire duration of project construction to its completion and acceptance by the City. 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) CUP No. 1008 December 10,2013 Page 2 copies of each are required. After final review, grading and SWPPP plans shall be submitted on 24" x 36"size,min.4 mil,mylar sheets for City's approval. 3. Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No. 2 above. All plans submitted shall be substantially complete, and no plan check queue place-holder plans will be accepted. An incomplete plan submittal will not be accepted for plan check. 4. All support documentation shall be submitted with the plans to be checked. Submission shall include: a. Hydrology Report and Hydrologic Calculations; 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($3,000.00). Deposit will be reimbursed after the work is completed and accepted by the City upon written request. 7. Truck 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 (WDID) and NOI shall be submitted for review and file. Call(866)563-3107. H. 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 PERMIT 1. Pay plan check fee as established per resolution. The amount is to be determined at plan check submittal. 2. Plans required to be submitted shall include: CUP No. 1008 December 10,2013 Page 3 a. Storm Drain Construction; b. Pavement Striping Plans(including reflectorized pavement markers); C. Street Tree Installation—Street trees shall be provided as per Concept Plan No. 1; d. Off-Site Water and Sewer Connections. 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; C. Easement Documents. 5. Process a"Reversion to Acreage"with the Development Services Department. 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 No. 1008 December 10,2013 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: 0 Transportation Facilities; • Fire Facilities; • General Government Facilities; • Library Facilities; • Open Space/Park; 0 Police Facilities; Storm Drain Facilities; • Water Capital Improvement Charge; Water Source Acquisition Charge; Sewer Capital Improvement Charge; • Solid Waste Capital Improvement Charge; • Water/Sewer/Non-Potable Water Frontage Charges. Appropriate credit will given as allowed by Community Facilities District No. 2003-1 10. Final City approved mylars for all public improvements shall be on file with the Municipal Utilities and Engineering Department. 11. 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. 12. Requirements for Lugonia Avenue: a. Repair/replace altered, broken or substandard existing off-site improvements to the project boundary; b. Provide street trees consistent with Concept Plan No. I avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval; C. Construct underwalk drain, if necessary. 13. Requirements for Research Drive: a. Repair/replace altered, broken or substandard existing off-site improvements to the project boundary; b. Provide street trees consistent with Concept Plan No. I avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval; C. Construct underwalk drain,if necessary. CUP No. 1008 December 10,2013 Page 5 14. Requirements for Almond Avenue: a. Repair/replace altered, broken or substandard existing off-site improvements to the project boundary; b. Provide street trees consistent with Concept Plan No. I avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval; C. Construct underwalk drain, if necessary. 15. Provide adequate drainage facilities, including but not limited to,installation of an adequately sized reinforced concrete storm drain along Lugonia Avenue in accordance with the master storm drain plan, or as required by the MUED Director/City Engineer. The applicant shall provide and submit all necessary hydrology/hydraulic studies and calculations in accordance with the San Bernardino County Hydrology Manual to adequately size the storm drain facility including existing facilities in Almond Avenue. 16. The applicant shall enter into a Landscape Maintenance Covenant(Covenant)for parkway landscaping and public right-of-ways. This covenant shall be recorded with the San Bernardino County Recorder's 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 run with the land in perpetuity. 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, per the covenant, will require the owner or successive owner to commence proceedings to annex the property to the City Community Facilities District,and pay all expenses associated therewith. 17. All irrigation lines that exist within any street right-of-way shall be replaced with ductile iron, cement mortar lined and coated steel, or as approved by City Engineer. 18. All off-site utilities shall be placed underground. The undergrounding shall include power poles located along the project site's street frontage(s) and may include power poles beyond the site's boundary as determined by Southern California Edison. Those power poles that are 66KV or greater will not be required to be undergrounded. Any power pole(s) that contain a street fight may be required to install a standard street light, in accordance with the Municipal Utilities and Engineering Department's standards. Plans shall be submitted that detail the undergrounding of all off-site utilities, subject to review and approval by the City Engineer. 19. Install reduced pressure principle backflow devices as required by City Engineer. CUP No. 1008 December 10,2013 Page 6 20. Install onsite fire line with double detector check valve backflow devices at service connection satisfactory to the City Fire Department 21. 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 recycled and/or non-potable water system. 22. 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. 23. Submit recycling plans for site demolition/construction for review and approval in accordance with Chapter 13.66 of the Redlands Municipal Code. 24. Dedication documents shall be prepared by a licensed Land Surveyor or registered Civil Engineer (registered prior to January 1982) and must be submitted for review and approval before recordation. 25. Improvement bonds must be posted for the total estimated cost of off-site improvements as follows: Performance 100% 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. Survey and Monumentation cash bond must be posted in the amount accepted by the City Engineer. 28. Execute Public Improvement Agreement. 29. "Reversion to Acreage"shall be recorded and proof of recordation provided. D. The following items are required prior to approval of APPLICATION FOR WATER SERVICE CONNECTION and prior to WATER METER INSTALLATION, 1. Pay the Water Meter Charge. CUP No. 1008 December 10, 2013 Page 7 2. Pay the required water and sewer development impact fees per ordinance in effect at time of water meter installation. E. The following items are required prior to issuance of the ENCROACHMENT PERMIT. I Cash cleanup deposit shall be submitted($3,000.00). Deposit will be reimbursed after the work is completed and accepted by the City upon written request (Required unless previously submitted under Sections A,B or C.) 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 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 constniction 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. 7. 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 forrii, 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. CUP No. 1008 December 10,2013 Page 8 8. Execute Public Improvement Agreement. 9. 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. 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 Comer Records for those points prior to completion of the project with San Bernardino County Surveyor. Copies of information shall be famished to the Municipal Utilities and Engineering Department. 4. One mylar copy of recorded "Reversion to Acreage" shall be furnished to the Municipal Utilities and Engineering Department. 5. 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 as well as a CD-ROM.dwg file of the as-built plans. 6. 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(ie. pavement,curb and gutter, sidewalk, etc.) 7. Streets may be required to have a seal coat applied at the option of the City Engineer. Type of seal coat is to be determined by the City Engineer. 8. Resurface existing roadway as directed by the City Engineer due to utility installations and construction damage. 9. Existing striping shall be removed and replaced as necessary. New striping and pavement markings shall be installed as required by the City Engineer. 10. Owner/Developer shall provide recycling receipts as required by the recycling plan. 11. One recorded copy of the Stormwater Treatment Device and Control Measure Access and Maintenance Agreement. CUP No. 1008 December 10,2013 Page 9 G. The following items are required prior to release of BONDS/WARRANTIES/DEPOSITS. 1. 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. Monumentation letter shall be submitted by licensed Land Surveyor or qualified Civil Engineer certifying that all monuments have been set as required and that he or she has been paid for the service. 4. The release of bonds/warranties/deposits must be requested in writing to the City Engineer. Allow 30 days for processing. -!D?Y-- VAE MOUSAVROUR Initial Initial Director of Municipal Utilities and Public Works Engineering/City Engineer CD/DY:akc FILE: CUP 1008