HomeMy WebLinkAbout8404RESOLUTION NO. 8404
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING CONDITIONAL USE PERMIT NO. 1168 FOR THE
DEVELOPMENT OF A SELF -STORAGE FACILITY INCLUDING ELEVEN
STORAGE BUILDINGS, LEASING OFFICE, PARKING LOT, LANDSCAPE,
LIGHTING, AND RELATED SITE IMPROVEMENTS, LOCATED ON THE
SOUTH SIDE OF NAPLES AVENUE BETWEEN WABASH AVENUE AND
JASPER AVENUE.
WHEREAS, Madison Capital Group ("Applicant"), has filed an application for Ordinance
Text Amendment No. 363 to add "Self -Storage or mini -storage facilities on a project site a
minimum size of five (5) acres" as a use that requires a Conditional Use Permit in the C-4 district,
Street Vacation No. 186 proposing to vacate a portion of Jasper Avenue approximately four
hundred and four (404) feet in length and three (3) feet in width, and Conditional Use Permit No.
1168 to construct a 123,456 square foot storage facility consisting of 11 detached buildings that
will contain 835 storage units and a 700 square foot leasing office with related site improvements
including parking lot, walls and fences, landscape, and lighting on a 6.34-acre parcel. The project
site is located on the south side of Naples Avenue between Wabash Avenue and Jasper Avenue in
the Highway Commercial (C-4) District (APN: 0298-051-07-0000); and
WHEREAS on September 23, 2022, notice of the Planning Commission's public hearing
for the Project and the related Project Entitlements was published in the Redlands Daily Facts; and
WHEREAS, on October 5, 2022, the Planning Commission held a noticed public hearing
at which interested persons had an opportunity to testify in support of, or in opposition to, the
Project, and at which the Planning Commission considered the Project; and
WHEREAS, on October 5, 2022, the Planning Commission recommended to the City
Council that Conditional Use Permit No. 1168 be approved for the Project; and
WHEREAS on October 21, 2022, notice of the City Council's public hearing for the
proposed Project was published in the Redlands Daily Facts by the City Clerk; and
WHEREAS, the City Council held a duly noticed public hearing on November 15, 2022,
at which interested persons had the opportunity to provide verbal and written testimony on the
Project and Commission Review & Approval No. 1168.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
REDLANDS AS FOLLOWS:
SECTION 1. ENVIRONMENTAL DETERMINATON. The City Council adopted
Resolution No. 8402 on November 15, 2022, for the proposed project and a Mitigated Negative
Declaration is the appropriate environmental determination for the project.
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SECTION 2. FINDINGS FOR APPROVAL OF CONDITIONAL USE PERMIT NO.
1168. The City Council hereby approves Conditional Use Permit No. 1168 based upon the
following findings, and subject to the Conditions of Approval from the Development Services
Department (Exhibit "A") and the Land Use Engineering Division (Exhibit "B") attached hereto.
1. That the proposed development will not adversely affect the applicable land use plans
of the city.
The proposed self -storage facility will not adversely affect the applicable land use plans of
the City. The proposed buildings were designed in compliance with the City's General Plan
land use policies as well as the development standards of the Highway Commercial
District. As such, the operation of the proposed self -storage facility with the approval of a
Conditional Use Permit will be in conformance with the land use plans of the City.
2. That the proposed development will not be detrimental to the public health, safety and
welfare.
The proposed self -storage facility will not be detrimental to the public health, safety, and
welfare. Conditions of Approval have been attached to Conditional Use Permit No. 1168
to ensure that there will be no detrimental effects to public health, safety, and welfare. The
self -storage facility will operate within a zoning district developed to accommodate a
variety of commercial uses. The site will provide sufficient on -site parking for customers
and employees. Therefore, the proposed development will not be detrimental to the public
health, safety and welfare.
3. That the proposed development will comply to the maximum extent feasible with the
regulations of the city's general plan, the applicable zoning district and the city's
development standards.
The proposed self -storage facility complies with the regulations of the City's General Plan.
With the adoption of Ordinance Text Amendment No. 363, the proposed project will be in
compliance with the Highway Commercial Zoning District, in that the proposed amended
language of the zoning district would allow "Self -Storage or mini -storage facilities on a
project site a minimum size of five (5) acres" as a use that requires a Conditional Use
Permit in the district. In addition, the site is adequate in size and shape to accommodate the
proposed use.
4. That the proposed development is appropriate at the proposed location.
The proposed self -storage facility is appropriate for the subject location, as the site is
adequate in size and shape to accommodate the use. The proposed use will provide a needed
service to local residents and is conveniently located on a major commercial corridor. The
project has been reviewed for compliance with the applicable development standards of
the Highway Commercial Zoning District and the buildings were designed with an
architectural theme that is consistent with the City's Architectural Review Criteria. On -site
parking will also be sufficient to accommodate the proposed use.
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SECTION 3. EFFECTIVE DATE. This Resolution shall become effective upon adoption.
ADOPTED, SIGNED AND APPROVED this ay�f November, 2022.
(1-5-th—d
ATTEST:
nne Donaldson, City Clerk
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Paul T. Barich, Mayor
I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing
resolution was duly adopted by the City Council at a regular meeting thereof held on the 15th day
of November, 2022.
AYES: Councilmembers Tejeda, Davis, Guzman -Lowery, Gallagher; Mayor Barich
NOES: None
ABSENT: None
ABSTAINED: None
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e Donaldson, City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
Development Services Department
Conditional Use Permit No. 1168
1. This approval is for Conditional Use Permit No. 1168 to construct a self -storage facility
consisting of eleven buildings totaling 123,456 square feet with 835 storage units a 700
square foot leasing office and related site improvements including parking lot, driveways,
walls and fences, landscape, basins and lighting on a 6.34-acre parcel. The project site is
located south of Naples Avenue, east of Wabash Avenue and west of Jasper Avenue in the
Highway Commercial (C-4) Zoning District (APN: 0298-051-07).
2. The issuance of any permits shall comply with all provisions of the Redlands Municipal
Code.
3. Unless construction has commenced pursuant to the issuance of a building permit, or a time
extension is granted in accordance with the Redlands Municipal Code, this approval shall
expire two (2) years from the date of Planning Commission approval.
4. The issuance of any permits shall comply with all provisions of the Redlands California
Fire Code currently in effect.
5. All plans submitted to the City shall reflect the Planning Commission approval and any
other changes required by the Commission and/or staff. This condition applies to the site
plan, landscape plans, building elevations and materials, and all other illustrations, text, or
plans submitted to the City in connection with this project.
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, landscaping plan,
or building elevations without first consulting with the Development Services Director or
designee.
7. A copy of the approved Conditions of Approval shall be included on the cover page of the
construction plans submitted to the Building Division.
8. No Certificate of Occupancy shall be granted until all conditions of approval have been
satisfied.
9. Prior to the issuance of a grading or building permit, whichever occurs first, Street Vacation
No. 186 must be approved by the City Council.
10. 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
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approved by the City.
11 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 7 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 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 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.
12. Plans submitted by Developer with building permit applications shall show on the building
elevation sheets all exterior building materials and colors, including product and finish
manufacturer name, color name and number, and surface finish type (such as: stucco with
sand finish, plaster with smooth finish) to be used in construction.
13. 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.
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 (e.g., 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
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Director, prior to issuance of building permits.
15. 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.
16. During the plan check review process, the Developer shall provide a lighting plan that
provides design details (light standards, bollards, wall mounted packs, etc.) and
illumination site information within pathways, streetscapes, and open spaces proposed
throughout the development. An electrical engineer shall prepare the site lighting and/or
photometric plan demonstrating that adequate lighting ranges will be provided throughout
the development without creating light spillover, light pollution, or conflicts with
surrounding factors such as tree locations, off -site or adjacent lighting. 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.
17. Plans submitted for plan check shall include an exterior lighting plan, including fixture and
pole designs, for review and approval by the Development Services Director or designee.
18. All lighting shall be shielded, and no light or glare shall impact the surrounding properties.
19. Prior to issuance of building permits, Developer shall demonstrate that light standards will
not conflict with tree locations. Developer shall submit a plan showing both the lighting
and landscape on the same sheet.
20. All landscaped areas noted on the site plan shall be permanently maintained with healthy
planting material, and whenever necessary shall be replanted with suitable vegetation.
21. Landscape and Irrigation Plans shall provide water use calculations on the submitted plans,
and Developer shall demonstrate compliance with the Model Water Efficient Landscape
Ordinance prior to permit issuance. The plans shall be prepared by a California -licensed
landscape architect.
22. The Final Landscape Plans shall incorporate the following:
a. The landscape plan shall comply with all requirements for landscaping in pursuant
to the Redlands Municipal Code.
b. The landscape plans shall be detailed and show the specific distribution, size, and
amount of each species of trees, shrubs, and groundcover;
c. All plant material shall be sized so that the landscaping has an attractive appearance
at the time of installation and a mature appearance within three (3) years;
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d. An automatic irrigation system shall be utilized to irrigate the site's approved
landscape design;
e. Landscaped berms, or a combination of berms, landscaping and/or wall treatments
of sufficient height to substantially screen parking areas shall be provided between
parking areas and right of way.
23. 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.
24. Before placing or constructing any signs on the project property, Developer shall obtain a
sign permit from the City. Sign locations and illumination are subject to review and
approval
by the Planning Division under separate permit.
25. Glazing or image reflective surfaces (specular reflectance), such as the glazing on
windows,
shall be limited to a maximum reflectance value of twenty five percent (25%). "Specular
reflectance" means any mirror like reflection, as contrasted to diffused reflection from such
surfaces as concrete or vegetation.
26. 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.
27. 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.
28. Prior to issuance of a building permit, the applicant shall be required to obtain approval of
a construction site safety plan by the Redlands 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 applicant shall be responsible for the compliance of all sub -contractors working on the
site.
29. The project site shall be kept in a weed and dust free condition throughout all periods of
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development.
CEQA Mitigation Measures
30. BIO-1: Preconstruction surveys for burrowing owl shall be conducted. The surveys shall
follow the methods described in the California Department of Fish & Wildlife's (CDFW)
Staff Report on Burrowing Owl Mitigation (California Department of Fish and Game
[CDFG] 2012). Two surveys shall be conducted, with the first survey being scheduled
between 30 and 14 days before initial ground disturbance (grading, grubbing, and
construction), and the second survey being conducted no more than 24 hours prior to initial
ground disturbance. If burrowing owls and/or suitable burrowing owl burrows are
identified on the Project Site during the survey, the Project Proponent shall consult with
CDFW and follow the methods listed in the CDFW's Staff Report on Burrowing Owl
Mitigation (CDFG 2012) for avoidance and/or passive relocation. If burrowing owls or
suitable burrowing owl burrows with sign (e.g., whitewash, pellets, feathers, prey remains)
are identified on the Project Site during the survey, these features must be completely
avoided. If impacts to those features are unavoidable, then the Project Proponent must also
develop an owl mitigation plan in consultation with CDFW. Mitigation methods may
include passive relocation conducted outside of the owl breeding season (between
September 1 and February 28). If an active owl burrow is identified, and construction is to
proceed, then a qualified biologist (with two or more years of burrowing owl experience)
can establish an appropriate disturbance -limit buffer around the burrow using flagging or
staking. Construction activities shall not occur within any buffer zones until the burrow is
deemed inactive by the qualified biologist.
31. BIO-2: If construction or other Project activities are scheduled to occur during the nesting
bird season (February 1 through August 31), a preconstruction nesting bird survey shall be
conducted by a qualified avian biologist to ensure that active bird nests will not be disturbed
or destroyed. The survey shall be completed no more than three days prior to initial ground
disturbance. The nesting bird survey shall include the Project Site and adjacent areas where
Project activities have the potential to affect active nests, either directly or indirectly, due
to construction activity, noise, human activity, or ground disturbance. If an active nest is
identified, a qualified avian biologist shall establish an appropriately sized non -disturbance
buffer around the nest using flagging or staking. Construction activities shall not occur
within any non -disturbance buffer zones until the nest is deemed inactive by the qualified
avian biologist. If initial ground -disturbing activities are scheduled to occur during the
nesting bird season, then a biological monitor shall be present during all vegetation removal
activities to ensure no impacts to nesting birds occur.
32. CR-1: If subsurface deposits believed to be cultural or human in origin are discovered
during construction, all work must halt within a 100-foot radius of the discovery. A
qualified professional archaeologist, meeting the Secretary of the Interior's Professional
Qualification Standards for precontact and historic archaeologist, shall be retained to
evaluate the significance of the find, and shall have the authority to modify the no -work
radius as appropriate, using professional judgment. The following notifications shall apply,
depending on the nature of the find:
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a. If the professional archaeologist determines that the find does notrepresent a
cultural resource, work may resume immediately, and no agency notifications are
required.
b. If the professional archaeologist determines that the find does represent a cultural
resource from any time period or cultural affiliation, the archaeologist shall
immediately notify the lead federal agency, the lead CEQA agency, and applicable
landowner. The agencies shall consult on a finding of eligibility and implement
appropriate treatment measures, if the find is determined to be a Historical Resource
under CEQA, as defined in Section 15064.5(a) of the CEQA Guidelines or a
Historic Property under Section 106 NHPA, if applicable. Work may not resume
within the no -work radius until the lead agencies, through consultation as
appropriate, determine that the site either: 1) is not a Historical Resource under
CEQA, as defined in Section 15064.5(a) of the CEQA Guidelines or a Historic
Property under Section 106; or 2) that the treatment measures have been completed
to their satisfaction.
c. The San Manuel Band of Mission Indians Cultural Resources Department
(SMBMI) shall be contacted, as detailed within TCR-1 below, regarding any pre -
contact and/or historic -era finds and be provided information after the archaeologist
makes his/her initial assessment of the nature of the find, so as to provide Tribal
input with regards to significance and treatment.
d. If significant pre -contact and/or historic -era cultural resources, as defined by
CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, the
archaeologist shall develop a Monitoring and Treatment Plan, the drafts of which
shall be provided to SMBMI for review and comment, as detailed within TCR-1.
The archaeologist shall monitor the remainder of the project and implement the
Plan accordingly.
33. CR-2: If human remains or funerary objects are encountered during any activities
associated with the project, work in the immediate vicinity (within a 100-foot buffer of the
find) shall cease. The archaeologist shall notify the San Bernardino County Coroner (per
§ 7050.5 of the Health and Safety Code). The provisions of § 7050.5 of the California
Health and Safety Code, § 5097.98 of the California PRC, and AB 2641 will be
implemented. If the Coroner determines the remains are Native American and not the result
of a crime scene, the Coroner will notify the Native American Heritage Commission
(NAHC), which then will designate a Native American Most Likely Descendant (MLD) (§
5097.98 of the PRC). The designated MLD will have 48 hours from the time access to the
property is granted to make recommendations concerning treatment of the remains. If the
landowner does not agree with the recommendations of the MLD, the NAHC can mediate
(§ 5097.94 of the PRC). If no agreement is reached, the landowner must rebury the remains
where they will not be further disturbed (§ 5097.98 of the PRC). This will also include
either recording the site with the NAHC or the appropriate Information Center; using an
open space or conservation zoning designation or easement; or recording a reinternment
document with the county in which the property is located (AB 2641). Work may not
resume within the no -work radius until the lead agencies, through consultation as
appropriate, determine that the treatment measures have been completed to their
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satisfaction.
34. GEO-1: Establish a procedure for the management of paleontological materials found on -
site during a development, including the following provisions:
a. If materials are found on -site during grading, require that work be halted until a
qualified professional evaluates the find to determine if it represents a significant
paleontological resource.
b. If the resource is determined to be significant, the paleontologist shall supervise
removal of the material and determine the most appropriate archival storage of the
material.
c. Appropriate materials shall be prepared, catalogued, and archived at the applicant's
expense and shall be retained within San Bernardino County if feasible.
34. TCR-1: The San Manuel Band of Mission Indians Cultural Resources Department
(SMBMI) shall be contacted, as detailed in CR-1, of any pre -contact and/or historic -era
cultural resources discovered during project implementation, and be provided information
regarding the nature of the find, so as to provide Tribal input with regards to significance
and treatment. Should the find be deemed significant, as defined by CEQA (as amended,
2015), a cultural resources Monitoring and Treatment Plan shall be created by the
archaeologist, in coordination with SMBMI, and all subsequent finds shall be subject to
this Plan. This Plan shall allow for a monitor to be present that represents SMBMI for the
remainder of the project, should SMBMI elect to place a monitor on -site.
35. TCR-2: Any and all archaeological/cultural documents created as a part of the project
(isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the
applicant and Lead Agency for dissemination to SMBMI. The Lead Agency and/or
applicant shall, in good faith, consult with SMBMI throughout the life of the project.
Police Department
35. Provide a Safety and Security Program including cameras.
Facilities & Community Services
36. A recycling plan may be required if demolition and construction activity is
occurring, pursuant to RMC 13.66.020.
37. Street trees may be required. If street trees are required, the City maintains a list
of acceptable trees by species, by street name, and by tree district, pursuant to
RMC 12.52.050.
38. A commercial recycle bin may be required, the City maintains a standard drawing
for placement and dimensions, pursuant to RMC 13.64.150.
39. Automated containers will be required in lieu of solid waste dumpster containers
for office use. Automated containers shall be placed at curbside for service on
scheduled day and stored on property, pursuant to RMC 13.64.220.
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Building and Safety
40. Proposed project shall comply with all current building codes Title 24 Parts 1-12.
Other Departments
41. Conditions of Approval from the following City Departments/Divisions are applicable to
the project, and are hereby incorporated by reference:
a. Land Use Engineering Division (Exhibit B)
End of Conditions of Approval
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EXHIBIT B
CONDITIONS OF APPROVAL
Land Use Engineering Division
[ Attached ]
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REDLANDS DEVELOPMENT SERVICES DEPARTMENT
LAND USE ENGINEERING
DEVELOPMENT REQUIREMENTS
CONDITION USE PERMIT NO. 1168
Date of P.C. Meeting: October 5, 2022
Applicant: Madison Capital Group
Location: South Side of Naples Avenue between Wabash Avenue and
Jasper Avenue
Project Description: Construct 955 Self -Storage Units with a Leasing Office
The applicant shall comply with the following engineering requirements to allow for the orderly
development of the surrounding area and for public health and safety.
All requirements for development shall be consistent with requirements set forth in the General
Plan; applicable sections of Redlands Municipal Code; latest edition of "Redlands Standard
Specifications and Detail Drawings for Design and Construction of Public Improvements"; latest
edition of American Public Works Association "Standard Plans for Public Works" and "Standard
Specifications for Public Works Construction — Greenbook"; latest edition of "Redlands Water
Systems Standard Specifications"; latest edition of "Redlands Sanitary Sewer Systems Standard
Specifications"; and current Redlands policies and guidelines relative to development projects.
A. The following items are required prior to issuance of the GRADING PERMIT.
1. Pay plan check fee as established per resolution. The amount will be determined
at plan check submittal.
2, Plans required to be submitted include:
a. Precise Grading Plan. Grading plans shall be coordinated with the
existing and proposed off -site improvements. (RMC 15.04)
b. SWPPP/Erosion Control Plan. Erosion/Sediment Control Plan shall be
submitted for review and approval. A copy of the project's Storm Water
Pollution Prevention Plan (SWPPP) shall be submitted for review.
SWPPP Best Management Practices (BMPs) to prevent and control
discharges to the municipal separate storm sewer (drain) system shall be in
effect for the entire duration of project construction to its completion and
acceptance by the City. (RMC 13.54)
c, Water Quality Management Plan. Submit final Water Quality
Management Plan (WQMP) for review and approval. WQMP shall
consist of post construction Best Management Practices (BMPs) prepared
in accordance with the requirements and guidelines of the San Bernardino
County Stormwater Program. The requirements of the WQMP shall
remain in effect throughout the life of the project. (California State Order
No. R8-2010-0036)
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Six (6)
CUP No. 1168
October 5, 2022
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, rnylar sheets for City's approval.
3. Submission of plan sets shall be complete and include all required engineering
designs and drawings listed in No. 2 above. All plans submitted shall be
substantially complete, and no plan check queue place -holder plans will be
accepted. An incomplete plan submittal will not be accepted for plan check.
4. All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Hydrology Report and Hydrologic Calculations; (RMC 18.192.050)
b. Geotechnical Report; (RMC 15,04)
c. Easement Documents. (RMC 18.192.050)
5. A final WQMP that is in substantial conformance with the preliminary WQMP
and in full conformance with the WQMP Guidance Document shall be submitted
and approved prior to the approval of precise grading plans.
6. Cash cleanup deposit shall be submitted ($1,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request. (RMC
12.16.290)
7. Truck route permit is required for all construction vehicles 5 tons and over gross
vehicular weight (e.g. concrete trucks) using streets other than established truck
routes. (RMC 10.54)
NOTE: Cash cleanup deposit and truck route permit submitted during the
grading process could 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 (NOT), a copy of the Waste Discharge
Identification Number (WDID) and NOI shall be submitted for review and file.
Ca11 (866) 563-3107.(RMC 13.54)
9. The Final WQMP shall also include a site trash plan detailing the installation,
operation, and maintenance of a Full Capture System (FCS) for loose trash. The
intent of the FCS is to capture loose trash preventing the trash from entering the
site storm drains and basins. BMPs or devices used as FCS devices shall require
acceptance by the City Engineer. Full Capture Systems are defined as treatment
controls (either a single device or a series of devices) capable of trapping all
particles 5 nun or greater. In addition, the FCS shall trap trash from the greater of:
CUP No. 1168
October 5, 2022
Page 3
a. A flow not less than the peak flow rate, Q, resulting from a one-year, one -
hour, storm. Precipitation intensity shall be determined using the NOAA
ATLAS 14 Point Precipitation Frequency Estimates web site; or
b. A flow rate equal to the on -site storm water conveyance system including
pipes, channels, and swales.
B. The following items are required prior to RECORDATION OF TRACT/PARCEL
MAP.
No map is required for this application.
C. The following items are required prior to issuance of the BUILDING 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 subrnitted shall include:
a. Street Improvement;
b. Pavement Striping Plans (including refleetorized pavement markers);
c. Street Tree Installation — Street trees shall be provided as per the approved
Street Tree List;
d. Street Light Installation — Provide street lighting plan which show
approved locations of service pedestal(s), conduits, street lights,
appurtenances, and any necessary detail by Southern California Edison
Company;
e. Potable Water Main Installation; AND
Sewer Main Installation,
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Three
(3) copies of each are required. After final review, plans shall be submitted on
24" x 36" size, min. 4 mil, mylar sheets for City's approval.
3. Submission of plan sets shall be complete and include all required engineering
designs and drawings listed in No, 2 above. All plans submitted shall be
substantially complete, and no plan check queue place -holder plans will be
accepted. An incomplete plan submittal will not be accepted for plan check.
4. All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Hydrology Report and Hydrologic Calculations; (RMC 18.192.050)
b. Geotechnical Report; (RMC 15.04)
c. Easement Documents. (RMC 18.192.050)
5. Finalize and obtain all necessary onsite and offsite permissions, permits,
easements, right-of-way, and properties in order to satisfy the conditions of
approval for this project. Such items may include:
CUP No. 1168
October 5, 2022
Page 4
a. Encroachment Permits from County, and other agencies;
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 Constniction (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 where locations are not shown.
8. Provide pad certification and compaction report to the Building and Safety
Department.
9. Pay the required development impact fees per ordinance in effect at time of
issuing the building permit. The exact amount will be determined based upon the
review of the final building plan or project information. Development Impact
Fees shall include:
Transportation Facilities; (RMC 3.54)
Fire Facilities; (RMC 3.60)
General Government Facilities; (RMC 3.60)
Police Facilities; (RMC 3.60)
Storm Drain Facilities; (RMC 3.56)
Water Capital Improvement Charge; (RMC 3.48)
Recycled Water Capital Improvement Charge; (RMC 3.53)
Water Source Acquisition Charge; (RMC 13.40)
Sewer Capital Improvement Charge; (RMC 3.44)
Solid Waste Capital Improvement Charge; (RMC 3.70) and
Water/Sewer Water Frontage Charges. (RMC 13.44 and 13.12.)
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
finalinspection for all off -site improvements must be scheduled by developer to
certify that these improvements comply with City specifications. (RMC
12.16.090)
12. Requirements for Wabash Avenue (RMC 18,192.050):
a. Dedicate to provide for a 44 foot half street right-of-way width including a
corner cutoff at the property line return to accommodate a 30 foot radius
curb return and pedestrian ramp;
b. Construct standard curb and gutter 32 feet east side of street centerline;
CUP No, 1168
October 5, 2022
Page 5
c. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the new curb and gutter to the street centerline
verified through a geotechnical report;
d. Construct standard sidewalk along the entire street frontage and ramps at
all curb returns. Provide street/sidewalk dedications to accommodate
ramps as needed;
e. Provide street trees spaced every 40 feet avoiding sewer and water laterals,
Prepare and submit a separate street tree plan for City approval;
f. Construct underwalk drain, if necessary;
g, Use traffic index of 9.0; and
h, Install commercial fire hydrants as required by the Redlands Fire
Department.
13. Requirements for Naples Avenue (RMC 18.192.050) :
a. Construct standard curb and gutter 18 feet south side of street centerline;
b. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the new curb and gutter to the street centerline
verified through a geotechnical report;
c. Construct standard sidewalk along the entire street frontage and ramps at
all curb returns. Provide street/sidewalk dedications to accommodate
ramps as needed;
d. Install LED ornamental streetlight(s) [LEOTEK (GCJ1-20H-MV-WW-2-
GY-580-WL-PCR7) or approved equal], with the equivalent illumination
of a 100 watt sodium vapor street light. Prepare and submit a separate
street lighting plan for City approval. Streetlight spacing shall be
determined by the City of design specifications. A minimum of two (2)
lights will be required. Location of the lights will be determined at time of
plan preparation. Coordinate with City staff for guidance at that time.
Prepare and submit a separate street lighting plan for City approval;
e. Provide street trees spaced every 40 feet avoiding sewer and water laterals.
Prepare and submit a separate street tree plan for City approval;
f. Construct underwalk drain, if necessary;
g. Use traffic index of 5,0;
h. Install a minimum 8 inch diameter potable water main including necessary
valves and appurtenances;
i. Install commercial fire hydrants as required by the Redlands Fire
Department; and
j. Install a minimum 8 inch diameter sewer main with manholes and
appurtenances.
14, Requirements for Jasper Avenue (RMC 18,192.050)
a.. Process a 3 foot street vacation thought the Development Services
Department.
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October 5, 2022
Page 6
b. Construct standard curb and gutter 18 feet west side of street centerline;
c. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the new curb and gutter to the street centerline
verified through a geotechnical report;
d. Construct standard sidewalk along the entire street frontage and ramps at
all curb returns. Provide street/sidewalk dedications to accommodate
ramps as needed ;
e. Provide street trees spaced every 40 feet avoiding sewer and water laterals.
Prepare and submit a separate street tree plan for City approval;
f. Construct underwalk drain, if necessary;
g. Use traffic index of 5.0; and
h. Install commercial fire hydrants as required by the Redlands Fire
Department.
15. Provide for adequate drainage facilities. The applicant shall provide and submit
all necessary hydrology/hydraulic studies and calculations in accordance with the
San Bernardino County Hydrology Manual. (RMC 192.050)
16, 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 light 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. (RMC 18.192.050)
17. Install reduced pressure principle backflow devices as required by City Engineer.
(RMC 13.20)
18. Install onsite fire line with double detector check valve backflow devices at
service connection satisfactory to the City Fire Department. (RMC 13.20)
19. 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.
20. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
21. Dedication and vacation 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. (California B&P Code
8761 and CCR 4411)
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October 5, 2022
Page 7
22. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows (RMC 18.192.050B):
Performance 100% security (due prior to building permit issuance)
(Warranty) 10% security (due at acceptance of improvements)
Labor and Materials 50% security (due prior to building permit issuance)
Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter (savings account) in
City's name subject to approval of the City Attorney and Finance Director.
21, The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work. (RMC 18.192.050B and
12.20.100)
22. Execute Public Improvement Agreement. (RMC 12.22.060)
D. The following items are required prior to approval of APPLICATION FOR
WATER SERVICE CONNECTION and prior to WATER METER
INSTALLATION.
1. Pay the Water Capital Improvement Charge; (RMC 3.48.030)
2. Pay Water Source Acquisition Charge; (RMC 13.40)
3. Pay Water Frontage Charges. (RMC 13.12)
4. Pay the Water Meter Charge. (Redlands Ordinance No, 2830)
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
1. Cash cleanup deposit shall be submitted ($1,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request,
(Required unless previously submitted under Sections A, B or C.) (RMC
12.16.290)
2, Truck route permit is required for all construction vehicles 5 tons and over gross
vehicular weight (e.g. concrete trucks) using streets other than established truck
routes. (RMC 10.54)
3. Section 4216/4217 of the Government Code requires a Dig Alert Identification
Number be issued before a "Permit to Excavate" will be valid. For your Dig Alert
Identification Number, call Underground Service Alert toll free, 1-800-227-2600,
two (2) working days prior to conducting any excavation. (RMC 12.20.120)
CUP No. 1168
October 5, 2022
Page 8
4. Encroachment Permit application and two (2) sets of City approved plans must be
submitted for all off -site improvements. Encroachment Permit fees shall be paid
prior to issuance of Encroachment Permit. (RMC 12,16.010)
5. A California OSHA Permit Number for all work that is 5 feet deep or deeper shall
be provided. Call (909)3 83 -4321. (RMC 12.16.040)
6. A copy of soils report is required with recommendation for the final pavement
structural section to be submitted prior to placing of the street pavement. The
report shall include test results and boring/sampling locations.
7. A traffic control plan shall be prepared in accordance with the latest revision of
CA MUTCD or W.A.T.C.I-I. manual, submitted and accepted by the City
Engineer prior to issuance of an encroachment permit. The plan shall show all
required construction signage, warning devices, road closures, detours,
delineation, phasing schedules and anticipated durations of closures and detours
for any work within the public right-of-way. The plans shall provide names and
24-hour phone numbers of individuals who can be contacted regarding traffic
eontrol measures.
8. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows:
Performance 100% security (due prior to building permit issuance)
(Warranty) 10% security (due at acceptance of improvements)
Labor and Materials 50% security (due prior to building permit issuance)
Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter (savings account) in
City's name subject to approval of the City Attorney and Finance Director.
9. Execute Public Improvement Agreement.
10. The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
F. The following items are required prior to issuance of CERTIFICATE OF
OCCUPANCY.
1. All requirements as described in Sections A, B, C, D and E of these conditions of
approval shall be met.
2. All work shall be completed to the satisfaction of the City Engineer. All as -built
plans shall be delivered to the Municipal Utilities and Engineering Department for
review and approval.
CUP No. 1168
October 5, 2022
Page 9
3. Engineer of Record shall file a Final Certification for all grading and
improvements relating to the project development.
4. Owner's Licensed Land Surveyor shall reset survey points, monuments, record
corners, and centerline ties that were destroyed during construction and shall file
Corner Records for those points prior to completion of the project with San
Bernardino County Surveyor. Copies of information shall be furnished to the
Municipal Utilities and Engineering Department. [California B&P Code 8762,
8767, 8768, 8771, and 8773(b)]
5. 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 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.
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
SECURITIES/WARRANTIES/DEPOSITS.
1. Prior to the release of the securities for the project, all improvements shall be
reviewed and accepted by the City Engineer.
2. Tie sheets shall be submitted for all monuments found and/or set in the public
right-of-way.
3. The release of securities/warranties/deposits must be requested in writing to the
City Engineer. Allow 30 days for processing.
DONALD YOU
One Stop Permit
Initial
FILE: CUP 1168
P.M.P.
enter Manager