HomeMy WebLinkAbout7334_CCv0001.pdf RESOLUTION NO. 7334
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING PLANNED DEVELOPMENT NO. I FOR THE EAST VALLEY
CORRIDOR SPECIFIC PLAN TO FACILITATE THE DEVELOPMENT OF A
PROPOSED WAREHOUSE AND DISTRIBUTION PROJECT
WHEREAS, Hillwood Investment Properties has filed an application with the City to
construct an approximately 771,839 square foot industrial building that will consist of warehouse
distribution uses (the "Project") on 36.98 acres located north of Lugonia Avenue, east of
California Street and South of Almond Avenue(the"Project Site"); and
WHEREAS, to facilitate development of the Project, the City Council of the City of
Redlands has approved Hillwood Investment Properties' application for Parcel Map No. 19496
which will revert to acreage five(5)parcels comprising the Project Site to one(1)parcel; and
WHEREAS, the EV/SD (Special Development) land use designation governs the Project
Site and contains development envelopes which group blocks of properties together to establish a
designated minimum area that must be master-planned as a single unit; and
WHEREAS, any development application filed within a development envelope must
address the development of the entire development envelope through the preparation of a
Concept Plan on a Planned Development application; and
WHEREAS, Hillwood Investment Properties has also submitted an application for
Planned Development No. I to permit the development of the 36.98 acres of undeveloped
property within the development envelope that governs the Project Site; and
WHEREAS, on October 22, 2013 and November 12, 2013, the City of Redlands'
Planning Commission held duly noticed public hearings on Hillwood Investment Properties'
application for Planned Development No. I at which time the public had the opportunity to
present verbal and written testimony on the proposed Project; and
WHEREAS, at the close of the public hearing, and after due consideration of all verbal
and written testimony provided, the Planning Commission adopted a motion recommending to
the City Council the approval of Planned Development No. 1; and
WHEREAS, on November 19, 2013 and December 3, 2013, the City Council of the City
of Redlands held a duly noticed public hearing on Hillwood Investment Properties' applications
for the approval of Planned Development No. I at which time members of the public had the
opportunity to provide verbal and written testimony on the proposed Project;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF REDLANDS AS FOLLOWS:
-I-
[Acclerk\ResolutionsNRes 7300-7399\7334 Hillwood.doc
Section 1. The application of Hillwood Investment Properties for Planned Development
No. I is hereby approved, based upon the Planning Commission's recommendation and
determination that proposed Planned Development No. I is in conformity with the General Plan
of the City and that the Planned Development No. I would not affect the surrounding area or the
Redlands community in general, and further based upon staff s reports and the verbal and written
testimony presented to the City Council, and subject to the conditions of approval attached
hereto as Exhibit"A."
ADOPTED, SIGNED AND APPROVED this 3d day of December, 2013.
A
Peter Aguilar, Mayor
ATTEST:
Sam Irwin,eitytJerk
-2-
L\cdcrk\ResolutionslReg 7300-739917334 Hillwood,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 3rd day of
December,2013 by the following vote:
AYES: Councilmembers Harrison, Foster, Gardner, Gilbreath; Mayor Aguilar
NOES: None
ABSTAIN: None
ABSENT: None
Sam Irwin, City—4Clerk
-3-
L\cc1etk\Rm1ufions\Res 7300-739917334 Hillwood.doc
EXHIBIT "A"
TO RESOLUTION NO. 7334
DEVELOPMENT SERVICES DEPARTMENT
PLANNING DIVISION
CONDITIONS OF APPROVAL FOR
PLANNED DEVELOPMENT NO. I
Date of Preparation: October 10, 2013
Planning Commission Date: November 12, 2013
City Council Date: December 3, 3013
Applicant: Hillwood Development
Location: Northeast corner of Lugonia Avenue and California Street
CONDITIONS OF APPROVAL
1 The issuance of any permits shall comply with all provisions of the Redlands
Municipal Code 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. This approval is for a Planned Development for the construction of a 771,839 sq.
ft. warehouse/distribution center on 35.59 acres located north of Lugonia
Avenue, east of California Street, and south of Almond Avenue in the EV/SD
(Special Development) District of the East Valley Corridor Specific Plan.
4. 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.
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
Planned Development No. 1
Conditions of Approval
Page 2 of 14
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. 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.
14. 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
Planned Development No. 1
Conditions of Approval
Page 3 of 14
designed to match or be compatible with the structures on site.
15. 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
or other 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,
G. 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. A minimum of four (4) Washington Robusta Palms shall be incorporated into
the comer treatment adjacent to Lugonia Avenue and California Street.
Washington Robusta Palms shall provide a focal point to the landscaping
buffer, pursuant to in Section EV4.0130, Special Landscaped Intersections•, of
the EVCSP.
16. The Landscape and Irrigation Plans shall be approved by the following City
Planned Development No. I
Conditions of Approval
Page 4 of 14
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).
17. The landscape architect responsible for the design of the projects 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.
18. 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.
19. 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.
20. 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.
21. 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.
22. Prior to issuance of grading permits, the construction contractor shall provide
evidence showing that the following measures shall be implemented to reduce air
pollutants generated by equipment exhaust and fugitive dust during project
construction:
Planned Development No. 1
Conditions of Approval
Page 5 of 14
• The construction contractor shall select the construction equipment used on
site based on low emission factors and high energy efficiency. The
construction contractor shall ensure that construction grading plans include a
statement that all construction equipment will be tuned and maintained in
accordance with the manufacturers specifications.
• The construction contractor shall utilize electric or diesel-powered equipment
in lieu of gasoline-powered engines where feasible.
• The construction contractor shall ensure that construction grading plans
include a statement that work crews will shut off equipment when not in use.
During smog season (May through October), the overall length of the
construction period will be extended, thereby decreasing the size of the area
prepared each day, to minimize vehicles and equipment operating at the
same time.
• The construction contractor shall time the construction activities SO as not to
interfere with peak hour traffic and to minimize obstruction of through traffic
lanes adjacent to the site; if necessary, a flag person shall be retained to
maintain safety adjacent to existing roadways.
• The construction contractor shall support and encourage ridesharing and
transit incentives for the construction crew.
• The construction contractor shall demonstrate compliance with SCAQMD
Rule 1113 on the use of architectural coatings. Emissions associated with
architectural coatings would be reduced by complying with these rules and
regulations, which include using pre-coated/natural-colored building materials,
water-based or low-VOC coating, and coating transfer or spray equipment
with high transfer efficiency.
23. All grading and construction activities shall be limited to the hours of 7:00 a.m. to
6:00 p.m., Monday through Friday. Grading and construction activities are
prohibited on weekends and federal holidays.
24. 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.
25. In the event that any subsurface archeological materials are encountered within
any part of the project area, all ground-disturbing construction activities must be
suspended in the vicinity of the find until the deposit is recorded and evaluated by
Planned Development No. 1
Conditions of Approval
Page 6 of 14
a qualified archeologist.
26. 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.
27. 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.
28. The applicant shall provide five (6) two (2) additional trees on the landscaping
plan, with a minimum size of 15-gallon, including:
in the passenger4empleyee parking lot located in the- seuthweSt GOFAeF 0
GenteF landSGapiA@ planteF, —MAmately fifteen (16)
w the
in 4- +Fees are
-�T - of parking i 0
Planned Development No. 1
Conditions of Approval
Page 7 of 14
GUFFeFifly proposed. One additional tree shall be pFoyide
Ae1jarent to the parking group of eight nediately south of the
neFthem Fnest dFiveway en G-alife-mi.a Bs aFe pFevided,
inr.luding ope A#iGan SUMCIG and one Chinese Flame tFee. One additional
•
tFee shall be pFevideEk
In the passenger/employee parking lot, located in the northwest comer of
the parcel, the center five (5) foot wide landscaping planter separating the
double row of parking only provides trees at the end of the parking aisles.
Two trees One tree shall be provided within the center planter.
• In the passengerlemployee parking lot, located in the northwest comer of
the parcel, a grouping of three east facing parking spaces, adjacent to the
pedestrian walkway, two exiStiRg Ghitalpa tFees Chinese Flame trees are
provided at the end of the parking aisle. One additional tree, centered
between the three parking spaces shall be provided.
Amended by the Planning Commission on November 12, 2013
29. Berming shall be provided within the landscaping buffer along Almond Avenue
and Lugonia Avenue to adequately screen the truck yard from view from the
public right-of-way.
30. Mitigation Measure No. 1: The project shall design streetscape and intersections
consistent with regard to setbacks, landscaping, sidewalks, and medians. This
shall be verified by the Planning Division of the Development Services
Department prior to issuance of building permits.
31. Mitigation Measure No. 2: The project shall preserve existing Mexican fan palms
and extend palm row plantings along selected roadways. This shall be verified
by the Planning Division of the Development Services Department prior to
issuance of building permits.
32. Mitigation Measure No. 3: Loading service and refuse areas shall be screened
from public view. This shall be verified by the Planning Division of the
Development Services Department prior to issuance of building permits.
33. Mitigation Measure No. 4: Roof-top equipment shall be screened from public
view through wells, parapet walls and other architectural means. This shall be
verified by the Planning Division of the Development Services Department prior
to issuance of building permits.
Planned Development No. I
Conditions of Approval
Page 8 of 14
34. Mitigation Measure No. 5: The project shall meet the 15% minimum landscaping
requirements of the Regional Industrial District of the EVCSP.
35. Mitigation Measure No. 6: Lights shall be placed to avoid excessive light glare or
spillage. This shall be provided on building and construction plans and verified
by the Planning and Building & Safety Divisions of the Development Services
Department prior to issuance of building permits.
36. Mitigation Measure No 7: Only "Zero-Volatile Organic Compounds" paints (no
more than 125 gram/liter of VOC) and/or High Pressure Low Volume (HPLV)
applications consistent with South Coast Air Quality Management District Rule
1113 shall be used.
37. Mitigation Measure No. 8: The truck access gates and loading docks within the
truck court on the Project site shall be posted with signs which state:
a) Truck drivers shall turn off engines when not in use;
b) Diesel trucks servicing the Project shall not idle for more than five (5)
minutes; and
c) Telephone numbers of the building facilities manager and the California Air
Resource Board (CARS)to report violations.
38. Mitigation Measure No, 9: In order to reduce Project-related air pollutant and
greenhouse gas (GHG) emissions, and promote sustainability through
conservation of energy and other natural resources, building and site plan
designs shall ensure that the Project energy efficiencies surpass (exceed)
applicable (2008) California Title 24 Energy Efficiency Standards by a minimum
of 20 percent. Verification of increased energy efficiencies shall be shall be
documented in Title 24 Compliance Reports provided by the Applicant, and
reviewed and approved by the City prior to the issuance of the first building
permit.
39. Mitigation Measure No. 10- To reduce energy demand associated with potable
water conveyance, the Project shall implement the following:
• Landscaping palette emphasizing drought tolerant plants-,
• Use of water-efficient irrigation techniques;
Planned Development No. 1
Conditions of Approval
Page 9 of 14
U.S. EPA Certified WaterSense labeled or equivalent faucets, high-efficiency
toilets(HETs), and water-conserving shower heads.
These items shall be noted on all future building and landscaping plan submittals,
to be verified by Planning and Building and Safety Divisions and verified prior to
issuance of building permits.
40. Mitigation Measure No. 11: The project shall reduce vehicle miles traveled and
emissions associated with trucks and vehicles by implementing the following
measures:
• Pedestrian and bicycle connections shall be provided to surrounding areas
consistent with the City's General Plan.
• Implement a trip reduction program, for which all employees shall be eligible
to participate.
• Implement a ride sharing program, for which all employees shall be eligible to
participate.
41. Mitigation Measure No. 12: All future tenants shall institute recycling programs
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.
42. Mitigation Measure No. 13: The contractor shall abide by all applicable
SCAQMD rules and regulations during construction. The following measures shall
be incorporated into Project plans and specifications as implementation of Rule
403:
• All clearing, grading, earth-moving, or excavation activities shall cease when
winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust
emissions.
• The contractor shall ensure that all disturbed unpaved roads and disturbed
areas within the Project are watered at least three (3) times daily during dry
weather. Watering, with complete coverage of disturbed areas, shall occur at
least three times a day, preferably in the mid-morning, afternoon, and after work
is done for the day.
• The contractor shall ensure that traffic speeds on unpaved roads and Project
site areas are reduced to 15 miles per hour or less
Planned Development No. I
Conditions of Approval
Page 10 of 14
43. Mitigation Measure No. 14: Plans, specifications and contract documents shall
note that a sign shall be posted on-site stating that construction workers shall not
idle diesel engines in excess of five minutes.
44. Mitigation Measure No. 15: In compliance with the CDFW Staff Report on
Burrowing Owl Mitigation (CDFW 2012) the applicant shall ensure that a pre-
construction burrowing owl survey is conducted at least 14 days prior to
construction activities. A qualified Biologist shall conduct the survey 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.
If an active burrow is observed outside the nesting season (September 1 to
January 31) and the burrow is within the impact area, a Burrowing Owl Exclusion
Plan shall be prepared and submitted to CDFW for approval, outlining standard
burrowing owl burrow closing procedures used to exclude burrowing owls (e.g.,
using passive relocation with one-way doors). The burrow exclusion shall be
conducted by a qualified Biologist during the non-breeding season. Site
monitoring shall be conducted prior to, during, and after exclusion of burrowing
owls from their burrows in order to ensure take is avoided. If exclusion occurs
immediately after the end of the breeding season, daily monitoring shall be
required for one week to ensure young have fledged. 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.
If an active burrow is observed outside the nesting season (i.e., between
September I and January 31) and the burrow is not within the impact area,
construction work shall be restricted within 160 to 1,605 feet of the burrow
depending on the time of year and level of disturbance near the site in
accordance with guidelines specified by the CDFW.
45. Mitigation Measure No. 16: If prehistoric or historic resources over 50 years of
age are encountered during land modification, then activities in the immediate
area of the finds 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 and/or
the Federal National Environmental Policy Act.
46, Mitigation Measure No. 17: If human remains are encountered, the applicant
shall notify the Redlands Police Department and San Bernardino County Coroner
immediately after the time of discovery. 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
Planned Development No. 1
Conditions of Approval
Page 11 of 14
the remains are Native American. This shall be accomplished in consultation with
a physical anthropologist, human osteologist, or other qualified specialist. If the
remains are determined to be prehistoric, the Coroner will notify the Native
American Heritage Commission (NAHC)which will determine and notify the most
likely descendants (MLD). With the permission of the landowner or
representative, the MLD may inspect the site of the discovery and may require
scientific removal and nondestructive analysis of human remains and items
associated with Native American burials.
47. Mitigation Measure No. 18: A geotechnical investigation shall be conducted to
determine the design of the foundation and building. The site investigation shall
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.
48. Mitigation Measure No. 19: The applicant shall provide the City with a Soil
Erosion Control Plan that shall include measures designed to reduce wind and
water erosion of the site during and after construction.
49. Mitigation Measure No. 20: 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.
50. Mitigation Measure No. 21: Prior to site grading, a Phase 11 level Environmental
Site Assessment shall be conducted in accordance with ASTM test E1903, or
other ASTM guideline as appropriate, to determine if toxic material is present in
the fill and/or toxic levels of pesticides and fertilizers are present in site soils. In
the event that contaminated soil or materials are encountered during excavation
or other ground disturbing activities, the soil would be segregated, sampled, and
tested to determine appropriate treatment and disposal options. If the soil is
classified as hazardous, it would be properly managed on location, such as
blending of additional fill material or collected transported in accordance with
USDOT regulations using a Uniform Hazardous Waste Manifest to a Class I
Landfill or other appropriate soil treatment or recycling facility. All hazardous
materials would be transported, used, and disposed of in accordance with
applicable rules, regulations. If any contamination exceeding thresholds are
encountered at the site, this contamination shall be remediated to current
standards for the contaminant prior to initiating project construction activities at
the project site.
51. Mitigation Measure No. 22: The project shall be required to 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
Planned Development No. 1
Conditions of Approval
Page 12 of 14
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,
52. Mitigation Measure No. 23: 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.
53. Mitigation Measure No. 24: The project shall develop an on-site 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.
54. Mitigation Measure No. 25: 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
Sundays and Federal Holidays.
55. Mitigation Measure No. 26: Approval of a construction site security plan by the
police department shall be acquired 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. Other impacts associated with new development are
mitigated with the payment of development impact fees, and State established
school fees.
56. Mitigation Measure No. 27: 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.
57. Mitigation Measure No. 28: The project shall require construction of California
Street from the north project boundary to Lugonia Avenue at its ultimate half
section width including landscaping and parkway improvements in conjunction
with development, as necessary.
58. Mitigation Measure No. 29: The project shall require construction of Lugonia
Avenue from the east project boundary to California Street at its ultimate half
section width including landscaping and parkway improvements in conjunction
with development, as necessary.
Planned Development No. 1
Conditions of Approval
Page 13 of 14
59. Mitigation Measure No, 30: The project shall require construction of Almond
Avenue from the east project boundary to California Street at its ultimate half
section width including landscaping and parkway improvements in conjunction
with development, as necessary.
60. Mitigation Measure No. 31: The project shall require that 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.
61. Mitigation Measure No. 32: On-site traffic signing and striping shall be
implemented in conjunction with detailed construction plans for the project.
62. Mitigation Measure No. 33: The site shall provide sufficient parking spaces to
meet the City of Redlands parking code requirements in order to service on-site
parking demand.
63: Mitigation Measure No. 34: The project shall contribute towards the cost of
necessary off-site improvements on a fair share or"pro-rata" basis.
64. Mitigation Measure No. 35: The project shall require periodic review of traffic
operations in the vicinity of the project once the project is constructed to assure
that the traffic operations are satisfactory.
65. Mitigation Measure No. 36: 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.
66. A continuous screen of five gallon shrubs to reach a minimum height of three feet
(3) shall be provided along California Street to screen the car parking.
Added by the Planning Commission on November 12, 2013.
67. If the use is converted from a warehouseldistribution facility to a use with a
higher parking demand, so as to require use of the alternative parking plan
provided in Planned Development No. 1, the loading docks on the south side of
the building shall be removed and replaced with glass windows to provide a
storefront appearance.
Added by the Planning Commission on November 12, 2013.
Planned Development No. 1
Conditions of Approval
Page 14 of 14
68. Mounding shall be included within the landscaping setback adjacent to California
Street to aide in screening the vehicle parking area from view.
Added by the Planning Commission on November 12, 2013.
69. The mature "heritage"palms along Almond Avenue shall be relocated on-site,
pursuant to the approved plans, and shall be maintained by the property owner.
Any palms that fail to thrive upon relocation shall be replaced with "like"species,
as necessary.
Added by the Planning Commission on November 12, 2013
Oscar Orci,
Development Services Director
DEVELOPMENT SERVICES DEPARTMENT
BUILDING AND SAFETY DIVISION
PD-1
Date of Preparation: 10/17/2013
Planning Commission Date: TBD
Applicant: Hillwood
Project Description: 771,839 sq ft warehouse
Location: APN 292-053-14, address: bounded by Almond Ave (N), California St.(W),
West Lugonia(S)
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 made 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 letter shall also be made 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.Provide approved drainage facilities to carry water to the nearest practical drainage
way.
16.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.
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
Page 2 of 3
the code. The area of any one or two story building of Group B; F, Division 1 or 2- M;
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 Building atial
Page 3 of 3
MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
DEVELOPMENT REQUIREMENTS
PLANNED DEVELOPMENT NO. I
Date of P.C.Meeting: October 22,2013
Applicant: Hillwood Investment
Location: Northeast Corner California Street and Lugonia Avenue
Project Description: Construct a 770,910 Square Foot WarehouselDistribution
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 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 — Greenboov; 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)
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)
Planned Development No. I
October 22,2013
Page 2
copies of each are required. After final review, grading and SW`PPP 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.
B. The following items are required prior to RECORDATION OF TRACUPARCEL
INUIP.
No map is required for this application.
C. The following items are required prior to issuance of the BUILDING PER HT
I Pay plan check fee as established per resolution. 'rhe amount is to be determined
at plan check submittal.
Planned Development No. I
October 22, 2013
Page 3
2. Plans required to be submitted shall include:
a. Street Construction;
b. Storm Drain Construction;
C. Pavement Striping Plans(including reflectorized pavement markers);
d. Traffic Signal Modification;
e. 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;
f Non-potable Water Main Installation;
9- 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
b. Geotechnical Report
C. Easement Documents
5. Process a"Reversion to Acreage" with the Development Services Department for
APN(s)0292-053-01, 02, and 09— 11.
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.
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
Planned Development No. I
October 22,2013
Page 4
municipal separate storm sewer (drain) system shall be in place and shall be
maintained throughout the course of the project.
9. Pay the required development impact fees per ordinance in effect at time of
issuing the building permit. The exact amount will be determined based upon the
review of the final building plan or project information. Development Impact
Fees shall include:
• Transportation Facilities;
• Fire Facilities;
• General Government Facilities;
• Library Facilities;
• Open Space/Park;
• Police Facilities;
• Storm Drain Facilities;
• Water Capital Improvement Charge;
• Water Source Acquisition Charge;
• Non-Potable Capital Charge;
• Sewer Capital Improvement Charge;
• Solid Waste Capital Improvement Charge-.
• Water/Sewer/Non-Potable Water Frontage Charges.
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.
1
12. Requirements for California Street.
a. Dedicate to provide for a 63 foot half street right-of-way width.
b. Construct standard curb and gutter 57 feet east side of street centerline.
C. Construct a raised landscaped center median in accordance with the East
Valley Corridor Specific Plan and as accepted by the City Engineer.
C. Construct standard street section between new curb and the
center]ine/raised center median consistent with the City Standard verified
through a geotechnical report.
d. Construct standard curb adjacent sidewalk along the entire street frontage
and ramps at all curb returns. Provide sidewalk easement as needed.
e. Install LED ornamental street light(s) [LEOTEK (GCA I-40E)or approved
equal], with the equivalent illumination of a 150 watt sodium vapor street
light. Prepare and submit a separate street lighting plan for City approval.
Street light spacing shall be determined by the City of design
specifications. Installation of five (5) lights will be required. Location of
the light 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.
Planned Development No. I
October 22,2013
Page 5
f Construct underwalk drain, if necessary.
9- Use traffic index of 9.0.
h. Install commercial fire hydrants as required by the Redlands Fire
Department. Provide fire flow calculations.
13. Requirements for Lugonia Avenue,
a. Dedicate to provide for a 52 foot half street right-of-way width including a
comer cutoff at the property line return to accommodate a 40 foot radius
curb return and pedestrian ramp at California Street.
b. Construct standard curb and gutter 40 feet north side of street centerline.
C. Construct standard street section between new curb and street centerline
consistent with the City Standard verified through a geotechnical report.
d. Construct standard sidewalk along the entire street frontage and ramps at
all curb returns. Provide sidewalk easement as needed.
e. Install LED ornamental street lights} [LEOTEK(GCA 1-40E)or approved
equal] with the equivalent illumination of a 150 watt sodium vapor street
light. Prepare and submit a separate street lighting plan for City approval.
Street light spacing shall be determined by the City of design
specifications. Installation of five (5) lights will be required. Location of
the light 1,A411 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.
f. Construct underwalk drain, if necessary.
9- Use traffic index of 9.0.
h. Install a minimum 12 inch diameter non-potable water main including
necessary valves and appurtenances.
i. Install commercial fire hydrants as required by the Redlands Fire
Department. Provide fire flow calculations.-
j- Install a minimum 8 inch diameter sewer main with manholes and
appurtenances.
k. Provide sewer capacity calculations for the proposed sewer main.
14. Requirements for Almond Avenue.
a. Dedicate to provide for 33 foot half street ridt-of-way width including a
comer cutoff at the property line return to accommodate a 50 foot radius
curb return and pedestrian ramp at California Street.
b. Construct standard curb and gutter 22 feet south side of street centerline,
C. Construct standard street section between new curb and street centerline
consistent with the City Standard verified through a geotechnical report.
d. Construct standard curb adjacent sidewalk along the entire street frontage
and ramps at all curb returns. Provide sidewalk easement as needed.
e. Construct standard pavement transition based on design speed of the street
from the easterly property line to the east.
f. Construct underwalk drain, if necessary.
9- Use traffic index of 8.0. ✓
Planned Development No. I
October 22,2013
Page 6
h. Install a minimum 6 inch diameter non-potable water main including,
necessary valves and appurtenances. Reference City Plan No.NP-00040.
i. Install commercial fire hydrants as required by the Redlands Fire
Department. Provide fire flow calculations.
15. Provide for adequate drainage facilities as accepted by the City Engineer. The
applicant shall provide and submit all necessary hydrology/hydraulic studies and
calculations in accordance with the San Bernardino County Hydrology Manual.
16. As a condition of, and prior to, issuance of a Building Permit, the applicant shall
(1) petition the City for annexation of the property comprising CUP No- 984 to
the City's Community Facilities District No. 2004-1, or a similar City community
facilities district, as designed by the City; (2)take actions reasonable or necessary
to annex such property to community facilities district; and (3)pay the reasonable
and actual costs incurred by the City in annexing the property to the community
facilities district; all for the purpose of maintenance of landscaping, public right-
of-ways and the landscaped raised center median on California Street.
For the landscaped areas located within the public right of way, excluding the
landscaped raised center median on California Street, the applicant may also enter
into a Landscape Maintenance Covenant (Covenant) for the parkway landscaping
and public right-of-ways. This Covenant shall be recorded with the San
Bernardino County Recorders' Office. The purpose of this Covenant is to declare
that the maintenance of said Parkway area is the responsibility of the owner of
this property and that this responsibility shall pass to successive owners. The
Covenant shall also include a statement that it shall not be removed or amended
without written consent of the City of Redlands and shall run with the land in
perpetuity. Maintenance of the parkway areas by the Community Facilities
District will remain dormant. In the event the owner fails to maintain the Parkway
to the satisfaction of the City of Redlands as required in said Covenant, the City
of Redlands may remove the dormancy status of the landscape maintenance for
the public parkway areas and then levy taxes per the Community Facilities
District.
In the event the owner elects not to annex to the City's Community Facilities
District No. 2004-1, or a similar City community facilities district the owner shall
enter into, prior to issuance of a building permit, a perpetual Public Improvement
Landscape Maintenance Agreement prepared by the City for the landscaped
raised center median on California Street and the parkway landscaping and public
right-of-ways. The Landscape Maintenance Covenant (Covenant) for the
parkway landscaping and public night-of-ways may be executed for the public
landscaped areas as previous described.
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.
Planned Development No. I
October 22,2013
Page 7
18. All off-site and on-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.
19. Construct standard Community Trail/Bike Trail along California Street,within the
development and along easement areas in accordance with the East Valley
Corridor Specific Plan. Dedicate a minimum 15 foot public access easement for
all trails within the development located outside of street right-of-way.
20. Install reduced pressure principle backflow devices as required by City Engineer.
21. Install onsite fire line with double detector check valve backflow devices at
service connection satisfactory to the City Fire Department.
22. Comply with City of Redlands Landscape Ordinance No. 2724 and submit a
landscape/irrigation plan prepared by a licensed landscape architect for review
and approval. The irrigation system shall be designed and constructed to make
use of future recycled and/or non-potable water system.
23. Comply with the Solid Waste Recycling Access Act of 1991 (AB 1327) and
install double solid waste bin enclosure(s). Submit a plan prepared by a licensed
engineer showing bin enclosure(s) location on the site plan with solid waste truck
turning and/or turnaround track template superimposed.
24. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13,66 of the Redlands Municipal Code.
25. 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.
26. 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
Citv's name.
Planned Development No. I
October 22, 2013
Page 8
27. 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.
28. Survey and Monumentation cash bond must be posted in an amount accepted by
the City Engineer.
29. Execute Public Improvement Agreement.
30- "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.
I. Pay the Water Meter Charge.
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. 1
4. A California OSHA Permit Number for all work that is five feet deep or deeper
shall be provided. Call(9139)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
Planned Development No. I
October 22,2013
Page 9
encroachment permit. The plan shall show all required construction signage,
warning devices, road closures, detours, delineation, phasing schedules and
anticipated durations of closures and detours for any work within the public right-
of-way. The plans shall provide names and 24-hour phone numbers of
individuals who can be contacted regarding traffic control measures.
7. 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.
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 ftirnished 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.
unici
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.
Planned Development No. I
October 22,2013
Page 10
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 (i.e.
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.
G. The following items are required prior to release of
BONDS/WARRANTIES/DEPOSITS.
I Prior to the release of the bonds for the project, all improvements shall be
reviewed and accepted by the City Engineer.
2. Tie sheets shall be submitted for all monuments found and/or set in the public
right-of-way.
1. 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/xvarranties/deposits must be requested in writing to the City
Engineer. Allow 30 days for processing.
FRED MOUSAVIPOUR Ini Initial
Director of Municipal Utilities
and Public Works Engineering/City Engineer
CD/`DY:akc
FILE
MUNICIPAL UTILITIES & ENGINEERING
DEPARTMENT
MEMORANDUM
TO: Oscar Orci, Development Services Director
CC: Robert Dalquest, Assistant Development Services Director
Loralee Farris,Associate Planner
FROM: Fred Mousavipour,MUED Director Z'
DATE: October 22, 2013
SUBJECT: Planned Development No. I
I recommend that the following item be added to the MUED Conditions.
Planned Development No. 1
Section F, Condition No. 12
The applicant shall pay the project's fair share towards the installation of a
traffic signal at the intersection of California Street and Driveway 2 as
listed in the Traffic Study prepared by Urban Crossroads dated August 9,
2013,
Added by the Planning Commission on November 12, 2013.
QUALITY OF LIFE DEPARTMENT
CONDITIONS OF APPROVAL PLANNED DEVELOPMENT NO. I
Date of Preparation: January 17, 2013
Planning Commission Date: October 22, 2013
City Council Date: TBA
Applicant., Hillwood Investment
Location: California Street and Lugonla Avenue
CONDITIONS OF APPROVAL
1. The issuance of any permits shall comply with all provisions of the Redlands
Municipal Code Section 13.64 regarding overall Integrated Solid Waste
Management
2. The Issuance of any permits shall comply with all provisions of the Redlands
Municipal Code 13.66, ordinance section 2544 to establish recycling
requirements for specified development activity
3. The issuance of any permits shall comply with all provisions of the Redlands
Municipal Code 13.66.040 for Construction and Demolition Recycling
Requirements.
4. The Issuance of any permits shall comply with all provisions of the Redlands
Municipal Code 13.66.030 040 for Design Specifications and Standard Plans for
Recycling and Trash Enclosures and Access.
Deborah Allen
Senior Administrative Analyst