HomeMy WebLinkAbout7451_CCv0001.pdf RESOLUTION NO. 7451
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING TENTATIVE PARCEL MAP NO. 19461
WHEREAS, Hillwood Investment Properties proposes to develop the Redlands
Coinmerce Center project which consists of a 600,727 square foot building and a 499,724 square
foot building for warehouse and office uses (the"Project") on approximately 50.67 acres, and for
which an application for Planned Development No. 3 and an application for Tentative Parcel
Map No. 19461 have been filed with the City of Redlands; and
WHEREAS, on September 16, 2014, the City Council held a duly noticed public hearing
on the application for Tentative Parcel Map No. 19461 at which time the City Council received
verbal and written testimony presented by City staff' and members of the public regarding
Tentative Parcel Map No. 19461; and
WHEREAS, all related plans and materials that were reviewed by the Planning
Commission in recommending approval of Tentative Parcel Map No. 19461 were forwarded to
the City Council;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF REDLANDS AS FOLLOWS:
SECTION 1. The City Council of the City of Redlands hereby approves Tentative Parcel
Map No. 19461 for the Project subject to the conditions of approval identified in Exhibit "A"of
this Resolution, and based upon the following findings:
A. TENTATIVE PARCEL MAP NO. 19461 IS CONSISTENT WITH
APPLICABLE GENERAL AND SPECIFIC PLANS, AS WELL AS APPLICABLE
PROVISIONS OF THE REDLANDS MUNICIPAL CODE.
The property within Tentative Parcel Map No. 19461 ("TPM 19461") encompasses the
area containing the proposed Redlands Cominerce Center development plan consisting of a
600,727 square foot building and a 499,724 square foot building for warehouse and office uses
on 50.67 acres, the subdivision of 50.67 acres into two parcels 27.26 acres and 23.40 acres in
size, and the vacation of approximately 415 foot long unimproved portion of Bryn Mawr
Avenue, south of the cul-de-sac. As addressed in greater detail in the Mitigated Negative
Declaration prepared in connection with TPM 19461 and Planned Development No. 3 pursuant
to the California Environmental Quality Act ("CEQA"), TPM 19461 advances the goals and
policies of the City of Redlands General Plan (the "General Plan") as well as the East Valley
Corridor Specific Plan(the "EVCSP").
On the General PIan Land Use Map, TPM 19461 is designated for
"Commercial/Industrial" land uses. The General Plan contains Guiding Policies which influence
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planning decisions within the City. The Guiding Policies that are applicable to TPM 19461 are
as follows:
Policy 4.62a: "Develop the EVCSP so as to promote and facilitate high-quality
commercial and industrial development within the Corridor area."
Policy 4.62g: "Promote high quality development in the East Valley Corridor by
protecting and enhancing existing amenities in the area, creating an identifiable
eolmnunity character, and adopting development standards and guidelines to ensure
aesthetically pleasing design and maximum land use compatibility."
Policy 4.621: "Maximize generation of employment opportunities in a region, which
has a significant imbalance of housing versus employment opportunities."
Policy 4.62dd: "Create a visually aesthetic appealing appearance for the East Valley
Corridor from the freeways as well as from the planning area.
Policy 4.62ff: "Ensure compatibility between adjacent land use types within the
Corridor area."
TPM 19461 is, and will be, consistent with the Redlands General Plan. The development
of TPM 19461 would not conflict with the General Plan policies and it is consistent with the
intent of the General Plan because it accommodates the subdivision of property for the
development of two warehouse/distribution centers consisting of a 600,727 square foot building
and a 499,724 square foot building for warehouse and office uses on 50.67 acres. The site is
adjacent to major access routes and services. TPM 19461 is located in an area with similar
industrial uses and the reconfiguration of lot lines will consolidate land locked parcels that do not
currently have direct access to a public street to ensure that the construction of structures do not
cross property lines. The construction of the Project will create additional employment
opportunities for the local/regional population. Therefore, the City Council finds that TPM
19461 is and will be consistent with the General Plan City.
In addition to the General Plan, TPM 19461 is subject to the EVCSP. The EVCSP tailors
the policies of the General Plan for the characteristics of the East Valley Corridor area and
indicates that the intent is to develop the East Valley Corridor into colnlnercial and industrial
areas that will create employment opportunities for City residents, as well as commuters into the
City from other areas. TPM 19461 will be located on a minor arterial street within proximity of
freeway on-ramps, and is located within an area with similar industrial development to the west
and north.
Much like the General Plan, the EVCSP contains a number of policies intended to guide
growth and development within the East Valley Corridor. The applicable EVCSP goals include:
Goal EV2.0205(a): "Develop the EVCSP so as to promote and facility high-quality
coinlnercial, industrial, and residential development within the corridor area."
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Goal EV2.0205(a)(1): "Maximize generation of employment opportunities in a
region which has a significant imbalance of housing versus employment
opportunities."
Goal EV2.0225(a)(3): "Create a visually aesthetic appearance for the East Valley
Corridor from the freeway as well as from within the planning area."
As noted above, TPM 19461 contains the construction of two warehouse/distribution
facilities, consistent with the intent of the East Valley Corridor Specific Plan and the underlying
EV/SD (Special Development) District. Furthennore, the development within TPM 19461 is
consistent with the EVCSP in that it includes setbacks, building heights, massing, pedestrian
pathways, landscaping, architectural features, and other amenities that will result in a visually
aesthetic industrial development. The parcels created by TPM 19461 will be consistent with all
applicable development standards and will have direct access to infrastructure facilities to
support the planned development. Therefore, TPM 19461 is and will be consistent with the
EVCSP.
B. THE DESIGN AND IMPROVEMENT OF THE PROPOSED SUBDIVISION
ARE CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS.
The General Plan contains a number of Implementing Policies that are intended to
impose development guidelines for developments within the City. The applicable Implementing
Policies include:
Policy 4.621: "Maximize generation of employment policies in a region which as
significant imbalance of housing versus employment opportunities."
Policy 4.62: "Provide safe and convenient access to circulation to all development
within the East Valley Corridor."
Policy 4.62dd: "Create a visually aesthetic appearance for the East Valley Corridor
from the freeways as well as from the planning area."
Upon build out, TPM 19461 will consist warehouse/distribution and related office uses
that will conform to the requirements of the General Plan. For example, the General Plan states,
"[t]he 4,000 acres included in the Specific Plan IEVCSP) are to be developed with commercial
and industrial establishments totaling 37 million square feet of floor area and providing up to
90,000 jobs." To this end, TPM 19461 accommodates the development of the Project consisting
of a 600,727 square foot building and a 499,724 square foot building on 50.67 acres. Building
heights for the building will be single story and will range from 40 to 45 feet, inclusive of
parapets and mechanical equipment. The buildings will be set back from Lugonia Avenue
approximately 84 feet and setback from Interstate-10 a distance ranging from 125 to 131 feet.
Approximately 331,124 square feet (7.6 acres) of landscaping will be provided, including
landscaping along the perimeter of properties, within the parking lot area, in landscaped street
setbacks and a landscaped setback from Interstate-10 ranging from approximately fifty (50) to
eighty (80) feet in depth. The buildings will be designed to provide enhanced architectural
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elevations on all four sides of the building with particular detail along the Lugonia Avenue and
Interstate-10 elevations.
With regards to the EVCSP, TPM 19461 is located in the EV/SD (Special Development)
District of the East Valley Corridor Specific Plan. In accordance with the EVCSP, all lots will
have adequate width, depth and area to accornrnodate all parking setbacks, landscaping, loading,
trash enclosures, and access requirements. Setbacks incorporated in the development plan will
exceed minimum building and landscaping setbacks. The design and improvements proposed
for this property will be consistent with the uses permitted within the Special Development
District within the EVCSP. The property is more than adequate to accommodate TPM 19461,
and associated improvements required by the EVCSP, including parking, landscaping, and off-
site improvements. The design and improvements for TPM 19461 will incorporate landscaping,
setbacks, trees, pedestrian amenities and other fixtures to attract high-quality industrial tenants as
well as create new jobs while enhancing the overall character of the community. Consequently,
the City Council finds that the design and improvement of TPM 19461 are and will be consistent
with the General Plan and the EVCSP.
C. THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED TYPE OF
DEVELOPMENT.
TPM 19461 is currently vacant agricultural land, but will ultimately be developed to
acconnnodate two warehouse/distribution centers. TPM 19461 is physically suitable for the
proposed type of development because there are no envirozumental hazards, there is suitable
roadway access, and TPM 19461 will be connected to the City's utility infrastructure.
Furthermore, the land is relatively flat, with low potential for soil subsidence or erosion. There
are no known locally active or potentially active faults trending towards or through TPM 19461.
The damage as a result of direct rupture is remove, as TPM 19461 is not in an Alquist-Priolo
Earthquake Fault Zone, and TPM 19461 would not present any adverse impacts with respect to
exposing people or property to hazardous conditions resulting from rupture of a known
earthquake fault in TPM 19461.
TPM 19461 has not been identified as being in an area subject to potentially susceptible
liquefaction. As a result, the potential for liquefaction to occur on-site is very low. In addition,
TPM 19461 is outside of any Landslide Hazard Zone defined by the state. TPM 19461 does not
contain any marsh or riparian woodland acreage, wetlands, or urban streams or watercourses.
Therefore, the City Council finds that the site for TPM 19461 is physically suitable for the type
of development permitted by TPM 19461.
D. THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF
DEVELOPMENT.
The Redlands Conunerce Center Project encompasses 50.67 acres with direct access on
Lugonia and Bryn Mawr Avenues. The site is more than adequate to accommodate the
construction of the Project consisting of a 600,727 square foot building and a 499,724 square
foot building for warehouse and office uses, and associated improvements required by the
EVCSP, including parking, landscaping, and off-site infrastructure improvements. Within the
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EVCSP area, the General Plan indicates that the building density standard for industrial uses
permits a maximum FAR of 0.80 to 1.20. The EVCCP, however, further limits the FAR in the
East Valley Corridor to 0.8 for industrial uses. The FAR for TPM 19461 is 0.5; well below the
maximum for industrial uses. Therefore, upon build out, TPM 19461 will not exceed the FAR
imposed under the General Plan and the EVCSP.
TPM 19461 accommodates the development of the Project. Building heights will be
suigle story and will range from 40 to 45 feet, inclusive of parapets and mechanical equipment.
The buildings will be set back from Lugonia Avenue approximately 84 feet and setback from
Interstate-10 a distance ranging from 125 to 131 feet. Approxiinately 331,124 square feet (7.6
acres) of landscaping will be provided with over 525 trees.
Furthermore, the industrial use proposed for this property will be consistent with the uses
permitted within the EV/SD (Special Development) District of the EVCSP. In addition, the
individual buildings will be constructed in accordance with established height restrictions and
setbacks for the EV/SD District. The exterior design, including landscaping, signage, and
lighting will conform to all applicable design guidelines contained in the EVCSP. TPM 19461
will also have adequate parking, ingress and egress and loading areas for the density proposed, as
required by the EVCSP. Public infrastructure serves TPM 19461 and improvements will be
made to accommodate the proposed Project. Therefore, the City Council fulds that the site for
TPM 19461 is physically suitable for the proposed density of development permitted by TPM
19461.
E. THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS
ARE NOT LIKELY TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE
OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR
THEIR HABITIAT.
The design of the subdivision and the proposed improvements will not cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
TPM 19461 does not include habitat corridors, linkages, crossings, or travel routes and is,
therefore, not expected to support any appreciable terrestrial or avian wildlife movement. TPM
19461 does not connect two or more significant wildlife habitats because the surrounding areas
are developed with urban uses. On the southern portion of TPM 19461, the Interstate-10
Freeway creates a significant barrier to movement. TPM 19461 does not contain any marsh or
riparian woodland acreage, wetlands, or urban streams or watercourses. Mitigation has been
incorporated in the Mitigated Negative Declaration to reduce any potential impact to a less than
significant level. Therefore, the City Council finds that the design of TPM 19461 and the
proposed improvements for the development permitted by TPM 19461 will not cause substantial
environmental damage or substantially and avoidably injure fish or wildlife on their habitat.
F. THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS
ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS.
The design of the subdivision and the proposed improvements are not likely to cause
serious public health problems. Construction of TPM 19461 will not endanger, jeopardize or
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otherwise constitute a menace to the public convenience, health, interest, safety, or the general
welfare of persons residing or working in the vicinity of TPM 19461. The Project will provide
all infrastructure necessary for TPM 19461 including connecting to sewer and water systems.
TPM 19461 will not exceed the City's capacity to treat wastewater.
With regard to solid waste, the development related to TPM 19461 will result in a new
source of solid waste. The City operates the California Street Landfill, which is a Class II
landfill that accepts all solid waste generated within the City's boundaries. TPM 19461 will
observe the Redlands Municipal Code's regulations that govern the procedures for collection,
transfer, processing, and disposal of solid waste. Curbs and gutters, where appropriate, will be
upgraded in order to accommodate all drainage flowing from the development project related to
TPM 19461. The project will be required to adhere to an approved Water Quality Management
Plan. As a result, the City Council finds that the design of TPM 19461 and the proposed
improvements for the development facilitated by TPM 19461 are not likely to cause serious
public health problems.
G. THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS
WILL NOT CONFLICT WITH EASEMENTS ACQUIRED BY THE PUBLIC AT
LARGE FOR ACCESS THROUGH OR USE OF PROPERTY WITHIN THE
PROPOSED SUBDIVISION.
The design of the subdivision and the proposed improvements will not conflict with
easements acquired by the public at large for access through the use of the property within the
proposed subdivision. No such easements are known to exist. Needed public access for roads
and utilities will be acquired by the City and/or appropriate utilities prior to recordation of the
Final Map. All easements and public rights of way to serve TPM 19461 will be designed on the
Final Map. Therefore, the City Council finds that the design of TPM 19461 and the proposed
improvements for the development permitted by TPM 19461 will not conflict with easements
acquired by the public at large for access through the use of property within the proposed
subdivision.
H. THE PROPOSED SUBDIVISION WILL NOT RESULT IN PARCELS THAT
WOULD BE TOO SMALL TO SUSTAIN THEIR AGRICULTURAL USE
PURSUANT TO THE CALIFORNIA LAND CONSERVATION ACT
("WILLIAMSON ACT").
The proposed subdivision will not result in parcels that would be too shall to sustain
their agricultural use pursuant to Williamson Act contracts. TPM 19461 is not located in a City
designated Agricultural Preserve area, nor is it subject to a Williamson Act contract. The
property comprising TPM 19461 is designated as Prime Farmland and will convert this land
from agricultural to an industrial use. The EVCSP EIR identified the loss of agricultural soils and
agricultural land uses as a significant and unavailable impact of implementing the EVCSP. A
mitigation measure incorporated in the Mitigated Negative Declaration will require that the
project developer fund acquisition of farmland or farmland conservation easements at a ratio of
0.50/1 to mitigate the potential impact to a less than significant level. The property is currently
designated Colnrnercial/Industrial by the City General Plan with an underlying land use
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designated as EV/SD (Special Development) District by the EVCSP, which anticipates further
urban development.
As there are a number Of CLU'rent and future non-agricultural developments in the area, the
transition into a more intensive use represents a logical, outward expansion of urban
developi-nent. Thus, the City Council finds that the approval of TPM 19461 will not result in
parcels of land that would be too small to sustain their agricultural use pursuant to the
Williamson Act.
ADOPTED, SIGNED AND APPROVED this 16"' day of Septernber, 2014.
P'ete a guitar Mayor
ATTEST:
Sam Irwin, 0fty Clerk
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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 16"i day of
September, 2014 by the following vote:
AYES: Councilmembers Harrison, Foster, Gardner, Gilbreath; Mayor Aguilar
NOES: None
ABSENT: None
ABSTAIN: None
Sam Irwin, City Clerk
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EXHIBIT A
DEVELOPMENT SERVICES DEPARTMENT
PLANNING DIVISION -
CONDITIONS OF APPROVAL FOR
PLANNNED DEVELOPMENT NO. 3
PARCEL MAP NO. 19461
Date of Preparation: July 25, 2014
Planning Commission Date: August 26,2014
City Council Date: September 16, 2014
Applicant: Hillwood Investment Properties
Location: Southeast comer of Lugonia Avenue and Bryn Mawr Avenue
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 to construct two
warehouse/distribution centers on 50.67 acres located,north-af the Interstate 10
Freeway, along the south side of Lugonia Avenue, and the east 'side of Bryn
Mawr 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 req`iired-Fy the.Council a`ndlor sstW This'condition applies to the
site plan,, landscape plans, building elevations 'and materials, grading, and all
other illustrations, text, or plans submitted to the. dity 'ih connection with this
project. • ,. . 1
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 chariges during•construction
that are•i'n 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-ddndition throughout all
periods of development. : • . 1 .
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 2 of 19
8. All on-site utilities shall be placed underground except power poles for lines over
66 KV. Plans shall be submitted that detail the undergrounding of all on-site
utilities, subject to review and approval by the Development Services Director,
prior to issuance of building permits.
9. Prior to the issuance of building permits,the applicant shall submit plans detailing
that roof screening is of adequate height to screen any roof-top equipment from
public view on all sides, subject to review and approval by the Development
Services Director. Screening.of•air.conditioning units and other equipment on the
buildings shall be incorporated into or compatible with the architectural design of
the buildings. . All equipment.shall be screened from public view of adjacent
roadways and freeways. I .
14. 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. AII'freestanding walls shali'Incarporate•decorative.absign features, such as tree
planter wells, variable setbacks, decorative block, ..post -caps, or other such
features to provide visual relief along the wall surface.. Concrete=tilt�up walls shall
incorporate a decorative design in the same style and quality as the-buildings.
14. Any walls exceeding eight (8) feet in height, above grade, shall require approval
of a separate Minor Exception pen-nit.
15. Transformer cabinets and commercial--gas .meters shall not .be. Iodated 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
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 3 of 19
landscape plans prior to building permit issuance. Location of said equipment
shall be coordinated with appropriate utility company (i.e., Southern Calffomia
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.
16. The applicant shall prepare plans that include a trash enclosure and/or trash
compactor(s) as specified by the Municipal Utilities & Engineering Department.
Trash enclosure design and location shall be subject to review and approval by
the Municipal Utilities& Engineering Director and Development Services Director
prior to issuance of building permits. Trash storage areas shall be completely
enclosed with solid masonry walls that have a decorative block and cap and solid
metal gate. The exterior design and finish of the trash enclosure shall be
designed to match or be compatible with the structures on site.
17. 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 ValleyConidor 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;
C. No more than fifty percent (50%) of the trees shall be 15 gallon in size,
Mbfify-fivdpercimt (I50/7o)!shdll-*lSi '24i-Inch b6x in size; and twenty-five
percent (25%) shall be 36-Inch box int-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: 1-1/4r 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.
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 4 of 19
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;
9. An automatic irrigation system shall be utilized to irrigate the site's
approved landscape design.
h. Where automobile bumpers overhang landscaped planters,two feet(2)of
clear areas unobstructed by trees or shrubs shall be provided for
overhang.
i. A combination of landscaping berms and dense hedges and shrubs shall
be provided between parking areas and right of way. A continuous tow of
shrubs shall be incorporated to screen parking lot areas from the public
right-of-way.
j. Trees with a'trunk hbight of not-lest than-six feet (6') shall be installed In
the planters at each end of an aisle,. at.three (3)' space intervals
throughout the parking area, and at twenty foot (20') intervals along the
periphery of the parking area. Within, parklirig 'areas, trees may be
clustered in groups to,achieve a more-natural setting provided the total
number of trees meets the previous planting requirements.
k. Ten^(l 0) trees for-each parcel, a total of twenty (20) trees for the entire
site, shall be added in landscaping planters within the parking lot area, at
a one tree per (3) parking stall ratio; particularly at 4he front of the area,
,adjacent to office storefronts, This may be achieved through the use of
landscaping planters or diamonds and/or clustering, where necessary as
to not interfere with and maintain accessible parking stalls and associated
loading areas.
18. The Landscape and Irrigation Plans shall be approved by the following City
departments, prior to the issuance of building permits:
• Submit Landscape and Irrigation Plans with each copy of the construction
plans for plan check to the Development Services Department, Building &
Safety Division, for distribution to other departments and for review and
approval by the Development Services Director.
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 5of19
• 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).
19. 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.
20. 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 Jntent of this approval.
21. 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.
22. The illumination within the parking lot s.hail be a minimum-of.0.5 foot candle and
illumination along all property lines of 4he project site shall not exceed 0.5•foot
candle. Walkway lighting shall have a maximum height of 12 feet and all parking
16t-lighting shall have a maximum height of 30 feet. -�--�
23. Noise,producing equipment shall be acoustically insulated to prevent impacts on
adjacent residential uses and/or sensitive. receptors. The location of such
equipment shall be shown on the site plan and.shall be subject to review and
approval by•the Development Services Director, prior to issuance of building
permits. The plans shall also detail any noise reduction measures taken.
24. 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:
® The construction contractor shall.select the .construction equipment used on
site based on ,low emission. ,factors. and high.- energy ..efficiency. The
Planned Development No, 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 6 of 19
construction contractor shall ensure that construction grading plans include a
statement that all construction equipment Will be tuned and maintained in
accordance with the manufOcturer's specifications.
• The construction contractor shall utilize electric or diesel-powered equipment
in lieu of gasoline-powered engines where feasible.
• The construction contractor shall ensure that construction grading plans
include a statement that work crews will shut off equipment when not in use.
-During smog ,season:r(May :through. October), the overall length of the
.-construction period will be extendecL,thereby decreasing the size7,of the area
prepared.;each day, Ao minimize i/ehicles.,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., - - , , I I .
o The construction contractor shall support and encourage ridesharing and
transit incentives fol-the construction crew.
The construction contractor shall -demohstrate compliance with SCAOMD
Rule 1.4-13 on_:'theruse 'of'-arch1t6ctbr-al'coat(ng8. Ernistiods associated with
ardhitectijW coatings would' be reduced by complong,With-these rules and
regulafi6ns, W' hidtf--Ificlude using prb-doatddlnatural-colored-building materials,
water-based or low VOC coating, and coating transfer or spray equipment
WI'tff high transfer efficiency.
In the event that any—subsurface archeological materials are encountered within
f all -d-distur.bing-c�on'structibn-acflvities-must-be—
_�any-partof-the pioject.area,_ _gfoun - 10
suspended in the vicinitf6fthe find until the depositis r666rded*and.e-valuated by
a qualified archeologist.
27; Pursuant to Governmint Gods Sedtion 66020(d), c6rtalh fees, dedications,
reservations or exactions irhooged'by the City as a c6ndition of appiroval of this
proj6dt are, subject to-a- statutory ninety (90):dity'Or6tesi peribd..",Please be
advised that-the! ninety -(90) 'day protest pbriod for those, loes' dedications,
reservation's'and 6xactibfiswhich 1 are subject to 'Government Code Section
66020(a) has commenced to run on the date this project was approved by the
city.
28. The applicant 'f6r thi5 pdr mit, and,ft..successor's -assigns, shall defend,
indemnify and hold harmless the City of Redlands, and its 616eted officials,
officers, agents and employees, from and against any and all claims, actions,
.and*,proceedir1gs to.attack; tet,.Iside, void**6r annul the apotoval ofthis permit by
the Vty,*.or'brought against -the City-,due*to.acts oe &nigsion's in any way
Planned Development No. 3
Tentative Parcel Map No. 19469
Conditions of Approval
Page 7 of 19
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,
liabilitiesi and expenses incurred in' such -actions oe. proceedings, including
-damages for the injury.-to property or persons, including death of a person, and
any award of attorneys',fees. ••In,the event any such" action is commenced to
attack, set aside, void or annul -all, "or_•any;..provisldns 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'daya'of the same, the
applicant shall file with the City a performance bond or irrevocable letter of credit
(together, the"Security"),in a.form satisfactory to the"Ciiy and in the amount of
Three.Hundred Thousand Dollars ($300,000), to-ensure applicant's performance
of its defense and.indemnity obligations under this condition::'The failure of the
applicant,to provide the-Security shall be'deemed an express acknowledgement
and-agreement by the-applicant that the'.City shall have the authority and right,
without objection by the:applicant;-to reVoke all entitlements,granted for the
project pursuant to this permit. The City shall have no liability to the applicant for
the.exercise•of City's.right to revake,.this permit.
29. Transformer -cabinetk 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`plaris pribF to building peimit issuance: Location of said equipment
shall be,coorijinated with appropriate utility.company(i.e., Southem•Cali€omia
"Gas.•Company-.orr.Southem.•Calif"omia 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:
30. 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:
The construction contractor shall select,the construction equipment used
on site,based on,low 6missidn-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
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 8 of 19
maintained in accordance with the manufacturers specifications.
T'he 'construction contractor shall., utilize electric or .diesel-powered
equipment in lieu of gasollne-powerqd engines where feasible. .
The construction contractor shall ensure that construction grading plans
inctude-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 obstructiorf of through
traffic lanes adjacent to the site; if necessary, a flag person shall be
retalnO.to maintain-safety adjacent to eAsting-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 3using pre-coated/natural-colored building
materials, water=based or low-VOC coating, and,coating transfer or spray
equipment with high transfer efficiency.
31, During all site:exca,4atibn and grading, the project contractors shall equip all
construction equipment, frxed or mobile, with properly operating and maintained
muff lqm(zonq:ist—erLt-*th.manjifactiir@.r.t_stondar-d.s.. -
32. The construction contractor shall locate equipment•staging areas that will create
the greatest practical distance between constrOctiorHrelated nope sources and
noise-sensitive receptors nearest to the 'project site during all project
construction.
33. Construction contractors shall provide the Building &Safety Division a name and
phone* number of-6, contact person- in the- event that noise 16vial§ become
disruptive. The name and phone number shall be posted- on site,-informing the
public who to contact. 41 ' , .!
34. Prior to grading permit issuance,the applicant shall be required to comply with all
requirements of the Nationwide National Pollutant Discharge Elimination System
(NPDES) permit issued by the Santa Ana Regional Water Quality Control Board
and to the City of Redlands. The project shall also provide the appropriate
Planned Development No. 3
Tentative Parcel Map Na 19461
Conditions of Approval
Page 9 of 19
NPDES Best Management Practice's(BMP).
35. All parking stalls.shall be designed to a nineteen (19) foot depth or alternatively
stalls with an eighteen (18) foot depth that are adjacent to a six (6) foot or wider
sidewalk or adjacent to a planter with an interior diameter of'five (5)feet or more.
36. Reciprocal access easements shall be recorded to ensure proper on-site
circulation .through•shamed driveway entrances, `drive'-aisles, and/or parking lot
areas, prior to the issuance of building permits.
37. Berming,shal!••be -provided-within the:landscaping buffer along Bryn Mawr and
Lugonia Avenues to adequately screen thetruckyard from view from the public
right of way.
38. Mitigation Measure No. 1 (1-1): The City shall conduct annual monitoring of the
landscaping installed between•1-10•and the.new•§tructures and shall verify that
the landscape vegetation is maturing in*conformance with the views shown on
Figures 1-2 and 1-3 of the Mitigated Negative.Declaration. If the landscaping is
not maturing as characterized by visual simulations, the*property owner shall be
instructed to correct the plantings in accordance with the approved landscape
plan.
39. Mitigation Measure,No. 2 (I1-2): The.project developer will fund acquisition of
farmland or farmland conservation easements.at a=ratio of 0.5011. Based on the
50 acre area of the project site, a total,of-25'acres of prime agricultural land or
'-conservation easements"over' '25-,Ides 6f_PfliW6 agricultural -land`shall be
acquired and permanently protected.• The -prime agricultural land or the
conservation easement shall be acquired and made available to an existing
farmland•.trust;.or comparable organization.withid one year of'occupancy of the
project site, or a farmland trustor doinparable.organization shall.venfy.that it has
received •sufficient-funds'-to acquire prime agricultural land or a conservation
easement -over such lands. . The-'City- concludes that implementation of this
measure provides reasonable. mitigation based on the magnitude of'the impact
pursuant State CEQA,Guidelines Section-153.7.0.• ,
40. Mitigation Measure No. 3 (111-1): The project developer.-.shall .ensure that all
applicable SCAQMD Rule's and Regulations are complied with during
construction and that no more than five (5) acres per day are disturbed by
equipment during grading. Disturbed areas not being actively graded shall be
watered a minimum of three times per day,' or more if necessary to prevent
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 10 of 19
fugitive dust from observably leaving the project site. *The following rules and
regulations are those required to be implemented: 402, 403,481,2700 and 2701,
2702, 3002. These measures are described in detail in Appendix 1.
41. Mitigation Measure-Ma. 4 (111-2): The fallowing
ng operational mitigation measures
shall be implemented by the developer and future operators of the facilities.
a. The project applicant shall provide sidewalks -along the property
frontage onto Luggnia Avenue
b. The project applicant shall require that any future tenants institute a
ride sharing program and:employee vanpool/shuttle that is open to
all employees. - . . . . 1
C. The project applicant shall require that all building structures meet
Green Building Code Standards (CalGreen)and exceed 2013 Title
.24 Standards by 15 percent.
d. The.project applicant shall require that all lighting.installed in the
proposed structures .uses on zVerAgip -a minimum of 10% less
energy.than,conuentional,m6taI halide warehods6 lighting.
e.. ...The project applicant shall require that all faucets,- toilets and
showers installed in the proposed,,§trdcture,utilizelow-flow fixtures.
f. The project applicant shall require that a water-efficient irrigation
system be installed.
g. The project applicant shall: require all futur6 tenants to institute
recycling programs-that reduces waste to landfills by a,minimum of
50 percent and -includes designated recycling . bins at each
proposed7itfikturie an&requires-all green.waste to be processed at
a recycling or•domposting facility.
42'. Mitigation.Measure.No.-6-(IV-1): In compliance with the"C DFW Staff Report on
Burrowing Owl Mitigation (CDFW 20.12).*.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,deter'mine
;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.
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 11 of 19
If an active burrow is observed outside the nesting season (September 1 to
January 31) and the•burrow°is*thin the impact area, a Burrowing Owl Exclusion
Plan shall be prepared and submitted to CDFW'for approval, outlining standard
burrowing'owi burrow-closing-procedures used to exclude burro*ing 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•finm their burrows in-order to ensure take is avoided. 1f exclusion occurs
immediately after, the end of the breeding seasdn, daily monitoring shall be
required for one week to ensure young have fledged: % The loss of any active
burrowing owl burroWlterritory 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 1 and January 31) and.the burrow is not within the 'impact area,
construction'•work shall' be restricted within 160• #d 1;605 feet'of the burrow
depending "on•'the time of, year 'and level, of disturbance near the site in
accordance with guidelines specified•bythe CDFW.
43., Mitigation Measure No: 6 (V-•1): An'arehaeologica monitor shall-be required to be
on-site during any earthwork activities within •undisturbed native soils. If
prehistoric or historic resources over 50 yearn of age •are encountered during
land modification, then activities in the immediate area of the.ind shall be halted
so that the:archaeologist-can assess the find, determine its significance, and
make"recommendations for appropriate mitigation`Measiirres consistent with the
`—provisions of'Public'ResauPces C€i'de section 2'1'083:2(tij;(c)tiff d-("dj.
44. Mitigation Measure No. 7 (V-2): If human remains and/or "grave goods" (i.e.,
funerary objects) are found within the•project area, the City of its designee shall
notify the C•lty. of 'Redlands Police' Department and San-.Bernardino County
coroner -immediately,-in- any everit' hot,later than 24• hours after the time of
discovery. --The coronershall• determine whether°'or not-the circumstances,
manner, ands cause of death require further investigation as a•crime scene. If
not, the°coroner-•shall endeavor to=determine if,the-remains are-Native-American.
This shall-bo-'accompllshed'in consultation:with a physical 'anthropologist, human
osteolobist,•or other giralified'specialist: ' A.I. )• "
If the coroner determines that the remains are Native American and not evidence
of a crime,,-'he/she shall contact the- Native -American Heritage Commission
(NAHC)•per CH&SC §7050.5(b). The NAHC would then'itnmediately identify the
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 12 of 19
persons or Tribe it believes to be to be most likely descended fromithe deceased
Nafive American. With the pprinission ,of the.landowner, the most likely
descendant (MLD) may inspect the site of the discovery and recommend means
for treating or disposing of the human remairls and any associated grave goods
with appropriate 'dignity. The MLD shall complete the inspection.and make a
recommendation within 48 hours of notification by the NAHC.
If the ,NAHC,.Is unable,,to-.identify an MLD, or -if the--MLD fails.to make a
recommendation, or if the landowner rejects, the MLD's recommendation and
mediation,by th,e.NAHC fails to provide..measures..acceptable to the landowner,
the landowner shall,reinter the -human remains and any.associated items With
appropflaib'dignity on the property in a location not subject to further subsurface
disturbance(PRC§5097-98).
!f the,-human remains are not those of.a-Native.American, the.City,shall consult
with thef coroner, a biological anthropologist or human-osteologist, and a qualified
historicai archaeologist toL .develop art appropriate planifor treatment and to
determine if historical research, further archaeological excavations, and/or other
studies may be necessary before a treatment plan can be finalized. Also, if the
remains-are those,,of an-identifiable individual and not evidence of a crime, the
City shall_ notify the.•next-of-kin, who may• wish to influence,.or.,-control the
subsequent disposition of the remains..
If•the next-of-kJri7-(for non-Wian remains)-or.—MLD`so. requests, the City shall
coordinate discussions.among concerned parties tq.,determine if*;reb.urial at or
near the original,,.site.i.n a-location.not subjectJo-further,disturbance is feasible. If
-f—F -- -bd- -- -,— -
;E�--pr-04iffa e .1ibudal. 1, ati6n. ljs not7ftsiffld, *then tffd City may'665tinue to
coordinate discussions. until a final disposition of the remains is decided upon.
F.oppwin, '9 the,initial discovery and identification of'.,any human remains, funerary
objects, sacred objects, or objects of cultural patrimony,within the project area,
�
.no further-archaeoiggical excavation, recording, or analysis of such remains
andior objects shall occur'until'after.the.MW has_made,a recommendation to the
lando,Wner -with. yqspect to the .,disposition,, of, the -remains andfor objects.
Thqr@pfter; thq City..Shall,take into:@ccount the recommendation of the MLD, and
shall decide on the nature• of.,any, archaeological excavation., recording, or
analysis to be done of the discovered remainsiaRgl/or funerary objects;
46. Mitigation-Measure,Na. 8,{VI-1):,ExIsting $olls:within the.proposed building areas
will bepverexcavated to-a,.depth of at least 6 feet belowriexisting.grade and to a
.depth of at least.5 feet below proposed building.pad-(and•perirrieter.).subgrade
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 13 of 19
elevation, whichever is greater. The overexcavation will also extend to a depth
sufficient to remove any disturbed soils. Following completion of the
overexcavation, the subgrade soils within the building area should be evaluated
by the geotechnical engineer to verify their suitability to serve as the structural fill
subgrade, as well as to support the foundation loads of the new structure.
46. Mitigation,Measure No. 9,(VI-2.): 'The applicant shall-be `required to include a
Soil Erosion Control Plan as part.-of the Storm Water Pollution,Prevention Plan
(SWPPP) and Water Quality, Mah,6gement-Plan (WOMP):for the project site.
This section of the SWPPPIWQMP shall include measures designed to control
wind and water-erosion on the sitd�during and'after-construction. These Best
Management Practic6s - shall include, measures -irfcludihg* "landscaping,
hardscapino and,incorporation of site=retention facilitiesJoiredube the volume of
stormwater runoff, minimize soil exposed to concentrated runoff and infiltrate
surface runoff,on the- project=site iii accordance with the City's Storm Water
Management ordinance (Section 15.54.160 of the'Iffiunlbip4 code.- These beit
management practices shall be monitored- by..'thd.'Municipal Utilities and
Engineering Services Department and the Building & Safety Division of the
Development -Services, Department to versify pffectiveribis during' c O"nstruction
and.future oecupAficy:
47. Mitigation Measure-,Nb: 10 (\11-3): All permanent-landscaping-shall Us installed
prior to-final, occupancy, and,' ollowlingr construction, disturbed soils shall be
landscaped,.ior otherwise.treated (cov6redl With gravel,;md& dr hardscape, to
proted-soils from�Wind and water erosion;,to-be monitored by the Development
Services Department-"P-JAhniftg-DiViti6h;:Ahd-7Vdti!§fi"Ur_to_ occupancy of-the'.
project. .
48. Mitigation*Measut6 No..11 (.Vfll-l):.All accidi6ntal'spills or leakioVf petroleum or
other hazardous materials during construction activities shall be immediately
remedlated in compliance-withsapplicable state and local-regulati6ng regarding
clednup.and,diso6MM,of the contaminant'released. Th6 contaminated'waste will
be collectedtand disposed of at iitin,appropriately licdnsetf disposal-or treatment
facility. Thisimeasute will be Incorporated'into the SWPPP prepared for the
project development;
49. Mitigation Measure No.,12*(VI1112): All•trash; debris,*.and Waite materials should
be disposed of offsite, in accordance with,current -local, state: and federal
disposal regulations.
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 14 of 19
50. Mitigation Measure No. 13 (Vill-3): Although unlikely, any stained soils or
materials containing petroleum residues, encountered during site earthwork,
should be evaluated prior to removal and disposal, following proper containment
procedures. Any buried trash/debris encountered should be evaluated by an
experienced environmental consultant prior to removal.
51. Mitigation Measure No.-14(VIII-4): Although not anticipated, any wells uncovered
during site earthwork should be properly destroyed in accordance with State and
County guidelines if they are to be abandoned.
52. Mitigation Measure, No. 15. (Vill-5): •Owning to documented contamination,
groundwater'beneatli,the subject site should not be used for potable water
supply. Human contact with groundwater should be avoided;
-a
53. Mitigation Measure Not. .16 (VIII-6): Should.development encounter Asbestos
Cement Pipes (ACF?); they should be properly.disposed of in,,accordance with
County and State guidelines.
54. - Mitigation Measure No. IT(!X-1):The project shall be required.to:comply with all
requirements of the NPDES perrnit issued by the Santa -Ana Regional Water
Quality Control Board and the City of Redlands. The project shall also provide
the.appropriate Best Management Practices (BMPs )-within the project site to
stop "first:fiuph" of accumulated- pollutants from:entering the City storm drain
system. The.project-specific BMPs may also incorporate other measures such as,
bio-swales .in planter areas which can -also eliminate-the "first flush" of
adcumulated pollutants Qn-street surfaces.7l3MPs can include onsite bio'-swaies,
infiltration trenches, treatment units and detention basins that will reduce
pollutant levels from onsite runoff to meet as defined in Municipal Code section
15.5.4.160...The specific mix of BMPs will be reviewed and approved by the City.
55. Mitigation Measure No. 18 (IX-2):The-applicant shall be required to comply with
the submitted Water'Quality. Management Plan (WQMP) piepared 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. BMPs can
include onsite bio-swaies, infiltration trenches, treatment units and detention
basins that will reduce pollutant levels from onsite runoff to meet as defined in
Municipal Code,section-15.54.160. 'The.specific mix of BMPs will be reviewed
and approved,by the,City.
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 15 of 19
56. Mitigation Measure No. 19 (IX-3): The project will be required to develop an
onsite stormwater facility plan that will achieve runoff volume-control from the
project site consistent with the backbone system identified in the EVCSP and
.EVCSP EIR. This system shall also include facilities to achieve pollutant
reductions•defined in Municipal Coder section-15.54.160. The City shall review
and-approve the facility plan prior to initlatirig grading:-,,
57. Mitigation Measure No. 20 (XII-1): All
I grading and construction activities shall be
limited to the hours frbm 7:00 a.m. to 6:00 p.m.; Monday through Saiurday and
prohibited on Sundays and Federal 'Holidays; to be *monitored by the
Development Services Department, Building & Safety Division and Planning
Division, and satisfied during construction of the project. All mobile or stationary
internal combustion•engine powered equipment or machinery shall be equipped
with exhaust and air Intake silencers in proper working order, or suitable to meet
the standards set forth herein.
58. Mitigation Measure No. 21 (XIV-1): Shall require a construction site security plan
approved by the Police Department providing adequate's6curity 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.
59. Mitigation Measure No. 22(XVIA ): The project shall pay its fair•share cost of
Year 2035 intersection improvements, 'Whith"are*edtirhated to be"$624. -Tff6**
project shall also pay any adopted trafficimpAct fees in addition to this fair share
contribution.
60. Mitigation Measure No. 23 (XVI-2): Construct Lugonla Avenue from-Bryn Mawr
Avenue to the east project boundary at is ultimate half-section width including
landscaping and parkway improvements in conjunction With the development
61. Mitigation Measure No. 24(W-3): Construct Bryn Mawr Avenue from Lugonia
Avenue to the south project boundary at its ultimate half-section width including
landscaping and parkway improvements in conjunction with the development.
62. Mitigation Measure No. 25 (XVI-4): The site shall provide sufficient parking
spaces to meet the City of Redlands parking code requirements in order to
service on-site parking demand.
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 16 of 19
63. Mitigation Measure No.,26 (XVI-5): Sight distance at each project access shall
be reviewed with respect to Caltrans and City of Redlands standards in
conjunction with preparation 6f final grading, landscaping and street improvement
plans: The final set of plans shall demonstrate that'sight distance standards are
met and shall be reviewed -and approved by the City as consistent with this
measure prior to issuance of grading permits.
64. Mitigation Measure No.•27 (XVI-6):Onsite traffic signing and striping shall be
implemented in conjunction with detailed construction.plans for the.project.
65. Mitigation Measure No. 28 (XVI-7): The project developer shall participate in the
phased construction of off-site traffic•signals through.-payment of traffic signal
Mitigation fees. The traffic signals with the study area.at buildout should
specifically include an interconnect of the signals to function: id'a coordinated
system and the mitigation fee shall include this cost.
fib. Mitigation Measure No. 29(XVI-8): A Transportation Management Plan shall be
prepared as part of construction specifications and approved by the City prior to
construction.
67. Mitigation Measure No. 30(XVI-9): All .roadway construction- effects shall be
repaired arid returned to operation in a condition comparable to that which
existed prior to initiating construction. The City shall verify the acceptability of all
..temporary,and permanent roadway repairs: - - -
68. Mitigation Measure,No. 31 (XVI-10): At all times during construction of the site
improvements, the site developer shall ensure that emergency--fire or medical
vehicles are able to access all areas along the project alignment during
.construction. The Developer shall submit an acceptable temporary'traffic routing
plan to ensure that adequate circulation. capacity is being maintained to serve
emergency functions (including emergency response and'emergency evacuation
plans)along adjacent project roadways.
69. Each individual parcel shall be designed to not exceed fifty percent (50%) lot
coverage.
70. The development shall be constructed to meet a minimum on-site landscaping
requirement consisting of fifteen percent(15%)of the overall site.
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 17 of 19
COidDITIONS OF APPROVAL
TENTATIVE PARCEL MAP NO. 19461
1. The issuance of any permits shall comply with all provisions of the Redlands
Municipal Code and East Valley Corridor Specific Plan.
2. Unless the Final Map is recorded, or a time extension is granted in accordance
with Code, this application shall expire two years after the date of City Council
approval.
3. This approval is fora Parcel Map subdivide 50.67 acres into two parcels, 27.26
acres and 20.40.acres in size,-located••horth,of the Interstate 1.0 Freeway, along
the south side of Lugonia Avenue;.and the east side of Bry'fi`Mawr Avenue within
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 changev,required by the Council acid/or staff. '
5. The applicant shall not make any modifications or•changes duhrig-construction
that are••in conflict or-contrary'to the project's -approved tentative map, site
design, grading plan, landscape plan, or building elevations without first
consulting with the Development Services Director or his designee.
6. Any conditions of approval regarding c6mm6h,area improvements that,will not be
completed" pride to recdfdWiof of-the final map'shall-7be the subject of�a
Subdivision improvement Agreement entered'into rby the"applicant with the City
of Redlands, and ata,minimum the following-improvements shall be considered:
landscaping, private rd'ads, curb,-gutter and•sidewalks,'trails, lighting, walls and
fences, -detention basins, greenways, acid recreational facilities. 'Surety,•Surety, in
accordance 'with the standards established 'by the Municipal' Utilities and
Engineering 'Department; shall be 'provided •to`guarantee completion of said
common area improvements.
7. •The.applicant shall provide'plahs that detail,retaihing,walls ordbtdjhment of slope
easefrnents•to:maintain property limes at the-tops of'all slopes,priorto approval of
final map: .. , .'
.8. The applicant shall•record'the lots-by parcel map:
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 18 of 19
9. The applicant shall ensure that the project shall be kept in weed and dust free
condition throughout all periods of development.
10. Prior to final map approval, the applicant shall submit a final grading and
drainage plan that shows.how%off,site drainage from adjacent, up-stream, private
properties will be picked-up and carried to a City storm drain system. The plan
shall identify -the ;contours, improvements (buildings,, ,driveways; walls, etc.),
landscaping, and existing drainage systems of adjacent properties. 'The plan, at
a minimum shall show the area 20 feet from the parcel property.line. The plan
shall identify the relationship of the subdivision and its proposed grading and
improvements to adjacent,.properties .and their grading and. improvements and
show that the adjacent properties .will not;be negatively impacted as a result of
the acceptance of drainage or on-site•.improvements.' Plans are to,be submitted,
reviewed and approved• by.,the Development Services Department and the
Municipal Utilities & Engineering Department prior to approval of the final map.
11. Pursuant to Government Code Section 66020(d), certain fees, dedications,
reservations or exactions imposed by.the,City-as 9,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(@) has commenced to run•on-the date this project wasrapproved by the
City. J
12. The applicant for this permit, and its successors and assigns, shall defend,
indemnify and. hold.•harrpless the City of Redlands;. and its -elected offrciais,
.6ffrcers; agenfs.and .employees;from-and.agalnst .any and. all.7claims, actions,
and•proceedings to attack, set-aside,-void•or annul the:approval of.ithis permit by
the City; or brought against the 'City due.-to..acts or. omissions in any way
connected to the*applicant's, project ,that is.:;the sub1ect 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;preperty or persons,••Including death-of•a person, and
any award of attorneys' fees. In the event any tsuc6:action is commenced to
attack, set aside, void or annul all, or any, provisions of this permit, or is
:,commenced;far anypthertreason against the.City.for•.acts or.'omissions relating to
the,applicant's project,.within fourteen (:14);City business•days.of the same, the
applicant shall file with the City a performance bond or irrevocable letter�of credit
(together, the "Security') in a form satisfactory to the City and in the amount of
Three Hundred Thousand,Dollars ($300,000); to-ensure applicants performance
of its defense and indemnity obligations under this condition. The failure of the
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 19 of 19
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.
Qscar rci,
Development Services Director