HomeMy WebLinkAbout7450_CCv0001.pdf RESOLUTION NO. 7450
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING
PLANNED DEVELOPMENT NO. 3 FOR THE EAST VALLEY CORRIDOR SPECIFIC
PLAN TO FACILITATE THE DEVELOPMENT OF THE REDLANDS COMMERCE
CENTER
WHEREAS, Hillwood Investment Properties has filed an application with the City to
construct two warehouse/distribution centers consisting of a 600,727 square foot building and a
499,724 square foot building (the "Project") on approximately 50.67 acres located south side of
Lugonia Avenue, east of Bryn Mawr 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 Tentative Parcel Map
No. 19496 which will subdivide 50.67 acres into two parcels, 27.26 acres and 23.40 acres in size;
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 inust be master-plarmed 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. 3 to permit the development of the 50.67 acres of undeveloped
property within the development envelope that governs the Project Site; and
WHEREAS, on July 29, 2014 and August 26, 2014, the City of Redlands' P1aiming
Commission held duly noticed public hearings on Hillwood Investment Properties' application
for Planned Development No. 3 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 reconunending to
the City Council the approval of Planned Development No. 3; and
WHEREAS, on September 16, 2014,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. 3 at which time members of the public had the opportunity to provide
verbal and written testimony on the proposed Project;
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1Acclerk\Resolutions\Res 7400-7499\Reso 7450.doe
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF REDLANDS AS FOLLOWS:
Section 1. The application of Hillwood Investment Properties for Planned Development
No. 3 is hereby approved, based upon the Planning Commission's recommendation and
determination that proposed Planned Development No. 3 is in conformity with the General Plan
of the City and that the Planned Development No. 3 would not affect the surrounding area or the
Redlands community in general, and further based upon staffs 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 16th day of September, 2014.
. Lx� L-k—
Pete Aguilar, Mayor
ATTEST:
Sam Irwin, dity Clerk
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IAcclerklResolutionsacs 7400-74991Reso 7450.doc
I, Sate 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 16th day of
September, 2014 by the following vote:
AYES: Councilzneznbers Harrison, Foster, Gardner, Gilbreath;Mayor Aguilar
NOES: None
ABSENT: None
ABSTAIN: None
i
Sam Irwin, City Clerk
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Mcclerk\Resolutions\Res 7400-7499\Reso 7450.doc
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 corner 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 of 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 required-by the•Council and/br 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 'lh 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 -f 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-cdndition throughout all
periods of development. -.1t- : . . • .
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.
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 bf the building walls
and shall not be visible from the exterior of the building.
13. Alf freestandind wall`s shall'incorporate•decarative,design•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. 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
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 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.
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 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;
C. No more than fifty percent (50%) of the trees shall be 15 gallon in size,
-tvueritjr=five percent (25°l0)=shalC'fie 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: 1-114" 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;
g. 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 row of
shrubs shall be incorporated to screen parking lot areas from the public
right-of-way.
j. Trees with a trunk height of not less 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, parking areas, trees may be
clustered in groups totachieve a more'natural setting provided the total
number of trees meets the previous planting requirements.
k. Ten (10) 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 the 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 5 of 19
® 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 pian, except as modified in the conditions,of approval.
20. The evergreen trees, as identified on the landscape pian, '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.
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 Specifio;Plan.
22. 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 ave a maximum height of.30 feet.
23. Nolse,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 manufacturer's specifications.
® The construction contractor shall utilize electtic 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 4he site; if necessary, a.flag person shall be retained to
maintain,safety, adjacent to eilsting•roadways.• • • ' ' • I
• The construction contractor shall support and encourage ridesharing and
transit incentives fof the construction crew.
® The construction contractor' shall •demonstrate compliance with'SCAQMD
Rule 1.4.13 on=the•use of architectiirai'coatings, Emissiori's associated with
architectural coatings would' be reduced by complying=With-these rules and
regulations, wh1(jIf include•using pre-coated/natural-colored building materials,
water-based or low-VOC coating, and coating transfer or spray equipment
-witli high transfer efficiency.
In the event--that any•subsurface archeological materials are encountered within
_zany part4of the project-area,-,all_ground--disturbing-construction-activities-must be—
suspended in the vicinity 6f1he find until the depositrs recdrded'and-evaluated by
a qualified archeologist.
27. Pursuant to Governmerit '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 peribd..`-Please be
advised that -the ninety -(90) "day protest period for those"fees, dedications,
reservation's'and exactions which°are subject to 'Govemmerit Code Section
66020(x) has commenced to run on the date this project was approved by the
City -
28. The applicant 'for this permit, and•its-successors 'and `assign's; shall defend,
indemnify and hold harmless the City of Redlands, and its elected officials,
officers, agents and employees, from and against any and all claims, actions,
_and,proceedirigs to.attack; set aside, void'or annul the approval of'this permit by
the 'City'.or'brought against the City—due,to•acts or' omissions in any way
Planned Development No. 3
Tentative Parcel Map No. 19461
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,
liabilities; and expenses incurred in' such -actions & proceedings, including
damages for the injury.4c, property or persons, including death of a person, and
any award of attdrneys'.fees. In,the event any such-actidn is commenced to
attack, set 'aside, void or annul all, "or-any;.,provisidns 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 butiness'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'Cify 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,rightto revoke1hispeimit.
29. 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`plaris p-db€to—building permit issuance: _Locationof said equipment
shall be,coordinated with appropriate utility.company-(i.e., Southern-California
Gas..Company.or.-Sputhem,�Califomia Edison Company). The applicant shall
submit•plans,showring 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 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
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 8 of 19
maintained in accordance with the manufacturer's specifications.
o The construction contractor shall., utilize electric or .diesel-powered
equipment in lieu of gasoline-powered engines where feasible. .
s The construction contractor shall. ensure that construction grading plans
incl ude•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.
e 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,road ways..
® 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 doatings. Emissions associated with
architectural coatings would be reduced by complying with these rules and
regulations, which include �using pre-cbated/natural-colored building
materials, water-.based or Iow VOC coating, and,coating transfer or spray
equipment with high transfer efficiency.
31. During :all site:excavation and grading, the project cvritractors shall equip all
construction equipment, fixed or mobile, with properly operating and maintained
mufflers,consistent with.manufa ure�sstandar_ds.. _ ..
32. The construction contractor shall locate equipment.stagingareas that will create
the greatest practical distance between constrbctiori-:'elated noise sources and
noise-sensitive receptors nearest to the 'project site during all project
construction. . i
33. Construction contractors shall provide the Building & Safety Division a name and
phone, number of•a1 contact .person• in the- event that noise level's become
disruptive. The name and phone number shall be posted-on site, informing the
public who to contact. I .
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 No. 19461
Conditions of Approval
Page 9 of 19
NPDES Best Management Practices(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•shared driveway entrances, `drive"aisles, and/or parking lot
areas, prior to the issuance of building permits.
37. Berming,shalFbe 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.structures 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 (11-2): The.project developer will fund acquisition of
farmland or farmland conservation easements.at a-ratio of 0.50/1. Based on the
50 acre area of the.project site, ,a total,of•25,acres of prime agricultural land or
.=.conservation easements"over-,25-acres of-'prime a dultural "lani9 shall be
acquired and permanently protected.• The -prime agricultural land or the
conservation easement shall be acquired and made available to an existing
farmland-trusttor comparable organization.withiri one year of'occupancy of the
project site, or a farmland trust or comparable-organization shall verify.that it has
received •sufficient-funds--to acquire prime agricultural land or a conservation
easement -over such• lands. . The-'C4- 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 foilow1hg 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;No•. 4 (I11-2): The following 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 vanpooVshuttle'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 average a minimum -of 10% less
energy-.than-conventional.metal halide warehouse lighting.
e. ...The .project applicant shall require that all faucets,- toilets and
showers installed in the proposed:structure'utilize1ow-flow fixtures.
f. The project applicant shall require that a water-efficient irrigation
system be installed.
g. The project applicant shall require all future tenants to institute
recycling programs-that reduces waste to landfills by a•minimum of
50 percent .and .includes designated recycling bins at each
- - proposedstructure and.requires.all green.waste to be processed at
a recycling or composting facility..
42. Mitigation.Measure. No.-5-(IV-1): 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 1.4 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.
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,within the impact area, a Burrowing Ciwl Exclusion
Plan shall be prepared and submitted to CDFW'for approval, outlinirig standard
burrowing•owi 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-ftom their burrows in-order to ensure take is avoided. if exclusion occurs
immediately after, the end of the breedingseasdn, 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 thin 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- td 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 th'e CDFW. '
43., Mitigation Measure No. 6 (V-1): Awarchaeological monitor shail•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 find shall be halted
so that the:archaeologist-can assess the find, determine its significance, and
make'recommendations for appropriate mitigation ftne6tUres consistent with the
`--provisioris of PGblie'Res6urce8-C66a sectiari 2'1.083:2_(b);
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,or its designee shall
notify the City. of 'Redlands Police Department and San--Bemardino County
coroner immediately, ih- any event' not later than 24' hours after the time of
discovery. -The coroner shall* determine whether!"or not the circumstances,
manner, and'cause of death require further investigation as a crime scene. If
not, the`cordner•-shall enddavorto=detemnine ifthe;remains are,Native American.
This shall•.be,aecomplished'in consultation'with a physical 'anthropologist, human
osteologist,.or other qualified specialist: - 1, '•' '''
If the coroner detemnines that the remains are Native American and not evidence
of a crime,.'he/shd shall contact the- Native -American Heritage Commission
(NAHC).per CH&SC §7050.5(b). The NAHC would then'iinmediately 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 from,the deceased
Naive American. With the permission ,of the.landowner, ,the -most likely
descendant{M.LD) may inspect the site of the discovery and recommend means
for treating or disposing of the human remains and any associated grave goods
with appropriate dignity. The MLD shall complete the inspection.and make a
recommendation within 48 hours of notification by the NAHC.
If the -NAHC -is unable•,to_.identify an MLD, or -if the .MLD -fails.to make a
recommendation, or if the landowner rejects. the MLD's recommendation and
mediation by the.NAHC €ails to provide.measures. acceptable to the landowner,
the landowner shall,reinter the human remains and any,associated items with
appropriate dignity on the property in a location not subject to further subsurface
disturbance(PRC §5097.98).
If the:human remains are not those of.a-Native.American, the.City,shall consult
with the coroner, a biological.anthropologist or human-osteologist, and a qualified
historical archaeologist, tq develop an appropriate plan;for treatment and to
determine if historical research, further archaeological excavations, and/or other
studies may be necessary before a treatment plan can be finalized. Also, if the
remains,are those:,of an•identifiable individual and not evidence of a crime, the
City shall notify the.-next-of-kin, who may. wish to influence:.or-,-control the
subsequent disposition of the remains..
If-the next-of-kin ffor non-Indian remains).or.-MLD, so. requests, ,the City shall
coordinate discussions among concerned parties to'.determine if-;reburial at or
Rear the original,site•in a-location.not subject,to further disturbance is,feasible. If
--pr-041
mate rebUdaal,-location-is. not-feasible;'then the City may continue to
coordinate discussions until a final disposition of the remains is decided upon.
Following the initial discovery and identification of-any human remains, funerary
objects, -sacred objects, or objects of cultural patrimony,within,the project area,
no further archaeological excavation, recording, or analysis of such remains
and/or objects shall occur until after.the.ML_D has.made,.a recommendation to the
landowner -with, •respect to the -.disposition,-of the remains -and/or objects.
.Thereafter; the City.shall-take into;account the recornmendation of the MLD, and
shall decide on the nature-of..any, archaeological excavation, recording, or
analysis to be done of the discovered remains.iand/or funerary objects.
45. Mitigation.Measure,No. 8.(VI-1):.Existing solls:within-the,proposed building areas
will be,overexcavated to a•depth of at least 5'feet below-existing grade and to a
;depth of at least 5 feet below proposed building.pad.(and •perimeter.).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 Management-Plan (WQMP):for the project site.
This section of the SWPPP/WQMP shall include measures designed to control
wind and water-erosion on the sit&during and'after-coristruction. These Best
Management Practices • shall include, measures -including' landscaping,
hardscaping and,incorporation of site retention facilities'to,reducd 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,municip4 code. These best
management practices shall be monitored• by-•the .'Municipal Utilities and
Engineering Services Department and the Building & Safety Division of the
Development •Service& Department to verify effectiveness during' cimstruction
and.future occupancy: _`
47. Mitigation Measure,,No. 10 (VI-3): All permanent-landscaping•shall be installed
..prior to final. occupancy, and,',following-construction, disturbed soils shall be
landscaped,.tor otherwise treated (covered)With gravel, 'mulch dr hardscape, to
protect.soils from wind and water erosion;'to'be monitored by the Development
Services-Department,*P.ianning-Division;and satisfied pno�to occupancy of•the -
project. .
48. Mitigation-Measute No:11 (VIII-1):•Ail accide'ntal'-spiiis or leakage'of petroleum or
other hazardous materials during construction activities shall be immediately
remediated in compliance,with3applicable state and local•regulations regarding
cleanup.and,disposal•of the contaminant`released:, The coritaMinated'waste will
be collected Land disposed of at an.appropriately licensed disposal-'or treatment
facility. Thisi'measure will be -incorporated Into the SWPPP prepared for the
project development: '
49. Mitigation Measure No.,12,(VIII-2): All•trash; debris;, and waste 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 (VIII-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. (Vlll-5): •Owning to documented contamination,
groundwater*beneath .the subject site should not be used for potable water
supply. Human contact with groundwater should be avoided;
53. Mitigation Measure Not. 16 (Vlll-6): Should.development encounter Asbestos
Cement Pipes (ACP); they should be properly.disposed of in,,accordance with
County and State guidelines.
54. Mitigation Measure No. I T(IX-1):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
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-specific BMPs may also incorporate other measures such as'
bio-swales .In planter areas which can .also eliminate,-the "first flush" of
adcumulate-d pollutants 6h-street su`rfaces.7aMPs can include onsite bio-swales,
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.
55. Mitigation Measure No. 18 (IX-2):The-applicant shall be required to comply with
the submitted Water'Quality Management,Plan (WQMP) prepared in accordance
with.Santa Ana.Regional-Water Quality Control Bpard guidelines to be reviewed
and •approved by.the City-prior to issuance of a.grading permit. BMPs can
include onsite bio-swales, 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 Code section.15.54.160. The City shall review
and approve the facility plan prior to initiatirig grading:
57. Mitigation Measure No. 20 (XII-1): All grading and construction activities shall be
limited to the hours €rbm 7:00 a.m, to 6:00 p.m.; Monday through Saturday 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'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.
59. Mitigation Measure No. 22(XVI-1 ): The project shall pay its fair•share cost of
Year 2035 intersection improvements, which"are'estimated to be"$624. -The'•
project shall also pay any adopted traffic'impact fees in addition to this fair share
contribution.
1•
60. Mitigation Measure No. 23 (XVI-2): Construct Lugonia Avenue from Zryn 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 (XVI-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 of 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 ttraffic 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.
66. 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 and 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
CONDITIONS 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 24.40.acres in size, located-north`of the Interstate 10 Freeway, along
the south side of Lugonla Avenue; and the east side of Bry'ri-Mawr Avenue within
the EV/SD (Special Development) District of the East Valley Cdrridor Speck
Plan.
4. All plans submitted: to the City shall reflecf the City Council approval and any
other changes%required by the Council andlor staff. '
5. . The applicant shall not make any modification's or-changes during-construction
that areAn conflict or-contrary to the project's appfoved 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 comrri'htarea improvements that-will not be
- completed' gfi6r to,recordation of Tthi final map shall-be the subject o€-
Subdivision Improvement Agreement entered'into,by the applicant with the City
of Redlands, and ate,minimum the following improvements shall be considered:
landscaping, private roads, -curb,-gutter and-sidewalks, trails,-lighting, walls and
fences, detention basins, greenways, and recreational facilities. "'Surety, in
accordance 'with the standards established -by the Municipal' Utilities and
Engirieering 'Depar(ment; shall be 'provided to`guarantee cbmpletion of said
common area improvements.-
7.
mprovements.7. The-applicant shall ptovide•plahs that detail-retainmg,walls ar•obtairiment of slope
easeinents,to.maintain property lines at the•taps of•all slopes,prior tv approval of
firial map.. ,
=8. The applicant shall.record,the lots by parcel map;
Planned Development No. 3
Tentative Parcel Map No. 19461
Conditions of Approval
Page 16 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.hovr:of-.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 avid
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 anti approved• by; the Development Service$ 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(x) has commenced to run-on-the. date this project wast-approved by the
City. +'
12. The applicant for this permit, and its successors and assigns, shall defend,
indemnify and. hold:han-pless the City of Redlands;. and its -elected officials,
.6ffiicers; ade`nts and .emptbyees;-from-and againsf,any and: all.>claims, actions,
and-proceedings to attack, set-aside,•void.or annul the..approval of.-this 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 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,•-inciuding 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 arty, provisions of this permit, or is
coMmenced;for any,other reason against the.City.for-acts er.omisslons relating to
the,applicants project,.within fourteen (:1.4),City.business•days.of the'same, the
applicant shall file with the City a performance bond br irrevocable letter-of credit
(together, the "Security") in a form satisfactory to the City and in the amount of
Three Hundred Thousand,Dollars ($30.,000), to-ensure applidant's 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 shalt have no liability to the applicant for
the exercise of City's right to revoke this permit.
scar Orci,
Development Services Director