HomeMy WebLinkAbout8617RESOLUTION NO. 8617
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING CONDITIONAL USE PERMIT NO. 1179 AND COMMISSION
REVIEW AND APPROVAL NO. 962 TO ALLOW THE CONSTRUCTION AND
OPERATION A PRE -OWNED AUTOMOBILE SALES AND
SERVICE/RECONDITIONING FACILITY INCLUDING OUTDOOR VEHICLE
STORAGE LOT ON APPROXIMATELY 18.56 ACRES OF LAND LOCATED
ON THE WEST SIDE OF NEW YORK STREET AT WEST BROCKTON
AVENUE IN THE GENERAL COMMERCIAL (EV/CG) DISTRICT OF THE
EAST VALLEY CORRIDOR SPECIFIC PLAN (APNS: 0169-011-38-0000 AND
0169-011-39-0000).
WHEREAS, CarMax Auto Superstores, Inc. ("Applicant"), has filed applications for
Conditional Use Permit No. 1179 and Commission Review & Approval No. 962 to construct a
pre -owned automobile sales and service/reconditioning facility consisting of: a 4,958 square -foot
retail sales building, a 39,621 square -foot automobile service/repair facility and reconditioning
building, a 2,772 square -foot quality control/auction building with 936 square foot non-public
carwash, a private fuel tank/dispenser, an outdoor vehicle holding/storage lot, and various related
on -site improvements including driveways, landscape, lighting, and walls/fences on an 18.56-acre
project site located on the west side of New York Street at West Brockton Avenue, approximately
1000 feet north of West Colton Avenue in the General Commercial (EV/CG) District of the East
Valley Corridor Specific Plan (APNs: 0169-011-38-0000 and 0169-011-39-0000) (the "Project"
or "Project Entitlements"); and
WHEREAS, these applications were filed concurrently with Amendment No. 52 to
Specific Plan No. 40 (the "Project" or "Project Entitlements"); and
WHEREAS, the Project is subject to the California Environmental Quality Act (CEQA),
the City has prepared an Initial Study for the Project in accordance with the State CEQA
Guidelines, and adopted a Mitigated Negative Declaration for the project in accordance with
CEQA Guidelines Section 15074; and
WHEREAS, on June 11, 2024, the Planning Commission held a public hearing and
considered the staff report, oral report, the testimony, and the written evidence submitted by and
on behalf of the applicant and by members of the public; and
WHEREAS, on June 11, 2024, the Planning Commission recommended approval of the
Project to the City Council; and
WHEREAS, on or about July 3, 2024, notice of the City Council's public hearing for the
Project was published in the Redlands Daily Facts by the City Clerk; and
WHEREAS, on July 16, 2024, the City Council held a public hearing and considered the
staff written and oral reports, the recommendation of the Planning Commission, the testimony and
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written evidence submitted by and on behalf of the applicant, and testimony by members of the
public; and
WHEREAS, following the public hearing on July 16, 2024, the City Council determined
that approval of the proposal is in the best interests of the public health, safety, and general welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF
THE CITY OF REDLANDS AS FOLLOWS:
SECTION 1. CALIFORNIA ENVIRONMENTAL QUALITY ACT. The proposed
Project is subject to the California Environmental Quality Act (CEQA), and the City Council has
adopted Resolution No. 8615 certifying and adopting the Mitigated Negative Declaration and
related Mitigation Monitoring/Reporting Program for the project.
SECTION 2. FINDINGS FOR APPROVAL OF CONDITIONAL USE PERMIT NO.
1179. The City Council of the City of Redlands hereby approves Conditional Use Permit No. 1179
based upon the following findings, and subject to the Conditions of Approval attached hereto as
Exhibit "A," and Exhibit "B,":
1. That the proposed development will not adversely affect the applicable land use
plans of the city.
The proposed development will not adversely affect the land use plans of the City,
as the proposed development is consistent with the General Plan's land use
designations as Commercial and Commercial Industrial, and the General
Commercial (EV/CG) district of the East Valley Corridor Specific Plan (as
amended), which allow for a variety of commercial and light industrial uses,
including used automobile sales facilities. With the conditions of approval
requiring retail operations and enhanced screening for vehicle storage areas, the
proposed development meets all applicable development standards of the EV/CG
district.
2. That the proposed development will not be detrimental to the public health, safety
and welfare.
The proposed project will not be detrimental to the public health, safety, and
welfare. The proposed project will develop a used automobile sales facility with
ancillary service, reconditioning and outdoor storage areas on an existing 18.56-
acre lot that is consistent with existing commercial development in the surrounding
area. An Initial Study/Mitigated Negative Declaration (IS/MND) was prepared to
fully analyzed potential environmental impacts as a result of the proposed project,
and all potential impacts are either considered less than significant or can be
mitigated to a level that will be less than significant. The MND contains a total of
twelve (12) mitigation measures that have been recommended to reduce potential
impacts associated with Biological Resources, Cultural Resources, Tribal Cultural
Resources, Geology and Soils, and Hazards and Hazardous Materials. With the
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implementation of these mitigation measures, impacts are reduced to a level that is
less than significant, and a Mitigated Negative Declaration is recommended.
The project will construct two driveway entrances which will serve the proposed
project. New York Street and Lugonia Avenue are roadways that have capacity to
provide adequate vehicular access to the development, and Lugonia Avenue is a
dedicated truck route.
3. That the proposed development will comply to the maximum extent feasible with
the regulations of the city's general plan, the applicable zoning district and the
cty's development standards.
With the recommended conditions of approval requiring enhanced screening, the
proposed development complies, to the maximum extent feasible, with the City's
General Plan and zoning regulations. In addition, the project will meet all
applicable development standards in the General Commercial (EV/CG) District of
the East Valley Corridor Specific Plan, and other applicable provisions of the
Redlands Municipal Code.
4. That the proposed development is appropriate at the proposed location.
The proposed used automotive sales facility is appropriate at the proposed location
because it is consistent with commercial uses within the vicinity, and has adequate
site design and access to ensure maximum land use compatibility. The site is
designated Commercial, and Commercial Industrial by the General Plan and
located within the General Commercial (EV/CG) District of the East Valley
Corridor Specific Plan. These designations at the project site date back to the early
2000s, therefore, the site has been envisioned to be developed with commercial
development since at least that time. The project site is a 18.56-acre site located
near several large scale commercial and industrial developments including a new
automobile sales facility, commercial shopping centers, and an industrial building,
and incorporates improvements that will be similar to the surrounding area and
standard new developments. Enhanced screening, as required with the conditions
of approval, will allow the project to be compatible with adjacent land uses. Utilities
and services in the area are adequate to serve the proposed development, and
adjacent roadways have capacity to provide adequate vehicular access to the
development.
SECTION 3. FINDINGS FOR APPROVAL OF COMMISSION REVIEW &
APPROVAL NO. 962. The City Council of the City of Redlands hereby approves Commission
Review & Approval No. 962 based upon the following findings, and subject to the Conditions of
Approval attached hereto as Exhibit "A" and Exhibit "B":
1. The site for the intended use is adequate in size and shape to accommodate the use,
and all of the required yards, setbacks, walls or fences, landscaping and other
features will adjust the use to those existing or permitted future uses of land in the
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neighborhood.
The site is physically suitable for the type of development proposed. The site has a
relatively flat grade, is currently vacant, with all necessary utilities available. The
project will construct adequate access consisting of two driveways for the proposed
used automobile use. The project consists of constructing a 4,958 square foot sales
building, a 39,621 square foot service/reconditioning building, a 2,772 square foot
quality control building with 936 square foot non-public carwash, a private fuel
tank/dispenser, and an outdoor vehicle storage lot approximately six acres in size.
The buildings will be set far back from the street and comply with their respective
land use and zoning designations. The proposed use and site design complies with
the General Commercial (EV/CG) district of the East Valley Corridor Specific Plan
and the with the conditions of approval requiring enhanced screening, adjusts to
existing permitted uses of land adjacent by protecting them from unsightly views
onto the outdoor storage yard and will comply with all development standards in
terms of setbacks, lot coverage, parking, landscaping and screening.
2. The site for the proposed use relates to streets and highways which are properly
designed and improved to carry the type and quantity of traffic generated or to be
generated by the proposed use.
The project site is located on the west side of New York Street which has been
designed to carry the type and quantity of traffic generated or to be generated by
the proposed use, and connects to Lugonia Avenue, a dedicated truck route. The
traffic study prepared by the applicant demonstrates that traffic impacts during
peak hours will be insignificant. The site will be developed with a used automotive
retail and reconditioning facility and is in close proximity to collector streets, major
arterials, and designated truck routes. Ingress and egress will be provided from a
two driveways taking access from New York Street. With approval of the Specific
Plan amendment and the conditions of approval, the proposed project is consistent
with the General Plan and Zoning designations for the property.
3. The conditions set forth in the approval and those shown on the approved site plan
are deemed necessary to protect the public health, safety and general welfare.
The conditions set forth are adequate to protect the public health, safety and general
Welfare, including those that require additional landscaping and wall screening.
These conditions ensure maximum land use computability by protecting
neighboring commercial and residential properties from unsightly view onto the
outdoor vehicle storage lot. In addition, conditions of approval requiring the
operation of a retail sales facility during operation of the project site will ensure the
project is compliant with the land use regulations established by the East Valley
Corridor Specific Plan, which are an expression of the City's goals and policies
protecting the public health, safety and general welfare. In addition, the project will
also comply with design standards and the applicable provisions of the Redlands
Municipal Code.
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4. The proposed development is in conformity with the provisions of Chapter 18.12,
and approval of the plan is in the best interest of the public health, safety, and
general welfare. It is intended that design submittals be compatible with the
character of adjacent and surrounding developments, and that they be of
comparable composition, materials, textures and colors. Conformance is
evaluated based on consideration of the seven criteria contained in RMC Section
18.12.170(B).
The proposed height, form, and architectural treatment of the retail and service
buildings will be consistent and compatible with surrounding nearby
retail/commercial structures (including automobile retail sales, retail stores, and
other commercial service buildings) on all sides that are one-story and two-story
buildings. The proposed architectural materials, textures, finishes, and colors will
be compatible with the predominantly retail character of adjacent and surrounding
developments. The proposed landscape materials, palette, and screening are
consistent with the character of adjacent and surrounding developments.
SECTION 4. EFFECTIVE DATE. This Resolution shall take effect upon adoption.
ADOPTED, SIGNED AND APPROVED this 16th day of July, 2024.
Eddie Tejeda, Mayo
ATTEST:
nne Donaldson, City Clerk
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I, Jeanne Donaldson, 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 July, 2024, by the following vote:
AYES: Councilmembers Barich, Davis, Guzman -Lowery, Saucedo; Mayor Tejeda
NOES: None
ABSENT: None
ABSTAINED: None
Donaldson, City Clerk
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EXHIBIT A
DEVELOPMENT SERVICES DEPARTMENT
CONDITIONS OF APPROVAL
1. This permit/approval authorizes Conditional Use Permit No. 1179 and Commission
Review & Approval No. 962 to construct a pre -owned automobile sales and
service/reconditioning facility consisting of: a 4,958 square -foot retail sales building; a
39,621 square -foot automobile service/repair facility and reconditioning building; a 3,708
square -foot quality control/auction building; a 936 square -foot non-public carwash (i.e.,
developer's use only) ; a private fuel tank/fuel dispenser; a display area/lot for retail sales
vehicles actively available for sale; an outdoor vehicle holding/storage lot on
approximately six acres of the subject property (for vehicles awaiting repair or
reconditioning or public display); and related on -site improvements including driveways,
landscape, lighting, walls/fences, security and access gates, frontage improvements, and
other related improvements. The project site consists of 18.56 acres located on the west
side of New York Street at West Brockton Avenue (APNs: 0169-011-38-0000 and 0169-
011-39-0000).
2. This permit/approval shall require that a minimum of 4,958 square -feet of enclosed floor
area for the Sales Building (i.e., at least half of the Sales Building floor area for
conducting retail sales as shown on the project plans) shall be regularly operated and
staffed for conducting onsite retail sales of automobiles on all days that the subject
property is in operation. The other activities and uses on the subject property (including
auto body or engine repair, other repairs, reconditioning, painting, outdoor storage lot)
shall not be operated unless the retail sales component of the business is also being
operated during daytime hours on the same day. The retail sales building shall be
operated on every day that other non -retail uses/activities/operations are occurring.
3. The developer, property owner, and/or business operator shall not modify, alter, expand,
or intensify the authorized land use (listed in Condition No. 1) or any approved buildings
or approved site improvements (per the approved Project Plans) unless and until reviewed
and approved by the Development Services Director or designee. Substantial
modification, alteration, expansion, or intensification of the use may require a formal
application for Revision at the discretion of the Development Services Director. Any
application for a Revision to CUP No. 1179 and/or CRA No. 962 shall be reviewed and
approved by the Planning Commission in accordance with the provisions of the Redlands
Municipal Code.
4. This permit/approval shall expire two (2) years from the date of project approval (shall
expire on June 11, 2026), unless construction has commenced pursuant to a building or
engineering permit(s), or a time extension is granted in accordance with the Redlands
Municipal Code pursuant to RMC Section 18.192.090 (Conditional Use Permits).
5. Any application(s) for an Extension of Time must be submitted to the Planning Division
at least ninety (90) days prior to the expiration date.
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6. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or
exactions unposed by the City as a condition of approval of this project are subject to a
statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest
period for those fees, dedications, reservations and exactions which are subject to
Government Code Section 66020(a) has commenced to run on the date this project was
approved by the City.
7. The applicant for this permit, and its successors and assigns, 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 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, 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, provisions of this permit, or is commenced for any other reason against
the City for acts or omissions relating to the applicant's project, within fourteen (14) City
business days 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 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 revoke this permit.
8. The issuance of any permits shall comply with all applicable provisions of the Redlands
Municipal Code, California Building Code, and California Fire Code in effect at the time
of permit issuance.
9. All plans submitted to the City shall reflect the Planning Commission or City Council
approval and any other changes required by the Commission, Council, and/or staff. This
condition applies to the site plan, landscape plans, building elevations and materials, and
all other illustrations, text, or plans submitted to the City in connection with this project.
10. A copy of the approved Conditions of Approval shall be included on the cover page(s) of
the construction plans submitted to the Building Division.
11. No final inspection or Certificate of Occupancy shall be granted until all applicable
conditions of approval have been satisfied.
12. Prior to the issuance of a building permit, a Lot Merger shall be recorded.
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13. Plans submitted by Developer with building permit applications shall show on the
building elevation sheets all exterior building materials and colors, including product and
finish manufacturer name, color name and number, and surface finish type (such as:
stucco with sand finish, plaster with smooth finish) to be used in construction
14. All utilities shall be placed underground. Plans shall be submitted that detail the
undergrounding of all off -site and on -site utilities, subject to review and approval by the
Municipal Utilities and Engineer Director and the Development Services Director, prior
to issuance of building permits.
15. Ground mounted equipment, shall be screened from public view on all sides subject to
review and approval by the Development Services Director, prior to issuance of building
permits.
16. 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, DCDAs, and
similar utility appurtenances shall be enclosed with landscaping that will provide complete
screening upon maturity. The location and method of enclosure or screening of this
equipment shall be shown on the construction plans and landscape plans prior to building
permit issuance. Location of said equipment shall be coordinated with appropriate utility
company (e.g., Southern California Gas Company or Southern California Edison
Company). The applicant shall submit plans showing details of screening subject to review
and approval by the Development Services Director, prior to issuance of building permits.
17. Prior to the issuance of a building permit for any walls over three feet (3'0") in height or
open fences over four feet (4'0") in height within the front yard setback(s), the developer
shall obtain a Minor Exception Permit. Prior to the issuance of a building permit for any
walls over six feet (6'0") in height, the developer shall obtain a Minor Exception Permit.
18. Guardrail fencing enclosing the vehicle display lot shall be placed behind landscape
screening (e.g., shrubs, hedge type plants, trees, earthen berm, etc.). The Development
Services Director may require and enforce additional screening improvements as site
conditions change or warrant sufficient screening in accordance with the East Valley
Corridor Specific Plan.
19. The outdoor vehicle storage/holding yard(s) shall be screened from public view from
public rights -of -way through: placement behind buildings; and/or the construction or
installation opaque walls minimum eight six feet tall, and landscape screening (e.g.,
hedge type plants, trees, earthen berm, etc.). The Development Services Director may
require and enforce additional screening improvements as site conditions change or
warrant sufficient screening in accordance with the East Valley Corridor Specific Plan.
This requirement does not apply to the retail sales vehicle display area(s) at the front of
the subject property. (added by Planning Commission)
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20. In accordance with the approved traffic study, production employee shift scheduling shall
occur across two primary shifts: 7:OOPM to 3:OOPM and 3:OOPM to 11:OOPM).
21. Roof and ground -mounted equipment shall be screened from public view on all sides
subject to review and approval by the Development Services Director, prior to the
issuance of building permits.
22. 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.
23. Prior to building permit issuance, the Developer shall provide a lighting plan that
provides design details (light standards, bollards, wall mounted packs, etc.) and
illumination site information within pathways, streetscapes, and open spaces proposed
throughout the development. An electrical engineer shall prepare the site lighting and/or
photometric plan demonstrating that adequate lighting ranges will be provided throughout
the development without creating light spillover, light pollution, or conflicts with
surrounding factors such as tree locations, off -site or adjacent lighting. The illumination
within the parking lot shall be a minimum of 0.5-foot candle and illumination along all
property lines of the project site shall not exceed 0.5-foot candle. Walkway lighting shall
have a maximum height of 12 feet and all parking lot lighting shall have a maximum
height of 30 feet.
24. All lighting shall be shielded, and no light or glare shall impact the surrounding
properties.
25. Prior to issuance of building permits, Developer shall demonstrate that light standards
will not conflict with tree locations. Developer shall submit a plan showing both the
lighting and landscape on the same sheet.
26. All landscaped areas noted on the site plan shall be permanently maintained with healthy
planting material, and whenever necessary shall be replanted with suitable vegetation.
27. Landscape and Irrigation Plans shall provide water use calculations on the submitted
plans, and Developer shall demonstrate compliance with the Model Water Efficient
Landscape Ordinance prior to permit issuance. The plans shall be prepared by a
California -licensed landscape architect.
28. All landscaped areas noted on the site plan shall be permanently maintained with healthy
planting material, and whenever necessary shall be replanted with suitable vegetation.
29. Landscape and Irrigation Plans shall provide water use calculations on the submitted
plans, and Developer shall demonstrate compliance with the Model Water Efficient
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Landscape Ordinance prior to permit issuance. The plans shall be prepared by a
California -licensed landscape architect.
30. Trash enclosure design and finish shall be subject to review and approval by the Facilities
and Community Services Department and Development Services Department during plan
check, prior to the issuance of building permits. Trash storage and refuse areas shall
match the project architecture, including solid covered roofs and metal gate(s).
31. Prior to issuance of a building permit, the applicant shall be required to obtain approval
of a construction site safety plan by the Redlands Police Department providing adequate
security measures such as lights, video cameras, vehicle transponders, locks, alarms,
trained security personnel, fencing etc. The nature of the measures will depend on the
specific requirements of the site and may vary with the different stages of construction.
The applicant shall be responsible for the compliance of all sub -contractors working on
the site.
32. The project site shall be kept in a weed and dust free condition throughout all periods of
construction and development.
33. All construction activities shall comply with the City's Noise Ordinance (RMC Chapter
8.06). Operating or causing the operation of any tools or equipment used in construction,
drilling, repair, alteration, or demolition work between weekday hours of 6:00 P.M. and
7:00 A.M., including Saturdays, or at any time on Sundays or holidays, such that the
sound therefrom creates a noise disturbance across a residential or commercial real
property line. 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.
34. Employees associated with the business or tenant(s) shall only park their personal
vehicles within the subject property, and shall not utilize public right-of-way.
35. All vehicle transport trucks or tractor -trailer delivery trucks shall not load or unload
vehicles or other merchandise on New York Street or other public right-of-way. All
vehicle loading/unloading activities shall occur on the project site only.
36. Anti -idling signs indicating a five (5) minute restriction on engine idling for diesel trucks
shall be posted on the project site and within the truck parking areas and shall be strictly
enforced by the facility operator.
37. Signs shall be installed at all truck exit driveways directing truck drivers to the permitted
truck route(s) per the General Plan (Figure 5-7, Truck Routes) to be routed to the
Interstate Freeway System.
38. There shall be no outdoor storage of any materials/products, shipping containers,
temporary structures, temporary trailers functioning as office or service buildings, or heavy
equipment located on the subject property.
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39. Before placing or constructing any signs on the project property, Developer shall obtain a
sign permit from the City. Sign locations and illumination are subject to review and
approval by the Planning Division under separate permit.
40. Revocation procedures: The Planning Commission may, after notice and public hearing,
revoke approval of this permit/approval (CUP No. 1192) for noncompliance with any of
its conditions.
A. Notice shall be mailed to the record owner or lessee of the subject property not less
than twenty (20) days prior to giving a ten (ten) day public notice. The record owner
or lessee notice shall set forth the noncompliance, and shall request appearance by the
permittee at the time and place specified for the hearing, to allow them to show cause
why this approval should not be revoked.
B. Notice shall be given as provided in RMC Section 18.192.040.
C. Within ten (10) days after the hearing, the Planning Commission may revoke or
modify the conditions of approval or the entitlement. After revocation, or
modification, the subject property shall conform to all regulations of the zone in
which it is located.
D. Following the revocation of this entitlement by the city, no application for a
Conditional Use Permit for the same or substantially the same use on the same or
substantially same site shall be filed within six (6) months of the date of the denial or
the revocation of the Conditional Use Permit.
CEQA Mitigation Measures:
41. BIO-1: Preconstruction Survey A preconstruction burrowing owl (BUOW) survey shall
be conducted no less than 14 days prior to initiating ground disturbance (including
clearing, grubbing, grading), and a final survey within 24 hours prior to ground
disturbance, to determine whether BUOW or BUOW burrows are present within or
adjacent to the Project site, and to avoid negative impacts and direct take of BUOW. If
BUOW are confirmed on -site, avoidance measures will be developed and implemented in
compliance with and in coordination with CDFW. The results of the survey shall be
documented and filed with the City.
42. BIO-2: Nesting Bird Survey Construction activities shall take place outside nesting
season (nesting typically February 1 to August 31) to the greatest extent practicable. If
construction activities occur during nesting season, a preconstruction nesting bird survey
shall be conducted within seven days prior to initiation of ground -disturbing activities
(including any clearing, grubbing, or grading), or according to the to the survey timing in
the Project permits. If an active nest is identified, a minimum avoidance buffer around the
active nest should be determined and implemented by a qualified biologist to avoid
impacts to the active nest. The buffer shall be established with flagging and stakes or
construction fencing. A minimum 100-foot no -disturbance buffer shall be placed around
passerine nests. For raptors, the no -disturbance buffer shall be expanded to 500 feet. The
buffer should be maintained during physical ground -disturbing activities. Once the
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qualified biologist has determined that nesting has ceased, and the nestlings have fledged
and are no longer using the nest, the buffer may be removed. Biological monitoring
should be conducted as needed during the nesting season to monitor the status of any
active nests, survey for any new nests, and to refresh nesting bird surveys after any
periods of construction inactivity. The results of the survey shall be documented and filed
with the City.
43. CUL-1: Retain Cultural Resource Consultant. The Developer shall retain the services of a
qualified cultural resources consultant "Consultant" and require that all initial ground
disturbing work be monitored by a cultural resources monitor. This includes all initial
construction activities that will potentially expose or encounter intact subsurface
sediments underlying the Project site. The cultural resources consultant shall provide a
Qualified Archaeologist, meeting the Secretary of the Interior Standards (U.S.
Department of the Interior, 2008), and require that all initial ground -disturbing work be
monitored by a cultural resources monitor (monitor) proficient in artifact and feature
identification in monitoring contexts. The Consultant (Qualified Archaeologist and/or
monitor) shall be present at the Project construction phase kickoff meeting. The
Archaeologist will conduct Cultural Resource Sensitivity Training. The training session
will focus on the archaeological and cultural resources that may be encountered during
ground -disturbing activities as well as the procedures to be followed in such an event.
The Archaeologist shall be present during all ground -disturbing activities to identify any
known or suspected archaeological and/or cultural resources.
44. CUL-2: Prior to commencing construction activities and thus prior to any ground
disturbance in the Proposed Project site, the Consultant shall conduct initial Worker
Environmental Awareness Program (WEAP) training to all construction personnel,
including supervisors, present at the outset of the Project construction work phase, for
which the lead contractor and all subcontractors shall make their personnel available.
This WEAP training will educate construction personnel on how to work with the
archaeological/cultural Monitor(s) to identify and minimize impacts to archaeological
and cultural resources and maintain environmental compliance and be performed
periodically for new personnel coming on to the Project as needed.
45. CUL-3: The developer or contractor shall provide the Consultant and Monitor with a
schedule of initial potential ground disturbing activities. A minimum of 48-hours' notice
will be provided to the archaeological Consultant and/or Monitor of commencement of
any initial ground disturbing activities that have potential to expose or encounter intact
subsurface sediments underlying the Project site. These activities may include grading,
trenching, and mass excavation.
A. As detailed in the schedule provided, a monitor shall be present on -site at the
commencement of ground -disturbing activities related to the Project. The
Consultant shall observe initial ground disturbing activities and, as they proceed,
adjust the monitoring approach as needed to provide adequate observation and
oversight. All monitors will have stop -work authority to allow for the recordation
and evaluation of finds during construction. The monitor will maintain a daily
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record of observations as an ongoing reference resource and to provide a resource
for final reporting upon completion of the Project.
B. The Consultant, the lead contractor, and subcontractors shall maintain a line of
communication regarding schedule and activity such that the Consultant is aware
of all ground -disturbing activities in advance in order to provide appropriate
oversight.
46. CUL-4: If archaeological or cultural resources are discovered, construction shall be
halted within 50 feet of any archaeological or cultural artifacts or features and within 100
feet of any potential human remains at the discretion of the Archaeologist, and shall not
resume until the Qualified Archaeologist, in consultation with consulting Tribe(s) and the
City, can determine the significance of the find and/or the find has been fully
investigated, appropriately documented, and cleared. (See also TCR -1 through TCR-7.)
47. CUL-5: At the completion of all ground disturbing activities, the Consultant shall prepare
a Cultural Resources Monitoring Report summarizing all monitoring efforts and
observations, as performed, and any and all prehistoric or historic archaeological finds, as
well as providing follow-up reports of any finds to the Eastern Information Center or
SCCIC, as required.
48. GEO-1: Excavate Loose Soil and Replace with Engineered Fill The subsurface soils
within the proposed building pads will be removed to a minimum depth of 4 feet below
existing site grades, or 2 feet below bottom of proposed foundations, whichever is
greater. Deeper removals may be required if loose soils are still encountered at a depth of
4 feet below ground surface. Grading for the proposed structures should incorporate the
limits of the footings plus 3 feet beyond the outside edge of perimeter footings. The
bottoms of excavations should be probed to determine if it is firm and unyielding.
Localized deeper removals may be needed where soft soils are encountered at the
excavation bottom. Compacted engineered fill should then be placed to design finish
grade elevations.
Subgrade soils beneath exterior slabs and pavements should be removed to a depth of 1
foot below the proposed pavement section, including bottom of proposed aggregate base
materials. Compacted engineered fill should then be placed to design elevations.
Exposed areas receiving fill, once properly cleared and benched where necessary, should
be scarified to a minimum depth of 10 inches, moisture conditioned, and compacted per
the compaction requirements of the Terracon 2022 Geotechnical Engineering Report in
Appendix E.
49. GEO-2: Qualified Paleontologist. Prior to issuance of a grading permit, the Applicant
shall be required to obtain the services of a Qualified Project Paleontologist to remain on
call for the duration of the proposed ground -disturbing construction activity. Upon
approval or request by the City, a paleontological mitigation plan (PMP) outlining
procedures for paleontological data recovery shall be prepared for the Project and
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submitted to the City for review and approval. The development and implementation of
the PMP shall include consultations with the City's Engineering Geologist as well as a
requirement that the curation of all specimens recovered under any scenario shall be
through an appropriate repository agreed upon by the City. If the City accepts ownership,
the curation location may be revised. The PMP shall include developing a multilevel
ranking system, or Potential Fossil Yield Classification (PFYC), as a tool to demonstrate
the potential yield of fossils within a given stratigraphic unit. The PMP shall outline the
monitoring and salvage protocols to address paleontological resources encountered
during Project -related ground -disturbing activities, as well as the appropriate recording,
collection, and processing protocols to appropriately address any resources discovered.
50. GEO-3: Paleontological Report. At the completion of all ground -disturbing activities, the
Project Paleontologist shall prepare a final paleontological mitigation report summarizing
all monitoring efforts and observations, as performed in line with the PMP, and all
paleontological resources encountered, if any, as well as providing follow-up reports of
any specific discovery, if necessary.
51. HAZ-1: Unanticipated Contamination Discovery Plan. An Unanticipated Contamination
Discovery Plan (UCDP) will be developed prior to ground disturbing activities on the
project site. Contractors will be trained on the requirements of the UCDP during pre -
construction environmental training. The UCDP is intended to provide guidance to ensure
worker and public safety as well as prevent the spread of further contamination if
contaminated soils are encountered during construction of the Project. The UCDP will
provide contact information for laboratories that will analyze the samples and solid waste
facilities that will accept the contaminated soils. It will identify the procedures for:
A. Notification and documentation requirements;
B. Identification of the characteristics of the contaminated soil (e.g., sample
methods, vertical and horizontal extent of contamination and chemicals of
concern);
C. Determining baseline at which work can be reinitiated in the area; and
D. Handling and/or disposal requirements for any contaminated media unearthed.
The UCDP shall be effective during all ground disturbing activities of the Project.
52. HAZ-2: Initial Response to Unanticipated Soil Contamination. During excavation,
indicators of possible contamination include, but are not limited to:
A. Stained or discolored earth, as contrasted to adjoining soil;
B. Fill material containing debris unearthed during trenching or grading;
C. Household trash covered by earth or other material that appears to be interspersed
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with industrial debris;
D. ) Gasoline smells or other hydrocarbon odors that emanate when the earth is
disturbed; or
E. Oily residue intermixed with earth.
F. Immediately following discovery of potentially hazardous waste or contaminants,
the Contractor will:
• Cease work in the vicinity of suspected contamination;
• Cordon off or otherwise restrict access to the suspected area to protect
workers and the public;
• Notify the City and Project authorities; and
• Implement the UCDP.
53. TCR-1: Tribal Monitoring Services Agreement. Prior to the issuance of the grading
permits, the Applicant shall enter into a Tribal Monitoring Services Agreement with the
Consul Ling Tribe(s). There shall be one monitor for the Gabrieleno Band of Mission
Indians-Kizh Nall on, and one monitor for the other Consul Ong Tribes (Morongo Band
of Mission Indians, Yuhaaviatam of San Manuel Na❑ on). The Tribal Monitors shall be
on -site during all ground -disturbing activities (including, but not limited to, clearing,
grubbing, tree and bush removal, grading, trenching, fence post placement and removal,
construction excavation, excavation for all utility and irrigation lines, and landscaping
phases of any kind). The Tribal Monitor shall have the authority to temporarily divert,
redirect, or halt the ground -disturbing activities within 60 feet of the inadvertent
discovery to allow identification, evaluation, and potential recovery of tribal cultural
resources.
A copy of the executed monitoring agreement with each Consulting Tribe shall be
submitted to the lead agency prior to the commencement of any ground -disturbing
activity, or the issuance of any permit necessary to commence a ground -disturbing
activity.
The monitor will complete daily monitoring logs that will provide descriptions of the
relevant ground -disturbing activities, the type of construction activities performed,
locations of ground -disturbing activities, soil types, cultural -related materials, and any
other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs
will identify and describe any discovered TCRs, including but not limited to, Native
American cultural and historical artifacts, remains, places of significance, etc.,
(collectively, tribal cultural resources, or "TCR"), as well as any discovered Native
American (ancestral) human remains and burial goods. Copies of monitor logs will be
provided to the project applicant/lead agency upon written request to the Tribe.
On -site tribal monitoring shall conclude upon the latter of the following:
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1. Written confirmation to the Consulting Tribe[s] from a designated point of contact
for the project applicant/lead agency that all ground -disturbing activities and
phases that may involve ground -disturbing activities on the project site or in
connection with the project are complete; or
2. A determination and written notification by the Consulting Tribe[s] to the project
applicant/lead agency that no future, planned construction activity and/or
development/construction phase at the project site possesses the potential to impact
Consulting Tribe[s]TCRs.
54. TCR-2: Native American Monitor. Native American monitor(s) selected by the tribe
should be present at the Project kickoff meeting, and shall be provided with a schedule of
initial ground -disturbing activities, be on -site at the commencement of ground -disturbing
activities related to the Project, and as the Project proceeds adjusting personnel and
schedule as needed to provide sufficient oversight. The developer, lead contractor, and all
subcontractors shall routinely update the Native American monitor(s) and their
scheduling representative(s) regarding scheduling for ground -disturbing activities, and
changes to said schedule, such that there is sufficient advance notice that a Native
American monitor can be scheduled accordingly.
55. TCR-3: Worker Environmental Awareness Program (WEAP)/Pre-Grade Meeting. Prior
to commencing construction activities and thus prior to any ground disturbance in the
Proposed Project site, the Tribal Monitor(s)shall conduct initial WEAP training/pre-grade
meeting for all construction personnel, including supervisors, present at the outset of the
Project construction work phase, for which the lead contractor and all subcontractors
shall make their personnel available. This WEAP training will educate construction
personnel on how to work with the tribal monitor(s) to identify and minimize impacts to
tribal cultural resources and maintain environmental compliance and be performed
periodically for new personnel coming on to the Project as needed. The retained
Consulting Tribe(s) representative(s) shall attend the WEAP meeting with the grading
contractors to explain and coordinate the requirements of the monitoring plan.
56. TCR-4: Inadvertent Discovery of Human Remains. The Consulting Tribes request the
following specific conditions to be imposed in order to protect any inadvertent discovery
of Native American human remains and/or cremations. No photographs are to be taken
except by the County Coroner, with written approval by the Consulting Tribe(s) if
applicable.
A. Should human remains and/or cremations be encountered on the surface or during
any and all ground -disturbing activities (i.e., clearing, grubbing, tree and bush
removal, grading, trenching, fence post placement and removal, construction
excavation, excavation for all water supply, electrical, and irrigation lines, and
landscaping phases of any kind), work in the immediate vicinity of the discovery
shall immediately stop within a 100-foot perimeter of the discovery. The area
shall be protected; project personnel/observers will be restricted. The County
Coroner is to be contacted within 24 hours of discovery. The County Coroner has
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48 hours to make his/her determination pursuant to State and Safety Code
§7050.5. and PRC § 5097.98.
B. In the event that the human remains and/or cremations are identified as Native
American, the Coroner shall notify the NAHC within 24 hours of determination
pursuant to subdivision (c) of HSC §7050.5.
C. The NAHC shall immediately notify the person or persons it believes to be the
MLD. The MLD has 48 hours, upon being granted access to the Project site, to
inspect the site of discovery and make his/her recommendation for final treatment
and disposition, with appropriate dignity, of the remains and all associated grave
goods pursuant to PRC §5097.98.
D. If any of the Consulting Tribes has been named the MLD, the Tribe may wish to
rebury the human remains and/or cremation and sacred items in their place of
discovery with no further disturbance where they will reside in perpetuity. The
place(s) of reburial will not be disclosed by any party and is exempt from the
California Public Records Act (California Government Code § 6254[r]). Reburial
location of human remains and/or cremations will be determined by the Tribe's
MLD, the landowner, and the City Planning Department.
57. TCR-5: Pre -Grade Meeting. A Native American monitor(s) selected by the tribe should
be present at the Project kickoff meeting, be provided with a schedule of initial ground -
disturbing activities and be on -site at the commencement of ground -disturbing activities
related to the Project, and as the Project proceeds adjusting personnel and schedule as
needed to provide sufficient oversight. The Consultant, lead contractor, and all
subcontractors shall routinely update the Native American monitor and their scheduling
representative(s) regarding scheduling for ground -disturbing activities, and changes to
said schedule, such that there is sufficient advance notice that a Native American monitor
can be scheduled accordingly.
58. TCR-6: Inadvertent Discovery of Tribal Cultural Resources and Treatment. In the event
that previously unidentified cultural resources are unearthed during construction, the
Qualified Archaeologist and the Tribal Monitor shall have the authority to temporarily
divert and/or temporarily halt ground -disturbance operations in the area of discovery to
allow for the evaluation of potentially significant cultural resources. Isolates and clearly
non -significant deposits shall be minimally documented in the field and collected so the
monitored grading can proceed.
If a potentially significant cultural resource(s) is discovered, work shall stop within a 60-
foot perimeter of the discovery and an Environmentally Sensitive Area (ESA) physical
demarcation/barrier constructed. All work shall be diverted away from the vicinity of the
find, so that the find can be evaluated by the Qualified Archaeologist and Tribal
Monitor[s]. The Archaeologist shall notify the Lead Agency and consulting Tribe[s] of
said discovery. The Qualified Archaeologist, in consultation with the Lead Agency, the
consulting Tribe[s], and the Tribal Monitor, shall determine the significance of the
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discovered resource. A recommendation for the treatment and disposition of the Tribal
Cultural Resource shall be made by the Qualified Archaeologist in consultation with the
Tribe[s] and the Tribal Monitor[s] and be submitted to the Lead Agency for review and
approval. Below are the possible treatments and dispositions of significant cultural
resources in order of CEQA preference:
A. Full avoidance.
B. If avoidance is not feasible, Preservation in place.
C. If Preservation in place is not feasible, all items shall be reburied in an area away
from any future impacts and reside in a permanent conservation easement or Deed
Restriction.
D. If all other options are proven to be infeasible, data recovery.
59. TCR-7: Final Report. The final report(s) created as a part of the project (AMTP, isolate
records, site records, survey reports, testing reports, etc.) shall be submitted to the Lead
Agency and Consulting Tribe(s) for review and comment, to the extent permitted by law.
After approval of all parties, the final reports are to be submitted to the local repository
(Eastern Information Center or SCCIC), as well as providing follow-up reports of any
finds to the Eastern Information Center or SCCIC, as required, and the Consulting
Tribe(s) if authorized by law.
Building & Safety Division
60. When the Entitlement Review is approved, submit complete construction drawings
including structural calculations, soils report, and energy calculations to Building and
Safety for plan review in accordance with the current edition of the California Building
and Fire Codes including all local ordinances and standards which are effective at the
time of Plan Check Submittal.
61. Disabled access for the site and buildings must be in accordance with the State of
California and ADA regulations.
62. Accessible EVC parking spaces for future and required EVCS as per the California Green
Code is required.
63. The Underground Storage Tank (UST) requires a City of Redlands building permit, fire
operational permit, and permits through San Bernardino County (CUPA — Certified
Unified Program Agency).
Fire Department
64. Fire Department Access & Water Supply (Fire Master Plan)
A. Fire Department Access & Water Supply plan is required to be formally submitted to
Redlands Fire Department as a separate permit application prior grading & building
permits.
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Review Note: Preliminary Site Fire Master included in project packet accounts for
major aspects of the Fire Department Access & Water Supply plan. Details and
specifics to be reviewed in the separate permit identified above.
65. Two Points of Connection for On -Site Fire Protection Water Supply
A. Acknowledging the inherent high fire fuel load associated with the proposed
amount of vehicles present, this project is required to provide a looped design for
the on -site fore protection water supply with two points of connection to the
public water mains.
66. Fuels Management and Weed Abatement
A. From the present time until project construction phase, property owner is
responsible to maintain compliance with Redlands Municipal Code Chapter 8.40
regarding Weed Abatement and Fuels Management.
B. Weeds and annual grasses shall be maintained at 4 inches of growth or less.
C. Tumbleweeds and similar uncultivated vegetation shall be removed.
Other City Departments/Divisions:
67. Conditions of Approval from the following City Departments/Divisions are applicable to
the project, and are hereby incorporated by reference:
A. Land Use Engineering Division (Exhibit B)
Brian Desatnik
Development Services Director
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EXHIBIT B
LAND USE ENGINEERING DIVISION
CONDITIONS OF APPROVAL
[ Attached ]
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REDLANDS DEVELOPMENT SERVICES DEPARTMENT
LAND USE ENGINEERING
DEVELOPMENT REQUIREMENTS
CONDITIONAL USE PERMIT NO.1.179 AND COMMISSION REVIEW AND APPROVAL
NO. 962
Date of F.C. Meeting:
Applicant:
Location:
Project Description:
June 11, 2024
CarMax Auto Superstores, Inc.
West Side of New York Street at West Brockton Avenue.
Construct a Pre -Owned Automobile Sales Facilities and
Service/Reconditioning Facility on an Approximately 18.5 Acre
Site
The applicant shall comply with the following engineering requirements to allow for the orderly
development of the surrounding area and for public health and safety.
All requirements for development shall be consistent with requirements set forth in the East Valley
Corridor Specific Plan; applicable sections of Redlands Municipal Code; latest edition of "Redlands
Standard Specifications and Detail Drawings for Design and Construction of Public
Improvements"; latest edition of American Public Works Association "Standard Plans for Public
Works" and "Standard Specifications for Public Works Construction — Greenbook"; latest edition of
"Redlands Water Systems Standard Specifications"; latest edition of "Redlands Sanitary Sewer
Systems Standard Specifications"; and current Red `ands policies and guidelines relative to
development projects.
A. The following items are required prior to issuance of the GRADING PERMIT.
1. Pay plan check fee as established per resolution. The amount will be determined at
plan check submittal.
2. Plans required to be submitted include:
a. Precise Grading Plan. Grading plans shall be coordinated with the existing
and proposed off -site improvements. (RMC 15.04)
b. SWPPP/Erosion Control Plan, Erosion/Sediment Control Plan shall be
submitted for review and approval. A copy of the project's Storm Water
Pollution Prevention Plan (SWPPP) shall be submitted for review. SWPPP
Best Management Practices (BMPs) to prevent and control discharges to the
municipal separate storm sewer (drain) system shall be in effect for the entire
duration of project construction to its completion and acceptance by the City.
(RMC 13.54)
c. Water Quality Management Plan. Submit final Water Quality Management
Plan (WQMP) for review and approval. WQMP shall consist of post
construction Best Management Practices (BMPs) prepared in accordance
with the requirements and guidelines of the San Bernardino County
Stormwater Program. The requirements of the WQMP shall remain in effect
throughout the life of the project. (California State Order No. R8-2010-0036)
CUP No. 1179 and CRA No. 968
June 11, 2024
Page 2
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Six (6)
copies of each are required. After final review, grading and SWPPP plans shall be
submitted on 24" x 36" size, min. 4 mil, mylar sheets for City's approval.
3. Submission of plan sets shall be complete and include all required engineering
designs and drawings listed in No. 2 above, All plans submitted shall be
substantially complete, and no plan check queue place -holder plans will be accepted.
An incomplete plan submittal will not be accepted for plan cheek.
4. All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Hydrology Report and Hydrologic Calculations; (RMC 18.192.050)
b. Geotechnical Report; (RMC 15.04)
c. Easement Documents. (RMC 18.192.050)
5. The post -construction stormwater discharge rate (Q) from a 100 year storm event
shall not be greater than the pre -construction stormwater discharge rate (Q).
6. A final WQMP that is in substantial conformance with the preliminary WQMP and
in full conformance with the WQMP Guidance Document shall be submitted and
approved prior to the approval of precise grading plans.
7. Cash cleanup deposit shall be submitted ($1,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request. (RMC
12.16.290)
8. Truck route permit is required for all construction vehicles 5 tons and over gross
vehicular weight (e.g. concrete trucks) using streets other than established truck
routes. (RMC 10.54)
NOTE: Cash cleanup deposit and truck route permit submitted during the grading
process could be transferred to be used during building construction or off -site
improvement construction if it is within the time limit specified in the truck route
permit, otherwise a new truck route permit must be issued,
9. For all development requiring coverage under the state of California General Storm
Water Permit, in effect at the time of permit issuance, and whom have filed with the
State Board a Notice of Intent (NOI), a copy of the Waste Discharge Identification
Number (WDID) and NOI shall be submitted for review and file. Ca11 (866) 563-
3107. (RMC 13.54)
10. The Final WQMP shall also include a site trash plan detailing the installation,
operation, and maintenance of a Full Capture System (FCS) for loose trash. The
intent of the FCS is to capture loose trash preventing the trash from entering the site
storm drains and basins. BMPs or devices used as FCS devices shall require
acceptance by the City Engineer. Full Capture Systems are defined as treatment
CUP No. 1179 and CRA No. 968
hire 11, 2024
Page 3
controls (either a single device or a series of devices) capable of trapping all particles
5 mm or greater. In addition, the FCS shall trap trash from the greater of:
a. A flow not less than the peak flow rate, Q, resulting from a one-year, one -
hour, storm. Precipitation intensity shall be determined using the NOAA
ATLAS 14 Point Precipitation Frequency Estimates web site; or
b. A flow rate equal to the on -site storm water conveyance system including
pipes, channels, and swales.
B. The following items are required prior to RECORDATION OF TRACT/PARCEL
MAP.
No map is required for this application.
C. The following items are required prior to issuance of the BUILDING PERMIT.
1. Pay plan check fee as established per resolution. The amount is to be determined at
plan check submittal.
2. Plans required to be submitted shall include:
a. Precise Grading
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Three (3)
copies of each are required. After final review, plans shall be submitted on 24" x 36"
size, min. 4 mil, mylar sheets for City's approval.
3. Submission of plan sets shall be complete and include all required engineering
designs and drawings listed in No. 2 above. All plans submitted shall be
substantially complete, and no plan check queue place -holder plans will be accepted.
An incomplete plan submittal will not be accepted for plan check.
Finalize and obtain all necessary onsite and offsite permissions, permits, easements,
right-of-way, and properties in order to satisfy the conditions of approval for this
project. Such items shall include:
a. Encroachment Permits from Caltrans.
5. All off -site improvements shall be designed by owner's Civil Engineer in accordance
with City Standard Specifications and Detail Drawings and Standard Specifications
for Public Works Construction (Green Book) latest revision thereof. All existing
utilities shall be pot -holed to determine the actual depth if no signed plan is
available. Field notes will be submitted at time of submitting the plan for review and
plan checking.
6. The approximate locations of existing underground utilities shall be shown on the
improvement/site/grading plans. The utilities shall be plotted from record and field
1�
CUP No. 1179 and CRA No. 968
June 11, 2024
Page 4
data. The City of Redlands and the Engineer assume no liability as to the exact
location of said lines where locations are not shown.
7. Provide pad certification and compaction report to the Building and Safety
Department.
8. Pay the required development impact fees per ordinance in effect at time of issuing
the building permit. The exact amount will be determined based upon the review of
the final building plan or project information. Development hnpact Fees shall
include:
• Transportation Facilities; (RMC 3.54)
Fire Facilities; (RMC 3.60)
General Govermnent Facilities; (RMC 3.60)
Police Facilities; (RMC 3.60)
• Storm Drain Facilities; (RMC 3.56)
• Water Capital Improvement Charge; (RMC 3,48)
• Recycled Water Capital Improvement Charge; (RMC 3.53)
• Water Source Acquisition Charge; (RMC 13.40)
• Sewer Capital Improvement Charge; (RMC 3.44)
• Solid Waste Capital Improvement Charge; (RMC 3.70) and
• Water/Recycled Water/Sewer Frontage Charges. (RMC 13.44 and
13.12.)
9. Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
10, Although this project will have an on -going inspection throughout construction, a
final inspection for all off -site improvements must be scheduled by developer to
certify that these improvements comply with City specifications. (RMC 12.16.090)
11. Requirements for New York Street (RMC 18.192.050):
a. Dedicate to provide for a 32 foot half street right-of-way width;
b. Repair/replace altered, broken or substandard existing off -site improvements
to the project boundary. No altered, broken or substandard existing
improvements observed at this time;
c. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the City
Engineer between the curb and gutter to the street centerline verified through
a geoteehnical report;
d. Construct underwalk drain, if necessary;
e. Use traffic index of 8,0; and
f. Install commercial fire hydrants as required by the Redlands Fire
Department.
CUP No. 1179 and CRA No. 968
June 11, 2024
Page 5
12. Provide for adequate drainage facilities. The applicant shall provide and submit all
necessary hydrology/hydraulic studies and calculations in accordance with the San
Bernardino County Hydrology Manual. (RMC 192.050)
13. Install reduced pressure principle backflow devices as required by City Engineer.
(RMC 13.20)
14. Install onsite fire line with double detector cheek valve backflow devices at service
connection satisfactory to the City Fire Department. (RMC 13.20)
15. Comply with the Solid Waste Recycling Access Act of 1991 (AB 1327) and install
double solid waste bin enclosure(s). Submit a plan prepared by a licensed engineer
showing bin enclosure(s) location on the site plan with solid waste truck turning
and/or turnaround track template superimposed.
16. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
17. Dedication documents shall be prepared by a licensed Land Surveyor or registered
Civil Engineer (registered prior to January 1982) and must be submitted for review
and approval before recordation, (California B&P Code 8761 and CCR 4411)
D. The following items are required prior to approval of APPLICATION FOR WATER
SERVICE CONNECTION and prior to WATER METER INSTALLATION.
1. Pay the Water Capital Improvement Charge; (RMC 3.48.030)
2. Pay the Water Source Acquisition Charge; (RMC 13.40)
3. Submission of approved onsite potable and irrigations plans (pdf format) is required
prior to connection to recycled water system. All onsite improvements shall be done
in accordance with the Water Resources Control Board, Division of Drinking Water
requirements for recycled water. City shall submit plans to Division of Drinking
Water for approval prior to final approval and installation of irrigation meters.
4. Pay the Recycled Water Capital Improvement Charge; (RMC 3.53,050)
5. Pay the Water/Recycled Frontage Charges. (RMC 13.12.)
6. Pay the Water Meter Charge. (Redlands Ordinance No, 2830)
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
1. Cash cleanup deposit shall be submitted ($1,000.00). Deposit will be reimbursed
after the. work is completed and accepted by the City upon written request,
(Required unless previously submitted under Sections A, B or C.) (RMC 12.16.290)
CUP No. 1179 and CRA No. 968
June 11, 2024
Page 6
2. Truck route permit is required for all construction vehicles 5 tons and over gross
vehicular weight (e.g. concrete trucks) using streets other than established truck
routes. (RMC 10.54)
3. Section 4216/4217 of the Government Code requires a Dig Alert identification
Number be issued before a "Permit to Excavate" will be valid. For your Dig Alert
Identification Number, call Underground Service Alert toll free, 1-800-227-2600,
two (2) working days prior to conducting any excavation. (RMC 12,20.120)
4. Encroachment Permit application and two (2) sets of City approved plans must be
submitted for all off -site improvements. Encroachment Permit fees shall be paid
prior to issuance of Encroachment Permit. (RMC 12.16.010)
5. A California OSHA Permit Number for all work that is 5 feet deep or deeper shall be
provided. Call (909)383-4321. (RMC 12.1.6.040)
6. A copy of soils report is required with recommendation for the final pavement
structural section to be submitted prior to placing of the street pavement. The report
shall include test results and boring/sampling locations.
7. A traffic control plan shall be prepared in accordance with the latest revision of CA
MUTCD or W.A.T.C,H. manual, submitted and accepted by the City Engineer prior
to issuance of an encroachment permit. The plan shall show all required
construction signage, warning devices, road closures, detours, delineation, phasing
schedules and anticipated durations of closures and detours for any work within the
public right-of-way. The plans shall provide names and 24-hour phone numbers of
individuals who can be contacted regarding traffic control measures.
F. The following items are required prior to issuance of CERTIFICATE OF
OCCUPANCY.
All requirements as described in Sections A, B, C, D and E of these conditions of
approval shall be met.
2. All work shall be completed to the satisfaction of the City Engineer. All as -built
plans shall be delivered to the Municipal Utilities and Engineering De2artruent for
review and approval,
3. The Engineer of Record shall file a Final Certification for all grading and
improvements relating to the project development.
4. Owner's Licensed Land Surveyor shall reset survey points, monuments, record
corners, and centerline ties that were destroyed during construction and shall file
Corner Records for those points prior to completion of the project with San
Bernardino County Surveyor. Copies of information shall be furnished to the
CUP No. 1179 and CRA No. 968
June 11., 2024
Page 7
Municipal Utilities and Engineering Department. [California B&P Code 8762,
8767, 8768, 8771, and 8773(b)
5. Streets may be required to have a seal coat applied at the option of the City Engineer.
Type of seal coat is to be determined by the City Engineer.
6. Resurface existing roadway as directed by the City Engineer due to utility
installations and construction damage.
7. Existing striping shall be removed and replaced as necessary. New striping and
pavement markings shall be installed as required by the City Engineer.
8. Owner/Developer shall provide recycling receipts as required by the recycling plan.
G. The following items are required prior to release of
SECURITIES/WARRANTIES/DEPOSITS.
1. Prior to the release of the securities for the project, all improvements shall be
reviewed and accepted by the City Engineer.
2. Tie sheets shall be submitted for all monuments found and/or set in the public right-
of-way.
3. The release of securities/warranties/deposits must be requested in writing to the City
Engineer. Allow 30 days for processing.
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FILE: CUP 1179 &, CRA 968