HomeMy WebLinkAbout8620RESOLUTION NO. 8620
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
ADOPTING A MITIGATED NEGATIVE DECLARATION, ADOPTING A
SOCIO-ECONOMIC COST/BENEFIT STUDY, AND APPROVING LOT
MERGER NO. 8 AND PLANNED DEVELOPMENT NO. 7 AUTHORIZING THE
CONSTRUCTION OF A 357,610 SQUARE -FOOT WAREHOUSE/LOGISTICS
DISTRIBUTION FACILITY AND RELATED SITE IMPROVEMENTS ON 16.0
NET ACRES LOCATED ON THE WEST SIDE OF CALIFORNIA STREET
BETWEEN LUGONIA AVENUE AND INTERSTATE 10
WHEREAS, CRP/NPP Redlands Industrial Owner, LLC has filed applications for Lot
Merger No. 8 and Planned Development No. 7, in conjunction with a Socio-Economic
Cost/Benefit Study, requesting approval to merge two parcels encompassing approximately 16.0
net acres and thereon construct a 357,610 square -foot warehouse and related site improvements
located on the west side of California Street between Lugonia Avenue and Interstate 10 (APNs:
0292-033-11-000; 0292-033-13-0000) (the "Project" or "Project Entitlements"); and,
WHEREAS, the East Valley Corridor Specific Plan (Specific Plan No. 40) requires an
application for a Planned Development for new land uses and developments within the plan area,
and the proposed type of land use is a permitted land use within the subject zoning district; and,
WHEREAS, City Council Resolution No. 5116 allows a Planned Development application
to be submitted as a single stage for the approval of a comprehensive and detailed site plan, and
shall be "quasi -legislative" in nature subject to final review and approval by the City Council; and,
WHEREAS, an Initial Study and Mitigated Negative Declaration was prepared for the
Project and was circulated for public review for a period beginning on March 28, 2024, and ending
on April 29, 2024; and,
WHEREAS, the Project is subject to the California Environmental Quality Act (CEQA)
and the City has prepared an Initial Study and exercised its own independent judgement and
analysis, there is no substantial evidence that the Project may have a significant effect on the
environment, the custodian of records is the Planning Division of the Development Services
Department, and a Mitigated Negative Declaration has been prepared in accordance with the
CEQA Guidelines; and,
WHEREAS, on June 11, 2024, the Planning Commission held a duly noticed 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, after closing the public hearing and deliberating on the
proposed Project, the Planning Commission voted 7-0 to recommend that the City Council not
approve Lot Merger No. 8 and Planned Development No. 7; and,
WHEREAS, on or about July 5, 2024, notice of the City Council's public hearing for the
Project was published in a newspaper of general circulation by the City Clerk; and,
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WHEREAS, on July 16, 2024, the City Council considered the staff report, oral
report, the recommendation of the Planning Commission, the testimony and written evidence
submitted by and on behalf of the applicant, and written comments and testimony by members of
the public, for the Project.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
REDLANDS AS FOLLOWS:
Section 1. CEQA Compliance and Environmental Determination. As the decision -making
body for the Project, the City Council has reviewed and considered the information contained in
the Initial Study and Mitigated Negative Declaration (MND), related technical studies and
analyses, public comments received, the Responses to Comments, and supporting documentation.
The City Council determines that the MND and related documents contain a complete and accurate
reporting of the environmental impacts and mitigation measures associated with the Project. The
City Council finds that the MND was prepared in compliance with CEQA, and that the City
complied with CEQA's procedural and substantive requirements.
The MND for the Project, prepared by the City's environmental consultant, reflects the
City's independent judgment and analysis. The City has exercised independent judgment and
analysis in accordance with Public Resources Code Section 21082.1(c)(3) in managing as
appropriate the environmental consultant, and directing the consultant in the preparation of the
MND. The City Council has independently reviewed and analyzed the MND and accompanying
technical studies/reports, and finds that the MND reflects the independent judgment and analysis
of the City.
The City Council finds on the basis of the whole record that there is no substantial evidence
that the Project will have a significant effect on the environment, including mitigation measures
and any project design features, and hereby adopts the MND for the Project. Pursuant to Public
Resources Code section 21081.6, the City hereby adopts the Mitigation Monitoring/Reporting
Program attached to the MND and all mitigation measures are included as conditions of approval
for the Project.
Section 2. Socio-Economic Cost/Benefit Study. The City Council hereby adopts the Socio-
Economic Cost/Benefit Study prepared for the proposed project based on the below findings. The
study concludes that the Project would result in a positive cost/benefit ratio exceeding 1.0, and the
Project will not create or result in any significant unmitigable physical blight or overburden public
services in the community.
A. The project will not create unmitigated physical blight within the City or overburden
public services including, without limitation, the sufficiency of police and fire protection
services.
The Project will neither create unmitigated physical blight within the City of Redlands nor
overburden public services, including the sufficiency of police and fire protection services,
because the proposed development: features attractive and well -designed architecture and
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perimeter landscaping and will serve as a positive addition to the East Valley Corridor;
existing public service capacity is sufficient to serve the new development; and the
expected increase in public revenue generated by the proposed development more than
offsets the expected public cost of serving the proposed development. The Project will not
create significant unmitigable physical blight in the City of Redlands or overburden public
services, including without limitation police and fire protection services. The Project site
is adjacent to or abuts primarily industrial, office, and commercial developments, and is
located within an area designated in the General Plan for industrial development.
The Project site is located in an area designated in the General Plan as
Commercial/Industrial. The Project provides improvements to blend in with and enhance
the surrounding community through use of architectural treatment and landscaped buffers
along the public right-of-way, screen walls, and preservation of existing mature landscape
trees as well as planting of new trees. Moreover, the Project will contribute or provide
funding for a public art installation that is valued at a minimum of one (1) percent of the
total Project value.
B. The benefits to the City resulting from development of the project outweigh any direct
cost to the City that may result.
According to the Socio-Economic Cost/Benefit Study, the proposed development is
projected to generate annual revenues of approximately $197,250.50 and have
approximately $17,672.30 in costs. Therefore, the project will result a positive balance of
$10,373 (or a positive cost/benefit ratio of 11.16). For every one dollar the City will spend
in providing services to the project, the City will receive $11.16 in revenue. The project
would provide revenue to the City through increased property tax assessment, sales tax and
the payment of development impact fees. These fees may provide for cultural
enhancements, downtown district enhancements, park enhancements, public safety (Police
and Fire) enhancements, and traffic enhancements. In addition, customers and guests will
also contribute additional revenue to the City's General Fund through local sales tax
generation, including the new 1.0% local sales tax (Measure T) approved by Redlands
voters.
Section 3. Findings for Approval of Planned Development No. 7. The City Council hereby
approves Planned Development No. 7, based upon the following findings, and subject to the
Conditions of Approval attached hereto as Exhibit "A" and Exhibit "B."
1. That the proposed Planned Development is in conformity with the General Plan of the City.
The General Plan land use designation of the subject site is "Commercial/Industrial" which
provides for certain types of commercial and light industrial uses, including flex
commercial space as well as business parks, that may be compatibly located. As a
warehousing facility, the proposed development is consistent with both the General Plan
land use designation and applicable General Plan goals and policies, particularly those
concerning the East Valley Corridor. Designated truck routes in the City of Redlands are
abutting and available to the project site, and the project site abuts the Interstate 10 freeway
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with several freeway ramps immediately adjacent to the project site. No abutting, adjacent,
or nearby sensitive receptors are located in proximity to the project site or the necessary
truck routes that serve the proposed facility.
2. That the proposed Planned Development would not adversely affect the surrounding area
or the Redlands community in general.
The subject site is generally surrounded by existing industrial and commercial
development, and no existing or reasonably foreseeable land use conflicts or other
detrimental effects are present in the vicinity. Vehicular access and freeway access points
(for large trucks and tractor -trailers) are adjacent to the subject site, and several ramps
accessing Interstate 10 are located abutting the project site and elsewhere in the vicinity.
The project will dedicate land to widen and improve the westbound California Street on -
ramp to Interstate 10 abutting the project site. Truck traffic to and from the proposed
warehouse facility will minimally affect the Redlands community and local street network.
Furthermore, the proposed use will not be detrimental to the health, safety, or general
welfare, and will not be injurious to property or improvements in the vicinity. The proposed
development is compatible with the surrounding area and all improvements necessary to
adequately serve the new development are existing or will be constructed as required by
the conditions of approval.
Section 4. Approval of Lot Merger No. 8. The City Council hereby approves Lot Merger
No. 8 for the proposed development project, subject to the Conditions of Approval attached hereto
as Exhibit "A" and Exhibit "B."
Section 5. Effective Date. This Resolution shall take effect upon adoption.
ADOPTED, SIGNED AND APPROVED this 16th day of Ju
ddie ejeda, May
ATTEST:
e Donaldson, City Clerk
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I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing
resolution was duly adopted by the City Council at a regular meeting thereof held on the 16th day
of July, 2024.
AYES: Councilmembers Barich, Saucedo; Mayor Tejeda
NOES: Councilmembers Davis and Guzman -Lowery
ABSENT: None
ABSTAINED: None
e Donaldson, City Clerk
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EXHIBIT A
DEVELOPMENT SERVICES DEPARTMENT
CONDITIONS OF APPROVAL
1. This permit/approval is for Lot Merger No. 8 and Planned Development No. 7
authorizing the merger of two parcels encompassing approximately 16.0 net acres and the
construction thereon of a 357,610 square -foot warehouse and related site improvements
located on the west side of California Street between Lugonia Avenue and Interstate 10
(APNs: 0292-033-11-0000; 0292-033-13-0000).
2. The issuance of any permits shall comply with the provisions of the Redlands Municipal
Code and the East Valley Corridor Specific Plan (EVCSP).
3. 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.
4. Pursuant to Government Code 66020(d), certain fees, dedications, reservations, or
exactions imposed by the City as a condition of approval of this project are subject to a
statutory ninety (90)-day protest period for those fees, dedications, reservations and
exactions which are subject to Government Code 66020(a) has commenced to run on the
date this project was approved by the City.
5. 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.
6. All plans submitted to the City shall reflect the City Council approval and any other
changes required by the Council and/or staff. This condition applies to the site plan,
landscape plans, building elevations and materials, grading, and all other illustrations,
text, or plans submitted to the City in connection with this project.
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7. The applicant shall not make any modifications or changes during construction that are in
conflict or contrary to the Project's approved site design, grading plan, landscaping plan,
or building elevations without first consulting the Development Services Director or his
designee. The Development Services Director is authorized to approve minor
modifications to the approved project plans if such modifications shall achieve
•substantial compliance with said plans and conditions.
8. A copy of the approved Conditions of Approval shall be included on the cover page of
the construction plans submitted to the Building Division.
9. No final inspection or certificate of occupancy shall be granted until all conditions of
approval have been satisfied.
10. The project site shall be kept in a weed and dust free condition throughout all periods of
development.
11. All existing and new utilities of 12 kV or less within the project and along adjacent major
arterials shall be installed underground. 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.
12. 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 issuance
of building permits. All required screening from public view, such as storage spaces,
loading docks, and equipment, shall be architecturally integrated with the surrounding
building design through the use of concrete, masonry, or other similar materials pursuant
to Section EV4.0235(h) of the EVCSP. Solid walls within the buildable lot area shall not
exceed a height of eight (8) feet from the highest finished grade. If the height of the wall
is not sufficient, appropriate landscaping shall be required to screen the required areas
from the freeway.
13. Transformer cabinets and commercial gas meters shall not be located within required
setbacks and shall be screened from public view either by architectural; treatment or with
landscaping. Multiple electrical meters and panels shall be fully enclosed and
incorporated into the overall architectural design of the building(s). Backflow preventers
shall be enclosed with landscaping that will provide complete screening upon maturity.
The location and method of enclosure or screening of this equipment shall be shown on
the construction plans and landscape plans prior to building permit issuance. Location fo
said equipment shall be coordinated with the appropriate utility company (e.g., Southern
California Gas Company or Southern California Edison). The applicant shall submit
plans showing details of screening subject to review and approval by the Development
Services Director, prior to issuance of building permits.
14. Facility operations shall adhere to the performance standards under Section EV4.0225 of
the EVCSP. No truck queuing is permitted in the public right-of-way.
15. No outdoor storage of materials, containers, structures, heavy equipment, vehicles having
a gross vehicle weight rating of more than 14,000 pounds, semi -trucks and/or trailers
shall occur in parking lots and/or yards between the building and the public right-of-way.
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16. To ensure compliance with the East Valley Corridor Specific Plan and adherence to the
development plans, the following design features shall be incorporated into the
development and represented on the drawings submitted as part of the applications for
construction permits (i.e., grading, building, landscaping):
a. Landscaped berms, or a combination of berms, landscaping and/or wall treatments
of sufficient height to substantially screen parking areas shall be provided
between parking areas and the public right-of-way along California Street and
Lugonia Avenue. (Code: EVCSP § EV4.0255; § EV4.0115(e,g))
b. Earth berms adjacent to the public right-of-way shall be constructed to a smooth,
rounded, continuous natural contour, with slope not to exceed 3:1. Construction of
berms shall not interfere with normal drainage of water anywhere on the site.
(Code: EVCSP § EV4.0275(a))
c. No cut or fill slopes shall be steeper than 3:1. Cut or fill slopes shall be graded
with smooth vertical transitions. (Code: EVCSP § EV4.0275(c))
d. In -lieu of providing minimum landscaping coverage, public art shall be displayed
in a setting which enhances pedestrian spaces and building architecture. The
minimum cost of public art shall be one (1 %) percent of the overall cost of the
project as stated on the building permit. The style, appearance, design and
location of the public art shall be approved by the Development Services Director
prior to installation. The public art shall be installed and inspected by the Planning
Division prior to issuance of a certificate of occupancy.
e. A tree protection plan shall be submitted as part of the landscape permit
application. Tree protection measures shall also be identified on grading plans.
17. The trash area(s) shall be designed and constructed in accordance with Section EV4.0230
of the EVCSP.
18. Before placing or constructing any signs on the property, Developer shall obtain a sign
permit from the City and comply with the applicable sign code criteria. Sign locations
and illumination are subject to review and approval under separate permit(s).
19. During the plan check review process, the Developer shall provide a lighting plan that
provides design details (light standards, bollards, wall mounted packs, etc.) and
illumination 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 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. To ensure adherence to the
Community Design Standards under Division 4 of the EVCSP, the lighting plan shall
demonstrate compliance with the following requirements:
a. Walkway lighting shall have a maximum height of 12 feet, all parking lot lighting
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shall have a maximum height of 30 feet, and such light fixtures shall include
shielding permanently attached to fixtures to contain illumination and prevent
glare overspill onto abutting or nearby residential properties.
b. Lighting shall be required at (i) pedestrian walkways and plazas, (ii) building
entries, driveway entries and parking, and (iii) hazardous locations such as
changes of grade and stairways which must be well -lit with lower -level
supplemental lighting or additional overhead units.
c. All light fixtures are to be concealed source fixtures except for pedestrian -
oriented accent lights.
d. Security lighting fixtures are not to project above the fences or roof line of the
building and are to be shielded. The shields shall be painted to match the surface
to which they are attached. Security lighting fixtures are not to be substituted for
parking lot or walkway lighting fixtures and are restricted only to loading and
storage locations or similar service areas.
e. Exterior wall -mounted floodlights are expressly prohibited except for security
lighting approved by the Development Services Director.
f. All illuminated signs are to be internally illuminated.
g•
The design of all lighting fixtures and their structural support shall be
architecturally compatible with the surrounding buildings.
h. When walkway lighting is provided primarily by low fixtures, there shall be
sufficient peripheral lighting to illuminate the immediate surroundings to ensure
public safety. Shatter -proof coverings are recommended on low-level fixtures.
20. Plans submitted for plan check shall include an exterior lighting plan, including fixture
and pole designs, for review and approval by the Development Services Director or his
designee.
21. All lighting shall be shielded, and no light or glare shall impact the surrounding
properties.
22. 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.
23. The Final Landscaping Plan shall incorporate the following:
a. The landscape plan shall comply with all requirements for landscaping in parking
areas according to Section EV4.0255 of the EVCSP.
b. Final landscape plans, irrigation system plans, tree preservation techniques and
preservation guarantees shall be reviewed and approved by the Development
Services Director prior to issuance of a building permit.
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c. Trees shall be installed in automobile (passenger vehicle) parking areas to provide
at least thirty five percent (35%) shade cover of parking areas within fifteen years
pursuant to Redlands Municipal Code Section 18.156.930.D. This requirement is
in addition to the applicable standard design requirements for parking lot
landscape and related improvements.
24. 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.
25. 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.
26. Unless a Minor Exception Permit is obtained, open and solid fencing within the required
front yard area shall not exceed four feet and three feet, respectively, and fencing along
side and rear property lines shall not exceed six feet in height. A Minor Exception Peitiiit
is not required for screening walls up to eight feet in height located within the buildable
lot area in accordance with EVCSP § EV4.0235(h).
27. Pedestrian walkways shall be provided within parking areas to destination points.
28. All necessary equipment for use of non -potable water as a condition of occupancy of on -
site structures in accordance with the City's master -planned non -potable water system
shall be installed prior to issuance of a certificate of occupancy. Necessary equipment
shall be as determined by the City of Redlands and may include pipes, pumps, storage
and other facilities including "backbone" or "distribution" lines.
29. 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 subcontractors working on
the site.
30. Prior to issuance of a building permit, the property owner shall record a covenant on the
title of the subject property ensuring that the property cannot be used to provide chilled,
cooled, or freezer warehouse space. Prior to recordation of the covenant, the form shall
be reviewed and approved by the Planning Division and the City Attorney.
31. Entry gates into the loading dock/truck court area with more than twenty (20) loading
docks shall be positioned after a minimum of one hundred forty (140) feet of total
available stacking depth inside the property line (or alternatively, if one hundred forty
(140) feet of depth is not feasible due to site constraints, then provide seventy (70) feet of
available stacking depth for two trucks side -by -side as an alternative design). The
stacking distance shall be increased by seventy (70) feet for every twenty (20) loading
docks beyond 50 docks. Queuing, or circling of vehicles, on public streets immediately
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pre- or post -entry to an industrial commerce facility is strictly prohibited unless queuing
occurs in a deceleration lane or right turn lane exclusively serving the facility.
32. The following facility signage shall be installed prior to issuance of a certificate of
occupancy:
a. Anti -idling signs indicating a five (5) minute restriction on engine idling for diesel
trucks shall be posted at warehouses and industrial commerce facilities along
entrances to the site and within the dock areas and shall be strictly enforced by the
facility operator.
b. Signs shall be installed at all truck exit driveways directing truck drivers to the
truck route as indicated in the Truck Routing Plan to be routed to the Interstate
Freeway System.
c. Signs and drive aisle pavement markings shall clearly identify the onsite
circulation pattern to minimize unnecessary on -site vehicular travel.
d. Facility operators shall post signs in prominent locations inside and outside of the
building indicating that off -site parking for any Medium Heavy -Duty trucks,
Heavy Heavy -Duty trucks, truck trailers or cabs, and other operations -related
vehicles is strictly prohibited.
e. All signs shall be legible, durable, and weather-proof.
33. The following sustainable energy measures shall be implemented and specified on the
drawings submitted as part of a building permit application as applicable:
a. A minimum of ninety percent (90%) of the on -site motorized operational
equipment shall be zero emission (ZE).
b. All warehouse building roofs shall install photovoltaic (PV) solar collector system
or other form of on -site renewable energy, provided such renewable energy
source is recognized by the State of California as a renewable resource under the
Renewable Portfolio Standard Program. The renewable energy system shall be
metered separately from the nonrenewable metered power usage of the building
(if not in conflict with other applicable regulations). The renewable energy system
shall be built to generate an amount of electricity sufficient to meet the following
criteria:
i. Annualized building demand based on the approved use or, if no use is
proposed, then the demand for the most energy intensive use that could
occupy the building; and
ii. Annualized demand required to charge fully electric vehicles and trucks,
assuming that all vehicles and trucks to the site are fully electric; and
iii. A reasonable rate of efficiency loss over ten (10) years.
Note: Electricity demand that exceeds the generation capacity of the on -site
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renewable energy system may be obtained from off -site energy sources or
suppliers.
c. The warehouse building's rooftop that is not covered with solar panels or other
utilities shall be constructed with light colored roofing material with a solar
reflective index (SRI) in accordance with current California Energy Code
regulations. This material shall be the minimum solar reflective rating of the roof
material for the life of the building.
d. The on -site passenger vehicle parking shall include electric vehicle (EV) ready
parking spaces in accordance with current requirements of the California Building
Code, and at least fifty percent (50%) of the required EV parking spaces shall be
equipped with working Level 2 Quick Charge EV charging stations installed and
operational, prior to building occupancy. Signage shall be installed indicating EV
charging stations and specifying that spaces are reserved for clean air/EV
vehicles. Unless superior technology is developed that would replace the EV
charging units, facility operator and any successors in interest shall be responsible
for maintaining the EV charging stations in working order for the life of the
facility.
34. The developer and/or facility operator shall comply with the following operation and
construction standards:
a. Cool surface treatments shall be added to all drive aisles and parking areas, or
such areas shall be constructed with a solar -reflective cool pavement such as
concrete. Solar collectors may be installed on support structures that provide
shade over parking areas to achieve minimum requirements.
b. To ensure that warehouse electrical rooms are sufficiently sized to accommodate
the potential need for additional electrical panels, either a secondary electrical
room shall be provided in the building, or the primary electrical room shall be
sized twenty-five percent (25%) larger than is required to satisfy the service
requirements of the building or the electrical gear shall be installed with the initial
construction with twenty-five percent (25%) excess demand capacity.
c. All exterior light fixtures (including but not limited to parking lot lighting, wall
fixtures, roof fixtures, light poles, etc.) visible from public right-of-way or
abutting properties shall have shielding affixed to contain illumination within the
subject property and prevent light trespass and glare overspill.
d. The facility operator shall be required to perform regular maintenance of building
structures, landscaping, and paved surfaces to ensure good physical condition and
appearance.
e. Any outdoor storage of materials, high -pile storage, or any other manner of
storage or staging shall not exceed the height of the enclosing screen walls.
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Environmental Mitigation Measures
35. BIO-1: Preconstruction Nesting Bird Survey: If construction or other Project activities
are scheduled to occur during the nesting bird season (February 1 through August 31), a
preconstruction nesting bird survey shall be conducted by a qualified avian biologist to
ensure that active bird nests will not be disturbed or destroyed. The survey shall be
completed no more than three days prior to initial ground disturbance. The nesting bird
survey shall include the Project Site and adjacent areas where Project activities have the
potential to affect active nests, either directly or indirectly, due to construction activity,
noise, human activity, or ground disturbance. If an active nest is identified, a qualified
avian biologist shall establish an appropriately sized non -disturbance buffer around the
nest using flagging or staking. Construction activities shall not occur within any non -
disturbance buffer zones until the nest is deemed inactive by the qualified avian biologist.
If initial ground -disturbing activities are scheduled to occur during the nesting bird
season, then a biological monitor shall be present during all vegetation removal activities
to ensure no impacts to nesting birds occur.
36. CR-1: In the event that cultural resources are discovered during project activities, all
work in the immediate vicinity of the find (within a 60-foot buffer) shall cease and a
qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the
find. Work on the other portions of the project outside of the buffered area may continue
during this assessment period. If significant pre -contact and/or historic -era cultural
resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot
be ensured, the archaeologist shall develop a Monitoring and Treatment Plan. The
archaeologist shall monitor the remainder of the project and implement the Plan
accordingly.
37. CR-2: If human remains are discovered, work shall halt in that area until a determination
can be made regarding the provenance of the human remains, and the following
procedures as set forth in CEQA Section 15064.5(e), the California Public Resources
Code (Sec. 5097.98), and the State Health and Safety Code (Sec. 7050.5) shall be
undertaken. All work shall be directed away from the location of the discovery and any
nearby area reasonably suspected of overlaying adjacent human remains until a
determination can be made by the medical examiner. The medical examiner will
determine if the remains are or are most likely to be of Native American origin. If human
remains are determined to be Native American, the medical examiner will notify the
NAHC within 24 hours. If human remains are not Native American, the medical
examiner will determine the appropriate course of action with the city staff (Public
Resources Code 5097.98).
38. GEO-1: The recommendations regarding site preparation and construction, as described
in a Final Geotechnical Investigation as approved by the City Engineer, shall be
incorporated into project design.
39. GEO-2: Establish a procedure for the management of paleontological materials found on -
site during project development, including the following provisions:
If materials are found on -site during grading, it is required that work be halted
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until a qualified paleontologist evaluates the find to determine if it represents a
significant paleontological resource.
If the resource is determined to be significant, the paleontologist shall supervise
removal of the material and determine the most appropriate archival storage of the
material.
Appropriate materials shall be prepared, catalogued, and archived at the
applicant's expense and shall be retained within San Bernardino County if
feasible.
40. TCR-1: Tribal Monitoring Services Agreement: Prior to the issuance of grading permits,
the applicant shall enter into a Tribal Monitoring Services Agreement with the Morongo
Band of Mission Indians (MBMI) for the Project. The Tribal Monitor 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 to allow identification, evaluation, and
potential recovery of cultural resources.
41. TCR-2: Retention of Archaeologist: Prior to any ground -disturbing activities (including,
but not limited to, clearing, grubbing, tree and bush removal, grading, trenching, fence
post replacement and removal, construction excavation, excavation for all utility and
irrigation lines, and landscaping phases of any kind),and prior to the issuance of grading
permits, the Applicant shall retain a Qualified Archaeologist who meets the U.S.
Secretary of the Interior Standards (SOI). The Archaeologist shall be present during all
ground- disturbing activities to identify any known or suspected archaeological and/or
cultural resources. The Archaeologist will conduct Cultural Resource Sensitivity
Training, in conjunction with the Tribe[s] Tribal Historic Preservation Officer (THPO),
and/or designated Tribal Representative. The training session will focus on the
archaeological and tribal cultural resources that may be encountered during ground -
disturbing activities as well as the procedures to be followed in such an event.
42. TCR-3: Cultural Resource Management Plan: Prior to any ground -disturbing activities
the project Archaeologist shall develop a Cultural Resource Management Plan (CRMP)
and/or Archaeological Monitoring and Treatment Plan (AMTP) to address the details,
timing, and responsibilities of all archaeological and cultural resource activities that occur
on the project site. This Plan shall be written in consultation with the consulting Tribe[s]
and shall include the following: approved Mitigation Measures (MM)/Conditions of
Approval (COA), contact information for all pertinent parties, parties' responsibilities,
procedures for each MM or COA, and an overview of the project schedule.
43. TCR-4: Pre -Grade Meeting: The retained Qualified archeologist and Consulting Tribe[s]
representative shall attend the pre -grade meeting with the grading contractors to explain
and coordinate the requirements of the monitoring plan.
44. TCR-5: On -site Monitoring: During all ground -disturbing activities the Qualified
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Archaeologist and the Tribal Monitor shall be on -site full-time. The frequency of
inspections shall depend on the rate of excavation, the materials excavated, and any
discoveries of Tribal Cultural Resources as defined in California Public Resources Code
Section 21074. Archaeological and Tribal Monitoring will be discontinued when the
depth of grading and the soil conditions no longer retain the potential to contain cultural
deposits. The Qualified Archaeologist, in consultation with the Tribal Monitor, shall be
responsible for determining the duration and frequency of monitoring.
45. TCR-6: Significant Resources: The Yuhaaviatam of San Manuel Nation Cultural
Resources Department (YSMN) shall be contacted of any pre -contact and/or historic -era
cultural resources discovered during project implementation, and be provided information
regarding the nature of the find, so as to provide Tribal input with regards to significance
and treatment. Should the find be deemed significant, as defined by CEQA (as amended,
2015), a Cultural Resources Monitoring and Treatment Plan shall be created by the
archaeologist, in coordination with YSMN, and all subsequent finds shall be subject to
this Plan. This Plan shall allow for a monitor to be present that represents YSMN for the
remainder of the project, should YSMN elect to place a monitor on -site.
46. TCR-7: Project Documents: Any and all archaeological/cultural documents created as a
part of the project (isolate records, site records, survey reports, testing reports, etc.) shall
be supplied to the applicant and Lead Agency for dissemination to YSMN. The Lead
Agency and/or applicant shall, in good faith, consult with YSMN throughout the life of
the project.
47. TCR-8: 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. After approval of all parties,
the final reports are to be submitted to the Eastern Information Center, and the Consulting
Tribe[s].
Building & Safety Division:
48. When the Entitlement Review is approved, submit complete construction drawings
including structural calculations, energy calculations and a soils report 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.
49. Disabled access for the site and building must be in accordance with the State of
California and ADA regulations.
50. Accessible EVC parking spaces for future and required EVCS as per the California Green
Code is required.
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Other City Departments/Divisions:
51. 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
PLANNED DEVELOPMENT NO. 7
Date of P.C. Meeting: June 11, 2024
Applicant: Pete Williams, CRP/NPP Redlands Industrial Owner, LLC
Location: West Side of California Street Between West Lugonia Avenue
and Interstate 10
Project Description: Construct an Approximately 357,610 Square -Foot Warehouse
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 Redlands policies and guidelines
relative to development projects.
A. The following items are required prior to issuance of the GRADING PERMIT.
1. Pay plan check fee as established per resolution. The amount will be determined
at plan check submittal.
2. Plans required to be submitted include:
a. Precise Grading Plan, Grading plans shall be coordinated with the
existing and proposed off -site improvements. (RMC 15.04)
b. SWPPP/Erosion Control Plan, Erosion/Sediment Control Plan shall be
submitted for review and approval. A copy of the project's Storm Water
Pollution Prevention Plan (SWPPP) shall be submitted for review.
SWPPP Best Management Practices (BMPs) to prevent and control
discharges to the municipal separate storm sewer (drain) system shall be in
effect for the entire duration of project construction to its completion and
acceptance by the City. (RMC 13.54)
c. Water Quality Management Plan. Submit final Water Quality
Management Plan (WQMP) for review and approval. WQMP shall
consist of post construction Best Management Practices (BMPs) prepared
in accordance with the requirements and guidelines of the San Bernardino
County Stormwater Program. The requirements of the WQMP shall
remain. in effect throughout the life of the project. (California State Order
No. R8-2010-0036)
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Six (6)
Planned Development No. 7
June 11, 2024
Page 2
copies of each are required, After final review, grading and SWPPP plans shall
be submitted on 24" x 36" size, min. 4 mil, mylar sheets for City's approval.
3, Submission of plan sets shall be complete and include all required engineering
designs and drawings listed in No, 2 above. All plans submitted shall be
substantially complete, and no plan check queue place -holder plans will be
accepted. An incomplete plan submittal will not be accepted for plan check.
4. All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Hydrology Report and Hydrologic Calculations; (RMC 15.04)
b. Geotechnical Report; (RMC 15.04)
c. Easement Documents. (RMC 12.22)
5. A final WQMP that is in substantial conformance with the preliminary WQMP
and in full conformance with the WQMP Guidance Document shall be submitted
and approved prior to the approval of precise grading plans.
6. Cash cleanup deposit shall be submitted ($1,000,00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request. (RMC
12.16.290)
7. For all development requiring coverage under the state of California General
Storm Water Permit, in effect at the time of permit issuance, and whom have filed
with the State Board a Notice of Intent (NOT), a copy of the Waste Discharge
Identification Number (WDID) and NOI shall be submitted for review and file.
Call (866) 563-3107.(RMC 13.54)
8. The Final WQMP shall also include a site trash plan detailing the installation,
operation, and maintenance of a Full Capture System (FCS) for loose trash. The
intent of the FCS is to capture loose trash preventing the trash from entering the
site storm drains and basins, BMPs or devices used as FCS devices shall require
acceptance by the City Engineer. Full Capture Systems are defined as treatment
controls (either a single device or a series of devices) capable of trapping all
particles 5 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.
Planned Development No. 7
June 11, 2024
Page 3
C. The following items are required prior to issuance of the BUILDING PERMIT
l , 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. Street Reconstruction/Rehabilitation Plans;
b. Pavement Striping Plans (including refleetorized pavement markers);
c. Offsite Water Improvernent/Utility Plans: and
c. Onsite.Potable Water and Irrigation Plans.
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,
5. Finalize and obtain all necessary onsite and offsite permissions, permits,
easements, right-of-way, and properties in order to satisfy the conditions of
approval for this project. Such items may include:
a. Encroachment Permits from Caltrans.
6. All off -site improvements shall be designed by owner's Civil Engineer in
accordance with City Standard Specifications and Detail Drawings and Standard
Specifications for Public Works Construction (Green Book) latest revision
thereof. All existing utilities shall be pot -holed to determine the actual depth if no
signed plan is available. Field notes will be submitted at time of submitting the
plan for review and plan checking.
7. The approximate locations of existing underground utilities shall be shown on the
improvement/site/grading plans. The utilities shall be plotted from record and
field data. The City of Redlands and the Engineer assume no liability as to the
exact location of said lines where locations are not shown.
8. Submission of approved onsite potable water and irrigation 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.
9, Provide pad certification and compaction report to the Building and Safety
Department.
Planned Development No. 7
June 11, 2024
Page 4
10. Pay the required development impact fees per ordinance in effect at time of
issuing the building permit, The exact amount will be determined based upon the
review of the final building plan or project information. Development Impact
Fees shall include:
Transportation Facilities; (RMC 3.54)
Fire Facilities; (RMC 3.60)
General Government Facilities; (RMC 3.60)
Police Facilities; (RMC 3.60)
Storm Drain Facilities; (RMC 3.56)
Water Capital Improvement Charge; (RMC 3.48)
Recycled Water Capital Improvement Charge; (RMC 3,53)
Water Source Acquisition Charge; (RMC 13.40)
Sewer Capital Improvement Charge; (RMC 3,44)
Solid Waste Capital Improvement Charge; (RMC 3.70) and
Recycled Water Frontage Charges. (RMC 13.44)
11. Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
12. 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)
13. Requirements for California Street (RMC 12,22):
a. Dedicate to provide for a free right turn lane from southbound California
Street to the westbound Interstate 10 onramp as approved by the City
Engineer;
b. Dedicate sidewalk easement(s) as needed to provide for Public ADA
compliant crossings at all driveways;
c. Repair/replace altered, broken or substandard existing off -site
improvements to the project boundary. No altered, broken or substandard
observed at this time;
d. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the new curb and gutter to the street centerline
verified through a geotechnical report;
e. Construct underwalk drain, if necessary;
f. Use traffic index of 9.0; and
g. Install commercial fire hydrants as required by the Redlands Fire
Department.
Planned Development No. 7
June 11, 2024
Page 5
14. Requirements for Lugonia Avenue (RMC 12.22):
a. Dedicate sidewalk easement(s) as needed to provide for Public ADA
compliant crossings at all driveways;
b. Repair/replace altered, broken or substandard existing off -site
improvements to the project boundary. This shall include but is not
limited to the replacement of altered, broken or substandard sidewalk;
c. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the new curb and gutter to the street centerline
verified through a geotecbn.ical report;
d. Construct underwalk drain, if necessary;
e. Use traffic index of 9.0; and
f. Install commercial fire hydrants as required by the Redlands Fire
Department.
15. Provide for adequate drainage facilities. The applicant shall provide and submit
all necessary hydrology/hydraulic studies and calculations in accordance with the
San Bernardino County Hydrology Manual. (RMC 18,12,080)
16, Install reduced pressure principle backflow devices as required by City Engineer.
(RMC 13.20)
17. Install onsite fire line with double detector check valve backflow devices at
service connection satisfactory to the City Fire Department. (RMC 13.20)
18. 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.
19. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
20. Dedication documents shall be prepared by alicensed 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)
21. Submit for review, approval, & recordation a Lot Line Adjustment/Lot Merger to
remove property line between APN(s) 0292-033-11 and 0292-033-13.
22. Any on -site water wells shall be abandoned. (RMC 13.42.140);
23, Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows (RMC 12.22.060):
Planned Development No. 7
June 11, 2024
Page 6
Perfor nance
(Warranty)
Labor and Materials
100% security (due prior to building permit issuance)
10% security (due at acceptance of improvements)
50% security (due prior to building permit issuance)
Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter (savings account) in
City's naive subject to approval of the City Attorney and Finance Director.
24, The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work. (12.20,100)
25. Execute Public Improvement Agreement. (RMC 12.22.060)
D. The following items are required prior to approval of APPLICATION FOR
WATER SERVICE CONNECTION and prior to WATER METER
INSTALLATION.
1. Pay the Water Capital Improvement Charge; (RMC 3.48.030)
2. Pay the Water Source Acquisition Charge; (RMC 13.40)
3. Pay the Recycled Water Capital Improvement Charge; (RMC 3.53.050)
4. Pay the Recycled Water Frontage Charges. (RMC 13.44); and
5. Pay the Water Meter Charge. (Redlands Ordinance No. 2830)
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
1. Cash cleanup deposit shall be submitted ($1,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request.
(Required unless previously submitted under Sections A, B or C.) (RMC
12.16.290)
2. 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)
3, 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)
4. A California OSHA Permit Number for all work that is 5 feet deep or deeper shall
be provided. Call (909)383-4321, (RMC 12.16.040)
Planned Development No. 7
June 11, 2024
Page 7
5, A copy of soils report is required with recommendation for the final pavement
structural section to be submitted prior to placing of the street pavement. The
report shall include test results and boring/sampling locations.
6. A traffic control plan shall be prepared in accordance with the latest revision of
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.
7. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows:
Performance 100% security (due prior to building permit issuance)
(Warranty) 10% security (due at acceptance of improvements)
Labor and Materials 50% security (due prior to building permit issuance)
Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter (savings account) in
City's name subject to approval of the City Attorney and Finance Director.
Execute Public Improvement Agreement.
9. The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
1. The following items are required prior to issuance of CERTIFICATE OF
OCCUPANCY.
1. All requirements as described in Sections A, B, C, D and E of these conditions of
approval shall be met.
2. All work shall be completed to the satisfaction of the City Engineer. All as -built
plans shall be delivered to the Municipal Utilities and Engineering Department for
review and approval.
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
Planned Development No. 7
June 11, 2024
Page 8
Municipal Utilities and Engineering Department. [California B&P Code 8762,
8767, 8768, 8771, and 8773(b)]
5. A list of as -built infrastructure improvement quantities shall be provided in the
Excel format provided by the City showing quantities for each street segment (i.e.
pavement, curb and gutter, sidewalk, etc.)
6. Streets may be required to have a seal coat applied at the option of the City
Engineer. Type of seal coat is to be determined by the City Engineer.
7. Resurface existing roadway as directed by the City Engineer due to utility
installations and construction damage.
8. Existing striping shall be removed and replaced as necessary. New striping and
pavement markings shall be installed as required by the City Engineer.
9. Owner/Developer shall provide recycling receipts as required by the recycling
plan.
G. The following items are required prior to release of
SECURITIES/WARRANTIES/DEPOSITS.
1. Prior to the release of the securities for the project, all improvements shall be
reviewed and accepted by the City Engineer.
The release of securities/warranties/deposits must be requested in writing to the
City Engineer. Allow 30 days for processing.
DONALD YOU G; P .E., P.M.P.
One Stop Permit Center Manager
Initial
FILE: Planned Development No. 7