HomeMy WebLinkAbout8629RESOLUTION NO. 8629
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING PARCEL MAP NO. 20796, COMMISSION REVIEW & APPROVAL
NO. 914, REVISION 1, AND ASSOCIATED AGREEMENTS FOR THE
CONSTRUCTION OF 164 APARTMENT UNITS
WHEREAS, Miller Architectural Corporation (the "Applicant") has submitted an
application for Parcel Map No. 20796 to subdivide a 9.2-acre site into two parcels (Parcel 1 at
approximately 5.9 gross acres, and Parcel 2 at approximately 3.2 gross acres) for development
purposes, located on the south side of Orange Avenue and west of Alabama Street (APN: 0292-482-
01-0000) (the "Project" or "Project Entitlements"); and
WHEREAS, the Applicant has submitted an application for Commission Review &
Approval No. 914, Revision No. 1, for the construction of a 164-unit multi -family apartment
complex on Parcel 2 of Parcel Map No. 20796, including onsite parking and recreation areas; and
WHEREAS, the Applicant has filed an application for a Density Bonus Agreement to
construct an additional 164 density bonus units including fifty (50) very low-income units for a total
of 492 dwelling units within the total project located between Iowa Street and Alabama Street on the
north and south sides of Orange Avenue, (APNs: 0292-482-01-0000, 0292-721-01-0000, 0292-721-
02-0000); and
WHEREAS, the Applicant is requesting an incentive through the Density Bonus Agreement,
which includes a request for financial assistance to offset the cost of development impact fees in the
amount of $1,500,000 requiring approval of a Loan Agreement and Development Impact Fee
Deferral Agreement for the construction of 164 density bonus units; and
WHEREAS, the proposed project qualifies for exemption from environmental review
pursuant to California Environmental Quality Act Guidelines, Section 15332 (In -Fill Development
Projects); and
WHEREAS notice of the Planning Commission's public hearing for the Project and related
Project Entitlements was published in a newspaper of general circulation and notices were mailed
to property owners within a 300-foot radius; and
WHEREAS, on June 25, 2024, the Planning Commission held a public hearing and
considered the staff report, oral report, the testimony and the written evidence submitted by staff,
the applicant and by members of the public; and
WHEREAS, following the public hearing on June 25, 2024, the Planning Commission
determined that approval of the proposal is in the best interests of the public health, safety, and
general welfare and recommended approval of the project entitlements; and
WHEREAS, on June 25, 2024, the Planning Commission recommended to the City
Council that the project entitlements be approved; and
1
I:\Resolutions\Res 8600-8699\8629 Approving Parcel Map No. 20796 -Commission Review Approval No. 914 Rev. I (venue at Orange).docx-
msv3
WHEREAS, notice of the City Council's public hearing for the Project was published in a
newspaper of general circulation and notices were mailed to property owners within a 300-foot
radius by the City Clerk; and
WHEREAS, on October 1, 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
written evidence submitted by and on behalf of the applicant, and testimony by members of the
public.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
REDLANDS AS FOLLOWS:
SECTION 1. CALIFORNIA ENVIRONMENTAL QUALITY ACT. The proposed project
is exempt from environmental review in accordance with the California Environmental Quality Act,
Section 15332 (In -Fill Development Projects) of the CEQA Guidelines. There is no information or
evidence that the proposed project may result in any potentially significant environmental effects,
and the proposal satisfies all applicable criteria for exemption in accordance with CEQA Guidelines
Section 15332.
SECTION 2. SOCIO-ECONOMIC COSTBENEFIT STUDY. The Socio-Economic
Cost/Benefit Study prepared by City staff found that the proposed project would not create any
significant immitigable physical blight or overburden public services in the community and is
hereby approved based upon the following findings:
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 not create significant unmitigable physical blight in the City of Redlands
("City") or overburden public services, including without limitation police and fire
protection services. The Project developer will make improvements to facilitate
implementation of the Project, including the construction of any necessary
adjacent roadway improvements along the project frontage and the Project would fund
and provide connections to existing City infrastructure. Conditions of approval on the
project require the Project developer to fund the project's fair share allocation of any
necessary public infrastructure associated with development of the Project.
B. The benefits to the City resulting from development of the Project outweigh any direct
cost to the City that may result.
The Socio-Economic Cost/Benefit Study demonstrates that the Project will generate
"new net" annual revenues of approximately $141,542 and approximately $107,219 in
costs, and therefore will result in a positive balance of $34,321 (or cost/benefit ratio of
+1.28). For every dollar the City spends in providing services to the Project, the City will
receive $1.28 in "new net" revenue. The Project would provide for the development of
164 new residential units. The project also provides 50 very -low-income affordable
housing units. Schools will be enhanced with the payment of school fees. Further, with
2
I:\Resolutions\Res 8600-8699\8629 Approving Parcel Map No. 20796 -Commission Review Approval No. 914 Rev. I (Venue at Omnge).docx-
msv3
the additional revenue provided to the City through increased property tax assessment,
indirect funding will be provided for cultural enhancements, downtown district
enhancements, public safety (Police and Fire) enhancements, and traffic enhancements.
SECTION 3. FINDINGS FOR APPROVAL OF PARCEL MAP NO.20796. The proposed
Parcel Map No. 20796 is hereby approved based upon the following findings, and subject to the
Conditions of Approval attached hereto as Exhibit "A" and Exhibit `B":
The proposed map is consistent with the General Plan or any applicable specif e plan, or
other applicable provisions of the Redlands Municipal Code.
The proposed map will be consistent with the Redlands General Plan and the Redlands
Municipal Code. The proposed subdivision is within the Medium -Density Residential land
use designation of the General Plan. The existing zoning designation is Multiple -Family
Residential (EV/2500) district of the East Valley Corridor Specific Plan, which is consistent
with the General Plan land use designation. The subdivision is consistent with the
development standards of the underlying zoning district in terms require lot size, width and
depth and is supported by the General Plan policies outlined in the staff report.
2. The site is physically suitable for the proposed type of development.
The project site is physically suitable for the proposed developments. The existing site is
approximately 3.2 acres. The site is generally flat and rectangular. All on -site and off -site
improvements proposed as part of the project's design will meet all City standards with the
approval of a Density Bonus Agreement with Declaration of Affordable Housing Covenants
and Restrictions and will provide a safe and efficient environment for the future residents
after development.
3. The site is physically suitable for the density of the development.
The property is located within the medium Density Residential land use designation of the
General Plan. This land use designation is intended for the development of properties of up
to 15 dwelling units per acre. The project exceeds this density; however, it is consistent with
the allowable density allowed based upon the State Density Bonus Law, while still providing
outdoor recreation areas amenities and required parking.
4. The design of the subdivision or the proposed improvements is not likely to cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
The design of the subdivision and proposed improvements is not likely to cause substantial
environmental damage or injure fish or wildlife or their habitat. The project is located within
an urbanized area and is surrounded by residential and non-residential development on all
side. An exemption checklist was prepared to fully analyze the project in relation to CEQA
guidelines criteria for an exemption based on Section 15332. Based upon the analysis in the
checklist, the proposed project will not have any potentially significant effect on the
environment and is eligible for exemption from CEQA.
3
1AResolutions\Res 8600-8699\8629 Approving Parcel Map No. 20796-Coimnission Review Approval No. 914 Rev. 1 (Venue at Orange).doox-
msv3
5. The design of the subdivision or the type of improvements are not likely to cause serious
public health problems.
The design of the subdivision or the type of improvements are not likely to cause serious
public health problems. The project is located in an area primarily developed by residential
uses. The project is designed with improvements that meets all City and State building and
fire codes, no offensive emissions or odors will be associated with the residential
development.
6. The design of the subdivision or the type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of property within the proposed
subdivision.
The design of the subdivision or the type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of the property within the proposed
subdivision. The Parcel Map provides the necessary easements utilities and access and is
responsible for installing or repairing associated street improvements such as curb, gutter,
and sidewalk consistent with the City requirements, if necessary at the time of construction.
That pursuant to Section 66474.4 of the Subdivision Map Act, the land is not subject to a
contract entered into pursuant to the California Land Conservation Act of 1965
(commencing with section 51200 of the Government Code) and that the resulting parcels
following a subdivision of the land would be too small to sustain their agricultural use.
The subject property is not under a Williamson Act Contract pursuant to the California Land
Conservation Act of 1965 and will not be detrimental or otherwise affect lands in agricultural
use.
SECTION 4. FINDINGS FOR APPROVAL OF REVISION 1 TO COMMISSION
REVIEW & APPROVAL NO. 914. Revision 1 to Commission Review & Approval No. 914 is
hereby approved 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 neighborhood.
The proposed project includes the construction of three four-story multifamily residential
buildings with a total of 164 dwelling units, outdoor recreation areas, and related site
improvements on approximately 3.2 acres. The subject property is adequate in size and shape
to accommodate the proposed use, including setbacks, landscaping, private and common
open space, recreation amenities, driveways, on -site parking, lighting, utilities, and other
required improvements necessary to serve the proposed use and structures. The proposed
project complies with the development standards for the EV2500 District of the East Valley
Corridor Specific Plan to the maximum extent utilizing waivers as allowed by State Density
Bonus Law and will be compatible with the adjacent residential uses that surround the project
site.
BResolutions\Res 8600-8699\8629 Approving Parcel Map No. 20796 -Commission Review Approval No. 914 Rev. 1 (Venue at Ontnge),docx-
tnsv3
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 proposeduse.
The subject property will take access from City streets (Orange Avenue and Alabama Street),
which have been designed to accommodate the expected type and quantity of motor vehicle
traffic to and from the proposed project. The existing roadways are designed to carry the type
and quantity of residential traffic to be generated by the proposed use, including existing
traffic from the existing portions of the project. The site for the proposed use relates to streets
that are properly designed and improved to carry the type and quantity of traffic that will be
generated by the proposed residential structures.
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 of approval for the project will protect the public health, safety, and general
welfare. Conditions are provided from the Planning Division, Building & Safety Division,
and Land Use Engineering Division. The project has been conditioned to comply with the
applicable provisions of the Redlands Municipal Code as well as the applicable California
Building Code, California Fire Code, and any other applicable regulations.
SECTION 5. APPROVAL OF DENSITY BONUS AGREEMENT. The proposed Density
Bonus Agreement for the proposed project is hereby approved based upon the following findings:
1. The development project would not be a hazard or nuisance to the city at large or
establish a use or development inconsistent with the goals and policies of the city's
generalplan.
Including the 164 density bonus units, the completed project will include 492 dwelling units,
which will not be a hazard or nuisance to the City of Redlands at large. The proposed project
and land use will be consistent with several policies and actions contained in the General
Plan. The proposed project will also implement several goals and policies contained in the
2021-2029 Housing Element, particularly for increased density for sites identified in the
Housing Sites Inventory and affordable housing. The proposed project will help the City
achieve its housing goal numbers as determined by the Regional Housing Needs Assessment
as further explained in the Housing Element.
2. The number of dwellings can be accommodated by existing and planned infrastructure
capacities.
Including the 164 density bonus units, the proposed project will include 492 apartment units
which can be accommodated by existing and planned infrastructure. The City's Development
Review Committee (including Land Use Engineering staff and Municipal Utilities &
Engineering Department) have reviewed the proposed project plans, and all necessary
infrastructure, public and private utilities, and public services will be able to adequately serve
the project site and vicinity.
5
I:\Resolutions\Res 8600-9699\8629 Approving Parcel Map No. 20796 -Commission Review Approval No. 914 Rev. I (Venue at Oiange).docx-
msv3
3. Adequate evidence exists to ensure that the development of the property would result in
the provision of affordable housing in a manner consistent with the purpose and intent of
this chapter;
The proposed project is consistent with the applicable provisions of State density bonus law
(Calif. Gov. Code Sections 65915 — 65918) and the project is subject to a Density Bonus
Agreement that is included in the project entitlements. The development of the property will
result in the provision of 50 affordable housing units for very -low-income households in a
manner consistent with the purpose and intent of the Redlands Municipal Code as well as
applicable State law.
4. In the event that the city does not grant at least one financial concession or incentive as
defined in state law in addition to the density bonus, that additional concessions or incentives
are not necessary to ensure affordable housing costs; and
Through the approval of the Loan Agreement for this project, the City is providing one
financial incentive, and therefore this finding can be met.
5. There are sufficient provisions to guarantee that the lower and very low income units
would remain affordable in the future.
The proposed project includes a Density Bonus Agreement that will ensure the project
provides housing for very -low-income households in accordance with the granted density
bonus and applicable State law for 55 years. The Density Bonus Agreement includes terms
and provisions to ensure that only eligible very -low-income residents may reside in the
affordable housing units within the development and have the benefit of affordable rents.
SECTION 6. APPROVAL OF "LOAN AGREEMENT AND DEVELOPMENT IMPACT
FEE DEFERRAL AGREEMENT." The requested Loan Agreement and Development Impact Fee
Deferral Agreement for the proposed project is hereby approved.
SECTION 7. EFFECTIVE DATE. This Resolution shall take
ADOPTED, SIGNED AND APPROVED this 1st day of
Tejeda, Mayor
ATTEST:
anne Donaldson, City Clerk
6
L• Resolutions\Res 8600-8699\8629 Appmving Parcel Map No. 20796 -Commission Review Approval No. 914 Rev. 1 (Venue at Orange).docx-
msv3
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 I" day of
October, 2024, by the following vote:
AYES: Councilmembers Barich, Guzman -Lowery, Saucedo; Mayor Tejeda
NOES:
ABSENT:
ABSTAINED: Councilmember Davis
Jeanne Donaldson, City Clerk
7
1:IResolutions\Res 8600-8699\8629 Approving Parcel Map No. 20796 -Commission Review Approval No. 914 Rev. I (Venue at Orange).docx-
msv3
EXHIBIT A
DEVELOPMENT SERVICES DEPARTMENT
CONDITIONS OF APPROVAL
VENUE AT ORANGE - PHASE 2 PROJECT
(Parcel Map No. 20796, Commission Review & Approval No. 914 Revision No. 1)
Plannim Division
This permit/approval is for Parcel Map No. 20796, and Commission Review & Approval
No. 914 Revision No. 1 to subdivide a 9.2-acre site into two parcels Parcel 1, 5.9 gross acres
and Parcel 2, 3.2 gross acres in size for the construction of a 164-unit multi -family apartment
complex comprised of three four-story residential apartment buildings located on the south
side of Orange Avenue, west of Alabama Street (APN: 0292-482-01-0000).
2. This permit/approval shall expire two (2) years from the date of project approval (will expire
on June 25, 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
(RMC Section 18.12.090 for Commission Review & Approval; and RMC Sections
17.07.110 and 17.07.120 for Subdivision Regulations).
3. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or
exactions imposed by the City as a condition of approval of this project are subject to a
statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest
period for, those fees, dedications, reservations and exactions which are subject to
Government Code Section 66020(a) has commenced to run on the date this project was
approved by the City.
4. 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.
bResolutions\Res 8600-8699\8629 Approving Pamel Map No. 20796 -Commission Review Approval No. 914 Rev. 1 (Venue at Orange).docx-
msv3
By signing and/or using this permit, the permittee acknowledges all of the conditions
imposed and accepts this permit subject to those conditions and with full awareness of the
applicable provisions of the Redlands Municipal Code including Title 15 (Buildings and
Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), and Title 18
(Zoning Regulations). Failure of the permittee to sign these conditions does not affect their
enforceability by the City or other responsible entity. These conditions are binding upon all
future property owners and occupants of the subject property.
6. This permit/approval is granted for the project plans on file with the Development Services
Department.
7. Prior to the issuance of building permits for the project, an Affordable Housing Agreement
and Density Bonus Agreement, in a form approved by the City, shall be recorded against the
Inclusionary Units or the Residential Development in its entirety, as deemed appropriate by
the City Manager in consultation with the City Attorney. The Affordable Housing and
Density Bonus Agreement(s) shall ensure that the applicant and/or developer develops the
required Inclusionary Housing Units and satisfies all other terms of the Inclusionary Housing
Plan, State Density Bonus Law, and the Redlands Municipal Code.
8. Developer shall prepare a management plan for the Affordable Units that provides for the
implementation of the requirements in the Density Bonus Agreement, including but not
limited to the marketing of the Affordable Units, tenant selection criteria and process, waiting
list management, verification of income, setting utility allowances for Affordable Rent, and
any other matter related to management of the Affordable Units ("Management Plan"). The
Management Plan shall be submitted to the Development Services Department for review by
the Planning Commission and approval by the City Manager, or its designee, prior to a first
request for a Certificate of Occupancy on the Density Bomis Units.**
** Added by the Planning Commission on June 25, 2024.
9. The issuance of any permits shall comply with all applicable provisions of the Redlands
Municipal Code
10. All plans submitted to the City shall reflect all Planning Commission and/or City Council
approvals and any other changes required by the Commission, Council and/or staff. This
condition applies to site plans, landscape plans, elevations, grading, and all other
illustrations, text, or plans submitted to the City in connection with the project.
11. No Certificate of Occupancy shall be granted for a building or phase, or building permit shall
receive final approval and signature, until all applicable Conditions of Approval have been
satisfied for that building or phase.
12. The final maps shall substantially conform to the tentative maps as recommended by the
Planning Commission.
13. 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
IAResolutions\Res 8600-8699\8629 Approving Parcel Map No. 20796 -Commission Review Approval No. 914 Rev. 1 (Venue at Omnge).doex-
msv3
14. The applicant shall comply with all applicable federal, state, and local laws. Violations or
convictions of any of those laws in connection with the use may be cause for revocation of
this permit.
15. All off -site and on -site utilities shall be placed underground. Prior to approval of the final
reap the applicant shall submit plans to be approved by the Municipal Utilities and
Engineering Director and the Development Services Director, that detail undergrounding of
all utilities for the project.
16. Transformer cabinets and gas meters shall not be located within required setbacks and/or
adjacent to public streets, 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). Backfiow preventers
shall be enclosed with landscaping that will provide complete screening upon maturity. The
location and method of enclosure or screening of this equipment shall be shown on the
construction plans and landscape plans prior to building permit issuance. Location of said
equipment shall be coordinated with the appropriate utility company (i.e., Southern
California Gas Company or Southern California Edison Company). The applicant shall
submit plans showing details of screening subject to review and approval by the
Development Services Director, prior to issuance of building permits
17. The applicant shall be required to submit a lighting plan to the Development Services
Director for review and approval prior to the issuance of any building permits. The plan must
include details such as beam spreads and/or photometric calculations that do not exceed the
value one-half (0.5) foot candle of illumination at the property line, location and type of
fixtures, exterior colors, details on the foundation, and arrangement of exterior lighting.
18. 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.
19. Prior to issuance of building permits, Developer shall demonstrate that light poles will not
conflict with tree locations. Developer shall submit a plan showing both the lighting and
landscape on the same sheet. Fixtures on exterior light poles shall direct lighting downward
(e.g., contain a flat lens and/or have shielding that directs light downward and contains glare).
20. 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. Plumbing vents, ducts and other
appurtenances protruding from the roof of structures shall be placed so that they will not be
visible from the front of the property or other major public vantage points. Developer shall
include a note on the construction plumbing drawings of exterior elevations to indicate to
contractors that roof features shall be grouped and located in the described manner. Roof
vents shall be shown on construction drawings and painted to match roof material color.
10
1:\Resolu6ons\Res 8600-8699\8629 Approving Parcel Map No. 20796-Comnission Review Approval No. 914 Rev. 1 (Venue at Omnge).doex-
msv3
21. Any gutters, downspouts, pipes, and other drainage appurtenances shall be designed and shall
be placed (e.g., internal to the building or inside the exterior walls) so that they will not be
visible from the front of the property (i.e., from public right-of-way) or other major public
vantage points.
22. Utility meters shall be fully screened and incorporated into the overall architectural design
of the building (e.g., interior room, cabinet with wing wall, or equivalent complete
screening). Any enclosures or screening shall be architecturally treated to match the exterior
of the attached structure.
23. If any bollards or similar devices are used along street frontages or interior drive aisles, then
the bollards or the equivalent shall be decorative in nature and subject to review and approval
by the Development Services Director or designee in Plan Check prior to permit issuance. If
any steel bollards or pour -in -place bollards are installed, they shall only be installed for
protecting utility devices (e.g., transformers above -ground) and shall be painted a dark color
(e.g., dark green, brown, or black) to blend with surrounding landscape screening.
24. Telecommunications and television equipment or satellite dishes shall not be located on the
exterior of any building (including but not limited to balconies, patios, exterior railings,
rooflines, etc.). Dwelling units shall be internally wired for all available utility and
telecommunications services, with service devices, panels, or meters located within a
centralized equipment room. The equipment room(s) in each building shall be fully enclosed
and incorporated into the overall architectural design of the building(s). Any satellite
dishes/receivers shall only be located on the roof and shall be completely screened from
public view on all sides.
25. Where any public sidewalks are adjacent to slopes or parkways with slopes (e.g.,
downslopes), a 6" concrete curb may be required to be constructed with the sidewalk. Hand
railings or guard rails should be avoided, if feasible. Prior to permit issuance, Developer shall
identify any areas with slopes and parkways on the civil plans and identify construction of a
6" concrete curb as -needed.
26. Prior to issuance of any building or engineering permit for any building or phase of the
project, the Developer shall prepare and submit a Construction Parking Management Plan
for all contractors, workers, and deliveries related to the project site. The Construction
Parking Management Plan shall identify areas of the project site, surrounding private
properties (with property owner's authorization), and surrounding public streets that
construction personnel may utilize. Deliveries of construction materials, equipment, trailers,
vehicles, etc., shall be performed on the project site to the extent practicable, and avoid the
use of public streets and rights -of -way if possible. The Developer and/or on -site primary
general contractor (superintendent) shall have responsibility for monitoring and enforcing
the approved parking management plan. The plan shall be subject to review and approval by
the City Planner or designee, and may be modified by the City after approval to mitigate any
unanticipated impacts or public nuisance conditions.
27. Prior to any use of any public street or right-of-way for construction -related activities, the
Developer shall submit and receive approval for a Traffic Control Plan. Developer shall be
11
[:\Resolutions\Res 8600-8699\8629 Appruving Parcel Map No. 20796-Convnission Review Approval No. 914 Rev. 1 (Venue atOrange).docx-
msv3
responsible for repairing, replacing, or financially compensating any damages to public
rights -of -way (including but not limited to paving, sidewalks, driveways, curbs and gutters,
storm drain facilities, parkway landscape, street trees, public utilities, etc.) to the satisfaction
of the Director(s) of the Municipal Utilities & Engineering Department and/or the Facilities
& Community Services Department, or their designee(s), as applicable.
28. Prior to issuance of a Certificate of Occupancy for a building or phase, Developer shall
remove all construction materials and vehicles from the subject property.
29. Developer shall arrange for materials collection during construction, demolition, and
occupancy with the City's Solid Waste Division, or Developer shall arrange for self -hauling
to an authorized facility.
30. Prior to 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.
31. Bicycle Facilities: The Developer shall install bicycle racks or secured lockers at a rate of
one per thirty (30) parking spaces with a minimum of a three (3) space bicycle rack in
accordance with RMC Section 18.224.020(A). Plans submitted to Plan Check shall include
information and specifications to verify this requirement has been met.
32. The applicant shall not make any modifications or changes during construction that are in
conflict or contrary to the project's approved site design, or building elevations without first
consulting with the Development Services Director or designee.
33. Any graded slopes greater in height than three feet (3') shall be provided with irrigation
systems and planted with groundcover, shrubs, and trees as approved by the Development
Services Department and Municipal Utilities and Engineering Department, to prevent
erosion.
34. The Development Services Director is authorized to approve minor modifications to the
approval project plans or any of the conditions of approval if such modifications shall
achieve substantially the same results as would strict compliance with said plans and
conditions.
35. Landscape and Irrigation Plans shall be approved prior to the issuance of building permits.
Landscape and Irrigation shall be submitted for plan check to the Development Services
Department, Building & Safety Division, for distribution to other departments and for review
and approval by the Development Services Director. Plans shall be in compliance with the
Water Efficient Landscape Ordinance No. 2724 (Also known as Chapter 15.54 of the RMC).
36. All construction activities shall be limited to the hours between 7:00 a.m. to 6:00 p.m., and
no construction activities permitted on Sundays and Federal Holidays.
12
IAResolutions\Res 8600-8699\8629 Approving Parcel Map No. 20796 -Commission Review Approval No. 914 Rev, 1 (Venue at Orange).docx-
msv3
37. The project site shall be kept in a weed and dust free condition throughout all periods of
development.
Subdivision Conditions (Parcel Map No. 20796):
38. Parcel Map No. 20796 authorizes the subdivision of a 9.2-acre site into two parcels Parcel 1,
5.9 gross acres and Parcel 2, 3.2 gross acres in size, for development purposes located on the
south side of Orange Avenue, west of Alabama Street (APN: 0292-482-01-0000)
39. This Parcel Map shall expire two (2) years or 24 months from the date of project approval,
unless the Final Map has been recorded or a time extension is granted in accordance with the
Redlands Municipal Code pursuant to RMC Sections 17.07.110 and 17.07.120 (Subdivision
Regulations).
40. Any application(s) for an extension of time of the above expiration date shall be filed with
the Planning Division not less than 90 days prior to the expiration date and shall comply with
Title 17 (Subdivision Regulations) of the Redlands Municipal Code. Upon application by
the subdivider prior to the expiration of the approved or conditionally approved map, the
tentative map shall be automatically extended in accordance with the Subdivision Map Act.
41. The applicant shall record the subdivision by a Final Parcel Map. The Final Parcel Map(s)
shall comply with the Subdivision Map Act and the Redlands Municipal Code (RMC).
42. Any conditions of approval determined by the City to not be completed prior to Final Map
approval shall be included within the Subdivision Improvement Agreement entered into by
the developer with the City.
43. The Final Parcel Map(s) shall be in substantial conformance with the Parcel Map and plans
submitted by the applicant and placed on file in the office of the Planning Division.
Building Division
44. 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.
45. Disabled access for the site and buildings must be in accordance with the State of California
and ADA regulations. All dwelling units shall be adaptable and on an accessible route.
46. Where public funds/loans are provided/used the project will be defined as public housing in
regard to accessibility and shall comply with CBC 11B. 5% of the total number of dwelling
units shall be mobility dwellings, 2% of the total number of dwelling units shall be
communication dwellings, and all ground floor non -mobility dwelling units shall be
adaptable and on an accessible route.
13
I:\Resolutions\Res 8600-8699\8629 Approving Parcel Map No. 20796 -Commission Review Approval No. 914 Rev. 1 (Venue at Orange).docx-
msv3
47. Accessible EVC parking spaces for future and required EVCS as per the California Green
Code is required.
Facilities and Community Services Department
48. The City maintains a list of acceptable street trees by species, by street name, and by tree
district, pursuant to RMC 12.52.050. Street trees for public streets adjacent to the project
must be selected from this approved list.
49. Prior to issuance of any buildings permits for any building, the Developer shall prepare and
submit a Trash Management Plan development. The plan shall provide estimates of trash
generation, estimates for the numbers and sizes of containers and facilities, schedule for City
services, pertinent instructions for on -site maintenance staff (e.g., bins and containers shall
not be placed on public streets and left unattended outdoors for more than two hours before
or after trash service pick-up, bins and containers shall not be placed or staged in a manner
that obstructs any vehicle travel lanes, etc.), and other necessary information as required by
the City. The plan shall be subject to review and approval by the Facilities & Community
Services Department and the Development Services Department, and may be modified by
the City after approval to mitigate any unanticipated impacts or public nuisance conditions.
a. Each building and building pad shall be designed to accommodate all necessary
refuse storage rooms, bins and containers, hallways, access paths, and other structural
elements to be completely screened or enclosed. Refuse and recycling storage rooms
and all bins or containers shall be completely screened from view from any streets
(when not placed outdoors for scheduled pick-up and hauling).
Fire Department
50. 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 to grading &
building permits.
b. Alternative Means & Methods Proposal: Project has held preliminary discussions
with Redlands Fire Department regarding performance based equivalent level of
prescriptive code design features for emergency vehicle access and fire hose
coverage. These performance based equivalent compliance features include an
automatic fire sprinkler system designed to the higher level of protection provided by
NFPA 13 for Building 5, as well as additional fire hose standpipe connections for
Buildings S2, S4, & S5. At this preliminary stage Alternative Means & Methods
Proposal has demonstrated sufficient compliance to proceed in the design process,
details and specifics will be finalized in the formal Alternative Means & Methods
submittal.
14
I:\Resoludons\Res 8600-8699\8629 Approving Parcel Map No. 20796-Corrunission Review Approval No. 914 Rev. I (Venue at Orange),docx-
msv3
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.
51. Onsite Fire Protection Water Supply Distribution - Looped Design:
Acknowledging the firefighting challenges associated with electric vehicle fires and their
involved hazardous materials, Redlands Fire Department is participating in the nationwide
dialogue regarding the appropriate infrastructure and tactics needed to provide adequate level
of fire protection services for surface parking areas.
a. At this preliminary stage, Fire Department condition is to provide a looped design for
the on -site fire protection water supply to serve the private fire hydrant adjacent to
Building S4. Redlands Fire Department staff will further evaluate and coordinate
with the project design professionals for a final determination prior the plan review
and permitting phase.
52. Building Fire Protection Systems & Hydraulic Analysis Report:
Building Fire Protection Systems & Hydraulic Analysis Report included in this submittal is
acknowledged. (File Title: The Venue Phase II - Fire Sprinkler Analysis Report -
4.11.24.pdf)
a. Fire hose standpipe connections are required to be `wet' design per 2022 CA Fire
Code 905.8.
53. Fuels Management and Weed Abatement: 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.
a. Weeds and annual grasses shall be maintained at four (4) inches of growth or less.
b. Tumbleweeds and similar uncultivated vegetation shall be removed.
Other City Departments/Divisions:
54. 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
15
I:\Resolutions\Res 8600-8699\8629 Approving Pareel Map No. 20796 -Commission Review Approval No. 914 Rev. 1 (Venue at Orange).docx-
msO
EXHIBIT B
LAND USE ENGINEERING DIVISION
CONDITIONS OF APPROVAL
[ Attached ]
16
C\Resolutions\Res 8600-8699\8629 Approving Parcel Map No. 20796-Cotmnission Review Approval No. 914 Rev. 1 (Venue at 0mrange).dou-
msv3
REDLANDS DEVELOPMENT SERVICES DEPARTMENT
LAND USE ENGINEERING
DEVELOPMENT REQUIREMENTS
PARCEL MAP NO 20796 AND COMMISSION REVIEW AND APPROVAL NO.914,
REVISION NO.1
Date of P.C. Meeting: June 25, 2024
Applicant: Gary Miller Architects
Location: Southwest Corner of Alabama Street and Orange Avenue
Project Description: Construct Three Apartment Buildings with 164 Apartment
Units
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.
Pay plan check fee as established per resolution. The amount will be determined
at plan check submittal.
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 preliminary/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)
PM No. 20796 and CRA No. 914, Rev. No. 1
June 25, 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 check,
4. All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Hydrology Report and Hydrologic Calculations; (RMC 17.11,020)
b. Geotechnical Report; (RMC 17.07.040)
C. Easement Documents. (RMC 17.11,090)
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 oleanup deposit shall be submitted ($3,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request. (RMC
12.16.290)
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.
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 min or greater. In addition, the FCS shall trap trash from the greater of
a. A flow not less than the peals 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.
PM No. 20796 and CRA No. 914, Rev, No. 1
June 25, 2024
Page 3
B. The following items are required prior to RECORDATION OF PARCEL MAP.
1, Pay plan check fee as established per resolution, The amount will be determined
at plan check submittal. (City Resolution No. 7671)
2. Plans required to be submitted shall include (RMC 17,17.060):
a. Parcel Map.
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 (RMC 17.11.020 and RMC 17.11.090):
a. Title Reports and backup documents for the property;
b. All record maps and deeds referenced on the Traot/Parcel Map;
C. Easement Documents;
d, Boundary and Lot Closure Calculations; and
C. Record plans, maps and documents.
5, Pay the required development impact fees per ordinance in effect at time of
approval of Final Parcel Map. The exact amount will be determined based upon
the review of the final building plans and project information. Development
Impact Fees shall include;
• Water Source Acquisition Charge (RMC 13.40); and
• Remaining Development Impact Fees will be due at time of
building permit issuance or water meter installation (RMC
13.49.030 and Redlands Ordinance No. 2830).
All off -site improvements shall be designed by a Civil Engineer licensed in the
State of California. 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 (RMC 17.17.060).
The approximate locations of existing underground utilities shall be shown on the
site/grading plans. The utilities shall be plotted from record and field data. The
City of Redlands and the design Engineer assume no liability as to the exact
location of said lines where locations are not shown.
9. Submission of approved onsite potable and irrigations plans is required prior to
connection to recycled water system, All onsite improvements shall be done in
accordance with the Water Resoiuces 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,
PM No, 20796 and CRA No. 914, Rev, No, I
June 25, 2024
Page 4
10. Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
11. Requirements for Alabama Street (RMC 17.15 and 17.17):
a. Repair/replace altered, broken or substandard existing off -site
improvements to the project boundary. No altered, broken or substandard
existing off -site improvements observed at this time.
b. Construct underwalk drain, if necessary; and
c. Install residential/commercial fire hydrants as required by the Redlands
Fire Department. Provide fire flow calculations.
12, Requirements for Orange Avenue (RMC 17.15 and 17.17):
a. Repair/replace altered, broken or substandard existing off -site
improvements to the project boundary. No altered, broken or substandard
existing off -site improvements observed at this time.
b. Construct underwalk drain, if necessary; and
c. Install residential/commercial fire hydrants as required by the Redlands
Fire Department. Provide fire flow calculations.
13. 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 17.17).
14. Install reduced pressure principle backflow devices as required by City Engineer.
(RMC 13.20)
1.5, Install onsite fire line with double detector check valve backflow devices at
service connection satisfactory to the City Fire Department. (RMC 13.20)
16, Survey and Monumentation cash bond must be posted,
C. The following items are required prior to Issuance of the BUILDING PERMIT
Pay plan check fee as established per resolution. The amount is to be determined
at plan check submittal. (City Resolution No. 7671)
2. Provide pad certification and compaction report to the Building and Safety
Department.
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)
PM No. 20796 and CRA No. 914, Rev. No. 1
,Tune 25, 2024
Page 5
• General Government Facilities; (RMC 3.60)
• Library Facilities; (RMC 3.60)
• Open Space/Park; (RMC 3.32)
* 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) and
• Solid Waste Capital Improvement Charge; (RMC 3.70)
* These charges are required for building permit issuance if Final
or Parcel Map was not required for the project or charges were not
paid with the Final or Parcel Map approval.
4. 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)
5. Comply with City of Redlands Landscape Ordinance No. 2724 and submit a
landscape/irrigation plan prepared by a licensed landscape architect for review
and approval. The irrigation system shall be designed and constructed to make
use of future recycled and/or recycled water system.
6. 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.
7. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
8. Parcel map shall be recorded and proof of recordation provided.
D. The following items are required prior to approval of APPLICATION FOR
WATER SERVICE CONNECTION and prior to WATER METER
INSTALLATION.
Pay the Water Capital Improvement Charge; (RMC 3.48.030)
2. Pay the Recycled Water Capital Improvement Charge; (RMC 3.53.050)
3. Pay the Water Meter Charge, (Redlands Ordinance No. 2830)
PM No. 20796 and CRA No. 914, Rev. No. 1
June 25, 2024
Page 6
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
Cash cleanup deposit shall be submitted ($3,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request.
(Required unless previously submitted under Sections A, B or C.) (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 12.16,0J0)
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)
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 sball 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 Department for
review and approval.
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
PM No. 20796 and CRA No, 914, Rev. No. l
June 25, 2024
Page 7
Municipal Utilities and Engineering Department. [California B&tP Code 8762,
8767, 8768, 8771, and 8773(b)]
5. One mylar copy of recorded parcel map shall be furnished to the Development
Services Department.
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
S ECURI'1CIES/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. A recorded mylar copy of the Parcel map shall be submitted, if a part of a lot -sale
subdivision and not included in Item E.
3. Tie sheets shall be submitted for all monuments hound and/or set in the public
right-of-way.
4. The release of securities/warranties/deposits must be requested in writing to the
City Engineer, Allow 30 days for processing.
Once Stop Permit
Initial
PILE: alW-96