HomeMy WebLinkAbout7194_CCv0001.pdf RESOLUTION NO. 7194
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING CONDITIONAL USE PERMIT NO. 945
WHEREAS, Walmart Stores, Inc. proposes to develop the Redlands Crossing Center
project which is a regional shopping center consisting of approximately 275,500 square feet of
commercial uses on approximately 32.9 acres, and for which an application for Conditional Use
Permit No. 945 and an application of a Tentative Parcel Map No. 19060 have been filed with the
City of Redlands; and
WHEREAS, pursuant to Section EV 1.0401 of the East Valley Corridor Specific Plan
("EVCSP'), certain areas of the East Valley Corridor Planned Development District were
identified as Development Envelopes, which constitute properties having common development
constraints and opportunities, and must be planned for development as a single unit; and
WHEREAS, pursuant to Section EVI.0405 of the EVCSP, a Planned Development may
be submitted in two stages consisting of a"Concept Plan"and a"Development Plan;"and
WHEREAS, the City Council of the City of Redlands (the "City Council') adopted
Resolution No. 5116 which established regulations for the processing of Planned Development
applications pursuant to the East Valley Corridor Specific Plan; and
WHEREAS, the Project site is located within Concept Plan No. 4 (also known as the
Cities Pavillion Concept Plan) which was adopted by the City Council in August 1995, and
covers a 57-acre area for the development of up to 533,950 square feet of commercial uses, and
establishes goals and objectives, land use plans, parameters, and development standards to guide
build-out of the development envelope; and
WHEREAS, the applicant for the Project owns 45 acres within Concept Plan No. 4 and
has submitted Conditional Use Permit No. 945 to establish a Development Plan for the Project
consisting of the development of a 256,614 square foot retail and commercial center on 32.97
acres; and
WHEREAS, Conditional Use Pen-nit No. 945 is consistent with the goals and objectives,
land use plans, development standards, and all other provisions of Concept Plan No. 4 and the
applicable provisions of Redlands Municipal Code; and
WHEREAS, before Conditional Use Permit No. 945 may be approved, the City Council
must make certain findings pursuant to Redlands Municipal Code Chapter 18.192; and
WHEREAS, the City's Planning Commission held a duly noticed public hearing on April
24, 2012 and adopted a motion recommending to the City Council approval of Conditional Use
Permit No. 945;and
WHEREAS,all related plans and materials that were reviewed by the Planning
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Commission in determining a recommendation of approval have been forwarded to this City
Council;
WHEREAS, on July 18, 2012, the City Council held a duly noticed public hearing on the
application for Conditional Use Permit No. 945 at which time the City Council heard verbal and
written testimony presented by City staff and members of the public regarding Conditional Use
Permit No. 945.
NOW,THEREFORE, BE IT RESOLVED by the City Council of the City of Redlands as
follows:
Section 1. The City Council of the City of Redlands hereby approves the application for
Conditional Use Permit No. 945, subject to the conditions of approval attached to this Resolution
as Exhibit"A,"and based upon the following findings:
A. THE PROJECT WILL NOT ADVERSELY AFFECT THE APPLICABLE LAND
USE PLANS OF THE CITY.
The Project will not adversely affect the applicable land use plans of the City because the
Project is consistent and in full compliance with the goals and policies contained in the Redlands
General Plan, and is consistent and in full compliance with the goals and policies and
development standards of the EVCSP and Concept Plan No. 4. The Project entails the
development of a retail and commercial center on 32.97 acres. The General Plan land use
designation for the site on which the Project will be constructed is "Commercial," which is
intended for a variety of commercial activities ranging from shopping centers to business parks.
The Project site is within the EVCSP, which was adopted by the City Council to implement the
General Plan policies for this area of the City. The EVCSP is consistent with the Land Use
Element of the Redlands General Plan. As such, the Project will not adversely affect the
applicable land use plans of the City.
B. THE PROJECT WILL NOT BE DETRIMENTAL TO THE PUBLIC HEALTH,
SAFETY AND WELFARE.
The Project is conditioned so as to not be detrimental to the public health, safety and
welfare. An Environmental Impact Report ("EIR") was prepared for the Project, pursuant to the
California Environmental Quality Act, and all identified Project-direct impacts are mitigated to a
level of less than significance, and all mitigation measures have been incorporated into the
Project's conditions of approval. Although cumulative Project impacts relative to regional air
quality and future traffic conditions cannot be mitigated, and are considered significant and
unavoidable, all feasible mitigation measures have been applied to reduce the cumulative effects
as best as possible. The EIR contains mitigation measures addressing construction activities that
will sufficiently ensure that the construction will not endanger,jeopardize or otherwise constitute
a menace to the public convenience, health, interest, safety, or the general welfare of persons
residing or working in the vicinity of the Project. The Project is designed in a manner that will
not be detrimental to the public health, safety and welfare nor the adjacent residential property
uses to the east; because the Project does not connect the new segment of Pennsylvania Avenue
to the existing terminus of Pennsylvania Avenue thereby avoiding traffic through residential
neighborhoods, and incorporates a substantial landscape buffer, large setbacks and a future office
development between the adjacent residences to the east and the Project. Segregating the Project
from the residences to the east with these design features will avoid any potentially conflicts with
one another. The Project has been configured in a way that minimizes impacts generated by the
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proximity of a commercial development with the adjacent residences to the east. All structures
and associated amenities will meet the City's Building Code requirements.
C. THE PROJECT COMPLIES TO THE MAXIMUM EXTENT FEASIBLE WITH
THE REGULATIONS OF THE CITY'S GENERAL PLAN, THE APPLICABLE ZONING
DISTRICT AND THE CITY'S DEVELOPMENT STANDARDS.
The Project complies to the maximum extent feasible with the regulations of the City's
General Plan. The City's General Plan includes the following Guiding and
Implementation Policies regarding commercial development in the East Valley Corridor:
(a) Guiding Policy 4.628: "Promote high quality development in the East Valley
Corridor by protecting and enhancing existing amenities in the area, creating an identifiable
community character, and adopting development standards and guidelines to ensure
aesthetically pleasing design and maximum land use compatibility."
The Project site is located within Concept Plan No. 4 which has been developed to
implement this General Plan Policy by creating a plan that provides for a mixture of retail,
commercial and administrative professional uses which optimize the quality of development
while being sensitive to surrounding properties. The Project is consistent with the requirements
of Concept Plan No. 4, and implements this General Plan Policy by designing an attractive retail
and commercial center that provides maximum land use compatibility, and creates through
architecture and landscaping an aesthetically pleasing portal into the City from the 210 Freeway.
The nine (9) outparcels will place the buildings along San Bernardino Avenue and Tennessee
Street, and provide high visibility for retailers and restaurants near the 210 Freeway. The Project
seeks to attract high-quality tenants that will serve the growing needs of the existing
neighborhoods and households moving to the area.
(b) Implementing Policy 4.621: "Maximize generation of employment opportunities in a
region, which has a significant imbalance of housing versus employment opportunities."
The Project will create approximately 206 new jobs, which includes the creation of 85 new jobs
at the new Walmart store and approximately 121 new jobs from Parcels I to 9. In addition, 230
of the existing jobs at the Walmart store on Redlands Boulevard would be moved to the proposed
new Walmart store located within the Project. Construction jobs would also be generated by the
Project which will generate short-term employment opportunities.
(c) implementing Policy 4.62m: "Facilitate location in the project area of a wide range
of commercial uses to serve the region, local industry, and residential neighborhoods."
The Project will contain a wide range of commercial uses consisting of general
merchandise, groceries,retail, restaurants, specialty commercial, automotive tire and lube service,
automotive fueling, and garden and landscaping supplies which will serve the surrounding
residential neighborhoods; as well as a 3 to 6 mile trade area.
(d) Implementing;Policy 4.62ee: "Encourage effective use of landscaping within the East
Valley Corridor."
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The Project provides an attractive landscape design that covers 7.25 acres of the 32.97
acre project site, this equates to 22% coverage. The Project's landscape plan includes the
planting of 1,065 trees that will substantially add to the City's urban forest, and create an
attractive northern gateway into the City from the 210 Freeway.
(e) Guiding Policy 4.62ff: "Ensure compatibility between adjacent land use types within
the Corridor area."
Section EV4.0225 of the EVCSP and Concept Plan No. 4 contains development and
compatibility standards that ensure an orderly transition from commercial uses to adjacent
residential uses. The Project has been configured in a way that ensures an orderly transition and
minimizes impacts by the proximity of commercial uses of the Project to the adjacent residential
uses to the cast through the use of significant setbacks, a substantial landscape buffer along Karon
Street and a future office development between the Project and the residences. By implementing
the street design in Concept Plan No. 4, which does not connect the new segment of Pennsylvania
Avenue with the existing terminus, vehicles trips generated by the commercial uses will not
impacts the residential neighborhoods to the east. Impacts relating to light and glare, noise, and
air quality impacts will also be limited by orienting the Project to the west and providing a
substantial setback from the adjacent residences to the east. Further, a sound wall and
landscaping buffer along Karon Street will shield residential uses from any noise impacts.
Restaurant uses with drive through service have been placed furthest away along Tennessee Street
and San Bernardino Avenue where they will have better access and visibility and generate less
noise and traffic impacts to the east of the site where the residences are located.
(f) Guiding Policy 9.0s: "Require mitigation to ensure that indoor noise levels for
residential living spaces not exceed 45 dB LDN/CNEL due to the combined effect of all exterior
noise sources."
A noise study was prepared for the project which evaluated potential impacts from
increases in exterior and interior ambient noise levels caused by permanent and temporary sources
across property within the vicinity. The noise study determined that the project may temporarily
impact interior noise levels of the existing residences to the east and southeast. Mitigation to
require noise attenuation measures during construction activities was shown to reduce potential
impacts to a less than significant level and would not exceed the 45 dB LDN/CNEL standard
established in the Redlands General Plan Noise Element.
(g) Guiding Policy 11.0a: "Promote a climate conducive to economic growth and
rejuvenation to enhance employment and investment opportunities without sacrificing
environmental standards."
Through implementation of the Project, the City will receive several tangible assets, not
the least of which are the creation of job opportunities and the increases in property and sales tax
values over the current vacant land.
Compliance with Zoning District
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The Project site is designated as General Commercial District in Concept Plan No. 4 with
an underlying EVCSP designation of Special Development District. The Special Development
District provides an alternative, more flexible site planning process which encourages creative
and imaginative planning of retail, commercial, restaurant, administrative/professional, or a
mixture of such uses, within the framework of a single cohesive Concept Plan. In addition, the
EVCSP states that "where determined to be appropriate, a special buffer area shall be established
adjacent to existing single family residential homes which abut the Special Development District,
in order to ensure a logical transition of uses." The Project is designed to meet all required
development standards of Concept Plan No. 4 and the EVCSP; including a substantial buffer and
transition with the adjacent residential uses to the east through the use of significant setbacks, a
substantial landscape buffer and sound wall along Karon Street and a future office development
transition between the Project and the residences.
D. That the proposed development is appropriate at the proposed location.
Land uses surrounding the Project include single family residential uses to the east and
southeast, the 210 Freeway and San Bernardino Avenue Interchange the west with Citrus Plaza
Shopping Center beyond, and vacant land to the north and south that are designated Special
Development District in the EVCSP and planned for future commercial development.
The Project represents a key site within the EVCSP area due to its proximity to the 210
Freeway and San Bernardino Avenue Interchange, and as such has the unique ability to create a
highly accessible and visible development within contiguous property boundaries without the
limitations imposed by property ownership patterns and existing street systems seen throughout
most of the EVCSP area. The Project creates a fully integrated development of commercial uses
on the Redlands Crossing site, rather than development of less desirable fragmented land uses
spread out over several locations. This site is more than adequate to accommodate the 256,614
square foot commercial floor area on 32.97 acres, and associated improvements required by the
EVCSP, including parking, landscaping, and off-site improvements. The Project is appropriate
at the proposed location as it has a unique freeway-oriented location that will attract a large
market area, and forms an adequate and well planned transition from surrounding residential uses
to the east and the 210 Freeway.
ADOPTED, SIGNED AND APPROVED this 16th day of October,2012.
Pete Aguilar,Mayor
ATTEST:
Sam Irwin, 6tyClerk
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1, Sam Irwin, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was
adopted by the City Council at a special meeting thereof held on the 16th day of October, 2012
by the following vote:
AYES: Councilmembers Foster, Harrison, Bean and Gardner
NOES: 'Mayor Aguilar
ABSTAIN: None
ABSENT: ?•Ione
City Clerk
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EXHIBIT "A"
DEVELOPMENT SERVICES DEPARTMENT
PLANNING DIVISION
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 945
Date of Preparation: March 20, 2012
Planning Cornmission Date, April 24, 2012
City Council Date: October 16, 2012
Applicant- Walmart Stores, Inc.
Location.- Southeast Comer of San Bernardino Avenue and
Tennessee Street.
CONDITIONS OF APPROVAL
1. The issuance of any subsequent discretionary or ministerial permits shall comply
with all provisions of the Redlands Municipal Code, East Valley Corridor Specific
Plan and Concept Plan No. 4.
2. Unless construction has commenced pursuant to a building permit, or a time
extension is granted in accordance with Code, this application sha# expire five
(5) years from the date of City Council approval, or October 16, 2017.
3. This approval is for a development plan to construct up to a 2-56,614 square foot
retail and commercial center consisting of up to a 196,114 square foot Walmart
Store and up to 60,500 square feet of Outparcel development on nine (9) parcels
on 32.82 acres located in Concept Plan No. 4 of the East Valley Corridor Specific
Plan.
4m AD plans submitted to the City shall comply with these Conditions of Approval.
This condition applies to the site plan, landscape plans, building elevations,
materials board, conceptual grading plan, and all other illustrations, exhibits, text,
or plans submitted to the City in connection with this project
5. No Certificate of Occupancy shall be granted for any building constructed on the
property unless all Conditions of Approval have been satis(W. or the owner of
the property has entered into an improvement agreement with the City which
provides security to the City for performance of such conditions.
6. The applicwt shall not make any modifications or changes during construction
that are in conflict or contrary to the project's approved site design, grading plan,
landscape plan, or building elevations without appropriate prior City approval.
7. The project site shall be kept in a weed and dust free condition throughout all
Conditional Use Permit No. 945
Conditions of Approval
Page 2 of 13
periods of development.
8. All on-site utilities shall be placed underground except power poles for lines over
66 KV. Plans shall be submitted for review and approval by the development
Services Director that detail the undergrounding of all on-site utilities, subject to
review and approval by the Development Services Director, prior to issuance of
building permits-
9. Prior to the issuance of building permit, 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, for 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 buddhigs. All equipment shall be screened from public view of adjacent
roadways. The screening of the rooftop equipment on the outparcel buildings
shall be integrated with the architecture of the building and shall be of similar
color so as to minimize visibility from the freeway.
10, Ground mounted equipment shall be screened from public view on all sides,
which may include the use of landscaping, subject to review and approval by the
Development Services Director, prior to issuance of building permits.
11. All fire sprinkler risers shall be located inside buildings. Any e)derior fire and/or
mechanical equipment shall be appropriately screened, as determkied by the
Development Services Director, except for equipment designated by the Fire
Chief as being exempt from this requirement,
12. All roof drain down spouts shall be placed within the interior of the building walls
and shall not be visible from the exterior of the building.
13. All freestanding walls shall incorporate design features, such as tree planter
wells, variable setbacks, columns, split face blo&, decorative cap, or other such
features to provide visual relief along the wall surface.
14. Tram kinywr 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 mid incorporated into the overall architectural design of the buildings.
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
Conditional Use Permit No. 945
Conditions of Approval
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landscape plans prior to building permit issuance, Location of said equipment
shall be coordinated with appropriate utility company (i.e-, Southern California
Gas Company or Southern California Edison Company). The applicant shall
submit plans showing details of screening subject to review and approval by the
Development Services Director, prior to issuance of building permits.
15. The applicant shall prepare plans that include a trash enclosure and/or trash
compactors as specified by the Municipal Utilities & Engineering Department.
Trash enclosure design and location shall be subject to review and approval by
the Municipal Utilities & Engineering Director and the Development Services
Director prior to issuance of building permits. Trash storage areas shall be
completely enclosed with solid masonry walls that have a decorative block and
cap and solid metal gate. The exterior design and finish of the bash enclosure
shall be designed to match or be compatible with the structures on site.
16. The Final Landscape Plans shall incorporate the following;
a. The landscape plan shall comply with all requirements for landscaping in
parking lots pursuant to Section EV4.0225 of the East Valley Corridor
Specific Plan.
b. The landscape plans shall be detailed and show the specific distribution,
size, and amount of each species of trees, shrubs, and groundcover;
C. Provide a 50-50 mix of evergreen and deciduous trees within the parking
areas and periphery planters,
d- The Landscape Plan shall show concrete mow strips to separate turf from
other ground surfaces-,
e. AD trees shall be a minimum of 15-gation size and be double staked.
Arbor guards shall be provided on all trees planted in turf areas;
f The Landscape plans shall identify measures such as root barriers and
deep watering to be utilized to minimize heaving of parking lot pavement
by tree roots,
g- An automatic irrigation system shall be utilized to irrigate the site's
approved landscape design.
h. Parcel II shall be planted with a dense covering of ground ver or
Conditional Use Permit No. 945
Conditions of Approval
Page 4 of 13
sprayed with a hydro-seed mix for dust control purposes until such time
the property is developed in the future. The landscape plans submitted for
permit issuance shall provide a method of irrigation to keep the plant
material alive and in good condition.
17. The Landscape and Irrigation Plans shall be approved by the following City
departrnents, prior to the issuance of building permits-
* Submit Landscape and Irrigation Plans with each copy of the construction
plans for plan check to the Development Services Department, Building &
Safety Division, for distribution to other departments and for review and
approval by the Development Services Director.
* The Landscape and Irrigation Plans shall be subject to review and
approval by the Municipal Utilities & Engineering Director and the
Development Services Director for compliance with the Water Efficient
Landscape Ordinance No. 2724 {Also known as Chapter 15.54 of the
Redlands Municipal Code.
18. The landscape architect responsible for the design of the projects landscape
plan shall review and certify, prior to a request by the applicant for a final
occupancy inspection, that the installed landscaping meets the specifications of
the approved landscape plan.
19. The evergreen trees, as identified on the landscape plan, are to be maintained
and #w trimming or maintenance of them shall serve the purpose to bring them
into a full can type configuration which is the intent of this approval.
20. Alt fighting within the parking lot areas shall be a shoe box-t
ype design that
directs the fight beam downward and riot outward. In addition, any lighting
attached to buildings shall be shielded to prevent light and glare from projecting
horizontally or outward. Parking lot light fixtures shall not exceed the height of
#*ty (30) feet as required in Section EV4.0215 of the East Valley Corridor
Specific Placa_
21. The illumination along all property lines of the project site shaft not exceed 0.5
foot candle.
22- Noise producing equipment shall be acoustically insulated tD prevent knpacts on
adjacent residential uses and/ sensitive receptors. The locations of such
equipment shall be shown on the site plan and shall be subject to review and
Conditional Use Permit No. 945
Conditions of Approval
Page 5 of 13
approval by the Development Services Director, prior to issuance of building
permits. The plans shall also detail any noise reduction measures taken.
23. The following additional dust suppression measures in the SCAQMD CEQA Air
Quality Handbook are included as part of the project's mitigation:
* Revegetate disturbed areas as quickly as possible.
* Suspend all excavating and grading operations when wind speeds (as
instantaneous gusts) exceed 25 mph.
* Sweep all streets on per day if visible it materials are carried to adjacent
streets (recommend water sweepers with reclaimed water).
• Minimize at all times the area disturbed by clearing, grading, earthmoving, or
excavation operations.
24. Prior to issuance of any grading permit, the construction contractor shall provide
evidence showing that the following measures shall be implemented to reduce air
pollutants generated by equipment exhaust and fugitive dust during project
construction:
• The construction contractor shall select the construction equipment used on
site based on low emission factors and high energy efficiency. The
construction contractor shall ensure that construction grading plans include a
statement that, all construction equipment will be to and maintained in
accordance with the manufacturer's specifications.
• The construction contractor shall utilize electric or diene veered equipment
in lieu of gasoline-powered engines where feasible.
The construction contractor shall ensure that construction grading plans
include a statement that work crews will shut off equipment when not in use.
During smog season (May through October), the overall length of the
cormbuction period wit be extended, thereby decreasing the size of the area
prepared each day, to minimize vehicles and equipment operating at the
saffie fime.
The construction contractor shall time the construction activities so as not to
interfere with peak hour traffic and to minimize obstruction of through traffic
lanes adiwent to the sde; if necessary, a flag person shatt be retained to
maintain safety adjacent to existing roadways.
The construction contractor shall support and encourage rklesharing and
transit incentives for the construction crew.
The construction contractor shall demonstrate compliance with SCAQMD
Rule 1113 on the use of architectural coatings. Emissions associated with
arch' ural coatings would be reduced by complying with these rules and
Conditional Use Permit No. 945
Conditions of Approval
Page 6 of 13
regulations, which include using pre-coated/natural-colored building materials,
water 4aased or low-VOC coating, and coating transfer or spray equipment
with high transfer efficiency.
25, The construction contractor shall demonstrate compliance with the fugitive dust
suppression measures in SCAQMD Rule 403. SCAQMD Rule 403 requires that
fugitive dust be controlled so that the presence of such dust does not remain
visible in the atmosphere beyond the property line of the emission source.
Applicable fugitive dust control measures identified in Rule 403 include:
• Apply nontoxic chemical soil stabilizers according to manufacturers'
specifications to all inactive construction areas (previously graded areas
inactive for 10 days or more).
• Water active sites at least twice daily. Locations wheregrading is to occur will
be thoroughly watered prior to rthmoving®
• Cover all trucks hauling dirt, sand, soil, or other loose materials, or maintain at
teast two feet of freeboard (vertical space between the top of the load and top
of the trailer) in accordance with the requirements of California Vehicle Code
(CVC) Section 23114.
• Pave construction access roads at least 100 feet onto the site from the main
road-
• Reduce traffic speeds on all unpaved roads to 15 miles per hour (mph) or
IeW
26. During all site excavation and grading, the project contractors shall equip all
construction equipment, fixed or mobile, with property operating and maintained
mufflers consistent with manufacturer's standards.
27. The construction contractor shall place all stationary construction equipment so
that emitted notse is directed away from sensitive receptors nearest to the project
site.
28, The construction contractor shall locate equipment staging areas that will create
the greatest practical distance between construction-related noise sources and
noise-sensitive receptors nearest to the project site during all project
construction.
29. Construction contractors shall provide the Building & Safety Division a name and
phone number of a contact person in the event that noise levels become
dise. The name and phone number shall be posted on site, informing the
public who to contact.
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Conditions of Approval
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30. All grading and exterior construction activities shall be limited to the hours of 7:00
a.m- to 6:00 p.m., Monday through Saturday. Grading and exterior construction
activities are prohibited on Sunday and federal holidays.
31. Prior to issuance of a building permit, the applicant shall obtain approval of a
construction site safety plan by the Redlands Police Department which the
department determines provides adequate security measures such as lights,
video cameras, vehicle transponders, locks, alarms, trained security personnel,
and 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 ensuring all contractors and sub-
contractors working on the site comply with the safety plan.
32. Prior to grading permit issuance, the applicant shall prepare and comply with the
Final Water Quality Management Plan (WOMP) prepared in accordance with
Santa Ana Regional Water Quality Control Board guidelines and be reviewed
and approved by the City.
33. Prior to grading permit issuance, the applicant shall comply with all requirements
of the Nationwide lbonal Pollutant Discharge Elimination System (NPDES)
permit issued by the Santa Aria Regional Water Quality Control Board and to the
City of Redlands. The project shall also provide the appropriate NPDES Best
Management Practices (BMP).
34. 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. The applicant is
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 on the date this Conditional Use Permit is approved
by the City.
35. The property owner and applicant and it successors and assigns, shall
defend, by paying for the defense costs of the City of Redlands (for counsel
retained by the City), indemnify and hold harmless the City of Redlands, and its
elected oftials, officers, employees, and agents, from and agairW any and all
clairns, actions, and proceedings (collecIively "Claime) to aftack, set aside, void
or annul the approval of this Conditional Use Permit by the City, or Claims
brought agabW the City due to acts or omissions in anyway connected to the
applicant's project that is the subject of this permit- This kxkuonification shall
include, but not be limited to, damages, fees, costs, liabilities, and expenses
Conditional Use Permit No. 945
Conditions of Approval
Page 8 of 13
incurred in such actions or proceedings, including damages for the injury to
property or persons, including death of a person, and any award of costs or
attorneys' fees. In the event any such action is commenced to attack, set aside,
void or annul all, or any, provisions of this it, or is commenced for any other
reason against the City for acts or omissions relating to the applicants project,
within fourteen (14) City business days following notice of such action from the
City, the applicant shall file with the City a performance bond or irrevocable letter
of credit, or other form of security satisfactory to the City (the "Security") in a form
satisfactory to the City, and in the amount of $650,000, to ensure applicant's
performance of its defense and indemnity obligations and Oft condition. The
Security amount shall not limit the total indemnity obligation of the applicant
pursuant to 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 tD revoke this
permit.
36. No passenger vehicles, recreational vehicles or any other type of vehicles shall
be allowed to park overnight on the property subject to the Conditional Use
Permit, except for employees of Walmart.
37. No vehicles shall be parked on the property subject to the Conditional Use Permit
for purpose of advertising the vehicle "For-Sale".
38. The project shall provide cart storage areas on Parcel 10 in accordance with the
approved site plan for the project.
39. The combination landscape and wall buffer on the west side of Karon Street, per
Exhibit 15 in Concept Plan No. 4, shall be constructed prior to issuance of a
Certificate of Occupancy for the Walmart Store.
40. The development of Parcels 1 through 9 shall require a subsequent approval of a
Ckmvnission Review and Approval (CRA). However, if a different use is
proposed on Parcel I through 9 which is not shown on the development plan and
is a conditionally permitted use in Concept Plan 4, a Conditional Use Permit
(CUP)shall be required for development of said outparcel(s).
41. Prior to issuance of a Certificate of Occupancy, Walmart Stores, Inc, shall enter
into an agreement with the City of Redlands to use reasonable efforts to market
the site far re-use or sell the existing Walmart building on Redlands Boulevard
and shall begin marketing activities within one (1 year of issuance of a building
permit for the Redlands Crossing Walmart Store.
Conditional Use Permit No. 945
Conditions of Approval
Page 9 of 13
42. Parcel No. I shall notcontain drive-through facilities, excluding a drive-through
car wash associated with a service station, and the area shall be utilized to
expand the comer treatment in depth and area.
43. The palette and bail recycling area shall be enclosed with a ten (10) foot high
split-face masonry block wall with a fully screened metal gate. No palettes shall
be stored outside the enclosure except those palettes stored outside for same
day pick-up.
44. Metal storage containers are prohibited from being placed outside any building
and loading areas.
45. To ensure that all landscaping of private common areas and public rights-of-way
are maintained in a healthy and good condition, as determined by the City,
Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the
applicant and approved by the City for the project which address the conditions
of approval imposed upon the project and address the responsibilities of the
Property Owners' Association ("PDX). The CC&Rs shall contain the following-
(A) a provision which reads substantially as follows- 'The City shall have the right
to review and approve any proposed amendment or termination of [the CC&Rs]
when such termination or amendment would after, amend, terminate or otherwise
impair the rights of the City under those provisions of Me CC which satisfy
the conditions of approval imposed by the City for the project All proposed
amendments shall be submitted to the City's Development Services Director and
shall be approved in writing by the City Attorney as a precondition of and prior to
the recordation of such amendment."
(B) a provision which reads substantially as follows, "[The CJ shall be
covenants running with the land, and shall, in any event, and without regard to
technical classification or designation, legal or otherwise, be, to the fullest extent
permitted by taw and equity, binding for the benefit and the favor of, and
enforceable by the City of Redlands. Although the City of Redlands shall be a
beneficiary of [the CC&Rs], and shall have a right to enforce [them], the City of
Redlands shall not be obligated hereunder to exercise such rights of
eriftweement."
46. The C shall be subject to a joint review by the all affected City Department
Diiectors and the City Attorneys Office. The applicant shall be required to pay for
the review of the CC&Rs by the affected Department Directors and the City
Attome)(s Office at such persons' hourly billing rates.
47. The CG&Rs shall be submitted to the City at least twenty (20) days prior to the
Conditional Use Pennit No. 945
Conditions of Approval
Page 10 of 13
submission of any request for approval of the final map. The CRs shall
subsequently be recorded, in the form approved by the City, prior to or at the
same time as the final map.
48. As a condition of and prior to approval of Final Parcel Map No. 19060 associated
with this Conditional Use Permit, the applicant shalt* (1) petition the- City for
annexation of the property comprising Tentative Parcel Map No. 19060 to a
corrtmunity facilities district, as designated by the City, (2) take all actions
reasonable or necessary to annex such property to the community facilities
district; and, (3) pay the reasonable and actual costs incurred by the City in
annexing the property to the community facilities district- all for the purpose of the
maintenance of landscaping of private common areas and public rights-of-way.
49. Prior to issuance of a Certificate of Occupancy for the Walmart building, the
applicant shalt purchase and install four (4) pan tilt zoom (PTZ) cameras for use
by the Police Department for a high-quality resolution video surveillance camera
system. The four (4) PTZ cameras will be located within the public right-of-way
at the four (4) or intersections to be improved as part of the Prood, or at
such locations within the public right-of-way and within the area of public
improvements directly related to the project as determined by the Police
Department- The camera system will be installed at the applicant's expense and
has agreed to donate the cameras to the Police Department for the public's
benefit The maintenance and control of this equipment will not be the
responsibility of Walmart or other tenants within the Redlands Grossing Center.
The camera system will be complete and consist of the following components
which will, when integrated with the Police Department's current video camera
system, provide a 30 fps, 4cif, 1024 bit video stream which is visible, controllable
and configurable at the department's communications center utilizing the
department's, current IndigiVision software package. The cameras system must
record at 30fps, at 4cif and be:
a) Bosch (or equivalent) pan/tilttzoorn day/night for camera capable of 36X
zoom-
b) Bosch or equivalent) for day/night fixed camera
c.) Ind` Cis` (or equivalent) codectencoder version 9000 or Later.
d) Firefide (or equivalent) multi-channel radio if backhaul is wireless-
e) All related components must integrate and be compatible with the
department's current video camera which is based on an IndigoVision
operating plafform.
Conditional Use Permit No. 945
Conditions of Approval
Page 11 of 13
All camera locations (mounting sites) will have 115 volt AC power through the
available public power system and a path will be provided (either hard wired or
wireless) for video streams to backhaul to the police department's
communication s center. The camera system must meet all department criteria
related to the quantity of cameras deployed at the site in question, the positioning
or placement of the cameras, the type (PTZ or fixed) of cameras, and the
viewable range for the cameras.
50. Prior to issuance of a building permit, the applicant shall have obtained approval
from the City and recorded Final Parcel Map No. 19060.
51. Deliveries to the Walmart Store shall occur only when the store is open to the
public.
52. Fast growing evergreen vines shall be planted three (3) feet on center along the
base of both sides (east & west) of the six (6) foot block wall to be constructed
along the landscape buffer on the west side of Karon Street. An iffigation system
shall be installed to maintain the vines in good condition.
51 The raised planters along the front elevation of the Walmart More shall contain a
stone vert eer that matches the stone wainscoting along the base of the building
and a bull-nose cap.
54. Provide pedestrian amenities, such as benches, bike racks, and waste
containers along various areas of the front elevation.
55. Waste and recycling receptacles for use by store patrons shall be located
adjacent to store entrances and regularly emptied, serviced and maintained in an
orderly fashion.
56. Developtnent of Outparcels I through 9 shall be harmonious with the
architectural design of the Walmart Store and should introduce iconic
architectural elements reminiscent of early Redlands. The intent of this condition
is to establish a consistent theme within the center, but allow some flexibility in
the architecture provided the designs are compatible and harmonious with the
theme established in the center.
57. The food court located on Parcel No. 5 shall provide a total minimum area of
9,600 square feet of outdoor area, and shall contain tables and chairs, waste
receptacles and enhanced paving and landscaping, and shall be internally
oriented to the center and connect to a food court,
Conditional Use Permit No. 945
Conditions of Approval
Page 12 of 13
58. The landscape planter at the terminus of the main entrance off of Tennessee
Street shall contain a project feature. The project feature shall be approved by
the Development Services Director and installed prior to issuance of a Certificate
of Occupancy for the Walmart building.
59. The landscape plan shall provide the planting of a variety of shrubs around the
top of the detention basin so as to fully screen the basin from ground view.
60. Provide four (4) additional trellis structures containing a bench and trash
receptacles to enhance the visual pedestrian links within the center at the
following locations; (1) On the east side of Parcel 2 within the sidewalk/planter
adjacent to the drive aisle, (2) On the east side of Parcel 4 and 5 within the
sidewalk/planter adjacent to the drive aisle, (3) On the south side of Parcel 6
within the sidewalk/planter adjacent to the drive aisle; and (4) On the south side
of Parcel 7 within the sidewalk/planter adjacent to the drive aisle.
61 Prior to building permit issuance, a detailed fighting plan shall be submitted with
the constructions plans that address building mounted lighting and landscape
lighting to create a visually pleasing nighttime environment and consistent with
the EVCSP lighting requirements. The plan should utilize decorative lighting
compatible with the building's architecture and to accentuate architectural
features, and up-lighting of Palm Trees and other landscape features.
62. Replace the Queen Palms with Mexican Fan Palms along the Pennsylvania
Avenue screepedesign.
63. The Uniform Sign Program for the Redlands Crossing Center shall be submitted
and approved prior to issuance of a building permit for the lea rt store.
64. In order to improve the pedestrian connection of Parcel 8 with the Walmart store,
the driveway at New York Street shall be provided with enhanced paving to
create a pedestrian-friendly crosswalk, and a five (5) foot wide sidewalk shall be
provided within the two easterly end planters south of the main drive aisle,
65. All environmental mitigation measures identified in the Final Environmental
Impact Report and the Mitigation Monitoring and Reporting Program for the
Redlands Crossing Project are hereby incorporated into these conditions of
approval and attached herein as Exhibit "A"to the conditions of approval.
66. Operating hours of the store shall be consistent with the operating hours of
Conditional Use Permit No. 945
Conditions of Approval
Page 13 of 13
similar types of "big-box" stores located in the City and within the same or an
equivalent zoning district; provided, however, in no case shalt the store be open
to the public after 12.00 midnight.
67. Within 30 days of the approval of its project, the applicant shall meet With an ad-
hoc sub-committee of the City Council and use good faith efforts to consider the
addition of architectural enhancements recommended by the subcommittee to
the building fa de to better reflect the City's heritage.
68. This is an acknowledgement that the applicant represented to the City Council
that it wished to donate the amount of$50,000 to the City, at the tim of issuance
of a Certificate of Occupancy, to be placed in a special account for the costs of
improvements to the City's trail system to help mitigate the project's cumulative
impacts with respect to traffic circulation, and that the City Council accepted that
donation for that purpose..
dscar drci, 0
Development Services Director
Exhibit "A"
Mitigation Monitoring Reporting Program
for
Redlands Crossing Center
City of Redlands, San Bernardino County, California
Prepared for:
U tit
t4
City of Redlands
35 Cajon Street
Redlands, California 92373
Contact: Robert D. Dalquest, AICP, Assistant Development Services Director
Prepared by:
Michael Brandman Associates
621 E. Carnegie Drive, Suite 100
San Bernardino, CA 92408
909.884.2255
Contact: Bob Prasse, Branch Manager
Michael Bmndaian Asso6atcs
June 5, 2012
Redlands Crossing Center Project i` Mitigation Monitoring and Reporting Program
Table 1: Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion:
SIR Section Mitigation Measure Verification Verification Verification Date Initials
Section 3.1 MM AES-4:Prior to issuance of building Review and approval Prior to issuance of City of Redlands
t
Aesthetics permits,the Project applicant shall submit a of photometric plan building permits Development
photometric plan to the City of Redlands for Services Department
review and approval. The photometric plan
s
j shall identify types of lighting fixtures and
their locations on the Project site. All light
fixtures shall be shielded,recessed,or
directed downward to prevent unwanted
illumination of neighboring properties.
Section 3.3 j MM AQ-1:During construction,one of the Verify inclusion in Prior to City of Redlands
Air Quality fallowing scenarios shall be applied: Project specifications; commencement of Development
• A maximum of 15,700 horsepower hours site inspections grading;and prior to Services Department
per day for the off-road equipment shall commencement of
be used and the off-road equipment shall building construction,
have Tier 2 engines or higher. as appropriate
• A maximuim of 12,'100 horsepower hours
per day for the off-road equipment shall
be used.
MM AQ-2:During construction,paving Verify inclusion in During site grading City of Redlands
i shall not occur during the'building or Project specifications; and construction Development
grading phases. Paving can occur during site inspections Services Department
j architectural coating(painting).
MM AQ-3:Paint used during construction Verify inclusion in During site grading City of Redlands
of the Project shall have a volatile organic Project specifications; and construction Development
I compound content less than 125 grams per site inspections Services Department
liter.
MM AQ-4:Electrical hookups shall be Verify inclusion in Prior to issuance of City of Redlands j
provided in all loading docks for project specifications building permits. Development
I transportation refrigeration units visiting the (building plans),site Prior to issuance of Services Department
site, inspection, occupancy permits to
verify that electrical
hookups has been
provided.
Michael Brandman Associates __._.
62a0629\06290016\N4MRP\CK#29001(,MMR1163-27-2012.doc ,
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of,
Method of Timing of ResponsibleforCompletion
EIR Section Mitigation Measure Verification Verification Verification Cate initials
...j ......
�......
. ....... ... ...... . . .. . . .... .., ...,,. _..w i............ .._.... ...: ....w u,..,.......MMA S The of Redlands shall I Veri Prior to issuance of Crit of Redlands �
improve traffic flow by signal synchronization along building permits. Public Works
! synchronization along San.Bernardino 1 San Bernardino Prior to issuance of Department
Avenue,Tennessee Street,and Avenue,Tennessee occupancy permits to
Pennsylvania Avenue. " Street,and verify that
Pennsylvania I synchronization along ! j
Avenue. San Bernardino
Avenue,Tennessee
Street,and
Pennsylvania Avenue.
MM AQ-6: All dock and delivery areas Verify inclusion in Prior to issuance of City of Redlands
shall be posted with signs informing truck I project specifications 1 building permits. Development
drivers of the California Air Resources (building plans),site Prior to issuance of Services Department
Board regulations including the following: inspection. occupancy permits to
a)Truck drivers shall turn off engines when ; verify signs have been
not in use; provided.
b)All delivery trucks servicing the Project
shall not idle for more than five minutes
per truck trip per day;and
c)Telephone numbers of the building j
facilities manager and the California Air C
Resources Board to report violations.
MM AQ-7:The following measures shall ; Verify inclusion in ! Prior to issuance of City of Redlands
be implemented to improve pedestrian project specifications building permits. Development
access on and off site, (building plans),site Prior to issuance of Services Department
a) The Project shall incorporate inspection. occupancy permits to ,
pedestrian pathways between onsite j verify pedestrian.
uses. Site designand building
access on and off site
placement shall provide pedestrian j have been provided.
connections between internal and
external facilities. Physical barriers
such as walls,berms,landscaping,
i
merchandising,and slopes that impede
bicycle or pedestrian circulation shall
Michael Brandman Associates 2
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Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification tate Initials
.... . ...... .. _ ..._.,. ,. .............. . .. . ._...... . ..... . . .3........__.............
be eliminated. Sidewalks shall be a
minimum of dive feet wide.
b) The Project shall ensure that there is
safe pedestrian access to the f
developments located at Lugonia 1
Avenue and Tennessee Street and I
Lugonia Avenue and Frontage Road.
The pedestrian facilities shall be
designed in accordance with City of
Redlands regulations and shall be
installed prior to opening of the
Project.
� 4
c) The Project shall ensure that there is
safe pedestrian access on Tennessee }
Street between Pioneer Avenue and
San Bernardino Avenue. The
pedestrian facilities shall be designed
in accordance with City of Redlands
regulations and shall be installed prior
to opening of the Pro}ect.
MM Ate-S:'Transportation Demand ! Review and approval Prior to issuance of City of Redlands
Management(TDM)Program. A'IDM of TDM Program building permits Development
program shall be instituted for the Project or Services Department
the buildings shall join an existing program
located within a quarter anile radius from
j the Project site. The'l'DM program shall do ; 1
the following:
a) Publish ride-sharing information for
ride sharing vehicles and provide a I
website or inessage board for C
coordinating rides,
E b') Ensure that appropriate bus route i
information is placed in each building
and at the onsite bus stop.
c) Advertise the TDM Program to the
Michael Brandman Associates 3
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification pate initials
Project's employees. j E j
I d) Identify a grace period for which
employees who use public
transportation can avoid disciplinary
} action for arriving late to work. i 4
MMA 9: Bicycle parking shall be Verify inclusion in j Prior to issuance of ; City of Redlands i
provided in safe and convenient locations project specifications building permits. ! .Development
throughout the Project,within 30 feet from i (building plans),site i Prior to issuance of Services Department
4 all main entrances. Secure employee ( inspection. I occupancy permits to
bicycle parking shall also be provided that verify bicycle parking
is separate from public areas. has been provided.
MM AQ-10: In the Walmart building, Verify inclusion in Prior to issuance of City of Redlands
there shall be at least one locker for each project specifications building permits. Development
employee working during the peak day. A (building plans),site 1 Prior to issuance of 1 Services Department I
minimum of five percent of the lockers shall j inspection. occupancy permits to
I
be at least 38 inches high by 12 inches wide verify lockers have }
by 15 inches deep and reserved for been provided.
employees who bicycle to work. In
addition,a minimum of one shower shall be
provided onsite for employees who bicycle
to work
MM AQ-11: Class lI bicycle lanes and Verify inclusion in Prior to issuance of City of Redlands
pedestrian sidewalks shall be provided on i project specifications ; building permits. ; Public Works
the new sections of roadway constructed or (building plans),site Prior to issuance of Department
sides of any roadways that are widened as inspection. occupancy permits to
part of this Project. j verify Class 11 bicycle
lanes and pedestrian
sidewalks have been
� provided
i
Michael Brandman Associates 4
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Redlands Grossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
BIR Section Mitigation Measure Verification Verification Verification pate Initials
.M.......;
MM AQ 12: The Project shall have,a Review and approval Prior to issuance of ( City of Redlands
Maintenance Plan for any detention basins, of Maintenance Plan building permits. Development
which includes a description of the routine for all detention. Prior to issuance of Services Department
and non-routine maintenance. The Plan � basins,which i occupancy permits
shall include the following components: includes a description ,
*
Routine inspections,particularly after of the routine and
major rainfall events,to check for non-routine
obstructions and damage and to remove Maintenance
debris/trash.
Vegetation management,including
prohibiting the use of fertilizers and
pesticides in and around the basins to
minimize entry into downstream waters or
the underwater basin.
• Routine trash,debris,and litter removal.
• Structural component check,to inspect
r
the outlet structure,inlet,orifice,
emergency spillway(if applicable)on a
regular basis.
Non-routine maintenance such as bank
erosion stabilization and ensuring that all
surfaces of the basin are vegetated for
proper infiltration of runoff.
• Sediment removal once per year to ensure
that the depth of the accumulated
sediment is less than 25 percent of the
original design depth. Sediment blocking
inlets or outlets should be removed.
Section 3.4 MM LdR-1a: A protocol focus survey for Documentation in a Focus survey for City of Redlands
Biological Resources BUOW shall be conducted pursuant to protocol focus survey BUOW shall be Development
DFG protocols and prior to grading for BUOW report to conducted pursuant to Services Department
C
activities to determine presence or absence. 1 determine presence or CDFG protocols and
If owls are found,passive relocation(i.e., absence of BUOW. t prior to grading
use of one-way doors to ensure owls have activities.
}
been evacuated and then collapse of
burrows)shall be used to ensure that no
Michael Brandman Associates 5
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Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification Date Initials
�..... .. _ _.. . .
owls are directly injured or killed during
construction. Active relocation shall not be
employed unless approved by the CDFG
prior to grading,and if passive relocation
j has been determined not to be practical.
Active relocation would entail capture of
the owls,relocation off-site,construction of j
an artificial burrow,and fencing and
heeding to habituate the owls to the new
burrow.
NIM BR-1 b: Vegetation removal shall Documentation in a i During vegetation City of Redlands
occur outside of the nesting bird season preconstruction ` removal,soil Development
(February to August). If such avoidance is nesting bird survey disturbance or any Services Department
not feasible,the applicant shall have a report if referenced 1 other construction
qualified biologist survey for actively disturbance activities i related activity during j
nesting birds within the nesting bird season. j occur during the the avian nesting
Any active nests identified shall have highly identified avian season(February to
visible construction fencing installed not i nesting season. August).
less than 100-feet(200-feet for birds of
prey)of the active nests. Disturbance shall
not occur within the buffer area until the
biologist determines that the young have
fledged.
Section 3.5-Cultural MM CR-2a: Cultural resource monitoring Verify inclusion in ! During site City of Redlands
i
Resources i by a qualified Project Archaeologist and/or project specifications construction-related i Development i
! his representative in the field,an for cultural earthmoving. Services'Department
Archaeological.Inspector,is required during mitigation-
cons tructi on-relat ed
itigation-construction-related earthmoving. The monitoring plan. I C
C Inspector shall comply with the cultural (CMMP)written and
mitigation-monitoring plan(CMMP) signed by the Project 1 i
written and signed by the Project Archaeologist. I
Archaeologist. The CMMP shall be based
on excavation parameters associated with a
i
rough grading plan the City will approve as
part of the construction-permitting process
Michael Brandman Associates 6
H M11JR 0_1.27-20U,duc,
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification Gate Initials
and should,in addition to the qualities Hated
below,include certain archaeological 1
performance standards specific to the
required earthmoving methods. A pre-grade
meeting shall occur between the Project I 1
s Archaeologist,the grading contractor,and a
City representative to discuss the details of
the CNIMP.
j
The C MMP shall contain the following
attributes,and if needed,additional
attributes may be added at the request of the
City:
i) Archaeological monitoring is defined
to include monitoring of all
excavation activities of virgin earth
encountered within the Project site
once PrQject-related excavations occur
at least three(3)feet below the
modern ground surface.
ii) On-site archaeological monitoring
must be undertaken by the Project I
Archaeologist and/or a qualified
archaeological inspector whose
credentials shall be provided to the
City of Redlands j
{
iii) The archaeological inspector shall r
perform monitoring duties safely and j
must avoid slowing the rough grading 1
work if possible. The inspector shalt
keep a daily log of all activities and
observations. Copies of the log shall
be delivered at the end of each work
week to the Applicant or his/her
designated on-site representative.
r
j r
E
Michael Brandman TAssociates 7
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Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification mate Initials
iv) It is not necessary for the
I archaeological inspector to observe
cuts of earth than were turned during
f previous Project-related excavations,
but the inspector must make certain
that no virgin earth will be turned by p r
the contractors before the end of a
work day before discontinuing his/her
I
work for the day,
i
v) If cultural deposits are observed by the
inspector,earthmoving shall be
diverted temporarily around the fund
until the deposits have been
thoroughly examined. The inspector
will create a buffer zone of at least 20
feet around the furthest margins of the
find with lathe and yellow tape.
Earthmoving shall be allowed to
proceed through the area of the find I
only after the Project Archaeologist j
determines and reports to the City that
all potential isolated artifacts are
recovered and/or the site has been
mitigated to the extent necessary. j
vi) Any observed cultural resources made
on or before about 1965 shall be
identified and plotted following
standard professional archaeological
practice. Examination by an
archaeological specialist shall be
I included where necessary,dependent
upon the artifacts,features,or sites ! C
j that are encountered. Resources that
are isolated and/or considered not ? f
significant by the inspector will be
plotted but need not be further
_...........
Michael Brandman Associates 8
I-IMMRP 03-2'7-2012.doc
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
ElR Section Mitigation Measure Verification Verification Verification Date Initials
_....
analyzed or curated in a local ; I
museum. �
vii) If it is determined that the observed
resources are part of previously
recorded resource CA-SBR-7765H, s
C"A-SBR-77661-1 or CA-SBR-77671-I, i
work on the find can be discontinued
viii) If the find is not a previously recorded
I
resource,it is understood that the { {
archaeological team will undertake
4 � �
significance determinations with the
concurrence of the City. If it is found
that a significance determination is
required for an inadvertent find,the
site shall be evaluated and recorded in
accordance with requirements of
California Code of Regulations
§15064.5(8 thusly:
a) If the resource is determined Not
Significant,no additional
mitigation measures,saves for
recordation of the site onto
DPR523 site forms,will be
required. Construction-related
earthmoving can resume in the
area of the find,
b) If the resource is determined to j
be Significant,it is assumed that
the site cannot be avoided by �
construction and Phase III data '
recovery must be undertaken
before construction-related
earthrrioving at the resource can
continue.
Michael Brandman Associates 9
I3MI(P€T3-2,7-2012,duc.
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification Bate Initials
Date ..
ix) Any resources removed from.the ,
Project site for curation in an
appropriate facility shall be those ( f
resources considered Significant under
j
CR-2a(viii)above. Resources k I
recovered and examined,but not
considered significant,shall be
catalogued and reburied on the Project
Si te where later Project-related
disturbance is not anticipated.
I
x) A final report of findings will be
prepared by the Project Archaeologist
for submission to the Proponent and 1 l
the City. Reports associated with
cultural resource finds shall be
submitted to the ETC at the University
of California-Riverside, The report
will describe the history of the Project
area,summarize field and laboratory
methods used,if applicable,,and
include any testing or special analysis
information conducted to support the
resultant findings.
xi) In the event that any potentially
significant cultural remains are
encountered by earthmoving when the " r
monitor is not present,the C j
earthmoving contractor will divert
excavations around the find location j
and the Project Archaeologist shall
called to the location immediately to
recover the remains. I
Michael Brandman Associates 10
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Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification Gate Initials
MM CR-2b: Once a depth of three(3)feet Verify inclusion in Once a depth of three I City of Redlands
is reached by construction-related grading plan notes, (3)feet is reached by Development
earthmoving,the potential for impacts to site inspection construction.-related j Services Department
significant archaeological resources rises to earthmoving
a"moderate"level. Earthmoving of all j
"moderate"potential soils shall be inspected
on a full-time basis,but the Project
Archaeologist may,at his or her discretion,
terminate monitoring if and only if no
buried cultural resources have been detected I
after 50 percent of the qualifying ground
has been moved during the grading process.
If any buried cultural resources are detected
by the Inspector,monitoring shall continue
until 100 percent of the virgin earth on the
Project site has been inspected.
i
M NI CR-2c; Following C'EQA Guidelines Verify inclusion in During site grading City of Redlands
15064.5 and the objectives,criteria and grading plan notes, i Development j
I procedures required by PRC 21083.2, site inspection Services Department 3
should any previously unidentified
prehistoric or historic-era resources be
found during monitoring,they shall be
Phase 11 tested and evaluated for
significance following performance
standards found in the MMP(see MM CR-
2a[i through x])prior to allowing a
continuance of grading in the area of the ;
find. Should the Project Archaeologist
determine that the finds are significant,and
with the concurrence of the City,the finds
shall be Phase III excavated before
I earthmoving is allowed to continue in the
area.
Michael Brandman.Associates ____._
H:1t7t 2 1432S1C}flltitMEvi7tPtf)b2'tktJt"AINIRP 03-27-2012.&c
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification pate Initials
.. . ..... ...
MM CR-3a: Limited paleontological Verify inclusion in During site grading City of Redlands
resource monitoring by a qualified Project grading plan notes, Development
Paleontologist and/or his representative in site inspection Services Department
the field,a Paleontological Inspector,is
required during construction-related
( earthmoving. The Paleontological Inspector
shall comply with a paleontological
resource impact mitigation plan(PRIMP)
written and signed by the Project
Paleontologist.. The PRIMP shall be based
on excavation parameters associated with a
rough grading;plan the City will approve as
part of the construction-permitting process
and should,in addition to the qualities noted
r below,include certain paleontological
performance standards specific to the
required earthmoving methods, ty pre-grade
meeting shall occur between the Project
Paleontologist,the grading contractor,and a
City representative to discuss the details of }
the;PRIMP.
The PRIMP shall contain the following j
attributes,and if needed,additional I
attributes may be added at the request of the
City.
i) Paleontological monitoring is defined to
include monitoring of all excavation j
activities of virgin earth encountered j
within the Project site once Project-
related excavations occur at least fifteen
(15)feet below the modern ground
surface. i C
I ii) If fossil remains are found,the Project r
E
Paleontologist must develop a storage 1
agreement with a.museum repository
acceptable to the City to allow for the
Michael Brandman Associates � _ Y� 12
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Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification paw i Initials
permanent storage and maintenance of {
any fossil remains recovered in the '
Project area as a result of the mitigation
program,and for the archiving of
associated specimen data and i
corresponding geologic and geographic
site data.
iii)Any recovered fossil remains will be
prepared to the point of identification
and identified to the lowest taxonomic
level possible by knowledgeable
paleontologists. The remains then will
be curated(assigned and labeled with
museum repository fossil specimen
num be rs and corresponding fossil site
numbers,as appropriate;placed in
specimen trays and,if necessary,vials i
with completed specimen data cards)
and catalogued. Associated specimen
data and corresponding geologic and
geographic site data will be archived
s
(specimen and site numbers and
corresponding data entered into
appropriate museum repository catalogs
and computerized data bases)at the
museum repository by a laboratory
technician. The remains their will be
accessioned into the museum repository ( k
fossil collection,where they will be
permanently stored and maintained. The
associated specimen and site data will be
made available for future study by
qualified investigators.
iv)A final report of findings will be
prepared by the Project Paleontologist
for submission to the Proponent and the
Michael Brandman Associates ''
x,lncz9tu29001 yMMRz>r62<)0016NIMR
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification pate Initials !
;.. a .
City. The report shall be submitted to
the museum in which the fossil
collection has been curated. The report
will describe the finds,summarize field
j and laboratory methods used,if f
I applicable,and include any testing or f I
special analysis information conducted
to support the resultant findings.
v) In the event that any fossil remains are
encountered by earthmoving when the
monitor is not present, the earthmoving [
contractor will divert excavations around
the fossil site and the Project
Paleontologist shall called to the
location immediately to recover the
remains.
j 1 \
MM CR-4a: If human remains are Verify inclusion in E During site grading City of Redlands
uncovered under any circumstances,thegrading plan notes, ; Development
County Corner shall be notified. If the site inspection Services Department
Corner determines that the remains are of
it Native American origin,pursuant to Public
Resource Code Section 5097.98,the
Applicant shall halt work,and shall ensure
that the immediate vicinity of the find is not
further disturbed,and that notification of,
and conferral with,likely decedents occurs
immediately. Through coordination
between the Coroner,Native American
j M heritage Commission,local Native
American representatives,the
archaeological consultants,and Applicant, + j
the disposition of the remains will be
determined. The cost of the recovery and
disposition of the remains shall be the
responsibility of the Applicant
---------_.-_.__.____._______________ --- ----------------�_�_
Michael Brandman Associates 14
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Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
SIR Section Mitigation Measure Verification Verification Verification Bate Initials
....... .. ... . .... . ..... ........ _,,. ..,... ,.,, ., ........ ... .. . ........... _,_ ..,.......
Section 3.6 MM GS Sas The developer shall Verify inclusion of Prior to the City of Redlands
j Geology and Soils implement the grading recommendations grading commencement of Public Works
identified in the Geotechnical Report(KA recommendations building construction. Department
2005), Prior to the commencement of identified in the 4
1 building construction,the applicant shall Geotechnical Report
l� retain a qualified engineer to design
(KA 2005),site
foundations adequate to support the ! inspection
Project's structures where necessary,based
on the recommendations of the
Geotechnical Report(KA 2005).
Settlement analysis shall be performed once
the structural design loads and foundation
system geometry have been defined for each r
building. The total settlement due to }
foundation loads shall not exceed the 1-
inch. The differential settlements shall be
less than I-inch between adjacent columns
and perimeter walls to adjacent columns,
and less than lit-inch in 40 feet along
perimeter walls. Most of the settlement is
expected to occur during construction as the
loads are applied.
Section 3.7 MN3 €11IM-1a: If septic systems or i Verify inclusion in } Prior to the City of Redlands
Hazards and I domestic water wells are identified during project specifications commencement of Public Works
Hazardous Materials excavation of the Project site,then the i for grading plan grading Department
E septic systems and domestic water wells ; notes,documentation I
shall be properly abandoned/closed or i indicating completion
destroyed in accordance with Section of abandonment
13,42,020,Permits, of the City of Redlands I
Municipal Code.
I
Development of the Project will remove a j
historic source of potential hazmat ` {
r
contamination(i.e.,agricultural uses).
However,on-site excavation could release
hazardous materials, Therefore,the j
Michael Brandman Associates 96
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Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
SIR Section Mitigation Measure Verification Verification Verification
Date ,t..Initals
y....... ........ ............. .... .......... .. ............... .. ..... ..... ..jj,....... . ...... .. ,.,...... .. .. . ............, ........... .._............. ........,. ...., ................... .._..,......a ... i ...
I following measures are recommended to
reduce the potential risks during grading. 1
.. MM I-IIIM-Lb: If any hazardous ma.. ..... _. . .,.. � ... ..�... . .....�,...
terials Verify inclusion in Prior to issuance of City of Redlands
or contamination is found daring project specifications building permits ? Public Works 9
j excavation,all work shall be halted in the i for grading plan notes 'Department
affected area until a qualified hazmat
consultant(i.e.,Registered Environmental
Assessor,Registered Geologist)makes a
determination as to the scope and extent of
the contamination. If contamination is
limited,remediation of the site shall be
conducted by a licensed contractor in
accordance with State and local guidelines.
Any soils removed from the site that have
high levels of DDT or DDB shall be i
disposed of at a landfill or other facility
licensed to accept such materials. If the
scope of the contamination is considered
extensive,the developer shall contact the
State DTSC to determine the appropriate
form of remediation,which may include the
developer entering into a Voluntary Work
Plan(VWP). The hazmat consultant shall
file a final report to the City upon
completion of remediation activities. This
measure shall be implemented to the
E satisfaction of the Development Services
Director or his designee.
Prior to issuance of City of Redlands
MM IIHM-1c. Any removal of the soils Verify inclusioninfrom the entire site identified to contain project specifications building permits Public Works
elevated levels of DDT and DDE will i for grading plan no ; Department
require profiling and manifesting for
I disposal as potentially hazardous waste. If
i contamination is limited,remediation of the
site shall be conducted by a licensed
Michael BrandmanAssociates Vp� T 96
HA06291062904I oNN M4RP\06290016 MTVIRP 03-27-2012,do,
Redlands Crossing Center Project Mitigation Monitoring and deporting Program
Verification of
Method of Timing of Responsible,for Completion
EIR Section Mitigation Measure. Verification Verification Verification [date Initials
contractor to accordance with State and
'l
j local guidelines. If the scope of the
contamination is considered extensive,the
developer shall contact the State DTSC to
determine the appropriate form of
remediation,which may include the
developer entering into a V WP. The
hazmat consultant shall file a final report to j
the City upon corsipletion of remediation
activities. This measure shall be j
implemented to the satisfaction of the i
Development Services Director or his
designee,
Section 3.8 MM 11WQ-1a: Prior to the issuance of Verification of i Prior to the issuance City of Redlands
Hydrology and Water 1 Fading permits for any portion or phase of submittal of NOT to ( of grading permits for Public Works
i
Quality the'Project,the Project applicant shall � the State Water Board any portion or phase r Department
submit cuz NOT to the State Water Board and and shall also � of the Project
shall also prepare a SWPPP,which shall be 1 verification of the
submitted to the Regional Water Board for preparation and 3 {
<rpprovaI and to the City for review. The ; submittal of SWPPP
SWPPP shall contain a site map(s),which i with the Regional
shows the construction site perimeter, Water Board.
existing and proposed buildings,lots,
i
roadways,storm water collection and
discharge points,general topography both
s: before and after construction„and drainage F
patterns across the Project. The SWPPP
shall list BMPs the discharger will use to
protect storm water runoff'and the E
placement of those BMPs. Additionally,the
j SWPPP shall contain a visual monitoring
program;a chemical monitoring program i
( for"non-visible"pollutants to be
implemented if there is a failure of BMPs.
Once approved by the City,the applicant's
a contractor shall be responsible,throughout
Michael Srandman Associates 17
I fA0621A062900 k 61A'!b^ERM06290016 MNMP 03-27-2012.doc
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
ElR Section Mitigation Measure Verification Verification Verification pate initials
f the duration of the Project for installing,
constructing,inspecting,and maintaining
the control measures included in the
SWPPP and Grading Plan.
MM H WQ-1b. Prior to building permit ; Review and written ( Prior to building City of Redlands
issuance for any portion or phase of the approval of final permit issuance for Public Works
Project,the applicant shall receive City WQMP_Verify any portion or phase Department
approval for the Final WQMP. Prior to inclusion in project of the Project
j final building inspection,the applicant shall specifications for
i
be responsible for installing,constructing, provisions of the final
inspecting all provisions of the final WQMP
WQMP,and maintaining the control
measures included in the Final WQMP.
Operation and maintenance(O&M)
requirements for all Source Control,Site
Design,and Treatment Control BMPs shall
be identified within the WQMP. The
WQNIP shall include the following:
O&M Description and Schedule That IVust:
j List and identify each BMP that requires
O&M.
• Provide a thorough description of O&M
activities(include the O&M process,and
the handling and placement of any
wastes),
Include BNIP start-up dates.
• Provide a schedule of the frequency of E !
O&M for each BMP.
Inspection&Monitoring Requirements
That Must:
Provide thorough descriptions of water
quality monitoring(if locally required').
a Provide self-inspections and record
beeping requirements for BMPs(review
local specific requirements regarding self-
Michael Brandman Associates _._ 18
tr:Ea€z tQ z<.xs w rxr a,a t NINIRPbz-27-2012,do
Redlands Crossing Venter Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
ElR Section Mitigation Measure Verification Verification Verification, pad Initials
.......
inspections and/or annual reporting), j
including identification of responsible j
parties for inspection and record keeping. l i
• Identification of Responsible Parties That
Must; ! 1
• Provide the party or parties that will be r I
responsible for each BMP O&M. For j
each responsible party,include the party's j
name,address,contact name and
telephone number.
MM HWQ-2a: Prior to issuance of Review and written Prior to issuance of City of Redlands
building permits,the Project applicant shall j approval of building permits ! Development
submit landscaping plans to the City of ! landscaping plans for Services Department
Redlands for review and approval that the use of
identify and require the use of the following 1 recommended
outdoor irrigation water conservation outdoor irrigation
measures; water conservation i
• Drought resistant vegetation ; measures
• Irrigation systems employing the j
fallowing features:
Drip irrigation
j
- Low-precipitation-rate sprinklers
-
Bubbler/soaker systems
f
- Programmable irrigation controllers
with automatic rain shutoff sensors
- Matched precipitation rate nozzles that iI
maximize the uniformity of the water j
distribution characteristics of the
irrigation system
- Conservative sprinkler spacings that
I minimize overspray onto paved surfaces
- Hydrozones that keep plants with
similar water needs in the same
irrigation zone
• Minimally or gently sloped landscaped j
areas to minimize runoff and maximize
Michael Brandman Associates 99
F1\N�29\0�,Z90)x(,\MMRsIi<�4,,29 016 a IMRP 03-27-2W2,1-
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification Mate Initials
infiltration
• Organic topdressing mulch in non-turf
areas to decrease evaporation and.
increase water retention
MM HWQ-2b: Prior to issuance of.... i,. .... .
i
Review and written Prior to issuance of City of Redlands
building permits,the Project applicant shall approval of building [ building permits s 'Development 4
submit building plans to the City of plans for the use of Services Department
Redlands for review and approval that recommended indoor
identify and require the use of the following water conservation C
indoor water conservation measures: measures
• Low-flow or ultra-low-flow toilets and
urinals-
Faucet aerators or low-flow faucets in
bathrooms;and
• Sensor-activated,low-flow faucets.
liIM HWQ-2c:Prior to issuance of the Verification and Prior to issuance of City of Redlands
certificate of occupancy,the Project t written approval of the certificate of City Engineer
applicant shall install the"purple pipe" the installation of the € occupancy
system(used to distinguish recycled water "purple pipe"system
from potable water)within the landscaped within Project
areas,as approved by the City Engineer,,for landscaped areas
future use of recycled irrigation water from
the Redlands Municipal Utilities and
Engineering Department,
Michael Rrandman Associates 20
11N0629�Ofi2 0016\tvINIRP\0629(KGt(,MNIRP 03-27-2012 oc
Redlands Crossing Canter project Mitigation Monitoring and Reporting program
Verification of
Method of Timing of Responsible for Completion
EER Section Mitigation Measure Verification Verification Verification pate Initials
Section 3.11 MM N-1: The Project applicant shall. City approval of Prior to the issuance City of Redlands
Noise require construction contractors to adhere to � noise attenuation of grading permits and ' Development
the following noise attenuation { document,verify during site grading Services Department
requirements: inclusion in project and construction
Construction activities shall be limited to I specifications,site
E '
the hours of 7:00 a.minspection
to 6:00 p.m., p � I
except Sundays and holidays. No
construction shall be allowed on Sundays
or holidays.
• All construction equipment shall use i
noise-reduction features(e.g.,mufflers
and engine shrouds)that are no less {
effective than those originally installed by
the manufacturer.
• Construction staging and heavy
equipment maintenance activities shall be
performed a rninimum distance of 300
feet from the nearby noise sensitive uses.
• The existing berm along the eastern edge
of the Project site shall be preserved and a
minimum 10-foot high temporary noise
barrier with a minimum STC 12 rating
shall be placed along the length of the
eastern property'line that is adjacent to
Karon Street. The temporary noise
barrier shall be placed on the top of the j
existing berm. The temporary noise
barrier shall be installedprior to the j I
commencement of grading activities and
shall not be removed until completion of
building construction. A noise barrier t
with a minimum STC 1.2 rating could be
i
obtained through the use of/z inch or
I �
greater plywood/oriented strand board
(OSB),or frorn acoustically rated vinyl
curtains.
Michael Brandman Associates 21
H\9A29\062000 ,UVIMRP\06290016 MRIRP 03.27_2012..d— `
Redlands Crossing Center Project Mitigation Monitoring and,Reporting Program
Verification of
Method of Tinning of Responsible for Completion
SIR Section Mitigation Measure Verification Verification Verification. Date Initials
Section 3.13 f MM PS 2, Prior to issuance of the Site inspection and Prior to issuance of City of Redlands
Public Services ( certificate of occupancy for each building, verification of the the certificate of Development
the Project applicant shall install the I installation occupancy for each Services Department
following applicable security measures and I recommended building and City of Redlands
implement the fallowing operational security measures and j Police Department I
practices: operational practices
• Install strategically placed emergency
phones.
Provide sufficient,professionally trained
loss prevention staff on-site.
• Submit loss-prevention plan with staffing
levels on-site to the Redlands Police
Department for review and approval.
• Install security devices and alarms in the
W ahriart pharmacy.
i
Ensure that the site layout for the parking
lot areas are properly designed to provide
maximum safety and security through k
adequate lighting,and ingress and egress.
• Installation of a high-duality resolution
video surveillance cameras throughout
the interior and parking lot areas.
• Provide 24-hour staffed roving security
patrols throughout the parking lot areas
and rear of building, if applicant intends
to use an outside private security
company,the firm must be from the r
approved list provided by the Police
Department or the firm must be approved
by the Police Department. ( I
Provide Redlands Police Department with
access to live and historical surveillance I
� F
video for investigations,responses to
issues,and prosecution of suspects.
Surveillance cameras should be of
sufficient quality to ensure identification
Michael Brandman Associates 22
1[\0629\062}0016\MNIIUIl0a290016 Iv MRP 03-27 2012,doc
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EER Section mitigation Measure Verification Verification Verification sate Initials
of suspects. f
• Prohibit the private sales of'vehicles in
the parking lot areas.
11 11 11 1 ... 1 . .... . . . ., .w
...... _.ww_. __ ._ . ...
Section 3.15 C Direct Project Impacts I Verify inclusion in Prior to occupancy of City of Redlands
Transportation and The following mitigation measures reduce project specification , the proposed project. ! Public Works
Traffic the Project's direct impacts to below a level j (street improvement Department
I of significance. These measures shall be plans),site inspection
implemented and improvements constructed of improvements.
prior to the issuance of occupancy permits.
MNI TRANS-la: Alabama Street(1-10
Westbound Ramps(#9)-'The addition of
i Project traffic would result in unacceptable
levels of service during the Saturday peak
hour as compared to existing(2010).
conditions.
» Southbound Approach: Stripe for a
southbound right turn lane.
@'M TRANS-'f b: SR-210 Eastbound Verify inclusion in I Prior to occupancy of City of Redlands
Ramps/San;Bernardino Avenue(#12)-The t project specification ; the proposed project. Public Warks
i addition of Project traffic would result in (street improvement i Department
unacceptable levels of service during the plans),site inspection i
Pill and Saturday peak hours as compared of improvements.
to existing(2010)conditions.
» Southbound Approach:Re-stripe the
number I through lane to provide a 2nd C
C left turn lane. I
C Eastbound Approach:Re-stripe the right j
turn lane to provide a shared through- I
right turn lane(with a minimum of 550-
feet of storage). ( I I
Michael Brandman Associates 23
II\t�tt29lfVEr2�+t?t)IPi�Mh1SLT\C f;2;04I
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Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification "Verification gats Initials
............ . . .,. _. ...
MM TRANS-1c : SR.-210 Westbound Verify inclusion in ; Prior to occupancy of City of Redlands
Ramps/San Bernardino avenue(#14)-The project specification the proposed project. Public Works
addition of Project traffic would result in (grading and street Department
unacceptable levels of service during the improvement plans),
PM and Saturday peak hours as compared site inspection of
s to existing(201.0)conditions. 1 improvements.
• Northbound Approach:Widen to provide
a dedicated right turn lane.
• Eastbound Approach:Re-stripe to
provide a 2nd through lane.
• Westbound Approach.:Construct a 2nd
through lana and a dedicated right turn
lane with a minimunt of 150-feet of
storage.
MM TRANS-td: Church Street/San ! Verify inclusion in j Prior to occupancy of City of Redlands f
Bernardino Avenue(##40)-The addition of project specification i the proposed project. Public Works
7
Project traffic would result in unacceptable (street improvement Department
j levels of service during the PMand plans),site inspection
i Saturday peak hours as compared to of improvements.
existing(20 10)conditions.
• Install a traffic signal.
MM'ft ANS-'fie: Church Street/Lugonia Verify inclusion in 1 Prior to occupancy of City of Redlands i
.Avenue(941)-The addition of Project project specification the proposed project, Public Works
traffic would result in unacceptable levels of (grading and street Department
service during the PM peak hour as improvement plans),
1 compared to existing(2010)conditions. site inspection of
• Northbound Approach:Re-stripe to improvements.
provide a left turn lane and a shared
through-right turn lane. j
• Southbound approach:Re-stripe to
3 provide a left turn lane and a shared
through-right turn lane. 1
Michael Brandman Associates 24
H VC7t,21)146290016\N4M,,RYI,O(,29F)UI6 tvtM81103-27-2012 circ
Redlands Grossing Center Project Mitigation Monitoring and Reporting Program
Verification of°
Method of Timing of Responsible for Completion
SIFT Section Mitigation Measure Verification Verification Verification pate Initials
T
emulative impacts Payment of Fair Prior to issuance of City of Redlands
he applicant will be required to provide Share or completion final certificate Public Works
of improvements. occupancy permit Department
payment for their fair share of the p p y p p'
improvements identified under Mitigation j
TRANS-2 as described below. Fair share
improvements are typically satisfied
through the payment of fees for
( improvements included in an established fee j
program,a financial contribution based on
estimated costs of improvements as
assigned by the approving jurisdiction,
specific improvements that are significantly
triggered by the Project or a combination of I
these strategies. Several of the facilities
forecasted to be impacted under cumulative
conditions would be funded by the City of
Redlands Development Impact Fee(DIF)
Program,while many of them are not
included in the DIF. Table 3.15-22 outlines
which improvements are in the DIF,those
improvements that are not included,and
also provides a fair share percent calculation
for the Project. However,cumulative
impacts will remain significant and
unavoidable due to the uncertain timing of
the completion of improvements.
i
1 14`'lM TRANS-2: The applicant shall
participate in the funding of off-site
improvements,including traffic signals that
are needed,as identified in.Mitigation
Measures 2a through 2t to serve cumulative !
traffic conditions through the payment of j s
City of Redlands Development Impact Fees i
(DIF)or through a fair share contribution,
or combination of both,as directed by the
city.
Michael Brandman Associates _ 25
Redlands Crossing Cerner Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR erection Mitigation Measure Verification Verification Verification mate Initials
MM TRANS-2a, California Street/I-10 Z Payment of Fair Prior to issuance of City of Redlands
Westbound Ramps(##3) Share or completion final certificate Public Works
This intersection can be mitigated by � of improvements. occupancy permit 9 Department �
providing the following;geometric j e
improvement: 1 j
Westbound Approach:Widen to provide '
a left turn lane.
MAI TRANS-2b: California Payment of Fair Prior to issuance of City of Redlands
Street/Redlands Boulevard(#S) Share or completion i final certificate Public Works
This intersection can be mitigated by I of improvements. occupancy permit Department
implementing protected lett turn phasing on �
all approaches in conjunction with the
following geometric improvement:
• Northbound Approach:Widen to provide G
a left turn lane.
Striping shall be provided within the
� 1
intersection for the eastbound and
westbound left turning vehicles due to the
off-set nature of the intersection.
MM TRANS-2c: Alabama Street/San Payment of Fair Prior to issuance of City of Redlands
Bernardino Avenue(97) Share or completion 1 final certificate Public Works
This intersection can be mitigated by of improvements. occupancy permit Department
providing the following geometric These improvements
improvements: are located in San
• Nortlibound Approach:Re-stripe to i Bernardino County
provide a dedicated northbound right turn and fair share
lane with overlap phasing. payment would be
Westbound Approach:Widen to provide made to City then
a 2nd left turn lane. forwarded as y f
appropriate to the I
I County. E
Michael Brandman Associates 26
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Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification paw Initials
..MM TRANS-2d: Alabama Street/Lugonia ..Payment of Fair � Prior to issuance of City
Re of Redlands
Avenue(#8) Share or completion final certificate Public Works
This intersection can be mitigated by of improvements. occupancy permit Department
providing the following geometric These improvements j
improvements: are partially located
I
• Northbound.Approach:Widen to provide in San Bernardino
a 2nd left turn lane,3rd through lane and ; County and fair share
a right turn lane with overlap phasing. i payment would be
• Southbound Approach: Widen to provide ` made to City then
a 2nd left turn lane. forwarded as
Eastbound Approach: Widen to provide a appropriate to the
2nd left turn lane and right turn lane with r County.
overlap phasing.
• Westbound Approach:Widen to provide
a 2nd left turn.lane.
MM TRANS-2e: Alabama Street/I-10 i Payment of Pair i Prior to issuance of City of Redlands
Westbound Ramps(49) } Share or completion final certificate Public Works
`. This intersection can be mitigated by ( of improvements. occupancy permit Department }
j providing the following geometric
;
improvements:
• Northbound Approach: Widen to provide `
1
a 2nd left turn lane and a 3rd through ;
lane.
Southbound Approach:Widen to provide
a 3rd through lane and a right turn lane
MM`TRANS-2t. Alabama Street/1-10 ( Payment of Fair j Prior to issuance of City of Redlands
j
Eastbound Ramps(#l.0) Share or completion final certificate i Public Works
occupancy permit Department intersection can be mitigated by of improvements.
providing the following geometric
improvements: 1
• Northbound Approach:Widen to provide i
a 3rd through lane and a right turn lane.
Southbound Approach: 'Widen to provide
a 2nd left turn lane and a 3rd through
lane.
Michael Brandman associates 27
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification pate Initials
.. .....{
Eastbound Approach.Widen to provide a 1 j
dedicated right turn lane.
MVfR1eS_2g, Alabama
. Payment ofFair � Prior to issua
rrortoissua..n....c.e of � _....� w_..., .._ ,.w.. .:....�._...._..__ � ..,�:.... ____..
City of Redlands
StreeVRedlands Boulevard(#11) Share or completion final certificate Public Works
'Phis intersection can be mitigated by r of improvements. occupancy permit 3 Department ! 1
protecting the northbound and southbound ? x
approach left turn movements and providing
the following geometric improvements:
Northbound Approach:Widen to provide
a 2nd left turn lane and a 3rd through
lane.
• Southbound Approach:Widen to provide
a 2nd left turn lane and a right turn lane.
• Eastbound Approach:Widen to provide a j
2nd left tun lane and a 3rd through lane.
• Westbound Approach:Widen to provide
a 2nd left turn lane.
mM'rEt S-21h: SR-21 O Eastbound ! Payment of Fair Prior to issuance of City of Redlands
Rarnpsf an Bernardino Avenue(#12) Share or completion final certificate Public Works
This intersection can be mitigated by of improvements. occupancy permit Department z
providing the following geometric These improvements
improvements: 1 are partially located
• Northbound Approach:Re-stripe to
in San Bernardino
provide a dedicated right turn lane with ; County and fair share
overlap phasing, payment would be
a Southbound Approach:Widen to provide made to City then
it 2nd left turn lane and a right turn lane. forwarded as
• Eastbound Approach:Widen to provide a j appropriate to the I
2nd left turn lane and 2nd and 3rd County.
through lanes.
Westbound.Approach:Widen to provide
a 2nd lett turn lane,2nd and 3rd through j
lanes and a 2nd right turn lane.
Michael Brandman Associates 28
11\0629\062900 14\MMKI 1629001 t WARP 03-27-2012,doc
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible_for Completion
EIR Section Mitigation Measure Verification Verification Verification Date Initials
........... v.. .. ........ .. . .......
MM TRANS-2a SR-214 Westbound Payment of Fair Prior to issuance of j City of Redlands
Ramps/San Bernardino Avenue(f#14) Share or completion final certificate I Public Works
This intersection can be mitigated by of improvements, occupancy permit � Department
providing the following geometric
improvements:
Northbound Approach:Widen to provide
a dedicated right turn lane.
• Southbound Approach:Widen to provide
a 2nd left turn lane and 2nd through lane.
a Eastbound Approach:Widen to provide E
2nd and 3rd through lanes.
Westbound Approach:Widen to provide
a 2nd and 3rd through lanes.
MM TRANS-2 j. Tennessee Payment of Fair i Prior to issuance of I City of Redlands
Street./Lugonia Avenue(#t'12) Share or completion final certificate Public Works
This intersection can be mitigated by of improvements. 1 occupancy permit Department
providing the following geometric
improvements:
Northbound Approach:Widen to provide
a 2nd left turn lane and a 2nd through
lane.
Southbound Approach:Widen to provide
a 2nd through lane.
• Eastbound Approach:Implement overlap
phasing on the right turn lane.
MM'TJRANS-2k, Tennessee Street/1-14 ; Payment of Fair ` Prior to issuance of City of Redlands j
Eastbound Ramps(##19) Share or completion final certificate Public Works
This intersection can be mitigated by of improvements. ` occupancy permit Department
providing the following geometric `
improvements: 1
. Northbound Approach:Widen to provide ! j
a right turn lane.
a l.astbound Approach:Widen to provide a
right turn lane.
Michael Brandman Associates 29
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing;of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification Date Initial
s ... .,... .... . _..
MM TRANS-21: Tennessee Street/Colton Payment of Fair ! Prior to issuance of City of Redlands
avenue(##2t)) Share or completion final certificate Public Works
This intersection can be mitigated by of improvements. occupancy permit Department
providing the following geometric
improvements:
a Southbound approach: Widen to provide
a 2nd left turn lane.
Westbound approach: Widen to provide
a right turn lane.
SIM TRANS-2m; Tennessee i Payment of Fair Prior to issuance of City of Redlands i
Street/Redlands Boulevard(l#21) Share or completion i final certificate i Public Works
This intersection can be mitigated by of improvements. occupancy permit Department
protecting the north and south left turn
movements and providing the following
geometric improvements:
Northbound approach:Widen to provide
a left turn lane.
w Southbound approach:Widen to provide
a left turn lane.
Payment of Fair Prior to issuance of y
MJb1 'fR.4N 2n: New York l : Cit of Redlands
Street/Lugonia avenue(##27) Share or completion 1 final certificate Public Works
This intersection can be mitigated by of improvements. i occupancy permit Department.
providing the following geometric
improvement:
q Westbound approach:Widen to provide
a 2nd through lane.
MM TRANS-2o:Texas Street/Brockton Payment of Fair Prior to issuance of City of Redlands
Avenue(##31) Share or completion final certificate Public Works
This intersection can be mitigated by of improvements. occupancy permit Department
installing atraffic signal and providing the j I
following geometric improvements:
' ' I
Northbound approach:Widen to provide I
a left tern lane.
.____-_----------__ ----
Michael Brandman Associates 30
R'+(k629\Ob2900t6\Mtti RI`\(Y,29t)(11b NEVERP 03-27-2612A.c,
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EER Section Mitigation Measure Verification Verification Verification Grate initials
a letturn lane.Southbound Approach:Widen to provide
r.
( .._. .
MM TRANS-2p: Orange Street/Pioneer Payment of Fair Prior to issuance of i City of Redlands
Avenue(#35) Share or completion final certificate E Public Works
I This intersection can be mitigated by of improvements. occupancy permit Department
installing a traffic signal. No other lane
geometric improvements are needed.
MM TRANS-2q: Church.Street/San j Payment of Fair ` Prior to issuance of City of Redlands � r
Bernardino Avenue(#t40) i Share or completion final certificate Public Works
This intersection can be mitigated by of improvements. occupancy permit ; Department
installing a traffic signal and providing the �
following geometric improvements:
Northbound Approach:Re-stripe to
provide one left turn lane and a shared
through-right turn lane.
• Southbound Approach:Re-stripe to
provide one lett turn lane and a shared
through-right turn lane.
Eastbound Approach: Widen to provide a
left turn lane and 2nd through lane.
• Westbound Approach:Widen to provide
a left turn lane and 2nd through lane.
MM TRANS-2r: Church Street/Lugonia i Payment of Fair Prior to issuance of ; City of Redlands
Avenue(1#41) Share or completion final certificate Public Works
G
This intersection can be rnitigated by c of improvements occupancy permit Department
protecting the northbound and southbound ! j
approach left turn movements and providing
the following geometric improvements:
. Northbound Approach: Widen to provide E i
a'�left turn'lane and 2nd through lane. i
Southbound Approach: Widen to provide
a left turn lave and 2nd through lane.
Michael Rrandman Associates 39
E-F NINI P f?�3 7.7-).ttt G.ci�rc
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion!
SIR Section Mitigation Measure Verification Verification Verification pate Initials
MM TRANS-2s; University Street/San Payment of Fair I Prior to issuance of City of Redlands
Bernardino,Avenue(f#42) Share or completion final certificate Public Works
t 'T'his intersection can be mitigated by of improvements. occupancy permit Department
installing a traffic signal and providing the y
following geometric improvements:
Eastbound Approach:Widen to provide a I {
2nd through lane.
Westbound Approach: Widen to provide
a 2nd through lane.
MM TRANS-2t:Judson Street/San i Payment of Fair Prior to issuance of City of Redlands
Bernardino Avenue(x#44) Share or completion i final certificate Public Works
This intersection can be mitigated by of improvements. occupancy permit Department
providing the following geometric
improvements:
• Eastbound Approach:Widen to provide a
left turn lane and 2nd through lane.
Westbound Approach:Widen to provide
a left turn lane and 2nd through lane.
Site Access and Uri-,Suez Roadivqy , Verify inclusion in I Prior to issuance of City of Redlands
Improvements project specification i final certificate i Public Works
(grading and street occupancy permit. Department improvements necessary to
provide site access and on-site circulation improvement plans),
' are assumed to be constructed in ; site inspection of
conjunction with site development and are I improvements.
described below. These improvements
should be in place prior to occupancy.
Site Access Improvements
Site access driveway improvements for the E I I
Project are described below. Construction
of"on-site and site adjacent improvements
shall occur in conjunction with adjacent
j project development activity or as needed
Michael Rrandman Associates 32
�tc�sz�a aso�i sx t �vaersr>Itnnzu 03-27-2012.doc
Redlands Grassing Center Project Mitigation Monitoring and Reporting Program
erlfication of
Method of Tuning of Responsible for Completion
EIR Section Mitigation Measure Verification Vedficatiort Werl'flcati'on sfis , Initials
... ......... . .......: .., ,....., . ...n; ..... :
for Project access purposes. These
improvements shall be in place prior to
occupancy,to ensure impacts are mitigated
to a level of"less than significant.
I
MM TRANS-3a:Tennessee Street at
Driveway I -install a traffic signal and
construct the intersection with the following
geometries: one northbound through lane,
one northbound shared through-right turn j !
lane,southbound left turn lanes providing;a
minimum of 550-feet of storage,two
southbound through lanes,one westbound 3
F
left turn lame and one westbound right turn k
lane.
l S t 7
NI TRANS-3b:Tennessee Street at Verify inclusion in Prior to issuance of City of Redlands �
Pennsylvania Avenue-install a traffic i project specification final certificate i Public Works ? i
signal and construct the intersection with (grading and street occupancy permit. Deponent`'
the following geometries: one northbound improvement plans);
thr ugh lane,one northbound shared site inspection of 9
through-right turn lane,one southbound left improvements. l i
turn lane providing a minimum of 150-feet
of"storage,two southbound through lanes, � E
one westbound left turn lane with a
i
111111111111m,of 1.50-Meet of storage and one j
westbound right turn lane j
.... .. .._..., .............
, ._...� ....._ w..„.,..,.w
11 M TRANS-3c-N -3c.Driveway 2 at Verify inclusion in Prior to issuance of Cz of Redlands
Pennsylvania Avenue-Install a stop control protect specification final certificate Public Works
i ,
on the southbound approach and construct (grading and street occupancy permit. Department
j the intersection with the following improvement plans),
geometries:one southbound left turn lane, j site inspection of
one southbound right tura Ione,one improvements. i
eastbound Jeff turn lane,one eastbound 4
through lane and one westbound shared t
through-right turn lane.
Mictiae! sandman 4sstsciate 3
zr:i z4t(Ie,I�90016vMM zr 1190016 NVAR03-2r-2012,doc
-Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification Date Initials
NIM TRANS-3d:Driveway 3 at San Verify inclusion in Prior to issuance of City of Redlands
Bernardino Avenue-Install a traffic signal project specification final certificate Public Works
and construct the intersection with the (grading and street occupancy permit. Department
following geometries:dual northbound left improvement plans),
turn lanes,one northbound right turn lane, i site inspection of
three eastbound through lanes,one improvements.
eastbound right turn lane providing a
minimum of 300-fect of storage,one
westbound left turn lane providing a
minimum of 250-feet of storage and one
1 westbound through lane. It should be noted
that it is necessary for the Project to
construct a second westbound through lane
between Tennessee Street and Driveway 3
to provide the appropriate number of
receiving lanes for the dual northbound left
i turn lanes out of Driveway 3.
NIM TRANS-3e: Driveway 4 at I Verify inclusion in Prior to issuance of City of Redlands
Pennsylvania Avenue-Install a stop control i project specification final certificate Public Works
on the southbound approach and construct (grading and street occupancy permit. Department
the intersection with the following I improvement plans),
( geometries: one southbound shared left- site inspection of
right turn lane,one eastbound left turn lane improvements,
with a minimum of 1.00-feet of storage,one
eastbound through lane and one westbound
shared through-right turn lane.
MM TRANS-3f.New York Avenue at San Verify inclusion in Prior to issuance of City of Redlands
Bernardino Avenue-Install a traffic signal project specification final certificate Public Works
and construct the intersection with the (grading and street occupancy permit. Department
following geometries: one northbound left improvement plans),
turn lane with a minimum of 150-feet of site inspection of
storage,one northbound right turn lane with improvements.
a minimum of 150-feet of storage,two
eastbound through lanes,one eastbound
shared through-right turn lane,one
Michael Brandman Associates 34
H\0(,29�0629D4)t6'NMRTI\06290�)�6 MWP 03�27-2012 doo
Redlands Crossing Center Project
Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification
Date Initials
westbound left turn lane providing a
minimum of 300-feet of storage and one
westbound through lane, It should be noted
that space for a northbound through lane
should be provided for future access onto
the extension of New York Avenue,north
of San Bernardino Avenue,
MM TRANS-3g:New York Avenue at Verify inclusion in Prior to issuance of City of Redlands
Driveway 5 -Install a stop control on the I project specification final certificate Public Works
eastbound approach and construct the (grading and street occupancy permit. Department
intersection with the following geometries: improvement plans),
One northbound left turn lane with a site inspection of
minimum of 1.00-feet of storage,one
improvements. I
northbound through lane,one southbound i
shared through-right turn lane and one
eastbound shared left-right turn lane,
NIM TRANS-3h: On-site traffic signing i Verify inclusion in Prior to issuance of City of Redlands
and striping should be implemented in project specification final certificate Public Works
conjunction with detailed construction plans i (grading and street occupancy permit. Department
for the Project site. improvement plans), 1
site inspection of I
improvements.
MM TRANS-3i: Sight distance at each Verify inclusion in Prior to issuance of City of Redlands
Project access point should be reviewed project specification I final certificate Public Works i
with respect to standard Caltrans and City (grading and street occupancy permit. Department
of Redlands sight distance standards dards at the improvement plans)
time of preparation of final grading, site inspection Of
landscape and street improvement plans. improvements.
On Site Roadway y laiprovements Verify inclusion in Prior to issuance of City of Redlands
- specification final certificate Public Works
Site-adjacent roadway improvements for the project
Project are i (grading and street occupancy permit. I Department
are described below, Construction
ot'site-adjacent roadway improvements i improvement plans),
shall occur in conjunction with adjacent site inspection of
Michael Brandinan Associates 35
H\O(i29\0f,2900161MNMI\0629001(,MNIRP 03 27-2012 do,
Redlands,Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification Date Initials
Project development activity or as needed improvements,
for Project access purposes.
MM TRANS-4a: San Bernardino Avenue-
Construct at its ultimate half section width
is a Major Arterial(120-foot right-of-way)
between Tenrlessee Street and New York
Avenue,consistent with the circulation
i recommendations found in the East Valley
Corridor Specific Plan.
MM TRANS-4b:Tennessee Street- Verify inclusion in Prior to issuance of City of Redlands
Construct at its ultimate full-section width project specification final certificate Public Works
as a Minor Arterial(88-foot right-of-way) (grading and street j occupancy permit. Department
i between San Bernardino Avenue and i improvement plans), 1
I Pennsylvania Avenue, consistent with the site inspection of
City of Redlands General Plan Circulation I improvements.
Element,
mm TRANS-4c: New York Avenue- it Verify inclusion in Prior to issuance of City of Redlands
Construct a minimum of one lane in each project specification j final certificate Public Works
direction of travel and a two-way-left-turn (grading and street 1 occupancy permit. r Department
lane(painted median)on New York Avenue 1 improvement plans),
between San Bernardino Avenue and site inspection of
Pennsylvania Avenue(66-foot right-of- improvements.
way).
MIM TRANS-4d: Pennsylvania Avenue- Verify inclusion in Prior to issuance of City of Redlands
Construct a minimum of one lane in each project specification final certificate Public Works
direction of travel and a two-way-left-tum (grading and street occupancy permit. Department
lane(painted median)on Pennsylvania improvement plans),
Avenue between Tennessee Street and New site inspection of
York Avenue(48-foot right-of-way). It improvements.
should be noted that the construction of
Pennsylvania Avenue along the Project
frontage will not connect to the existing
Pennsylvania Avenue east of Karon Street.
Michael Brandrnan Associates 36
F$\U629\Ob2900(6\,Nlli*,9.[U'\0629t')O H,TMMRP 03. 27-2012 doc
Redlands Crossing Center Project !Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification Date iInitials
MM TRANS-4e:Roadways adjacent to the Verify inclusion in Prior to issuance of City of Redlands
Project,site access points and site-adjacent project specification final certificate Public Works
intersections will be constructed to be (grading and street occupancy permit. Department
consistent with the recommended roadway improvement plans),
classifications and respective cross-sections site inspection of
in the'East Valley Corridor Specific Plan ? improvements.
(the governing land use document for the
area north of the Project site which includes
San Bernardino Avenue).
MM TRANS-6a:Prior to Project � Verify inclusion in Prior to issuance of City of Redlands
occupancy,the Project applicant shall install project specification final certificate Public Works 4 j
an enhanced Omnitrans bus stop to serve j (grading and street occupancy permit. 1 Department
} the Project site. The bus stop shall conform ! improvement plans), I
to Omnitrans requirements and include,at a site inspection of
minimum:a shelter,signage,transit 1 improvements.
j
information,lighting,and a trash receptacle. I
Alternately,the Project applicant can satisfy
this requirement by providing payments to
Omnitrans for the cost of this improvement
if Onmitrans commits to having it in place
prior to Project occupancy. The design of
the bus shelter shall be compatible with the
architecture of the Project.
Section 3.17 � MM GHG-T: Walmart shall use i Verify inclusion in Prior to issuance of City of Redlands � I
Greenhouse Gases I refrigerants in its refrigerator and freezer project specifications I occupancy permit I Development 6 �
! system with an average global warming for building plans, Services Department
potential of 1,893 or lower. site inspection
Mitigation Measures AQ-5,AQ-7,AQ-8,
AQ-P,AQ-10,AQ-11,HYD-2a,HYD-2b
(see the hydrology section of this DEIR),
and T-6a(see the transportation section of
this DEIR)are required.
Michael BrandmanAssociates
37
1I\(,f629\06290t)16\NINIRP\06290016 MMMI6":3-?.'7-2012.doc
MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
DEVELOPMENT REQUIREMENTS
CONDITIONAL USE PERMIT NO. 945 (MS NO. 330, TPM NO. 19060)
Date of P.C. Meeting: April 24, 2012
Applicant: Walmart Stores Incorporated
Location: Southeast Corner of San Bernardino Avenue and Tennessee
Street
The applicant shall comply with the following engineering requirements as necessary because
engineering
the required construction is a necessary prerequisite to 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 Concept
Plan No. 4 of 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 f6r 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.
I Pay plan check fee as established per resolution. The amount is to 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.
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.
C. Water Quality Management Plan, Submit final Water Quality
Management Plan (A7QMP) for review and approval. 'NQN/1P shall
consist of post construction Best Management Practices (BiNfPs)
prepared in accordance with the requirements and guidelines of the San
Bernardino County Storn-m-ater Program. The requirements of the
WQTk4P shall remain in effect throughout the life of the project.
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 SNkTPP
CUP 945
April 24, 2012
Page 2
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
b. Geotechnical Report
C. Easement Documents
5. A final WQMP that is in substantial conformance with the preliminary WQMP
and in full conformance with the WQ1V1P Guidance Document shall be
submitted and approved prior to the approval of precise grading plans.
6. 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.
7. Truck route permit is required ($67.00) for all construction vehicles five (5)
tons and over gross vehicular weight (e.g. concrete trucks) using streets other
than established truck routes.
NOTE: Cash cleanup deposit and truck route permit submitted during the
grading process could be transferred to be used during building construction or.
off-site improvement construction if it is within the time limit specified in the
truck route permit, otherwise a new truck route penult must be issued.
8. 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
Discharger Identification Number (VIDID) and N-01 shall be submitted for
review and file, Call(909)782-4130.
B. The following items are required prior to RECORDATION OF
TRACT/PARCEL MAP.
I Recordation of Parcel Map No, 19060 is required in order to develop this
project.
C. The following items are required prior to issuance of the BUILDING PERMIT
I. Pay plan check fee as established per resolution. The amount is to be
determined at plan check submittal,
CUP 945
April 24, 2012
Page 3
2. Plans required to be submitted shall include:
a. Parcel Map;
b. Street Construction;
C. Storm Drain Construction;
d. Pavement Striping Plans (including reflectorized pavement markers);
e. Street Tree Installation -- Street trees shall be provided as per the
approved Street Tree List,
E Traffic Signal Modification/Construction,-
(Y. Street Light Installation -- Provide street lighting plan which show
C,
approved locations of service pedestal(s), conduits, street lights,
appurtenances, and any necessary detail by Southern California Edison
Company;
h. Potable Water Main Installation;
1. Non-potable Water Main Installation;
j. Sewer Main Installation.
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 ')6" 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
b. Geotechnical Report
C. Easement Documents
Note: These reports are required at time of submittal for grading permit review.
Resubmittal will only be necessary if documents have been revised.
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 shall include:
a. Encroachment Permits from Caltrans, County, and other agencies,
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 Field notes will be submitted at time of submitting the plan
for review and plan checking.
CUP 945
April 24, 2012
Page 4
7. The approximate locations of existing underground utilities shall be shown on
the improvementisite/graditig plans. The utilities shall be plotted from record
and field data. All existing utilities shall be pot-holed to determine the actual
depth if no signed plan is available. The City of Redlands and the Engineer
assume no liability as to the exact location of said lines whose locations are not
shown.
S. Provide pad certification to the Building and Safety Department. All SWPPP
Best Management Practices (BMPs) to prevent and control discharges to the
municipal separate storm sewer (drain) system shall be in place and shall be
maintained throughout the course of the project.
9. Pay the required development impact fees per Redlands Municipal Code 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;
• Fire Facilities;
General Government Facilities,
Library Facilities;
Open Space/Park.-
Police Facilities;
Storm Drain Facilities;
Water Capital Improvement Charge-,
Sewer Capital Improvement Charge.-
Solid Waste Capital Improvement Charge;
10. 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.
11. Truck route permit is required ($67.00) for all construction vehicles five (5)
tons and over gross vehicular weight (e.g. concrete trucks) using streets other
than established truck routes.
12. Final City accepted mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
1
13. 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.
CUP 945
April 24, 2012
Page 5
14. Requirements for San Bernardino Avenue.
a. The applicant shall work with Omnitrans and City staffs to design and
construct a bus turnout. The applicant shall enter into a maintenance
agreement for the proposed shelter as accepted by the City Engineer.
b. Construct standard curb and gutter 52 feet south side of street
t7
centerline.
C. Construct standard street section between new curb and street
centerline consistent with the City Standard verified through a
geotechnical report.
d. Construct standard 6 foot wide property line sidewalk along the entire
street frontage and ramps at all curb returns.
e. Install LED ornamental street light(s) (Beta LEDway SLM series or
equal) with the equivalent illumination of a 150 watt sodium vapor
street light. Prepare and submit a separate street lighting plan for City
approval. Street light spacing shall be determined by the City design
specifications. Installation of six (6) lights will be required. Location of
the light will be determined at time of plan preparation. Coordinate
with City staff for guidance at that time.
f. Provide street trees spaced every 30 feet as specified in Concept Plan
No. 4 of East Valley Corridor Specific Plan avoiding sewer and water
laterals. Prepare and submit a separate street tree plan for City
approval.
9- Construct standard pavement transition based on design speed of the
street from easterly project boundary to the east.
h. Construct underwalk drain, if necessary.
1. Use traffic index of 9.0.
J_ Install a minimum 12 inch diameter potable water main including
necessary valves and appurtenances.
k. Install a minimum 8 inch diameter non-potable water main including
tD
necessary valves and appurtenances.
15. Requirements for Tennessee Street.
a. Construct standard curb and gutter 64 feet east of west side curb.
b. Construct standard street section between new curb and street
centerline consistent with the City Standard verified through a
geotechnical report,
C. Construct standard 6 foot wide curb adjacent sidewalk along the entire
street frontage and ramps at all curb returns,
d. Install LED ornamental street liaht(s) (Beta LEDwav SLM series or
1D
equal) with the equivalent illumination of a 150 watt sodium vapor
street litaht. Street light spacing shall be determined by the City design
specitications. Installation of five (5) lights will be required. Locatioll
of the light will be determined at time of plan preparation. Coordinate
with City staff for guidance at that time. Prepare and submit a separate
street lighting plan for approval.proval.
I
CUP 945
April 24, 2012
Page 6
e. Construct pavement transition based on design speed of the street and
anticipated traffic load from the southerly project boundary to the, south
to provide adequate entry onto Pennsylvania Street as accepted by the
City Engineer.
f. Construct underwalk drain, if necessary,
9- Use traffic index of 9.0.
h. Install a minimum 12 inch diameter potable water main including
necessary valves and appurtenances.
1. Install a minimum 8 inch diameter sewer main with manholes and
appurtenances.
j. Obtain San Bernardino County approval/permits as needed.
16. Requirements for New York Street.
a. Construct standard curb and gutter 22 feet each side of street centerline.
b. Construct temporary modified City standard right angle turn at
Pennsylvania Street.
C. Construct standard street section between new curbs consistent with the
City Standard verified through a geotechnical report.
d. Construct standard sidewalk along the entire street frontage and ramps
at all curb returns.
e. Install LED ornamental street light(s) (Beta LEDway SLM series or
equal) with the equivalent illumination of a 150 watt sodium vapor
street light. Street light spacing shall be determined by the City design
specifications. Installation of four (4) lights will be required. Location
of the light will be determined at time of plan preparation. Coordinate
with City staff for guidance at that time. Prepare and submit a separate
street lighting plan for City approval.
f. Provide street trees spaced every 40 feet avoiding sewer and water
laterals. Prepare and submit a separate street tree plan for City
approval. Provide a street tree easement as required by the City
Env-ineer
9- Construct underwalk drain, if necessary.
h. Use traffic index of 8.0.
1. Install a minimum 12 ch diameter potable water main including
� I
necessary valves and appurtenances.
j. Install a minimum 6 inch diameter non-potable water main including
necessary valves and appurtenances.
k. Install a minimum 8 inch diameter sewer main with manholes and
appurtenances and abandon existing 8 ' sewer with appurtenances.
17. Requirements for Pennsylvania Avenue.
a. Construct standard curb and gutter 22 feet north side of street
zi
construction centerline.
b. Construct asphalt berm 10 feet south of street construction centerline.
CUP 945
April 24, 2012
Page 7
C. Construct standard street section between new curb and berm consistent
with the City Standard verified through a geotechnical report.
d. Construct standard curb adjacent sidewalk along the entire street
frontage and ramps at all curb returns,
e. Install LED ornamental street light(s) (Beta LEDway SLM series or
equal) with the equivalent illumination of a 150 watt sodium vapor
street lialit. Street light spacing shall be determined by the City design
specifications. Installation of one (5) light will be required. Location of
the light will be determined at time of plan preparation. Coordinate
with City staff for guidance at that time. Prepare and submit a separate
street lighting plan for City approval.
f. Provide street trees spaced every 30 feet as specified in Concept Plan
No. 4 of East Valley Corridor Specific Plan avoiding sewer and water
laterals. Prepare and submit a separate street tree plan for City
approval, Provide a street tree easement as required by the City
Engineer.
9- Construct underwalk drain, if necessary.
h. Use traffic index of 8.0.
i. Install a minimum 12 inch diameter potable water main including
necessary valves and appurtenances.
18. Requirements for Karon Street,
a. Construct standard curb and gutter 18 feet west side of street centerline.
b. Construct standard street section between new curb and street
centerline consistent with the City Standard verified through a
geotechnical report.
C. Construct modified right angle turn at Elise Drive.
d. Construct standard property line sidewalk along the entire street
frontage and ramps at all curb returns.
e. Provide street trees spaced every 40 feet as specified in Concept Plan
No. 4 of East Valley Corridor Specific Plan avoiding sewer and water
laterals. Prepare and submit a separate street tree plan for City
approval.
f. Construct standard pavement transition based on design speed of the
street from southerly project boundary to the south.
9- Construct underwalk drain, if necessary.
h. Use traffic index of 4.5.
L Install residential"'commercial fire hydrants as required by the Redlands
Fire Department. Provide fire flow calculations.
19. Provide adequate drainage facilities, including but not limited to, installation of
an adequately sized reinforced concrete storm drain along, Pennsylvania Street
from Karon Street to the Caltrans' storm drain facilities and San Bernardino
Avenue from New York Street to the Caltrans storm drain facilities as required
by the City Engineer. The applicant shall provide and submit all necessary
hydrology hydraulic studies and calculations in accordance with the San
CUP 945
April 24, 2012
Page 8
Bernardino County Hydrology Manual to adequately size the storm drain
facility. Obtain Caltrans approval/permits as needed.
20. At the Tennessee Street project entrance, design and install a traffic signal and
construct the intersection with the following geometries: one northbound
through lane, one northbound shared through-right turn lane, southbound left
turn lanes providing a minimum of 350-feet of storage, two southbound
through lanes, one westbound left turn lane and one westbound right turn lane.
This signal shall be interconnected with adjacent signals as accepted by the
City Engineer.
21. Tennessee Street at Pennsylvania Avenue, design and 'install a traffic signal
and construct the intersection with the following geometries: one northbound
through lane, one northbound shared through-right turn lane, one southbound
left turn lane providing a minimum of 150-feet of storage, two southbound
through lanes, one westbound left turn lane with a minimum of 150-feet of
storage and one westbound right turn lane. This signal shall be interconnected
with adjacent signals as accepted by the City Engineer.
21 At the San Bernardino Avenue project entrance, design install a traffic signal
and construct the intersection with the following geometries: dual northbound
left turn lanes, one northbound right turn lane, three eastbound through lanes,
one eastbound right turn lane providing a minimum of 300-feet of storage, one
westbound left turn lane providing a minimum of 250-feet of storage and one
westbound through lane. It should be noted that it is necessary for the Project
to construct a second westbound through lane between Tennessee Street and
the entrance to provide the appropriate number of receiving lanes for the dual
northbound left turn lanes out of the entrance. This signal shall be
interconnected with adjacent signals as accepted by the City Engineer,
23. New York Avenue at San Bernardino Avenue, design and install a traffic
signal and construct the intersection with the following geometries: one
northbound left turn lane with a minimum of 150-feet of storage, one
northbound right turn lane with a minimum of 150-feet of storage, two
eastbound through lanes, one eastbound shared through-right turn lane, one
westbound lett turn lane providing a minimum of 300-feet of storage and one
westbound through lane. It should be noted that space for a northbound
through lane most be provided for future access onto the extension of New
York Avenue, north of San Bernardino Avenue, This signal shall be
interconnected with adjacent signals as accepted by the City Engineer.
24. All environmental mitigation measures identified in the Final Environmental
In
Impact Report for the Redlands Crossing Project are hereby incorporated into,
and-made a part of, these Conditions of Approval for the project.
CUP 945
Apr it 24, 2012
Page 9
25. Acquisition of offsite Right-of-Way at various locations may be necessary to
accommodate required street improvements to the satisfaction of the City
Engineer. In the event that the applicant, is unsuccessful in negotiating the
Right-of-Way acquisition after demonstrating a good faith effort over a
reasonable period of time, the requirement shall be considered satisfied. The
City, at its discretion, may undertake condemnation proceedings at the expense
of the Applicant to obtain the necessary right-of-way for completion of the
improvements pursuant to mitigation requirements as set forth in the EIR or
these conditions of approval,
26. As a condition of, and prior to, issuance of a Building Permit, the applicant
shall (1) petition the City for annexation of the property comprising Parcel
Map No. 19060 to the City's Comm mirity Facilities District No. 2004-1, or a
similar City community facilities district, as designated by the City; (2) take
actions reasonable or necessary to annex such,property to community facilities
district; and (3) pay the reasonable and actual costs incurred by the City in
annexing the property to the community facilities district; all for the purpose of
maintenance of parkway landscaping and public right-of-ways.
The applicant may also enter into a Landscape Maintenance Covenant
(Covenant) f6r the parkway landscaping and public right-of-ways, This
Covenant shall be recorded with the San Bernardino County Recorders' Office.
The purpose of this Covenant is to declare that the maintenance of said
Park-way area is the responsibility of the owner of this property and drat this
responsibility shall pass to successive owners. The Covenant shall also include
a statement that it shall not be removed or amended without written consent of
the City of Redlands and shall run with the land in perpetuity. Maintenance of
the parkway areas by the Community Facilities District will remain dormant.
In,the event the owner falls to maintain the Parkway to the satisfaction of the
City of Redlands as requit-ed in said Covenant, the City of Redlands may
include remove the dormancy status of the landscape maintenance for the
public parkway areas and then levy taxes per the Community Facilities
District.
In the event the owner elects not to annex to the City's Community Facilities
District No. 2004-1, or a similar City community facilities district, the owner
shall enter into, prior to issuance of a building permit, a perpetual Public
Improvement Landscape Maintenance Agreement prepared by the City for the
parkway landscaping and public right-of-ways. The Landscape Maintenance
t7 11
Covenant (Covenant) for the parkway landscaping and public right-of-ways
may be executed for the public landscaped areas as previous described.
2T All irrigation lines that exist within anv street right-of-way and/or within the
project boundaries shall be replaced with Schedule 40 PVC or as approved by
Citv Engineer.
CUP 945
April,24, 2012
Page 10
28. All off-site utilities shall be placed underground. The undergrounding shall
include power poles located along the project site's street frontage(s) and may
include power poles beyond the site's boundary as determined by Southern,
California Edison. 'Those power poles that are 66KV or greater will not be
required to be undergrounded. Any power pole(s) that contain a street light
may be required to install a standard street light, in accordance with the
Municipal Utilities and Engineering Department's standards. Plans shall be
submitted that detail the undergrounding of all off-site utilities, subject to
review and approval by the City Engineer.
29. Install reduced pressure principle backflow devices as required by City
Engineer,
30. Install onsite fire line with double detector check valve backflow devices at
service connection satisfactory to the City Fire Department.
31. 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 non-potable water system,
32. 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.
33. Submit recycling plans for site demolition for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
34. Dedication documents shall lie prepared by a licensed Land Surveyor or
registered Civil Engineer (registered prior to January 1982) and must be
subrnitted for review and approval before recordation.
35. Improvement bonds must be posted for the total estimated cost of off-site
improvements as follows:
Performance 1000/4') security
(Performance/Warranty} 10% in cash(minimum$500.00)
Labor and Materials 100% in bond form
Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter(savings account) in
CAv's name,
36. The 1011/'O performance (warranty) security will be retained for one year after
completion and acceptance of public improvements by the City for warranty of
off-site work.
CUP 945
April 24, 2012
Page 11
37. Execute SubdivisioniPublic Improvement Agreement.
38. Parcel map or lot line adjustment shall be recorded and proof of recordation
provided.
M The following items are required prior to approval of APPLICATION FOR
WATER SERVICE CONNECTION and prior to WATER METER
INSTALLATION.
I Pay the Water Capital Improvement Charge.
2. Pay the Non-Potable Water Capital Improvement Charge.
3. Pay the Water Meter Charge
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
I Cash cleanup deposit shall be submitted. ($31,000.00). 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.)
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.
3. Encroachnient Permit application and three (3) 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.
4. A California OSHA Permit Number for all,work that is five feet deep or deeper
shalt be provided. Call {909)383-4321.
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
Chapter 5 of the State of California Traffic Manual or W.A.T.C.14, manual.
submitted and approved by the City Engineer prior to issuance of an
encroachment permit. The plan shall show all required construction signage,
warnmg 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 call be contacted regarding traffic control measures.
In
CUP 945
April 24, 2012
Page 12
7. improvement bonds must be posted liar the total estimated cost of off-site
improvements as follows:
Performance 1001/lo security
(Performance;Warranty) 10% in cash(minimum.$500-00)
Labor and Materials 100% in bond form
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.
8. Execute Public Improvement Agreement,
9. The 10% performance (warranty) security will be retained for one year after
completion and acceptance of public improvements by the City for warranty of
off-site work.
F. The following items are required prior to issuance of CERTIFICATE OF
OCCUPANCY.
I All requirements as described in Sections A, B, C, D and E of these conditions
of approval shall be met,
2. All improveirtents shall be reviewed and accepted by the City Engineer. The
Engineer of Record shall file a Final (_trading Certification for all grading and
improvements on the project site.
3. Owner's Licensed Land Surveyor shall reset survey points, monuments, record
corners, and centerline ties that were destroyed during construction and shall
file Comer Records for those points prior to completion of the project with San
Bernardino County Surveyor. Copies of information shall be famished to the
Municipal Utilities and Engineering Department.
Z7;
4. One mylar copy of recorded parcel map or a recorded original lot line
adjustment with revised deed(s) shall be furnished to the Municipal Utilities
and Engineering Department.
5. All as-built plans shall be delivered to the Municipal Utilities and Engineering
t"
Department for review and approval as well as a CD-ROM.dwg file of the as-
built plans.
6. A list of as-built intra struct Lire improvement quantities shall be provided in the
Excel format provided by the (.,itv showing quantities for each street segment
(i.e. pavement, curb and gutter, sidewalk. etc.)
CUP 945
April 24, 2012
Page 13
7. Streets may be required to have a seal coat applied at the option of the City
ity
Engineer. Type of seal coat is to be determined by the City Engineer.
8. Resurface existing roadway as directed by the City Engineer due to utility
installations and construction damage and in accordance with City adopted
Utility Trench Repair Standards.
9. Existing striping shall be removed and replaced as necessary. New striping
and pavement markings shall be 'installed per direction of the City Engineer,
10. Contractors will be required to pave new streets in two (2) phases with last
phase being delayed until 95 percent of construction has been completed, or on
approval of the City Engineer.
11. Owner/Developer shall provide recycling receipts as required by the recycling
plan.
G. The following items are required prior to release of
BONDS/WARRANTIES/DEPOSITS.
1. Prior to the release of the bonds for the project, all improvements shall be
reviewed and accepted by the City Engineer.
2. A recorded mylar copy of the Parcel map or a recorded original lot line
adjustment with revised deed(s) shall be submitted, if a part of a lot-sale
subdivision and not included in Item E.
1. Tic sheets shall be submitted for all monuments found and/or set in the public
right-of-way,
4. The release of bonds/warranties/"deposits must be requested in writing to the
Cftv_ Engineer. Allow 30 days for processing.
WFR �D M6U AVI
POI R Initial Initial
Director of Municipal Utilities
and Engineering/City Engineer
CD/DY:akc
FILE: QU-P9411
'"ACriyTiLaWORKS"
FIRE PREVENTION BUREAU
CONDITIONAL USE PERMIT# 945
DATE OF PREPARATION: April 3, 2012
APPLICANT: Walmait Stores Incorporated
LOCATION:
DATE OF PLANNING COMMISSION:
This letter is in regard to the Fire Department conditions concerning the above referenced case.
The Fire Department requires the listed fire protection measure to be provided in accordance with
the City of Redlands Municipal Code and/or the California Fire Code.
1. Display street numbers in a prominent location on the address side of the facility, as well as
rear access if applicable. Numbers and letters shall meet the requirements for address
identification. In complexes with alpha designations, letter size must match numbers. All
addressing must be legible, of a contrasting color, and adequately illuminated to be visible
from street at all hours. Reference California Fire Code § 505.1
a, Other buildings shall have minimum 8 inch high numbers, with a rnii-drnum stroke
width of I inch. Buildings with a total floor area of 100,000 square feet or (greater
shall have a minimum 12 inch high numbers, with a minimum stroke width of 1
inches. Such address numbers shall be electrically illuminated by an internal or
external source during the hours of darkness. Where building setbacks exceed 200
feet from the street or road, additional non-illuminated 6 inch high numbers shall be
displayed at the property entrance.
W
2. Install portable fire extinguisher with a minimum rating of 2A:I OB:C with no travel
distance from extinguisher to any portion of the facility further than 75 feet, Contact a
licensed Fire extinguisher company for proper installation (extinguishers must have current
California State Fire Marshal service tag affixed. Reference California Fire Code § 906.1
(6)
3, An approved emergency access key lock box (Minimum Knox Box 3200 series model)
shall be installed next to the approved front access door to the building, and rear electrical
service door. Required order forms shall be obtained ftom Fire Prevention Bureau.
Reference California Fire Code § 506.1
4. Blue retro-reflective pavement markers shall be permanently mounted on private streets,
public streets and driveways to indicate the location of approved fire hydrants. The blue
April 19, 2012
Page 2 of 2
markers shall be designated and shown on the water improvement plans as well as the
precise grading plans. Prior to the installation of the blue retro-reflective marker the Fire
Prevention Bureau shall approve the proposed location of the marker. Reference California
Fire Code § 510.1
5. Fire department access roadways in excess of 150 feet in length shall be provided with an
approved method to facilitate turn,around capabilities of the fire apparatus. All proposed
turn around designs shall be submitted to the Fire Prevention Bureau for review and
approval prior to the commencement of any work. Approved turn around designs and
specifications are available from the Fire Prevention Bureau. Reference California Fire
Code § 503.2.5
6. All gate(s) shall be equipped with a rapid entry system approved by the fire department.
Plans shall be submitted to the Fire Prevention Bureau for review and approval prior to
installation. Power controlled,gates shall be equipped with an alternate means of operation
such that the gate will easily operate in the event a power failure. Non-powered gates shall
be equipped with a means of rapid emergency access approved by the Redlands Fire
Department. Gates activated by the rapid entry system shall remain open until closed by the
rapid entry system. Required order forms shall be obtained from the Redlands Fire
Department. Reference California Fire Code § 102,6
Redlands Fire Upartment 'rreserving the Past— p9airson@confire,or9
35 Cajon Street,Suite 12 Protechnthe FutureOffice: (909)798-7601
P,O,Pox 3005(mailing) q " Cell: (9 79)714-2030
Redlands,CA 92373 Fax:(909)798-7602
COMMUNITY DEVELOPMENT
BUILDING AND SAFETY
CONDITIONAL USE PERMIT NO. 945
MINOR SUBDIVISION NO. 330 (Tentative Parcel Map No. 19060)
Date of Preparation: March 6, 2012
Planning Commission Date: March 13, 2012
Applicant: Walmart Stores Incorporated
Location: Southwest corner of San Bernardino Avenue and Tennessee
Street.
1 In compliance with the California Building Code (Application for Permit)and prior to the plan
check process, the applicant must submit five (5) complete sets of construction plans and
two(2)sets of specifications, engineering calculations,diagrams,soils investigation reports,
special inspection and structural observation programs and other data to the building
division for review and approval prior to the issuance of a building permit. Plans and
specifications shall be drawn to scale upon substantial paper and shall be of sufficient clarity
to indicate the location, nature and extent of the work proposed and show in detail that it will
conform to the provisions of the California Building, California Electrical,California Plumbing,
California Green Building Standards, California Energy, and California Mechanical codes
and all relevant laws, ordinances, rules, and regulations.
2. In compliance with the City of Redlands plan check requirement and part of the plan check,
process,the applicant shall insert the Conditions of Approvals from each city departments as
part of the General Notes.
3. In compliance with the California Code of Regulations, Title 24, Part 2, Chapter I
(Administration),the structure shall not be occupied until a certificate of occupancy has been
granted by the City of Redlands.
4. In compliance with the Redlands City Ordinances and during the plan check process, the
applicant must submit four(4) sets of fire sprinkler or fire alarm plans for plan check review
and approvals prior to building permits.
5. In compliance with the California Building Code (Excavation and Grading)and prior to the
issuance of a building permit, a soil testing laboratory must submit a final compaction report
showing all fills have been compacted to a minimurn of 90 percent of maximum density to
the Building Division for review and approval prior to the issuance of a building permit,
6. In compliance with the California Building Code (Excavation and Grading)and prior to the
issuance of a building perrnit, the Civil Engineer must submit a letter of pad certification to
the building division for review and approval prior to the issuance of a building pert-flit.
7. In compliance with the California Code of Regulations, Title 24 Part 2, (Accessibility
Standards)and prior to the building plan check approval, the designer,Architect or Engineer
must provide project designs for accessibility for the physically challenged to the building
`
`
'
division. Submit the design to the Building Division for their review and approvals prior b]the
kssUaOCo 0f@ bU|NiDQ permit.
U. In compliance with the City ofR8d|aOdS Municipal Code (Title 18' E838rDGnts\and prior to
the issuance of u building permit, the applicant DlUsiprovide copies of i' e recorded
easement documentation for water drainage, utilities, O[private sewer(On-eite\ lines tOthe
Building Division for their r9vieVvand approval prior to the issuance of 'a building permit.
.
9. Prior to the 8LBd of cODnt[uCtiOD and prior to the first building inspection, project address
shall be posted with contact telephone numbers in o8Se Of emergencies or 'dust oODtnO/^
sanitation facility provided, and erosion controls per the City Engineer approved plans shall
be in place.
10. In compliance with the City Of Redlands Municipal Code (Uniform Environmental Health
Code) and prior to the issuance Of a building permit, the designer, Architect or Engineer
must obtain pKUooi approval from the San Bernardino County Environmental Health
Depadn�ent; and nluStsUb[nitthe approved plans tothe Bu||d|O [}ivisionfor their revievv
and approval prior to the iSSu8OCe of @ building permit. -
11. In c0nlp|iaDoS with the California Building Codes and prior to Certificate of Occupancy or
m|eothofo8a r8|eaSes, the structure shall be provided with sanitation facilities. Such facilities
shall be located either in such building or conveniently in a building adjacent thereto on the
same property,
12. Prior to Fina/ Occupancy, the design architect/engineer and/or developer shall submit tothe
Building and Safety office acomplete set ofapproved structural and architectural drawings
for the construction nfstructural and architectural work, including truss,electrical, plumbing,
and mechanical plans,which will be transmitted on CID, TIF O[GIF imaging file,for archiving
purposes per the State of California Requirements.