HomeMy WebLinkAbout7198_CCv0001.pdf RESOLUTION NO. 7198
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
ADOPTING AND APPROVING TENTATIVE PARCEL MAP NO. 19060
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, the Planning Commission held a duly noticed public hearing on April 24,
2012 and adopted a motion recommending to the City Council of the City of Redland (the "City
Council") approval of Tentative Parcel Map No. 19060 (Minor Subdivision No. 330); and
WHEREAS, on July 18, 2012, the City Council held a duly noticed public hearing on the
application for Tentative Parcel Map No. 19060 at which time the City Council heard verbal and
written testimony presented by City staff and members of the public regarding Tentative Parcel
Map No. 19060;and
WHEREAS, all related plans and materials that were reviewed by the Planning
Commission in determining a recommendation of approval were forwarded to the City Council;
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 Tentative Parcel
Map No. 19060 (also know as Minor Subdivision No. 330) for the Redlands Crossing Project
subject to the conditions of approval identified in Exhibit"A"of this Resolution, and based upon
the following findings which apply to Tentative Parcel Map No. 19060:
A. TENTATIVE PARCEL MAP NO. 19060 IS CONSISTENT WITH APPLICABLE
GENERAL AND SPECIFIC PLANS, AS WELL AS APPLICABLE PROVISIONS
OF THE REDLANDS MUNICIPAL CODE.
The property within Tentative Parcel Map No. 19060 ("TPM 19060") encompasses the
area containing the proposed Redlands Crossing Project Development Plan, which will consist of
256,614 square feet of single-story, retail and commercial space on 32.97 acres, as well as the
remaining area under the ownership of Walmart Stores, Inc. which together totals 45 acres. As
addressed in greater detail in the EIR prepared in connection with TPM 19060, which analyzed
the environmental effects of TPM 19060 and Conditional Use Permit No. 945 pursuant to the
California Environmental Quality Act(Public Resources Code Section 21000 et seq.) ("CEQA"),
TPM 19060 advances the goals and policies of the City of Redlands General Plan (the "General
Plan") as well as the East Valley Corridor Specific Plan (the`EVCSP"), and Concept Plan No. 4
(CP4).
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On the General Plan Land Use Map, TPM 19060 is designated for "Commercial" land
uses. The General Plan contains Guiding Policies which influence planning decisions within the
City. The Guiding Policies that are applicable to TPM 19060 are as follows:
Policy 4.62a — "Develop the EVCSP so as to promote and facilitate high-quality
commercial and industrial development within the Corridor area."
Policy 4.62g: "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."
Policy 4.621: "Maximize generation of employment opportunities in a region, which
has a significant imbalance of housing versus employment opportunities."
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."
Policy 4.62ff: "Ensure compatibility between adjacent land use types within the
Corridor area."
TPM 19060 is, and will be, consistent with the Redlands General Plan. The development of
TPM 19060 would not conflict with the General Plan policies and it is consistent with the intent
of the General Plan because it accommodates the subdivision of property for the development of
a 256,614 square foot retail and commercial center on 32.97 acres. This site is adjacent to major
access routes, employment centers, and services. TPM 19060 is a"keystone"location 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 master planned
development within contiguous property boundaries without the limitations imposed by property
ownership patterns and existing street systems seen throughout most of the EVCSP area. TPM
19060 creates a fully integrated development of retail and commercial uses rather than
development of less desirable fragmented land uses spread out over several locations. Also,
because TPM 19060 consists of high-quality commercial components, it will create significant
employment opportunities for the local/regional population. Therefore, the City Council finds
that TPM 19060 is and will be consistent with the General Plan of the City.
In addition to the General Plan, TPM 19060 is subject to the EVCSP and CP4. The
EVCSP tailors the policies of the General Plan for the characteristics of the East Valley Corridor
area and indicates that the intent is to develop the East Valley Corridor into commercial areas
that will create employment opportunities for City residents, as well as commuters into the City
from other areas. TPM 19060 will be near existing and proposed residential uses so that
employees and visitors will not have to travel long distances, thereby reducing commuting
distances and improving the jobs to housing ratio.
Much like the General Plan, the EVCSP contains a number of policies intended to guide
growth and development within the East Valley Corridor. The applicable EVCSP goals include:
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Goal EV2.0205(a) — "Develop the EVCSP so as to facilitate the high-quality
commercial, industrial, and residential development within the corridor area."
Goal EV2.0205(a)(1) — "Maximize generation of employment opportunities in a
region which has a significant imbalance of housing versus employment
opportunities."
Goal EV2.0205(a)(2) — "Facilitate location in the project area of a wide range of
commercial uses to serve the region, local industry, and residential neighborhoods."
Goal EV2.0225(a)(3) — "Create a visually aesthetic appearance for the East Valley
Corridor from the freeway as well as from within the planning area."
As noted above, TPM 19060 contains retail, restaurant, commercial and vehicle fueling
and servicing uses that would provide a range of new employment and shopping opportunities
within the area. Furthermore, the development within TPM 19060 is consistent with the EVCSP
in that it includes setbacks, building heights, massing, pedestrian pathways, landscaping,
architectural features, and other amenities that will result in an aesthetically high quality
development. Therefore, TPM 19060 is and will be consistent with the EVCSP.
With regard to Concept Plan No. 4, this implements the General Plan and EVCSP
Policies for this area 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. TPM 19060 is consistent with the requirements of Concept Plan No. 4
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 development seeks to attract high-quality tenants that will serve the
growing needs of the existing neighborhoods and households moving to the area.
B. THE DESIGN AND IMPROVEMENT OF THE PROPOSED SUBDIVISION
ARE CONSISTENT WITH APPLICABLE GENERAL AND SPECIFIC PLANS.
The General Plan contains a number of Implementing Policies that are intended to
impose development guidelines for developments within the City. The applicable Implementing
Policies include:
Policy 4.621 — "Maximize generation of employment policies in a region which has a
significant imbalance of housing versus employment opportunities."
Policy 4.62m—"Facilitate location in project area of a wide range of commercial uses
to serve the region, local industry, and residential neighborhoods."
Policy 4.62u — "Develop opportunities for community oriented services within the
General Plan area."
Policy 4.62gg — "Enhance the beauty of the East Valley Corridor and the overall
quality of life for users and residents of the area."
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Upon build out, TPM 19060 will consist of retail, restaurant, commercial and vehicle
fueling and servicing uses that will conform to the requirements of the General Plan. For
example, the General Plan states, "[t]he 4,000 acres included in the Specific Plan(EVCSP) are to
be developed with commercial and industrial establishments totaling 37 million square feet of
floor area and providing up to 90,000 jobs." See General Plan, Section 4.62, p. 37. To this end,
TPM 19060 accommodates the development of the Redlands Crossing Project which will
comprise 256,614 square feet of retail, restaurant, commercial and auto fueling and servicing
uses on 32.97 acres, as well as vacant land that will be developed in the future for office uses
which together total 45 acres. Building heights for the buildings will be single story and will
range from 20 to 40 feet, inclusive of parapets and mechanical equipment. All commercial
buildings would be set back at least ±450 feet from the single family residences to the east, and
there would be a substantial landscape buffer along the west side of Karon Street to buffer the
project with the single family uses on the east side of Karon Street. The Redlands Crossing
Project will be designed to provide high visibility for the retailers in the center. The buildings
will be set back from San Bernardino Avenue and Tennessee Street with substantial landscaping
and pedestrian amenities.
With regards to the EVCSP, TPM 19060 is located within CP4. The Concept Plan
establishes development standards that apply to all land and buildings within the Development
Envelope. The Concept Plan's development standards governing TPM 19060 include:
a. All lots shall have adequate width, depth and area to accommodate all parking
setbacks, landscaping, loading, trash enclosures, and access requirements.
b. Maximum building coverage and height is determined by a 0.25 floor area
ratio (FAR) for structures located on TPM 19060.
c. Setbacks: front yard— 25 feet; street side yard— 25 feet; side and rear yards —
none (when adjoining a residential district, 40 feet from the building to the
abutting residential lot line).
d. In addition to the above development standards there are also landscaping,
parking, site lighting, trash enclosure, screening, fencing, wall, and sign
requirements.
The design and improvements proposed for this property will be consistent with the uses
permitted and conditionally permitted within CP4 and the underlying Special Development
District within the EVCSP, as well as consistent with the development and design standards of
CP4. The required yards, setbacks, walls, and landscaping features associated with TPM 19060
would adequately buffer TPM 19060 from adjacent residential uses, yet would also ensure
integration with other surrounding uses. The property is more than adequate to accommodate
TPM 19060, and associated improvements required by the EVCSP, including parking,
landscaping, and off-site improvements. Because TPM 19060 will conform to applicable design
guidelines associated with CP4 and the EVCSP, the City Council finds that the design and
improvements of the subdivision is and will be consistent with the EVCSP.
TPM 19060 is a well designed commercial development that will provide a wide range of
commercial opportunities, as well as services to the local community and the region at large.
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The design and improvements will incorporate landscaping, setbacks, trees, pedestrian amenities
and other fixtures to attract high-quality tenants as well as create a substantial number of new
jobs while enhancing the overall character of the community. Consequently, the City Council
finds that the design and improvement of TPM 19060 is and will be consistent with the General
Plan and the EVCSP.
C. THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED TYPE OF
DEVELOPMENT.
TPM 19060 is currently vacant land, but will ultimately be developed to accommodate a
mixed use of retail, restaurant, commercial, office and auto fueling and servicing services. TPM
19060 is physically suitable for the proposed type of development because there are no
environmental hazards, there is suitable roadway access, and TPM 19060 will be connected to
the City's utility infrastructure. Furthermore, the land is relatively flat, with low potential for
soil subsidence or erosion. There are no known locally active or potentially active faults
trending toward or through TPM 19060. Because TPM 19060 is not in an Alquist-Priolo
Earthquake Fault Zone, the potential for damage as a result of direct rupture is remote, and TPM
19060 would not present any adverse impacts with respect to exposing people or property to
hazardous conditions resulting from rupture of a known earthquake fault in TPM 19060. TPM
19060 is, however, like much of Southern California located in Seismic Zone 4. As a result, there
is a risk of seismic shaking. Accordingly, development will be required to comply with all
design standards applicable to Seismic Zone 4 (the most stringent in the state) in order to reduce
risk to TPM 19060 occupants.
TPM 19060 has not been identified as being in an area subject to potentially susceptible
liquefaction by the California Geologic Survey (the "CGS") or the County of San Bernardino.
Regional groundwater maps and groundwater data indicate that shallow groundwater conditions
do not exist locally, nor have they existed historically. As a result, the potential for liquefaction
to occur on-site is very low. In addition, TPM 19060 is outside any Landslide Hazard Zone
defined by the state. TPM 19060 does not contain any marsh or riparian woodland acreage,
wetlands, or urban streams or watercourses. Therefore, the City Council finds that the site for
TPM 19060 is physically suitable for the type of development permitted by TPM 19060.
D. THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF
DEVELOPMENT.
The Redlands Crossing Project encompasses 32.97 acres of the 45 acres of TPM 19060.
This site is more than adequate to accommodate the 256,614 of single story, retail, restaurant,
commercial and auto fueling and serving uses, and associated improvements required by the
EVCSP, including parking, landscaping, and off-site infrastructure improvements. Within the
EVCSP area, the General Plan indicates that building density standard for nonresidential uses
permits a maximum FAR of 0.25 to 0.60 for commercial uses, and 0.6 to 0.9 for office uses. See
General Plan, Section 4.0, p. 4. The EVCSP, however, further limits the FAR in the East Valley
Corridor to 0.25 for retail/commercial uses and 0.6 for office uses. See EVCSP, p. D4-62. The
FAR for TPM 19060 is 0.18; well below the maximum for retail, commercial and office uses.
Therefore, upon build out, TPM 19060 will not exceed the FAR imposed under the General Plan
and the EVCSP. The EVCSP contains development and performance standards which are
designed to ensure an orderly transition from Special Development District uses to existing
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residential uses. TPM 19060 has been configured in a way that minimizes impacts generated by
the proximity of the commercial center of TPM 19060 to the single family residential uses to the
east.
The retail, restaurant, commercial and vehicle fueling uses will be located along San
Bernardino Avenue and Tennessee Street. A 196,114 square foot Walmart Supercenter Store is
situated at the eastern portion of the Project, and a new segment of New York Street and the
vacant remainder parcel (Parcel 11) for future office uses is located between the Walmart
building and the single family residences on the east side of Karon Street. All uses in the
Redlands Crossing Project will be set back at least ±450 feet from residential uses, including a
substantial landscaped buffer located on the west side of Karon Street. The required yards,
setbacks, walls, and landscaping features associated with TPM 19060 would adequately buffer
the development permitted by TPM 19060 from adjacent uses, yet would also ensure integration
with other surrounding uses. Surface parking spaces and landscaping will occupy the remainder
of the site. The Redlands Crossing Project will include approximately 7.25 acres of landscaping
which will include the planting of 1,065 trees. A substantial landscape buffer is located along
the west side of Karon Street to separate the residential and commercial land uses.
Furthermore, the commercial uses proposed for this property will be consistent with the
uses permitted and conditionally permitted within the General Commercial District of the
EVCSP. In addition, individual buildings will be constructed in accordance with established
height restrictions and setbacks contained in CP4. The exterior design, including landscaping,
signage, and lighting will conform to all applicable design guidelines contained in the Concept
Plan. TPM 19060 will also have adequate parking, ingress and egress and loading areas for the
density proposed. Public infrastructure serves TPM 19060 and improvements will be made to
accommodate the proposed density which includes new segments of New York Street and
Pennsylvania Avenue through TPM 19060. Therefore, the City Council finds that the site for
TPM 19060 is physically suitable for the proposed density of development permitted by TPM
19060.
E. THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS
ARE NOT LIKELY TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE
OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR
THEIR HABITAT.
The design of the subdivision and the proposed improvements will not cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
TPM 19060 does not include habitat corridors, linkages, crossings, or travel routes and is,
therefore, not expected to support any appreciable terrestrial or avian wildlife movement. TPM
19060 does not connect two or more significant wildlife habitats because the surrounding areas
are developed with urban uses. On the western portion of TPM 19060, the 210 Freeway creates
a significant barrier to movement. TPM 19060 does not contain any marsh or riparian woodland
acreage, wetlands, or urban streams or watercourses, and extensive mitigation measures will
mitigate any potential impacts to sensitive species to a less than significant level. The mitigation
measures noted in the EIR include:
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MM BR-1(a): A protocol focus survey for BUOW shall be conducted pursuant to
CDFG protocols and prior to grading activities to determine presence or absence.
If owls are found, passive relocation (i.e., use of one-way doors to ensure owls
have been evacuated and then collapse of burrows) shall be used to ensure that no
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 has been determined not to be practical. Active relocation would entail
capture of the owls, relocation off-site, construction of an artificial burrow, and
fencing and feeding to habituate the owls to the new burrow.
MM BR-1(b): Vegetation removal shall occur outside of the nesting bird season
(February to August). If such avoidance is not feasible, the applicant shall have a
qualified biologist survey for actively nesting birds within the nesting bird season.
Any active nests identified shall have highly visible construction fencing installed
not 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.
The EIR's analysis indicates that there are no significant and avoidable impacts relating
to the nesting habitat for migratory avian species of special concern and/or raptors on Redlands
Crossing site; the loss of foraging areas for sensitive bat species; and the movement of any native
resident or migratory fish or wildlife species. The environmental impacts of the commercial
development were analyzed in the EIR. Therefore, the City Council finds that the design of the
TPM 19060 and the proposed improvements for the development permitted by TPM 19060 will
not cause substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat.
F. THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS
ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS.
The design of the subdivision and the proposed improvements are not likely to cause
serious public health problems. Construction of TPM 19060 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 TPM 19060. TPM 19060 will be
designed in such a manner so that potentially conflicting uses will be segregated from one
another in order to reduce potential public health problems. The Project will provide all
infrastructure necessary for TPM 19060 including adequate sewer and water systems, and a new
segment of New York Street and Pennsylvania Avenue.
TPM 19060 is required to be connected to the City's sanitary sewer system where the
sewage will be directed to facilities administered by the City of Redlands Municipal Utilities and
Engineering Department (the "MUED'). As reflected in the EIR, the MUED has reported that
TPM 19060 would not violate the existing California Water Code because the subdivision will
be connected to the public sewer system and will only have a minor incremental impact on the
quantity of the effluent from facilities administered by the MUED. TPM 19060 will consist of
retail, restaurant, commercial, office and vehicle fueling and servicing uses and will not
1:\cc1erk\Reso1utions\Res 7100-7200\7198 TPM 19060(MS 330),doc -7-
discharge pollutants such as industrial sludge, noxious gasses, medical wastes or radioactive
materials. TPM 19060 will not exceed the City's capacity to treat wastewater as the City has the
ability to process 9.5 mgd. The facility is currently only processing 5.6 mgd. Uses within TPM
19060 will generate 4,910 gallons per day. As a result, the development permitted by TPM
19060 will only reflect a slight imposition on the City's wastewater capacity.
With regard to solid waste, TPM 19060 will result in a new source of solid waste. The
City operates the California Street Landfill, which is a Class II landfill that accepts all solid
waste generated within the City's boundaries. The total permitted daily throughput capacity for
the landfill is 829 tons. Currently, the average daily disposal is approximately 320 tons per day.
The residual average capacity is approximately 509 tons per day. Operation of TPM 19060 is
estimated to generate approximately 661 tons per year based on California Integrated Waste
Management Board standards. Actual solid waste generation would be expected to be less than
661 tons per year as Walmart stores are equipped with recycling facilities and are designed to
limit waste of recyclable material by implementing strategies. As a result, the City has more
than adequate capacity to serve TPM 19060. Furthermore, TPM 19060 will observe the
Redlands Municipal Code's regulations that govern the procedures for collection, transfer,
processing, and disposal of solid waste. With regards to stormwater drainage, TPM 19060 will
upgrade all curbs and gutters where appropriate in order to accommodate all drainage flowing
from TPM 19060 including the construction of a 0.56 acre detention basin and underground
chambers to capture new development runoff. As a result, the City Council finds that the design
of TPM 19060 and the proposed improvements for the development permitted by TPM 19060
are not likely to cause serious public health problems.
G. THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS
WILL NOT CONFLICT WITH EASEMENTS ACQUIRED BY THE PUBLIC AT
LARGE FOR ACCESS THROUGH OR USE OF PROPERTY WITHIN THE
PROPOSED SUBDIVISION.
The design of the subdivision and the proposed improvements will not conflict with
easements acquired by the public at large for access through or use of property within the
proposed subdivision. No such easements are known to exist. Needed public access for roads
and utilities will be acquired by the City and/or appropriate utilities prior to recordation of the
proposed Final Map. All easements and public rights of way to serve TPM 19060 will be
designated on the Final Map. Therefore, the City Council finds that the design of TPM 19060
and the proposed improvements for the development permitted by TPM 19060 will not conflict
with easements acquired by the public at large for access through or use of property within the
proposed subdivision.
H. THE PROPOSED SUBDIVISION WILL NOT RESULT IN PARCELS THAT
WOULD BE TOO SMALL TO SUSTAIN THEIR AGRICULTURAL USE
PURSUANT TO THE CALIFORNIA LAND CONSERVATION ACT
("WILLIAMSON ACT").
The proposed subdivision will not result in parcels that would be too small to sustain
their agricultural use pursuant to Williamson Act contracts. TPM 19060 is not located in a City
designated Agricultural Preserve area, nor is it subject to a Williamson Act contract. The
property comprising TPM 19060 is within CP4 with an underlying land use designation of
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Special Development District of the EVCSP; which envisions future development within the
East Valley Corridor that will provide new businesses that will potentially attract growth to the
area. To this end, the proposed Project would not convert viable agricultural land to non-
agricultural uses. The area surrounding the Project is becoming urbanized with vacant land to
the north and south being designated for major commercial development, there are existing
residential uses to the east and southeast, and the existence of the 210 Freeway to the west with a
regional shopping center beyond on the west side of the freeway. With its prime access to
freeways and major arterials, the property comprising TPM 19060 has been the logical place
where this growth would occur. While most of the growth has occurred south of Lugonia
Avenue, residential developments and neighborhood retail centers have sprung up in the northern
portion of the City, as well particularly in the area surrounding TPM 19060. Potential
agricultural use of the site is not capable of success or continuing effectiveness, nor are they
practicable.
Further, as demonstrated in the EIR Findings, the property comprising TPM 19060 is
designated as containing 9.7 acres of Prime Farmland and 0.15 acre of Farmland of Statewide
Importance and will convert this land from agricultural to urban uses, including retail and
commercial uses. This property, however, is currently designated as Commercial by the City
General Plan with an underlying land use designation as Special Development District by the
EVCSP and within CP4, which anticipates future urban development, including retail,
commercial and office development. Further, the East Valley Corridor area is considered a
prime location for commercial and industrial development due to its proximity to large urban
areas and relatively few topographic and environmental constraints. TPM 19060 would not,
however, instigate a change that that is not already reasonably foreseeable under the applicable
land use plans and zoning assessed in the EVCSP or the General Plan.
As there are a number of current and future non-agricultural developments in the area, the
transition into a more intensive use represents a logical, outward expansion of urban
development. Thus, the City Council finds that approval of TPM 19060 will not result in parcels
of land that would be too small to sustain their agricultural use pursuant to the Williamson Act.
ADOPTED, SIGNED AND APPROVED this 16th day of October,2012.
� e
Pete Aguilar, Mayor
ATTEST:
Sam Irwin,City Clerk
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I, 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: None
City Clerk
L\cc1erk1,Reso1utions\Res 7100-7200\7198 TPM 19060(MS 330).doc
Exhibit "All
DEVELOPMENT SERVICES DEPARTMENT
PLANNING DIVISION
CONDITIONS OF APPROVAL FOR
MINOR SUBDIVISION NO. 330 (TENTATIVE PARCEL MAP NO. 19060)
Date of Preparation: March 20, 2012
Planning Commission Date: April 24, 2012
City Council Meeting. 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 enfitlement permits
for the project shall comply with all provisions of the Redlands Municipal Code,
the East Valley Corridor Specific Plan and Concept Plan No. 4.
2. Unless the Final Map is recorded, or a time extension is granted in accordance
with the Redlands Municipal Code, this application shall expire two years after
the date of City Council approval.
3. This approval is for the subdivision of 45 acres into 11 lots and one lettered lot for
an up to 256,614 square foot retail and commercial center on 32.97 acres
located in Concept Plan No. 4 of the East Valley Corridor Specific Plan.
4. All plans submitted to the City shall comply with these Conditions of Approval,
5. The applicant shall not make any modifications or changes during construction
that are in conflict or contrary to the prof is approved tentative map, site
design, grading plan, landscape plan, or building elevations without first
consulting with the Development Services Director or his designee.
6. To ensure that all landscaping of private common areas and public rights-of-way
are maintained in a healthy and good condition, 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
C'POA7). The CC&Rs shall contain the following:
(A) a provision which reads substantially as follows, "The Gity shall have the right
to review and approve any proposed amendment or termination of [the CC Ps
when such termination or amendment would alter, amend, terminate or otherwise
Minor Subdivision No. 330
(Tentative Parcel Map No. 19060)
Conditions of Approval
Page 2 of 5
impair the rights of the City under those provisions of [the CC&Rs] 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- "tThe CC&RsJ 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 law 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&RsJ, and shall have a right to enforce [them], the City of
Redlands shall not be obligated hereunder to exercise such rights of
enforcement-"
7The CC&Rs shall be subject to a joint review by the all affected City Department
Directors and the City Attorney's Office. The applicant shall pay the actual costs
incurred by the City for the review of the CC&Rs, by the affected Department
Directors and the City Attorneys Office based upon such persons' hourly salary
billing rates.
The CC&Rs shall be submitted to the City at least twenty (20) days prior to the
submission of any request for approval of the final map. The approved CC&Rs
shall subsequently be recorded, in the form approved by the City, prior to or at
the same time as the final map.
9. As a condition of and prior to approval of Final Parcel Map No. 19060, the
applicant shall,- (1) petition the City for annexation of the property comprising
Tentative Parcel Map No. 19060 to a City community facilities district (CFD), 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 actual costs
incurred by the City in annexing the property to the community facilities dist
all for the purpose of the maintenance of landscaping of private common areas
and public rights-of-way.
10, Any of these Conditions of Approval not satisfied prior to recordation of the final
map shall be the subject of a Subdivision In Agreement entered into
by the applicant with the City of Redlands, and at a minimum the following
improvements shall be considered- landscaping, private roads, curb, gutter and
sidewalks, trails, lighting, walls and fences, detention basins, greenways, and
Minor Subdivision No. 330
(Tentative Parcel Map No. 19060)
Conditions of Approval
Page 3 of 5
recreational facilities. Security, in accordance with the standards established by
the Municipal Utilities and Engineering Department, shall be provided to
guarantee performance of such conditions.
11. The applicant shall provide plans that detail retaining walls or obtainment of slope
easements to maintain property lines at the tops of all slopes prior to approval of
final map.
12. The applicant shall ensure that the project shall be kept in weed and dust free
condition throughout all periods of development.
11 Prior to final map approval, the applicant shall submit a final grading and
drainage plan that shows how off-site drainage from adjacent up-stream, private
properties will be picked-up and carried to a City storm drain system. The plan
shall identify the contours, improvements (buildings, driveways, walls, etc.),
landscaping, and existing drainage systems of adjacent properties- The plan, at
a minimum shall show the area 20 feet from the tract property line. The plan
shall identify the relationship of the subdivision and its proposed grading and
improvements to adjacent properties and it grading and improvements and
show that the adjacent properties will not be negatively impacted as a result of
the acceptance of drainage or on-site improvements. Plans are to be submitted,
reviewed and approved by the Development Services Department: and the
Municipal Utilities & Engineering Department prior to approval of the final map.
14. All on-site utilities shall be placed underground except power poles for lines over
66 KV. Plans shall be submitted that detail the undergrounding of all on-site
utilities, subject to review and approval by the Development Services Director,
prior to issuance of building permits.
15. Prior to issuance of a building permit, the applicant shall be required to obtain
approval of a construction site safety plan by the Redlands Police Department
which provides, as determined by the Police Department, adequate security
measures such as lights, video cameras, vehicle transponders, locks, alarms,
trained security personnel, and fencing. 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 providing to, and ensuring all
contractors and sub retractors working on the site.
16. Prior to final map approval, the applicant shall be required to prepare and comply
with the Final Water Quality Management Plan (WOMP) prepared in accordance
Minor Subdivision No. 330
(Tentative Parcel Map No. 19060)
Conditions of Approval
Page 4 of 5
with Santa Ana Regional Water Quality Control Board guidelines to be reviewed
and approved by the City.
17. Prior to grading permit issuance, the applicant shall be required to comply with all
requirements of the Nationwide National Pollutant Discharge Elimination System
(NPDES) permit issued by the Santa Ana Regional Water Quality Control Board
and to the City of Redlands. The project shall also provide the appropriate
NPDES Best Management Practices (BMP).
1& Pursuant to Government Code Section 66020(d), certain fees, dedications,
reservations or exactions imposed by the City as a condition of approval of this
project are subject to a statutory ninety (90) day protest period. Please be
advised that the ninety (90) day protest period for those fees, dedications,
reservations and exactions which are subject to Government Code Section
66020(a) has commenced to run on the date this project was approved by the
City
19. The property owner and applicant and their successors and assigns, shall defend
(with counsel reasonably satisfactory to the City), indemnify and hold harmless
the City of Redlands, and its elected officials, officers, employees, and agents,
from and against any and all claims, actions, and proceedings to attack, set
aside, void or annul the approval of this Conditional Use Perrnit by the City, or
brought against the City due to acts or omissions in any way connected to the
applicant's project that is the subject of this p+ i . This indemnification shall
include, but not be limited to, damages, fees, costs, liabilities, and expenses
incurred ins actions or proceedings, including damages for the injury to
property or persons, including death of a person, and any award of costs or
alto rneys' fees- In the event any such action is commenced to attack, set aside,
void or annul all, or any, provisions of this permit, or is commenced for any other
reason against the City for acts or omissions relating to the 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
and in an amount satisfactory to the City, but not to exceed $650,000, to ensure
applicants performance of its defense and indemnity obligations under this
condition. The bond or LOC cap shall not limit the amount of any total indemnity
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, out objection by the applicant,
to revoke all entiflements granted for the project pursuant to this permit. The City
shall have no liability to the applicant for the exercise of City's right to revoke this
Minor Subdivision No. 330
(Tentative Parcel Map No. 19060)
Conditions of Approval
Page 5 of 5
permit.
20, 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 these conditions of approval.
ds-car Orci,
Development Services Director
Exhibit "A"
Mitigation Monitoring Reporting Program
for
Redlands Crossing Center
City of Redlands, San Bernardino County, California
Prepared for:
o` Ja
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
VAN 41
Michael Bmndman Asociatcs
June 5, 2012
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Table 9: 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
Section 3.1
MM AES-4:Prior to issuance of building Review and approval Prior to issuance of City of Redlands
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
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 MM AQ-1:During construction,one of the Verify inclusion in Prior to City of Redlands
Air Quality following 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,
i
have Tier 2 engines or higher, as appropriate
A maximum of 12,100 horsepower hours
j 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
shall not occur during the building or Project specifications; and construction Development
grading phases. Paving can occur during site inspections Services Department
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
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
provided in all loading docks for project specifications building permits. Development
transportation refrigeration units visiting the (building plans),site Prior to issuance of Services Department
k site. inspection. occupancy permits to
verify that electrical
hookups has been
provided.
Michael Brandman Associates 1
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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 Cate initials
MM AQ-S:The City of Redlands shall Verify 1 Prior to issuance of City of Redlands
improve traffic flow by signal synchronization along building permits. Public Works
synchronization along San.Bernardino San Bernardino Prior to issuance of Department
Avenue,'Tennessee Street,and Avenue,Tennessee occupancy permits to
Pennsylvania Avenue. Street,and I verify that j
Pennsylvania j synchronization along { j
Avenue. San Bernardino
Avenue,Tennessee j
Street,and
Pennsylvania Avenue. f
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 project specifications building permits. Development C
1 drivers of the California Air Resources (building plans),site Prior to issuance of Services Department
Board regulations including the following inspection. occupancy permits to
j 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
i
c)Telephone numbers of the building
facilities manager and the California Air
E
Resources Board to report violations.
MM AQ-7:The following measures shall � Verify inclusion in Prior to issuance of � City of Redlands ! j
be implemented to improve pedestrian project specifications i building permits. Development
access on and off site. (building plans),site Prior to issuance of Services Department
a) The Project shall incorporate l inspection, j occupancy permits to
! i pedestrian !
pedestrian pathways between onsite verf3
uses. Site design and building access on and off site E
placement shall provide pedestrian have been provided.
connections between internal and j C
( external facilities. Physical barriers 1
such as walls,berms,landscaping,
merchandising,and slopes that impede
bicycle or pedestrian circulation shall
Michael Brandman associates —
PS:\06296629(i016lNrMRZ't06290036 MMRP'03-2'1-2Qt2,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 Late,
Initials
.......... . ....... .. .... ...... ... .. .. ... .... . ... .. ........: _., ........ ..
be eliminated. Sidewalks shall be a r
minimum of five feet wide. i
b) The Project shall ensure that there is
safe pedestrian access to the
developments located at Lugonia }
Avenue and Tennessee Street and
Lugonia Avenue and Frontage Road.
The pedestrian facilities shall be
designed in accordance with City of t
Redlands regulations and shall be
installed prior to opening of the
Project.
}
c) The Project shall ensure that there is i
safe pedestrian access on Tennessee
Street between Pioneer Avenue and
San Bernardino Avenue. The
i
pedestrian facilities shall be designed
in accordance with City of Redlands
k regulations and shall be installed prior j
to opening of the Project.
MM Add-8:Transportation Demand 1 Review and approval Prior to issuance of City of Redlands
Management(TDM)Program: A TDM of TDM Program I building permits Development
program shall be instituted for the Project or ; Services Department
the buildings shall join an existing program
located within a quarter mile radius from
{ the Project site. The TDM program shall do !
I the following:
! 4 I s
a) Publish ride-sharing information for
ride sharing vehicles and provide a
website or message board for
{ coordinating rides. ! ( !
I
b) Ensure that appropriate bus route
information is placed in each building
and at the onsite bus stop. 1
c) Advertise the TDM Program to the i
Michael Brandman Associates 3
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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
9 Project's employees. 1
d) Identify a grace period for which
employees who use public i I
transportation can avoid disciplinary 1
action for arriving late to work,
__.,__... .4
MM AQ-9: Bicycle parking shall be ( Verify inclusion in Prior to issuance of City of Redlands
provided in safe and convenient locations project specifications building permits. Development
throughout the Project,within 30 feet from (building plans),site Prior to issuance of 1 Services Department
i all main entrances. Secure employee inspection. 1 occupancy permits to
i bicycle parking shall also be provided that I verify bicycle parking
is separate Ifom public areas. has been provided.
i MM AQ-10: In the Walmart building, Verify inclusion in Prior to issuance of k City of Redlands
there shall be at least one locker for each ; project specifications 1 building permits. Development
employee working during the peak day. A 1 (building plans),site Prior to issuance of Services Department
minimum of five percent of the lockers shall i inspection. occupancy permits to # 1
i be at least 38 Inches high by 12 inches wide ± i verify lockers have
j by 15 inches deep and reserved for been provided. c
employees who bicycle to work. In {
addition,a minimum of one shower shall be
provided onsite for employees who bicycle
to work
r
MM AQ-11: Class 11 bicycle lanes and ( Verify inclusion in Prior to issuance of City of Redlands
pedestrian sidewalks shall be provided on 1 project specifications i building permits. 1 Public Works 1
the new sections of roadway constructed or i (building plans),site Prior to issuance of Department j
sides of any roadways that are widened as i inspection. occupancy permits to j
part of this Project. verify Class II bicycle
lanes and pedestrian !
sidewalks have been
provided. I
Michael Brandman Associates 4
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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
.......... ............ . . ............ ,.. f.,.. ....,..,.,... .. .......... , . r.,,............ .. ............. ,..., ............. ..,. ., .. .. ....,,.......,. ._...,.. ...........
MM AQd2: 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 I Services Department
and non-routine maintenance. The Plan basins,which occupancy permits
shall include the following components: includes a description E E
d 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.
s
• Vegetation management,including
prohibiting the use of fertilizers and C
1 pesticides in and around the basins to iI
I
minimize entry into downstream waters or
the underwater basin. E
• Routine trash,debris,and litter removal. I
• Structural component check,to inspect
the outlet structure,inlet,orifice, j
emergency spillway(if applicable)on a
regular basis.
• Non-routine maintenance such as bank
erosion stabilization and ensuring that air i
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 j
Iinlets or outlets
should be removed I i
Section 3.4 MINI[BR la: A protocol focus survey for Documentation in a Focus survey for Cityof Redlands anndsds - ._ ..... ... . �.,��:,
Biological Resources BUOW shall be conducted pursuant to protocol focus survey BUOW shall be Development
CDFG protocols and prior to grading for BUOW report to conducted pursuant to Services Department
activities to detennine presence or absence. determine presence or CDFG protocols and
If owls are found,passive relocation(i.e., j absence of BUOW. prior to grading
use of one-way doors to ensure owls have 4 activities.
been evacuated and then collapse of
I 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 f
has been determined not to be practical.
i
Active relocation would entail capture of j
the owls,relocation off-site,construction of c
an artificial burrow,and fencing and
feeding to habituate the owls to the new
burrow.
MM BR-1 b: 'Vegetation removal shall Documentation in a During vegetation City of Redlands 3
( occur outside of the nesting bird season I preconstruction removal,soil Development
(February to August). If such avoidance is ( nesting bird survey { disturbance or any Services Department i
not feasible,the applicant shall have a report if referenced [ other construction t
qualified biologist survey for actively disturbance activities related activity during
nesting birds within the nesting bird season. I occur during the the avian nesting
Any active nests identified shall have highly identified avian season(February to
visible construction fencing installed not nesting season. August).
less than 100-feet(240-feet for birds of
prey)of the active nests. Disturbance shall
not occur within the buffer area until the
j biologist determines that they oung have
fledged.
Section 3.5-Guttural MM GR-2a: Cultural resource monitoring I Verify inclusion in During site City of Redlands
Resources by a qualified'Project Archaeologist and/or E project specifications construction-related Development
i
i
his representative in the field,an i for cultural earthmoving, } Services Department f }
E Archaeological Inspector,is required during 1 mitigation-
construction-related earthmoving. The monitoring plan
Inspector shall comply with the cultural I (CMMP)written and
mitigation-monitoring plan(CMMP) i signed by the Project
written and signed by the Project Archaeologist.
Archaeologist. The CMMP shall be based j
on excavation parameters associated with a
rough grading plan the City will approve as
part of the construction-permitting process '
Michael Brandman Associates 6
K\662%062900161 MWO6290016 MMRP 03-27-2012,doa
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 Cate Initials
and should,in addition to the qualities noted !
below,include certain archaeological i
performance standards specific to the
j required earthmoving methods. A pre-grade
Emeeting shall occur between the Project I
Archaeologist,the grading contractor,and a ( r
City representative to discuss the details of
the CMMP.
The CMMP shall contain the following
attributes,and if needed,additional
I i
attributes may be added at the request of the
City:
3
i) Archaeological monitoring is defined
to include monitoring of all
excavation activities of virgin earth
encountered within the Project site 4
once Projeet-related excavations occur i 'E
at least three(3)feet below the
modern ground surface. [
ii) On-site archaeological monitoring
must be undertaken by the Project
Archaeologist and/or a qualified i
archaeological inspector whose
credentials shall be provided to the
City of Redlands
iii) The archaeological inspector shall j
perform monitoring duties safely and
must avoid slowing the rough grading i
work ifp ossible. The inspector shall
keep a daily log of all activities and ( l
observations. Copies of the log shall f ( {
be delivered at the end of each work
week to the Applicant or his/her
r
designated on-site representative
Michael Brandman Associates 7
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Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
EBR Section Mitigation Measure Verification Verification Verification Date Initials
�a !
iv) It is not necessary for the I 4
archaeological inspector to observe
I cuts of earth than were turned during
previous Project-related excavations,
but the inspector must make certain I
that no virgin earth will be turned by
the contractors before the end of a
work day before discontinuing his/her
work for the day.
V) If cultural deposits are observed by the
inspector,earthmoving shall be
diverted temporarily around the find
until the deposits have been i
thoroughly examined. The inspector
will create a buffer zone of at least 20 �
feet around the furthest margins of the ! j
find with lathe and yellow tape.
Earthmoving shall be allowed to
proceed through the area of the find
only after the Project Archaeologist
determines and reports to the City that
all potential isolated artifacts are j
r
recovered and/or the site has been
mitigated to the extent necessary.
1 vi) Any observed cultural resources made j
on or before about 1965 shall be
identified and plotted following
standard professional archaeological i
practice. Examination by an I
archaeological specialist shall be
included where necessary,dependent
upon the artifacts,features,or sites ( I
that are encountered. Resources that
are isolated and/or considered not
significant by the inspector will be
platted but need not be further � G
Michael Brandman Associates
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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.
analyzed
or curated in a local
seu1).
t
vii) If it is determined that the observed
resources are part of previously
recorded resource CA-SBR-7765H,
CA-SBR-7766H or CA-SBR-7767H,
work on the find can be discontinued
viii) If the find is not a previously recorded
resource,it is understood that the
archaeological team will undertake
significance determinations with the
concurrence of the City. If it is found
that a significance determination is
required for an inadvertent Find,the
j site shall be evaluated and recorded in
accordance with requirements of
California Code of Regulations
§15064.5(,f)thusly:
r �
a) If the resource is determined Not j
Significant,no additional
i
mitigation measures,saves for t
recordation of the site onto I
DPR523 site forms,will be
required. Construction-related
earthmoving can resume in the
j area of the find.
b') If the resource is determined to
be Significant, it is assumed that i
the site cannot be avoided by
construction and Phase III data
recovery must be undertaken
before construction-related
! s
earthmoving at the resource can
continue.
4
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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 Bate Initials
ix) Any resources removed from the f
Project site for curation in an
appropriate facility shall be those j
resources considered Significant under
CR-2a(viii)above. Resources j f
recovered and examined,but not
considered significant,shall be
catalogued and reburied on the Project
site where later Project-related
disturbance is not anticipated.
x) A final report of findings will be
prepared by the Project Archaeologist
for submission to the Proponent and
the City. Reports associated with
cultural resource finds shall be
sribmitted to the EIC at the University
of California-Riverside. The report t
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 i
resultant findings.
s xi) in the event that any potentially
significant cultural remains are
encountered by earthmoving when the
j monitor is not present,the
earthmoving contractor will divert
excavations around the find location
and the Project Archaeologist shall {
called to the location immediately to
recover the remains. j
Michael Brandman Associates— -- P®
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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 Cate ! Initials
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.. .._ . .. .... _.... ..
MM CR-2b: Once a depth of three(3)feet Verify inclusion in Once a depth of three City of Redlands
is reached by construction-related grading plan notes, (3)feet is reached by Development
carrthmoving,the potential for impacts to site inspection construction related Services Department
significant archaeological resources rises to earthmoving
a"moderate"level. Earthmoving of all
"moderate°°potential soils shall be inspected 1
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
after 50 percent of the qualifying ground
has been moved during the grading process.
If any buried cultural resources are detected j
by the Inspector,monitoring shall continue
j until 100 percent of the virgin earth on the
Project site has been inspected.
19`IM Cly-2c: Following CEQA Guidelines 11 Verify inclusion in During site grading City of'Redlands
15064.5 and the objectives,criteria and grading plan notes, 1 Development
procedures required by PRC 21083.2, site inspection ' Services Department
} should any previously unidentified
prehistoric or historic-era resources be
found during monitoring,they shall be
Phase II tested and evaluated for r
significance following performance
E standards found in the MMP(see MM CR-
2a[i through x])prior to allowing a
s continuance of grading in the area of the
jfind. Should the Project Archaeologist E
determine that the finds are significant,and f
with the concurrence of the City,the finds
shall be Phase Ill excavated before
C
I earthmoving is allowed to continue in the
area.
Michael Rrandman associates
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Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Tinning of Responsible for Completion
IR Section Mitigation Measure Verification Verification Verification
Date, Initials
_ e ................
MM CR-3a: Limited paleontological Verify inclusion in During site grading City of Redlands
resource monitoring by a qualified Project grading plan notes, j Development
Paleontologist and/or his representative in , site inspection Services Department
the field,a Paleontological Inspector,is 4 i
required during construction-related
earthmoving. The Paleontological Inspector j
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
below,include certain paleontological
performance standards specific to the
required earthmoving methods. R pre-grade
meeting shall occur between the Project
Paleontologist,the grading contractor,and a
City representative to discuss the details of
the PRIMP. l
The PRIMP shall contain the following 1
attributes,and if needed,additional ( j
attributes may be added at the request of the f
City:
i) Paleontological monitoring is defined to
include monitoring of all excavation c
activities of virgin earth encountered I j
within the Project site once Project-
related excavations occur at least fifteen
(15)feet below the modern ground
surface.
j ii) If fossil remains are found,the Project
Paleontologist must develop a storage
agreement with a museum repository
acceptable to the City to allow for the
Michael Brandman Associates 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 Gate Initials
permanent storage and maintenance of E
any fossil remains recovered in the i C
Project area as a result of the mitigation
program,and for the archiving of {
associated specimen data and i t
corresponding geologic and geographic j
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 i
paleontologists. The remains then will
be curated(assigned and labeled with {
museum repository fossil specimen
numbers and corresponding fossil site
numbers,as appropriate;placed in
specimen trays and,if necessary,vials
with completed specimen data cards)
and catalogued. Associated specimen
data and corresponding geologic and i
geographic site data will be archived
(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 rernains then will be I
accessioned into the museum repository
fossil collection,where they will be
permanently stored and maintained. The
associated specimen and site data will be 1
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 93
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Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
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Method of Timing of Responsible for Completion
EiR Section Mitigation Measure Verification Verification Verification
Date initials
........
City The report shall be submitted to I
the museum in which the fossil
collection has been curated. The report
will describe the finds,summarize field
and laboratory methods used,if
applicable,and include any testing or I 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.
MM CR-4a: If human remains are Verify inclusion in I During site grading City of Redlands
uncovered under any circumstances,the grading plan notes, Development
i
County Corder shall be notified. If the site inspection Services Department
Corner determines that the remains are of
Native American origin,pursuant to Public
Resource Code Section 5097.98,the i
Applicant shall halt work,and shall ensure
that the immediate vicinity of the find is not 4
further disturbed,and that notification of,
and conferral with, likely decedents occurs
immediately. Through coordination
I between the Coroner,Native American
Heritage Commission,local Native I I
American representatives,the
archaeological consultants,and Applicant, j
the disposition of the remains will be
t
determined. The cost of the recovery and
t disposition of the remains shall be the
I responsibility of the Applicant,
F
m. ...,,:
Michael Brandman.Associates w 14
CI:A0629\06290016\MNUL PV06290016 MNIRP 63-27-2012.da;
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
Section 3.6 1 MM.GS-3a: The developer shall Verify inclusion of Prior to the City of Redlands
Geology and Soils implement the grading recommendations grading commencement of Public Works
identified in the Geotechnical Report(KA recommendations i building construction. Department
j 2005). Prior to the commencement of identified in the !
building construction,the applicant shall C Geotechnical Report
retain a qualified engineer to design 1 (KA 2005),site 1
i foundations adequate to support the inspection
I
Project's structures where necessary,based j
on the recommendations of the
i Geotechnical Report(KA 2005).
Settlement analysis shall be performed once 1
the structural design loads and foundation
system geometry have been defined for each
building. The total settlement due to
foundation loads shall not exceed the l-
inch. The differential settlements shall be
less than 1-inch between adjacent columns i
and perimeter walls to adjacent columns,
and less than 1f2-inch in 40 feet along
perimeter walls. Most of the settlement is j
i expected to occur during construction as the
loads are applied. i
r
Section 3.7 MM HHM-la: if septic systems or Verify inclusion in Prior to the I City of Redlands
Hazards and ? domestic water wells are identified during i project specifications commencement of Public Works }
Hazardous Materialsexcavation of the Project site,then the for grading plan i grading Department
septic systems and domestic water wells notes,documentation
shall be properly abandoned/closed or indicating completion
destroyed in accordance with Section of abandonment j
13.42.020,Permits, of the City of Redlands
Municipal Code. j
Development of the Project will remove a
historic source of potential hazmat
contamination(i.e.,agricultural uses).
1 However,on-site excavation could release
hazardous materials. Therefore,the
Michael Brandman Associates 15
lf:vac29t0629001 a�,AMFJ'v0629c ai(,r.Mxr 03-27-20 i ldoc
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
1=1R Section Mitigation Measure Verification Verification Verification pate Initials i
following measures are recommended to 1
reduce the potential risks during grading
MM HHM-lb: If any hazardous materials Verify inclusion in Prior to issuance of City of Redlands
j or contamination is found i during project specifications building permits Public Works '
} excavation,all work shall be halted in the for grading plan notes , i Department
affected area until a qualified'hazinat
consultant(i.e.,Registered Environmental
j 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 3
conducted by a licensed contractor in
accordance with State and local guidelines.
Any soils removed from the site that have
high levels of DDI`or DDE shall be
C disposed of at a landfill or other facility
licensed to accept such materials. if the
scope of the contamination is considered
i extensive,the developer shall contact the
t
State DISC to determine the aPp appropriate
riate
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
satisfaction of the Development Services I
Director or his designee
MM HHM-1c: Any removal of the soils I Verify inclusion in Prior to issuance of City of Redlands
E from the entire site identified to contain project specifications building permits Public Works
( elevated levels of DDT and DDE will for grading plan notes Department
j require profiling and manifesting for
a
disposal as potentially hazardous waste. If
contamination is limited,remediation of the
site shall be conducted by a licensed
Michael Brandman Associates 16
F-F.AC)629\0629001(,\MNIFJI\06240016 NUvMP 03-2 7-2012Aoc
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Tiering of responsible for Completion
Slid Section Mitigation Measure Verification Verification Verification Date initials
contractor in accordance with State and I
local guidelines. If the scope of the j
contamination is considered extensive,the
developer shall contact the State DTSC to
( determine the appropriate form of E
( remediation,which may include the E i
developer entering into a VWP. The
hazmat consultant shall file a final report to
the City upon completion of remediation
activities. This measure shall be
implemented to the satisfaction of the
c
Development Services Director or his
designee.
Section 3.8 MM'13WQ-1a: Prior to the issuance of Verification of Prior to the issuance City of Redlands
Hydrology and Water grading permits for any portion or phase of 1 submittal of NOI to of grading permits for 1 Public Works
Quality 1 the Project,the Project applicant shall ? the State Water Board I any portion or phase ; Department {
submit an NOI to the State Water Board and ` and shall also of the Project
shall also prepare a SWPPP,which shall be verification of the
submitted to the Regional Water Board for preparation and
approval and to the City for review. The submittal of SWPPP
SWPPP shall contain a site map(s),which with the Regional
shows the construction site perimeter, ; Water Board.
existing and proposed buildings,lots,
roadways,storm water collection and
discharge points,general topography both
before and after construction,and drainage
patterns across the Project. The SWPPP !
P i �
shall list'BMPs the discharger will use to ( ) I
protect storm water runoff and the 6 e
placement of those BMPs. Additionally,the
! SWPPP shill contain a visual monitoring
program;a chemical monitoring program
for"non-visible"pollutants to be
j implemented if there is a failure of BMPs.
Once approved by the City,the applicant's
contractor shall be responsible,throughout
Michael Brandman Associates 17
1-1:A}629\0(,2�)0016\MMRV\0629001(,MMRP 03.27-2012.d.c
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
E1R Section Mitigation Measure Verification Verification Verification Crate Initials
I the duration of the Project for installing,
constructing,inspecting,and maintaining
the control measures included in the
SWPPP and Grading Plan
MM HW -l b: Prior to building permit . .i Revi.,e....w... and written � Prior to building City of Redlands
issuancefor any portion �
or phase of the 1 approval of final � permit issuance for Public Works
Project,the applicant shall receive City WQMP.Verify 1 any portion or phase j Department
approval for the Final WQMP. Prior to j inclusion in project k of the.Project i
t final building inspection,the applicant shall ! specifications for
be responsible for installing,constructing, provisions of the final
I inspecting all provisions of the final 'WQMP }
WQMP,and maintaining the control
measures included in the Final WQMP. j
Operation and maintenance(O&M)
requirements for all Source Control,Site
I
! Design,and Treatment Control BMPs shall
be identified within the WQMP. The
WQMP shall include the following:
0&Al Description and Schedule That Must:
• List and identify each BMP that requires E
• Provide a thorough description of O&M
activities(include the O&M process,and
j the handling and placement of any
wastes).
� • Include BMP start-up dates.
Provide a schedule of the frequency of
O&M for each BMP.
• Inspection&Monitoring Requirements j
That Must: I j
• Provide thorough descriptions of water
quality monitoring(if locally required'').
t • Provide self inspections and record
keeping requirements for BMPs(review E
local specific requirements regarding self-
Michael Brandman Associates
HAQ629v062900r utRPW 290016MMRP03-2r-zolz.do�
Redlands Crossing Center Project Midgatron Monttodng acrd Reporting Program
Verification of
Method of Timing Responsibleof for Completion
E11EIR Sectaort 1fAtty anon�eaa re Verification, Verification V�rificittion
;;.
Date lnit� le
inspections and/or annual reporting),
including identification of responsible
parties for inspection and record keeping.
• Identification of Responsible parties That
Must:
Provide the party or parties that will be
responsible for each BMP O&M. For
each;responsible party,include the party's
name,address,contact name and ;
telephone number. I
_ .,..: ...............
N1M IIWQ-2a. Prior to issuance of Review and written Prior to issuance of City of Redlands E
building permits,the Project applicant shall approval of i 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 recommended
outdoor irrigationn water conservation outdoor irrigation
measures: water conservation
• brought resistant vegetation measures
E ° Irrigation systems employing the
following features:
- Drip irrigation
- Low-precipitation-rate sprinklers
- S ubbler/st er systems
- Programmable irrigation controllers �
with automatic rain shutoff sensors
- Matched precipitation rate nozzles that
maximize the uniformity of the water �
distribution characteristics of the
irrigation system
Conservative sprinkler spacings that
minimize overspray onto paved surfaces
j - Hydrozones that keep plants with
similar water needs in the same
} irrigation zone f
• Minimally,or gently sloped landscaped
jareas to minimize runoff and maximize ¢
Michael Bra dman Associates
�9
ht;\06:29\06290016SN1,TTt3Vf,290016 MMRP 03.27-2012.doc
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 Cate Initials
infiltration ! j
4 Organic topdressing mulch in non-turf
areas to decrease evaporation and
increase water retention j 1
IMM IWQ-2b. Prior to issuance of Review and written Prior to issuance of I City of Redlands
building permits,the Project applicant shall s approval of building building permits I Development
submit building plans to the City of ` plans for the use of 1 Services Department
l Redlands for review and approval that recommended indoor i
identify and require the use of the following E water conservation
[ indoor water conservation measures: measures
• Low-flow or ultra-low-flow toilets and i
urinals,
• Faucet aerators or low-flow faucets in
bathrooms;and
• Sensor-activated,low-flow faucets.
MM HWQ-2c:Prior to issuance of the 1 Verification and f Prior to issuance of City of Redlands
certificate of occupancy,the Project written approval of the certificate of City Engineer {
1 applicant shall install the"purple pipe" the installation of the occupancy
system(used to distinguish recycled water "purple pipe"system 1j
from potable water)within the landscaped 1 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 Brandman Associates 20
Fa:\0629%o629001(ii\ly,MP�06290016 NINIRv 03-27-2012.Aoc
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Tiering,of Responsible for Completion
ElR Section Mitigation Measure Verification Verification Verification mate Initials r
_..
Section 3.11 MM 1: The Project applicant shalt I City approval of Prior to the issuance F City of Redlands i....
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 j
• Construction activities shall be limited to specifications,site
the hours of 7:00 a.m.to 6:00 p.m., inspection
except Sundays and holidays. No
construction shall be allowed on Sundays
or holidays. j
• All construction equipment shall use
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 minimum 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 I0-foot high temporary noise
barrier with a minimum STC 12 rating
shall be placed along the length of the j
eastern property line that is adjacent to
Karon Street. The temporary noise
barrier shall be placed on the top of the
existing berm. The temporary noise
1
barrier shall be installed prior to the j
commencement of grading activities and
shall not be removed until completion of
building construction. A noise barrier
with a minimum STC 12 rating could be j
obtained through the use of%inch or
greater plywood/oriented strand board
(OSS),or from acoustically rated vinyl
curtains,
Michael Rrandman Associates 29
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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 pate
Initials
j Section 3.15 I NJ;M PS 2; Prior to issuance of the j Site inspection and Prior to issuance of City of Redlands
1 Public Services certificate of occupancy for each building, verification of the the certificate of Development
the Project applicant shall install the installation occupancy for each Services Department
following applicable security measures and recommended building and City of Redlands
implement the following operational security measures and j � Police Department
practices: operational practices
3
Install strategically placed emergency i
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
Walmart pharmacy.
Ensure that the site layout for the parking
lot areas are properly designed to provide
maximum safety and security through
adequate lighting,and ingress and egress.
• Installation of a high-quality 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 j
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
video for investigations,responses to
issues,and prosecution of suspects.
Surveillance cameras should be of
sufficient quality to ensure identification
i
Michael Brandman Associates 22
H:\0629\0629001(,WMTt11\0622 Ol6 MMRP 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
of suspects.
• Prohibit the private sales of vehicles in
the parking lot areas
Section 3.15 f Direct Project.Impacts Verify inclusion in Prio. . t
j r to occupancy of j City of Redlands
�
Transportation and The following mttigat�an measures reduce project specification the proposed project. Public Works
Traffic l the Project's direct impacts to below a Level ! (street improvement i Department
j of significance. These measures shall be j plans),site inspection
C implemented and improvements constructed of improvements.
} prior to the issuance of occupancy permits.
MIDI TRANS-1a: Alabama Street/I-10
Westbound Ramps(99)-The addition of j
Project traffic would result in unacceptable
levels of service during the Saturday peak-
hour
earhour as compared to existing(2010) I
conditions.
Southbound Approach:Stripe for a
southbound right turn lane.
MM TRANS-1b: SR-210 Eastbound Verify inclusion in Prior to occupancy of City of Redlands
Ramps/San Bernardino Avenue(#12)-The project specification the proposed project. Public Works
j addition of Project traffic would result in (street improvement } Department
unacceptable levels of service during the plans),site inspection
PM and Saturday peak hours as compared I of improvements.
to existing(2010)conditions.
1 Southbound Approach:Re-stripe the
number I through lane to provide a 2nd
left turn lane.
• Eastbound Approach:Re-stripe the right i
turn lane to provide a shared through- I
right turn lane(with a minimum of 550- I I
feet of storage).
I I
Michael Brandman Associates _ 23
A:At1629\0629001(5W'US 11\0(,290016 MN.RP 03-27-2012,doc
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Vertf cation.of, -
Method ofTiming of Reaponsible.for Completion
ElR Section Mitigation.Measure Verification Verification 1lerlflc�tivn
Date
_ initials "t
MM TRANS-le : SR-210 Westbound Verify inclusion in Prior to occupancy of City of Redlandsy��� � � �����
Ramps/San Bernardino Avenue(#14)-The project specification the proposed project. Public Works
addition of Project traffic would result in (grading and street I Department
unacceptable levels of service during the improvement plans),
PM and Saturday peak hours as compared site inspection of
to existing(20 10)conditions. 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 lane and a dedicated right turn
f! lane with a minimum of 150-feet of
I storage.
MM TRANS-1 d: Church Street/San Verify inclusion in Prior to occupancy of City of Redlands
Bernardino Avenue(#40) The addition of project specification the proposed project. Public Works
Project traffic would result in unacceptable (street improvement Department
levels of service during the PM and plans),site inspection
Saturday peak hours as compared to of improvements.
existing(2010)conditions.
Install a traffic signal.
MM TRANS-1e: Church Street/Lugonia Verify inclusion in Prior to occupancy of City of Redlands
? Avenue(#41)-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),
I 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. f
• Southbound Approach:Re-stripe to
provide a left turn lane and a shared 1
i ( through-right turn lane.
Michael Brandman Associates 24
R"29\06290016 S+iMItP106290016 KWRP 03.27.2012Aw
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of 71ming of. Responsible for Completion
-
9 Dam Initials
E1R Section Mitt anon Measure Verification Verification Verification
j Cumulative Impacts Payment of Fair Prior to issuance of City of Redlands
The applicant will be required to provide Share or completion final certificate Public Works
payment for their fair share of the of improvements. occupancy permit Department
improvements identified under Mitigation
TRANS-2 as described below. Fair share
improvements are typically satisfied
through the payment of fees for
j 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 I
i triggered by the Project or a combination of
these strategies. Several of the facilities
forecasted to be impacted under cumulative
j 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
Iimpacts will remain significant and
unavoidable due to the uncertain timing of j
the completion of improvements.
MM 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
I City of Redlands Development Impact Fees
(DIF)or through a fair share contribution,
or combination of both,as directed by the
I city' 1
Michael Brandman Associates 23
HA06291062900161RR4IId.�%026 NOAU 03.27-2012,d"
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 Crate initials
IV M'l!TANS-2a: California Street/1-10 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 Department
providing the following geometric I
improvement:
t
• Westbound Approach: Widen to provide
a left turn lade. c
MM TRANS-2b: California ; .Payment of Fair � Prior to issuance of ; City of Redlands �
Street/Redlands Boulevard(#S) Share or completion final certificate ; Public Works }
This intersection can be mitigated by of improvements. I occupancy permit Department
4
implementing protected left turn phasing on 1
all approaches in conjunction with the
following geometric improvement:
• Northbound Approach:Widen to provide j E
a left turn lane.
Striping shall be provided within the
intersection for the eastbound and
westbound left turning vehicles due to the i
off-set mature of the intersection.
iVIM TRANS-2c: Alabama Street/San 1 Payment of Fair E Prior to issuance of City of Redlands
Bernardino Avenue(#7) Share or completion final certificate Public Works
This intersection can be mitigated by [ of improvements. occupancy permit Department
providing the following geometric These improvements G
improvements: are located in San
• Northbound Approach:Re-stripe to i Bernardino County
provide a dedicated northbound right turn and fair share
lane with overlap phasing. payment would be ! j
• Westbound Approach: Widen to provide made to City then
a 2nd left turn lane, forwarded as
appropriate to the f j
I County. i f
4
Michael Brandman Associates 26
Fi.1002talOG2S1001fi\t12MRP\0689t101S MMBP 03-27.2012.doe
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
Eily Section Mitigation Measure Verification Verification Verification pate initials
t .
MM TRAINS-2d. Alabama StreetfLugonia Payment of Fair € Prior to issuance of City 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 E These improvements
improvements: I are partially located
• Northbound Approach:Widen to provide in San Bernardino
a 2nd left turn lane,3rd through lane and s 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 County.
overlap phasing. j
Westbound Approach:Widen to provide
i
a 2nd left turn lane. j
_.. _....._
MM TRANS-2e: Alabama Street/1-10 ; Payment of Fair Prior to issuance of City of Redlands
1
Westbound Ramps(!#9) Share or completion final certificate 'Public Works
This intersection can be mitigated by of improvements. occupancy permit Department
providing the following geometric
unprovements:
Northbound Approach:Widen to provide
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-2f: Alabama Street/1-10 Payment of Fair rn !W Prior to issuance of City of Redlands M f
Eastbound Ramps(#10) I Share or completion i final certificate Public Works € i
This intersection can be mitigated by of improvements. occupancy permit " Department j
providing the following geometric j
improvements: I
Northbound Approach:Widen to provide
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
EI:A0621�\ti"290016\3MRI't06290i)16 MMR1103-27-2012 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
j Eastbound Approach:Widen to provide a
s dedicated right turn lane. j
MM TRANS-2g: Alabama Payment of Fair Prior to issuance of _..._.i City. _.r..... . . _.._.. ....,..,_... .� ....�_ �.w_..�..
of Redlands
Street/Redlands Boulevard(#11) Share or completion final certificate Public Works
This intersection can be mitigated by f of improvements. occupancy permit Department {
protecting the northbound and southbound
I approach left turn movements and providing
the following geometric improvements:
t
Northbound Approach: Widen to provide j
a 2nd left turn lane and a 3rd through j
lane.
• Southbound Approach:Widen to provide
a 2nd left turn lane and a right turn lane. }
g Eastbound Approach:Widen to provide a
k
2nd left turn lane and a 3rd through lane 1
Westbound Approach:Widen to provide
a 2nd left turn lane.
MM TRANS-2h: SR-210 Eastbound i Payment of Fair Prior to issuance of City of Redlands
Ramps/San Bernardino Avenue(#12) Share or completion s final certificate Public Works v
'T'his intersection can be mitigated by of improvements. 1 occupancy permit Department
providing the following geometric These improvements (improvements: are! are partially located
- Northbound Approach:Re-stripe to in San Bernardino
provide a dedicated right turn lane with County and fair share i
overlap phasing. payment would be
Southbound Approach:Widen to provide made to City then j
a 2nd lett turn lane and a right turn lane. I forwarded as
• Eastbound Approach:Widen to provide a appropriate to the ?
2nd left turn lane and 2nd and 3rd County. I
through lanes. i
g P
{ • Westbound Approach:Widen to provide 1 t
a 2nd left turn lane,2nd and 3rd through 1
lanes and a 2nd right turn lane.
Michael Rrandman Associates{ 28
HA0629\06290016ttu[ivE 0\06290016 MMR1103-27-2012.doc
Redlands Grossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing ofResponsible for Completion
EIR Section Mitigation Measure Verification Verification Verification Gate initials
I MM TRANS-2iSR-210 Westbound Payment of Fair Prior to issuance of City of Redlands
Ramps/San Bernardino Avenue(#14) Share or completion final certificate Public Works
This intersection can be mitigated by of improvements, occupancy permit Department I
providing the following geometric I
improvements: ! f
4
• Northbound Approach:'Widen to provide
a dedicated right turn lane.
Southbound Approach:Widen to provide
a 2nd left turn lane and 2nd through lane.
• Eastbound Approach: Widen to provide
2nd and 3rd through lanes. j
Westbound Approach: Widen to provide
a 2nd and 3rd through lanes. j
MM TRANS-2j: Tennessee Payment of Fair Prior to issuance of 1 City of Redlands
StreetfLugonla Avenue(#17) Share or completion 1 final certificate Public Works
This intersection can be mitigated by ( of improvements. occupancy permit Department
providing the following geometric
improvements:
Northbound Approach:Widen to provide
a 2nd left turn lane and a 2nd through I
lane.
• Southbound Approach: Widen to provide
a 2nd through lane.
• Eastbound Approach:Implement overlap
phasing on the right turn lane.
MM TRANS-2k: Tennessee Street/1-10 Payment of Fair Prior to issuance of j City of Redlands {
Eastbound Ramps(#1.9) I Share or completion final certificate ` Public Works
This intersection can be mitigated by of improvements. occupancy permit Department
providing the following geometric
improvements: f
• Northbound Approach: Widen to provide
a right turn lane.
Eastbound Approach:Widen to provide a
right turn lane.
Michael Brandman associates 29
11:�0e29v0629'e016rn4nrruloc290Q16MMTU o3-aa-2012 .c
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing of Responsible for Completion
RIR Section Mitigation Measure Verification Verification Verification
Date Initials
Avenue(#20 Share or completion final certificate Public Works
MM TRANS-21: Tennessee Street/Colton Payment of Fair Prior to issuance of Ci of Redlands
j ) p I
j This intersection can be mitigated by of improvements. occupancy permit Department
providing the following geometric
improvements:
j < Southbound Approach: Widen to provide C
a 2nd left turn lane.
Westbound Approach:Widen to provide
i
a right turn lane. r
MM TRANS-2m: Tennessee Payment of Fair Prior to issuance of City of Redlands
Street/Redlands Boulevard(#21) ! Share or completion j final certificate Public Works
}
This intersection can be mitigated by of improvements. occupancy permit 1 Department
protecting the north and south left turn
movements and providing the following
geometric improvements:
i
Northbound Approach:Widen to provide
a left turn lane.
• Southbound Approach: Widen to provide j I
a left turn lane.
N
MM TRANS-2n: New York Payment of Fair Prior to issuance of City of Redlands ; t
Street/Lugonia Avenue(#27) Share or completion final certificate Public Works
This intersection can be mitigated by ? of improvements. i occupancy permit Department
providing the following geometric i
improvement:
k Westbound Approach:Widen to provide
a 2nd through lane.
MM TRANS-2o:Texas Street/Brockton Payment of Fair 'Prior to issuance of Ci of Redlands
Avenue(#31) Share or completion final certificate ( Public Works
This intersection can be mitigated by i of improvements. j occupancy permit Department j
installing a traffic signal and providing the
following geometric improvements:
Northbound Approach: Widen to provide
a left turn lane.
Michael Brandman Associates 30
11AG629t00290036WMRM629t1016 M14RP 0,3-27-2012,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 pate Initials
• Southbound.Approach:Widen to provide
a left turn lane. 1
jMM TRANS-2p: Orange Street/Pioneer Payment of Fair Prior to issuance of ( City of Redlands
Avenue(##35) 1 Share or completion I final certificate Public Works
This intersection can be mitigated by of improvements. [ occupancy permit Department
installing a traffic signal. No other lane
geometric improvements are needed, E
a
1
MM TRANS-2q: Church Street/San Payment of Fair ; Prior to issuance of City of Redlands
I Bernardino Avenue(##40) 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 j
{ through-right turn lane.
r
Southbound Approach:Re-stripe to
provide one left 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. i
�
MM TRANS-2r:_ _Church StreetlLugonia � Payment of Fair ' Prior to issuance of 1 City of Redlands
Avenue(#41) I Share or completion i final certificate Public Works {
'This intersection can be mitigated by I of improvements. occupancy permit Department
protecting the northbound and southbound
approach left turn movements and providing
the following geometric improvements:
Northbound Approach: Widen to provide
a left turn lane and 2nd through lane. k
. Southbound Approach: Widen to provide
a left turn lane and 2nd through lane.
Michael Rrandman Associates 39
li.\O6'2910629001t%IMMMP',O(,290016 MMRP 03-272012-doc
Redlands Crossing Center Project Mitigation Monitoring and Reporting grogram
Verification of
Method of Timing of Responsible for Completion
EIR Section Mitigation Measure Verification Verification. Verification Grate Initials
M
IVIll�TRANS-2s:University Street/San Payment of Fair Prior to issuance of City of Redlands
i
I Bernardino Avenue(#42) 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: ! s
Eastbound Approach:Widen to provide a
2nd through lane.
• Westbound Approach: Widen to provide
a 2nd through lane.
_E
j NIM TRANS-2t: Judson Street/San Payment of Fair 1 Prior to issuance of r City of Redlands
Bernardino Avenue(#44) Share or completion final certificate Public Works
This intersection can be mitigated by of improvements. occupancy permit Department
providing the following geometric
improvements:
i r
Eastbound Approach:Widen to provide a
left turn lane and 2nd through lane.
Westbound Approach:Widen to provide
i
a left turn lane and 2nd through lane.
Site Access and Cin-Site.Roadway r Verify inclusion in Prior to issuance of City of Redlands
Improvements project specification final certificate 1 Public Works
1 Roadway improvements accessary to (grading and street 1 occupancy permit. Department
j provide site access and on-site circulation improvement plans),
are assumed to be constructed in site inspection of j
conjunction with site development and are improvements.
described below. These improvements 1
should be in place prior to occupancy. I
Site Access Improvements
1
Site access driveway improvements for the
Project are described below. Construction iE
of on-site and site adjacent improvements j
shall occur in conjunction with adjacent i
project development activity or as needed r
Michael Brandman,Associates 32
H:A0629V16290016\h4MRF\06290016 MMR7'03-27.2012.doc
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Timing,of responsible for Completion
Ir Section Mitigation Measure Verification ; Verification Verification Data Initials
.... . . ...... _. . ._.... .... .. .... .... _...
for Project access purposes. These 15
l
improvements shall be in place prior to I
occupancy,to ensure impacts are mitigated
to a level of less than significant.
lYflkf CANS-3a:Tennessee Street at � 1
I Driveway l -Install a traffic signal and
construct the intersection with the following ( f
geometries: one northbound through lane, 1
one northbound shared through-right turn
lane,southbound left turn lanes providing a
minimum of 350-'feet of storage,two
t southbound through lanes,one westbound
left turn lane and one westbound right turn
lane.
MNI TRANS-3b:Tennessee Street at Verify inclusion in Prior to issuance of City of Redlands
1 Pennsylvania Avenue-Install a traffic project specification i final certificate i Public Works
signal and construct the intersection with ' (grading and street ` occupancy permit. Department
the following geometries: one northbound C improvement plans),
I through lane,one northbound shared site inspection of j 1
through-right turn lane,one southbound left i improvements.
turn lane providing a minimum of 1.50-feet
of storage,two southbound through lanes,
1 one westbound left turn lane with a
:minimum of 150-feet of storage and one
westbound right turn lane.
MM TRANS-3c:Driveway 2 at ' Verify inclusion in � Prior to issuance of City of Redlands
Pennsylvania Avenue-Install a stop control project specif cation final certificate Public Warks
on the southbound approach and construct (grading and street occupancy permit. I Department
the intersection with the following improvement plans),
southbound left turn lane site
geometries: one sou , inspection of
one southbound right turn lane,one improvements. !
I eastbound left turn lane,one eastbound i
1 through lane and one westbound shared
through-right turn lane.
i
i
Michael Brandman ssociates 33
tI:AG62910(,290016lA,IMRP\0629f1616 MttWP 03-27-2012. m
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
MM TIRANS-3d. Driveway 3 at San Verify inclusion in Z Prior to issuance of City of Redlands
Bernardino Avenue-Install a traffic signal project specification i 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, site inspection of
three eastbound through lanes,one s improvements. E
castbound right turn lane providing a
minimum of 300-'Feet of storage,one
westbound left turn lane providing a
minimum of 350-feet of storage and one
westbound through lane. It should be noted
that it is necessary for the Project to s
construct a second westbound through lane
i
between Tennessee Street and Driveway 3
a to provide the appropriate number of
receiving lanes for the dual northbound left
turn lanes out of Driveway 3.
MMT NS-3e: Driveway 4 at Verify inclusion in Prior to issuance of City of Redlands
r
Pennsylvania Avenue-Install a stop control project specification final certificate ( Public Works
on the southbound approach and construct (grading and street i occupancy permit. Department
the intersection with the following improvement plans),
f geometries: one southbound shared left site inspection of
right turn lane, one eastbound left turn lane j improvements. E
with a minimum of 100-feet of storage,one
castbound through lane and one westbound
shared through-right turn lane.
1 MM TRANS-317:New York Avenue at San f Verify inclusion in Prior to issuance of City of Redlands 1
Bernardino Avenue-Install a traffic signal project specification i final certificate Public Works
and construct the intersection with the I (grading and street f occupancy permit. Department
( following geometries: one northbound left 1 improvement plans),
l turn lane with a minimum of 150-feet of site inspection of R
storage,one northbound right turn lane with improvements.
a minimum of 150-feet of storage,two
eastbound through lanes,one eastbound
j shared through-right turn lane,one
Michael Brandman Associates 34
11\1629\06290G 16\ty MRP\06294416 MM,RP 03-27-DM doe
Redlands Crossing Center Project Mitigation Monitoring and Reporting Program
Verification of
Method of Tinting of Responsible for Completion
EIR Section Mitigation Measure Verification Verification Verification mate Initials
westbound left turn lane providing a
minimum of 300-feet of storage and one
westbound through lane. It should be noted
C that space for a northbound through lane
j should be provided for future access onto
the extension of New York Avenue,north
of San Bernardino Avenue.
} NIM TRANS-3g:New York Avenue at Verify inclusion in ; Prior to issuance of I City of Redlands
j Driveway 5 -Install a stop control on the project specification final certificate Public Works E
eastbound approach and construct the t (grading and street occupancy permit. Department
i intersection with the following geometries: improvement plans),
one northbound left turn lane with a j site inspection of
minimum of 100-feet of storage,one improvements.
northbound through lane,one southbound 3
j shared through-right turn lane and one
eastbound shared:left-right turn lane_
MM TRANS-3h: On-site traffic signing Verify inclusion in j Prior to issuance of City of Redlands
and striping should be implemented in i project specification final certificate ; Public Works j
conjunction with detailed construction plans (grading and street occupancy permit. Department f
for the Project site. improvement plans),
site inspection of
improvements.
MM TRANS-3i: Sight distance at each Verify inclusion in Prior to issuance of City of Redlands
4 Project access point should be reviewed project specification 1 final certificate Public Works
1 with respect to standard Caltrans and City J (grading and street I occupancy permit. 1 Department
of Redlands sight distance standards at the improvement plans),
time of preparation of final grading, site inspection of
landscape and street improvement plans. improvements. )
u :._..._ ...
On Site Roadway Improvements Verify inclusion in Prior to issuance of ; City of Redlands
Site-adjacent roadway improvements for the I project specification final certificate Public Works
Project are described'below. Construction I (grading and street occupancy permit. ? Department
i of site-adjacent roadway improvements ; improvement plans),
shall occur in conjunction with adjacent i site inspection of j
Michael Brandman Associates 35
H;A6629\062906161MN^IRM6290016 MMRP 03-27-2912.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
Project development activity or as needed improvements. E
for Project access purposes.
MM TRANS-4a: San.Bernardino Avenue- !
Construct at its ultimate half-section width
as a Major Arterial(1.20-foot right-of-way)
I 'between Tennessee Street and New York
Avenue,consistent with the circulation
recommendations found in the East Valley l
Corridor Specific Plan.
MM TRANS-4b:Tennessee Street- Verify inclusion in Prior to issuance of i City of Redlands ;
i 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
between San Bernardino Avenue and improvement plans), j
j Pennsylvania Avenue,,consistent with the site inspection of
City of Redlands General Plan Circulation improvements. f
Element.
i
MM TRANS-4c:New York Avenue- Verify inclusion in Prior to issuance of City of Redlands
it Construct a minimum of one lane in each 1 project specification final certificate 1 Public Works j
direction of travel and a two-way-left-turn (grading and street occupancy permit. Department
lane(painted median)on New York Avenue I improvement plans), [
•. between San Bernardino Avenue and site inspection of
Pennsylvania Avenue(66-foot right-of improvements.
way).
MM TRANS-4d:Pennsylvania Avenue- Verify inclusion in ` Prior to issuance of City of Redlands a j
Construct a minimum of one lane in each project specification final certificate Public Works
1 direction of travel and a two-way-left-turn (grading and street occupancy permit. I 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 i improvements.
should be noted that the construction of
s Pennsylvania Avenue along the Project
frontage will not connect to the existing
E Pennsylvania Avenue east of Karon Street. j
Michael Brandman associates 38
HA0629\06290016MVIRM6290016 MMRP 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
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. I Department
consistent with the recommended roadway improvement plans),
classifications and respective cross-sections site inspection of } I I
in the East Valley Corridor Specific Plan improvements.
(the governing land use document for the
area north of the Project site which includes I
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 1 project specification final certificate Public Works
i an enhanced Omnitrans bus stop to serve [ (grading and street occupancy permit. i Department
the Project site. The bus stop shall conform ! improvement plans),
to Omnitrans requirements and include,at a i site inspection of
� i
minimum: a shelter,signage,transit ; improvements.
information,lighting,and a trash receptacle. j
Alternately,the Project applicant can satisfy I
this requirement by providing payments to G
Omnitrans for the cost of this improvement
if Omnitrans 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-1: Walmart shall use Verify inclusion in Prior to issuance of City of Redlands
Greenhouse Gases ' refrigerants in its refrigerator and freezer I project specifications j occupancy permit i Development
system with an average global warming 1 for building plans, Services'Department
potential of 1,893 or lower. site inspection
Mitigation.Measures AQ-5,AQ-7,AQ-8,
AQ-9,AQ-10,AQ-11,HYD-2a,HYD-2b E
(see the hydrology section of this DEIR), j
and T-6a(see the transportation section of
this DEIR)are required. j
Michael Brandman Associates 37
H\06291('16297016\MJRJ't0629001n MMRP 03-27-2012.doo v
MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
DEVELOPMENT REQUIREMENTS
MINOR SUBDIVISION NO. 330 (TPM NO. 19060, CUP NO. 945)
Date of P.C. April 24, 2012
Tvleeting: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
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 the 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 for Public Works Construction
— Greenbook"; latest edition of"Redlands Water Systems Standard Specifications"; latest edition
of"Redlands Sanitary Sewer Systems Standard Specifications"; and current Redlands policies
and guidelines relative to development projects,
A. The following items are required prior to issuance of the GRADING PERMIT.
No grading permit required for this application.
B. The following items are required prior to RECORDATION OF PARCEL MAP.
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 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;
f. Traffic ;Signal Modification/Consti action
9 1
9- Street Light Installation — Provide street lighting plan which show
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. Sewer Main Installation.
MS No. 330
April 24, 2012
Page 2
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Three
(3) copies of each are required. After filial review, plans shall be submitted on
24" x 36" size, min. 4 mil, mylar sheets for City's approval.
3. Submission of plan sets shall be complete and include all required engineering
designs and drawings listed in No. 2 above. All plans submitted shall be
substantially complete, and no plan check queue place-holder plans will be
accepted. An incomplete plan submittal will not be accepted for plan check.
4. All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Title Reports and backup documents for the property
b. All record maps and deeds referenced on the Tract/Parcel Map
C. Easement Documents
d. Boundary and Lot Closure Calculations
e. Record plans, maps and documents
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. Pay the required development impact fees per ordinance in effect at time of
approval of Final Parcel Map. The exact amount will be determined based upon
the review of the final building plan or project information. Development Impact
Fees shall include-,
Water Source Acquisition Charge
Water/Sewer/Non-Potable Water Frontage Charges
7. All off-site improvements shall be designed by licensed Civil Engineer in the
State of California. All existing utilities shall be pot-holed to determine the actual
depth if no signed plan is available. Field notes will be submitted at time of
submitting the plan for review and plan checking. The City of Redlands and the
Engineer assume no liability as to the exact location of said lines whose locations
are not shown.
8. Final City accepted inylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
9. Requirements for San Bernardino Avenue.
a. Dedicate to provide for a 60 foot half street right-of-way width including a
comer cutoff at all the property line return to accommodate a 40 foot
radius curb return,
NIS No. 330
April 24, 2012
Page 3
b. Dedicate to provide for a 6 foot wide sidewalk easement including a
corner cutoff to accommodate a 40 foot radius curb return and pedestrian
ramp.
C. The applicant shall work with Omnitrans and City staffs to design and
construct a bus turnout. Dedicate to provide a public assess easement
encompassing the proposed pedestrian shelter and walkway as accepted by
the City Engineer, The applicant shall enter into a maintenance agreement
for the proposed shelter as accepted by the City Engineer.
d. Construct standard curb and gutter 52 feet south side of street centerline.
e. Construct standard street section between new curb and street centerline
consistent with the City Standard verified through a geotechnical report.
f. Construct standard 6 foot wide property line sidewalk along the entire
street frontage and ramps at all curb returns.
9. Install LED ornamental street light(s) (Beta LEDway SUNT 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.
Prepare and submit a separate street lighting plan for City approval. Street
light spacing shall be determined by the City of 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.
h. 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.
1. Construct standard pavement transition based on design speed of the street
from easterly project boundary to the east.
j. Construct underwalk drain, if necessary.
k. Use traffic index of 9.0.
1. Install a minimum 12 inch diameter potable water main including
necessary valves and appurtenances,
in. Install a minimum 8 inch diameter non-potable water main including
necessary valves and appurtenances.
10. 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 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.
Prepare and submit a separate street lighting plan for City approval, Street
light spacing, shall be determined by the City of design specifications.
Installation of five (5) lights will be required. Location of the light will be
determined at time of plan preparation. Coordinate with City staff for
MS No. 330
April 24, 2012
Page 4
guidance at that time. Prepare and submit a separate street lighting plan
for City approval.
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.
i. Install a minimum 8 inch diameter sewer main with manholes and
appurtenances.
j. Obtain San Bernardino County approval/permits as needed.
tL Requirements for New York Street.
a. Dedicate to provide for a 66 foot street right-of-way width including a
corner cutoff at the property line return to accommodate the curb return
and pedestrian ramp according to the approved street plan.
b. Dedicate to provide for a modified right angle turn at Pennsylvania Street.
C. Construct standard curb and gutter 22 feet each side of street centerline.
d. Construct temporary modified City standard right angle turn at
Pennsylvania Street.
e. Construct standard street section between new curbs consistent with the
City Standard verified through a geotechnical report.
f. Construct standard sidewalk along the entire street frontage and ramps at
all curb returns.
or. Install LED ornamental street light(s) (Beta LEDway SLM series or equal)
ZD
with the equivalent illumination of a 150 watt sodium vapor street light.
Street light spacing shall be determined by the City design specifications.
Prepare and submit a separate street lighting plan for City approval. Street
L- tD
light spacing shall be determined by the City of 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.
h. 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 Engineer
1. Construct underwalk drain, if necessary,
j. Use traffic index of 8.0.
k. Install a minimum 12 inch diameter potable water main including
necessary valves and appurtenances,
1. Install a minimum 6 inch diameter non-potable water main including
necessary valves and appurtenances.
in. Install a minimum 8 inch diameter sewer main with manholes and
appurtenances and abandon existing 8" sewer with appurtenances.
t--
necessary valves and appurtenances.
`
MS No. 330
April 24, 2012
Page 6
h. Construct standard pavement transition based on design speed of the street
from southerly project boundary to the south.
i. Construct underwalk drain, if necessary.
j. Use traffic index of 4.5.
k. Install residential/commercial fire hydrants as required by the Redlands
Fire Department, Provide fire flow calculations.
14. 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
Bernardino County Hydrology Manual to adequately size the storm drain facility.
Obtain Caltrans approval/permits as needed.
15. 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 3150-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.
16. 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.
17. 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.
18. New York Avenue at San Bernardino Avenue, design and install a traffic signal
and construct the intersection with the following geometries: one northbound left
Z'
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 left turn lane providing a
MS No. 330
April 24, 2012
Page 7
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.
This signal shall be interconnected with adjacent signals as accepted by the City
Engineer.
19. As a condition of, and prior to, approval of Final Parcel Map, the applicant shall
(1) petition the City for annexation of the property comprising Parcel Map No.
19060 to the City's Community 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) for 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 Parkway area
is the responsibility of the owner of this property and that 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
fails to maintain the Parkway to the satisfaction of the City of Redlands as
required 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 Covenant
(Covenant) for the parkway landscaping and public right-of-ways may be
executed for the public landscaped areas as previous described.
20. All irrigation lines that exist within any street right-of-way and/or with in the
project boundaries shall be replaced with Schedule 40 PVC.or as accepted by City
Engineer,
11. All off-site utilities shall be placed underground. The underg ounding 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
Z�l
NIS No. 330
April 24, 2012
Page 8
Utilities and Engineering Department's standards. Plans shall be submitted that
detail the undergrouriding of all off-site utilities, subject to review and approval
by the City Engineer.
22. Install reduced pressure principle backflow devices as required by City Engineer.
23. Install onsite fire line with double detector check valve backflow devices at
service connection satisfactory to the City Fire Department.
24. Improvement bonds must be posted for the total estimated cost of off-site
improvements as follows:
Performance 100% security
(Performance/Warranty) 10% in cash
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.
25. Survey and Monumentation cash bond must be posted.
26. 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.
27. Execute Subdivision Improvement Agreement.
28. 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.
C. The following items are required prior to issuance of the BUILDING PEI -NMIT
No building permit is allowed or required.
Z:>
D. 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.
NIS No. 330
April,24, 2012
Page 9
2. Pay the Non-Potable Water Capital Improvement Charge.
3. Pay the Water Meter Charge
z:1
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
1. Cash cleanup deposit shall be submitted ($3,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request.
(Required unless previously submitted under Sections A, B or C.)
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. Encroachment 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
shall 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.H. manual,
submitted and accepted by the City Engineer prior to issuance of an encroachment
permit. The plan shall show all required construction signage, warning devices,
road closures, detours, delineation, phasing schedules and anticipated durations of
closures and detours for any work within the public right-of-way. The plans shall
provide names and 24-hour phone numbers of individuals who can be contacted
regarding dina traffic control measures.
7. Improvement bonds must be posted for the total estimated cost of off-site
improvements as follows:
Performance 100% security
(Performance/Warranty) 10% in cash
Labor and Materials 100% in bond form
Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified bank
institution, Cash Deposits, or Set Aside Letter(savings account) in City's name,
MS No. 330
April 24, 2012
Page 10
Is. Execute Subdivision 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.
No Certificate of Occupancy will be issued or required.
G. The following items are required prior to release of
BONDS/WARRANTIES/DEPOSITS.
1. All requirements as described in Sections A, B, C, D, E, and F of these conditions
of approval shall be met.
2. Owner's Licensed Land Surveyor shall reset survey points, monuments, record
comers, 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 furnished to the
Municipal Utilities and Engineering Department.
3. All as-built plans shall be delivered to the Municipal Utilities and Engineering
Department for review and approval along with CD-ROM.d-kvg file of the as-built
plans.
4. A list of as-built infrastructure improvement quantities shall be provided in the
Excel format provided by the City showing quantities for each street segment (i.e.
pavement, curb and gutter, sidewalk, etc.)
S. Streets may be required to have a seal coat applied at the option of the City
Engineer. Type of seal coat is to be determined by the City Engineer.
6. Resurface existing roadway as directed by the City Engineer due to utility
installations and construction damage and in accordance with City adopted Utility
Trench Repair Standards.
7. Existing striping shall be removed and replaced as necessary. New striping and
pavement markings shall be installed per direction of the City Engineer.
S. 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.
9. Prior to the release of the bonds for the project, all improvements shall be
reviewed and accepted by the City Engineer,
MS No. 330
April 24, 2012
Page 11
10. A recorded mylar copy of the Parcel map shall be submitted.
11. Tie sheets shall be submitted for all monuments found and/or set in the public
right-of-way.
12. Monumentation letter shall be submitted by licensed Land Surveyor or qualified
Civil Engineer certifying that all monuments have been set as required and that he
or she has been paid for the service.
13. The release of bonds/warranties/deposits must be requested in writing to the City
Engineer. Allow ')0 days for processing.
o,-
FAED MOUSAVIPOUR Init,
ial Initial
Director of Municipal Utilities
and Engineering/City Engineer
CD/DY:akc/th
FILE: MS 330
^
COMMUNITY DEVELOPMENT
BUILDING AND SAFETY
CONDITIONAL USE PERMIT NO. 945
MINOR SUBDIVISION NO. 330 (Tentative Parcel Map No. 19060)
Date of Preparation: March 0, 2012
Planning Commission Date: March 13^ 2012
Applicant: VV8irDudSb}n)s |Doo/p0[3tnd
Location: Southwest corner ofSan Bernardino Avenue and Tennessee
Street.
1. |ncompliance with the California Building Code (Application for Permit)and prior[othe plan
check pnOCeso' the applicant nOUs[submit five (5) complete sets of construction plans and
two(2)sets Ofspecifications, engineering calculations,diagrams,soils investigation reports,
special inspection and structural Obsen/oUOn ppOgr8Dio and Other data to the building
division for /eVi8vV and approval prior to the issuance of a building permit. Plans and
specifications shall be drawn to scale upon substantial paper and shall beOfsufficient clarity
to indicate the location, nature and extent of the work proposed and show in detail that it will
conform h]the provisions Ofthe California Building, California Electrical,California Plumbing,
California Green Building Standards, California Energy, and California Mechanical COd8S
and all relevant laws, ordinances, /Uies' 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 ofApprovals from each Cib/dHportrnento8s
part of the General Notes.
1 In compliance with the California Code of R8gUiaUpDS, Title 24' Part 2, Chapter 1
(4u]rniDistnaUOO)'the structure shall not beoccupied until e certificate ofoccupancy has been
granted bythe City 0fRedlands.
4. In COUlp|i8Doe with the Redlands City Ordinances and during the plan check process, the
applicant must submit four(4) sets of fire sprinkler oFfire alarm plans for plan check review
and 8ppn]v8|8 prior to building porOUi[8.
5. In CODlpUaDC8 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 5|lS have been compacted to @ nliOi[VU0 of 90 percent ofmaximum density to
the Building Division for review and approval prior to the issuance of building permit.
6� In CO[np|i8DC8 with the California Building Code (Excavation and Grading) and prior to the
iSsUROCe of o building permit, the Civil Engineer must submit 8 letter Ofpad certification to
the building division for review and 8pp[Ov8| prior to the i5SuaOC8 of building permit.
7. In CO[npli8UC8 with the California Code Of FlegV|8ti0OS, Title 24 Part 2. (Accessibility
Standards)and prior tOthe building p|@D check approval, the designer,Architect OrEngineer
DlUSt provide project designs for accessibility for the physically Ch8||eOg8d to the building
division. Submit the design tOthe Building Division for their review and approvals priortothe
issuance of building permit.
8. In compliance with the City ofRedlands Municipal Code (Title 18'Easements)and prior tO
the i3SU8nCe of building p0DniL the applicant must provide COpi8S of the recorded
easement documentation for water drainage, utilities, Drprivate sewer(DD-si&e) lines h]the
Building Division for their review and approval prior to the issuance of building permit.
8� Prior to the start Ofconstruction and prior to the first building inspection, project address
Sh3U be posted with contact telephone numbers in case of emergencies or dust n0Utr0|,
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 building permit, the desiQner. Architect or Engineer
must obtain project approval from the 88O Bernardino County Environmental Health
Department; and OOUat submit the approved plans to the Building Division for their review
and approval prior tothe issuance ofabuilding permit.
11. In compliance with the California Building Codes and prior to Certificate of Occupancy or
o|eotrio/oosnaieaSe8. 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. Priorto Final Occupancy,the design arch itect/eng in eer and/or developer shall submitto the
Building and Safety office a complete set ofapproved a[ruotUr8| and architectural drawings
for the construction of structural and architectural work, including truss, electrical, plumbing,
and mechanical plans,which will be transmitted on CD, TIF or GIF imaging file,for archiving
purposes per the State of California Requirements.