HomeMy WebLinkAbout8641RESOLUTION NO. 8641
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING LAND USE ENTITLEMENTS FOR A MIXED -USE
DEVELOPMENT WITH 460 APARTMENTS AND APPROXIMATELY 18,000
SQUARE FEET OF COMMERCIAL SPACE LOCATED ON THE EAST SIDE OF
TENNESSEE STREET AND APPROXIMATELY 600 FEET NORTH OF
LUGONIA AVENUE.
WHEREAS, Diversified Pacific Development Group, LLC., (the "Applicant"), has
submitted an application for Specific Plan Amendment No. 50 to the East Valley Corridor Specific
Plan (Specific Plan No. 40) to amend Specific Plan 40 and its associated land use map to remove a
total of 13.48 acres from the Specific Plan area, located on the east side of Tennessee Street,
approximately 600 feet north of Lugonia Avenue, and the south side of a proposed extension of
Pennsylvania Avenue (APN: 0167-171-15-0000) (the "subject property"); and
WHEREAS, the Applicant has submitted an application for Zone Change No. 477 to rezone
the subject property totaling approximately 13.48 acres as "General Commercial (C-3)" district
pursuant to RMC Title 18 to be consistent with the existing General Plan land use designation for
Commercial land uses including mixed -use developments; and
WHEREAS, the Applicant has submitted an application for Tentative Parcel Map No. 20688
to subdivide the subject property into four parcels with the following acreages for development
purposes: 1.37 net acres, 1.49 net acres, 5.02 net acres, and 4.88 net acres; and
WHEREAS, the Applicant has submitted an application for Conditional Use Permit No.
1173 to construct and operate a mixed -use project consisting of 460 apartments and 18,000 square -
feet of commercial space on the subject property; and
WHEREAS, the Applicant has submitted an application for Commission Review &
Approval No. 956 for site plan and architectural review of the proposed mixed -use project including
on -site parking, landscaping, recreation areas, and related site improvements; and
WHEREAS, the Applicant has submitted an Inclusionary Housing Plan in accordance with
Redlands Municipal Code Chapter 18.230 (Inclusionary Housing) and proposes to fulfill the
inclusionary housing requirement by providing twenty (20) units for Very Low-income households
within the project (calculated from a base density of four hundred dwelling units); and
WHEREAS, the Planning Commission has reviewed the proposed project, found the
proposal to be consistent with the City's 2021-2029 Housing Element, and the proposed residential
project will provide up to 460 dwelling units that will result in more housing opportunities in
Redlands; and
WHEREAS, on September 24, 2024, the Planning Commission held a public hearing and
considered the staff report, oral report, the testimony, and the written evidence submitted by and
on behalf of the applicant and by members of the public; and
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WHEREAS, on September 24, 2024, the Planning Commission recommended approval of
the Project to the City Council; and
WHEREAS, the Project is subject to the California Environmental Quality Act (CEQA), the
City has prepared an Initial Study for the Project in accordance with the State CEQA Guidelines,
exercised its own independent judgment and analysis and there is no substantial evidence that the
proposed project may have a significant effect on the environment, the custodian of records is the
Planning Division of the Development Services Department, and a Mitigated Negative Declaration
has been prepared in accordance with the State CEQA Guidelines; and
WHEREAS, an Initial Study and Mitigated Negative Declaration (IS/MND) was prepared for
the Project and circulated for public review for a period of thirty days beginning on April 24, 2024,
and ending on May 27, 2024; and
WHEREAS, on or about November 7, 2024, notice of the City Council's public hearing for
the Project was published in the Redlands Daily Facts by the City Clerk; and
WHEREAS, on December 3, 2024, the City Council held a public hearing and considered
the staff written and oral reports, the recommendation of the Planning Commission, the testimony
and written evidence submitted by and on behalf of the applicant, and testimony by members of
the public; and
WHEREAS, following the public hearing on December 3, 2024, the City Council determined
that approval of the proposal is in the best interests of the public health, safety, and general welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
REDLANDS AS FOLLOWS:
SECTION 1. ENVIRONMENTAL DETERMINATION. The City Council herby adopts the
Mitigated Negative Declaration for the Project in accordance with the California Environmental
Quality Act (CEQA). The City as the Lead Agency has prepared an Initial Study in accordance with
the State CEQA Guidelines, there is no substantial evidence that the proposed project may have a
significant effect on the environment, and a Mitigated Negative Declaration with Mitigation
Monitoring/Reporting Program is the appropriate environmental determination pursuant to CEQA
Guidelines §15074.
SECTION 2. SOCIO-ECONOMIC COST/BENEFIT STUDY. The Socio-Economic
Cost/Benefit Study prepared by City staff found that the proposed project would not create any
significant unmitigable physical blight or overburden public services in the community, and is
hereby adopted based upon the following findings:
The Project will not create unmitigated physical blight within the City or overburden
public services including, without limitation, the sufficiency of Police and Fire Protection
services.
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The Project will not create significant unmitigable physical blight in the City of Redlands
or overburden public services, including without limitation police and fire protection
services. The Project developer will make improvements to facilitate implementation of
the Project, including the construction of necessary adjacent roadway improvements
along the project frontage (Tennessee Street and Pennsylvania Avenue) and the Project
would fund and provide connections to existing City infrastructure. Conditions of
approval for the project require the Project developer to fund the project's fair share
allocation of any necessary public infrastructure associated with development of the
Project.
2. The benefits to the City resulting from development of the Project outweigh any direct
cost to the City that may result.
The Socio-Economic Cost/Benefit Study demonstrates that the Project will generate
"new net" annual revenues of approximately $564,399 and have costs of approximately
$322,042 and therefore will result in a positive balance of $242,357 (or positive
cost/benefit ratio of +1.87). For every dollar the City spends in providing services to the
Project, the City will receive $1.87 in "new net" revenue. The Project would provide for
the development of 460 new residential units and 18,000 square feet of neighborhood
serving commercial space. The project also provides 20 very -low-income affordable
housing units. Schools will be enhanced with the payment of school fees. Further, with
the additional revenue provided to the City through increased property tax assessment,
indirect funding will be provided for cultural enhancements, downtown district
enhancements, public safety (Police and Fire) enhancements, and traffic enhancements.
SECTION 3. APPROVAL OF SPECIFIC PLAN AMENDMENT.
The proposed Specific Plan Amendment No. 50 to the East Valley Corridor Specific Plan
(Specific Plan No. 40) will be consistent with the General Plan and is hereby approved. Specific
Plan Amendment 50 will become effective for the subject property consisting of 13.48 acres upon
adoption of an applicable resolution.
SECTION 4. FINDINGS FOR ZONE CHANGE. The proposed Zone Change No. 477 is
hereby approved based upon the following findings.
1. The proposed change ofzone is in conformance with the General Plan.
The existing General Plan designation of the site is Commercial. The Commercial land use
category designates areas for the development of a wide range of commercial uses, including
neighborhood -serving stores and convenience centers, regional commercial centers, and
commercial recreation. Sites with this designation may be developed with a stand-alone
commercial use, two or more commercial uses, or mixed uses. The Commercial land use
category may permit residential and mixed uses consistent with the underlying zoning
district. The proposed zone change to General Commercial (C-3) is consistent with the
General Plan designation of Commercial. The General Commercial District allows a wide
variety of commercial retail and service uses. It also allows residential uses subject to
approval of a conditional use permit either as a mixed -use development, or as a multifamily-
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attached residential project. The proposed zone change to Commercial will allow the future
development of a mixed use project that is consistent with the intent of the General Plan
designation of Commercial.
2. The proposed change ofzone is related to the public health, safety orgeneral welfare.
The City's 2035 General Plan represents the most cohesively expressed goals related to the
public health, safety, and general welfare within the City of Redlands. As the proposed
change of zone directly implements the 2035 General Plan including the 2021-2029 Housing
Element, the project will directly further the goals and objectives the City has set forth to
protect and preserve the public health, safety, and general welfare.
SECTION 5. FINDINGS FOR TENTATIVE PARCEL MAP NO. 20688. The proposed
Tentative Parcel Map No. 20688 is hereby approved based upon the following findings, and subject
to the Conditions of Approval attached hereto as Exhibit "A" and Exhibit `B":
1. The proposed map is consistent with the General Plan or any applicable specific plan, or
other applicable provisions of the Redlands Municipal Code.
The proposed map will be consistent with the Redlands General Plan and the Redlands
Municipal Code. The proposed subdivision is within the Commercial land use designation
of the General Plan. The subdivision is consistent with the development standards of the
underlying zoning district in terms require lot size, width and depth and is supported by the
General Plan policies outlined in the staff report.
2. The site is physically suitable for the proposed type of development.
The project site is physically suitable for the proposed developments. The existing site is
approximately 13.48 gross acres. The site is generally flat and rectangular. All on -site and
off -site improvements proposed as part of the project's design will meet all City standards
with the approval of a Density Bonus Agreement with Declaration of Affordable Housing
Covenants and Restrictions and will provide a safe and efficient environment for the future
residents after development.
3. The site is physically suitable for the density of the development.
The property is located within the Commercial land use designation of the General Plan,
which allows commercial development and residential development consistent with the
project site's proposed C-3 zoning. The C-3 District allows mixed -use and apartment
residential development consistent with the density standards of the Multiple Family
Residential (R-3) District. The project exceeds this density; however, it is consistent with the
allowable density allowed based upon the State Density Bonus Law, while still providing
outdoor recreation areas, on -site amenities, required parking, and appropriate access.
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4. The design of the subdivision or the proposed improvements is not likely to cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
The design of the subdivision and proposed improvements is not likely to cause substantial
environmental damage or injure fish or wildlife or their habitat. The project site does not
contain any suitable habitat areas and is largely surrounded by existing urbanized
development. The design of the subdivision and proposed improvements is not likely to
cause substantial environmental damage or injure fish or wildlife or their habitat. The
developable portions of the site do not contain any biological resources including fish or
wildlife, and based on the Initial Study that has been prepared for the project, there are no
environmental factors that cannot be mitigated to a level of less than significant.
5. The design of the subdivision or the type of improvements are not likely to cause serious
public health problems.
The design of the subdivision or the type of improvements are not likely to cause serious
public health problems. The project is located in an area that is adjacent to approved
residential uses and potential future commercial development. The project is designed with
improvements that meet all City and State building and fire codes, and no offensive
emissions or odors will be associated with the residential development.
6. The design of the subdivision or the type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of property within the proposed
subdivision.
The design of the subdivision or the type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of the property within the proposed
subdivision. The Parcel Map provides the necessary easements for utilities and access, and
is responsible for installing or repairing associated street improvements such as curb, gutter,
and sidewalk consistent with the City requirements, if necessary, at the time of construction.
7. That pursuant to Section 66474.4 of the Subdivision Map Act, the land is not subject to a
contract entered into pursuant to the California Land Conservation Act of 1965
(commencing with section 51200 of the Government Code) and that the resulting parcels
following a subdivision of the land would be too small to sustain their agricultural use.
The subject property is not under a Williamson Act Contract pursuant to the California Land
Conservation Act of 1965 and will not be detrimental or otherwise affect lands in agricultural
use.
SECTION 6. FINDING FOR CONDITIONAL USE PERMIT NO. 1173. The proposed
Conditional Use Permit No. 1173 is hereby approved based upon the following findings, and subject
to the Conditions of Approval from the Development Services Department (Exhibit "A") and
Development Services Land Use Engineering Division (Exhibit `B") attached hereto:
1. That the proposed development will not adversely affect the applicable land use plans of
the city.
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The property is located within the Commercial land use designation of the General Plan,
which allows commercial development and residential development consistent with the
project's proposed General Commercial (C-3) zoning. The C-3 District allows mixed -use
and apartment residential development consistent with the density standards of the Multiple
Family Residential (R-3) District. The project exceeds this density; however, it is consistent
with the allowable density allowed based upon the State Density Bonus Law, while still
providing outdoor recreation areas amenities, required parking and appropriate access.
2. That the proposed development will not be detrimental to the public health, safety and
welfare.
The proposed project will not be detrimental to the public health, safety and welfare. The
proposed project will be constructed in compliance with all applicable design and
engineering requirements, including the California Building Code, California Fire Code,
applicable provisions of the Redlands Municipal Code, and all applicable site design and
engineering standards. There will be no anticipated conflicts or hazards in terms of vehicle
traffic or pedestrians, or nearby intersections.
3. That the proposed development will comply to the maximum extent feasible with the
regulations of the city's general plan, the applicable zoning district and the city's
development standards.
The proposed development will comply to the maximum extent feasible with the regulations
of the City's 2035 General Plan, the applicable zoning district, and the City's development
standards. The existing General Plan designation for the project site is Commercial, and the
C-3 zoning permits mixed uses (residential combined with commercial uses) subject to a
Conditional Use Permit. The conceptual site plan indicates the proposed development will
be in conformance with the applicable development standards of the C-3, General
Commercial zone and applicable design and development standards.
4. That the proposed development is appropriate at the proposed location.
The proposed project is in a location that is adjacent to a recently approved high -density
multifamily residential development as well as commercial developments. The proposed
project includes a mix of high -density residential and commercial uses, which create a
transition from lower density residential uses (located to the north and east of the project site)
to this proposed higher -density mixed use development nearer the freeway. Similarly, the
project's commercial uses will create a transition from the existing and potential future
commercial uses with higher intensity of use to the south along Lugoma Avenue. The project
is located adjacent to roadways which have been designed to facilitate the type and quantity
of traffic anticipated to be generated by this project. Due to the project site's proximity to
freeway on -ramps and off -ramps, vehicles traveling to and from the site would not be routed
significant distances through other portions of the City where traffic impacts may occur.
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SECTION 7. FINDINGS FOR COMMISSION REVIEW & APPROVAL NO. 956.
Commission Review & Approval No. 956 is hereby approved based upon the following findings,
and subject to the Conditions of Approval attached hereto as Exhibit "A" and Exhibit `B":
1. The site for the intended use is adequate in size and shape to accommodate the use, and
all of the required yards, setbacks, walls or fences, landscaping and other features will
adjust the use to those existing or permitted future uses of land in the neighborhood.
The proposed project includes the construction of ten multifamily residential buildings (eight
buildings with 4 stories and two buildings with 3 stories) with a total of 460 dwelling units,
outdoor recreation areas, retail/commercial/office floor area, and related site improvements
on approximately 13.48 acres. The subject property is adequate in size and shape to
accommodate the proposed use, including setbacks, landscaping, private and common open
space, recreation amenities, driveways, on -site parking, lighting, utilities, and other required
improvements necessary to serve the proposed use and structures. The proposed project
complies with the development standards for the C-3 District to the maximum extent utilizing
waivers as allowed by State Density Bonus Law, and will be compatible with the anticipated
residential and commercial uses adjacent to the project site.
2. The site for the proposed use relates to streets and highways which are properly
designed and improved to carry the type and quantity of traffic generated or to be
generated by the proposeduse.
The subject property will be accessed from City streets (Tennessee Street and Pennsylvania
Avenue), which have been designed and will be constructed to accommodate the expected
type and quantity of motor vehicle traffic to and from the proposed project. The roadways
are designed to carry the type and quantity of residential traffic to be generated by the
proposed use, including existing traffic from the existing portions of the project. The site for
the proposed use relates to streets that are properly designed and improved to carry the type
and quantity of traffic that will be generated by the proposed residential structures without
creating a reduction in the traffic level of service at surrounding intersections.
3. The conditions set forth in the approval and those shown on the approved site plan
are deemed necessary to protect the public health, safety and general welfare.
The conditions of approval for the project will protect the public health, safety, and general
welfare. Conditions are provided from the Planning Division, Building & Safety Division,
and Land Use Engineering Division. The project has been conditioned to comply with the
applicable provisions of the Redlands Municipal Code as well as the applicable California
Building Code, California Fire Code, and any other applicable regulations.
SECTION 8. APPROVAL OF DENSITY BONUS AGREEMENT. The proposed Density
Bonus Agreement for the proposed project is hereby approved based upon the following findings:
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1. The development project would not be a hazard or nuisance to the city at large or
establish a use or development inconsistent with the goals and policies of the city's
generalplan.
Including the 76 density bonus units, the completed project will include 460 dwelling units,
which will not be a hazard or nuisance to the City of Redlands at large. The proposed project
and land use will be consistent with several policies and actions contained in the General
Plan. The proposed project will also implement several goals and policies contained in the
2021-2029 Housing Element. The proposed project will help the City achieve its housing
goal numbers as determined by the Regional Housing Needs Assessment as further explained
in the Housing Element.
2. The number of dwellings can be accommodated by existing and planned infrastructure
capacities.
Including the 76 density bonus units, the proposed project will include 460 apartment units
which can be accommodated by existing and planned infrastructure. The City's Development
Review Committee (including Land Use Engineering staff and Municipal Utilities &
Engineering Department) have reviewed the proposed project plans, and all necessary
infrastructure, public and private utilities, and public services will be able to adequately serve
the project site and vicinity.
3. Adequate evidence exists to ensure that the development of the property would result in
the provision of affordable housing in a manner consistent with the purpose and intent of
this chapter;
The proposed project is consistent with the applicable provisions of State density bonus law
(Calif. Gov. Code Sections 65915 — 65918) and the project is subject to a Density Bonus
Agreement that is included in the project entitlements. The development of the property will
result in the provision of 20 affordable housing units for very -low-income households in a
manner consistent with the purpose and intent of the Redlands Municipal Code as well as
applicable State law.
4. In the event that the city does not grant at least one financial concession or incentive as
defined in state law in addition to the density bonus, that additional concessions or incentives
are not necessary to ensure affordable housing costs; and
Provisions for any requested density bonus are detailed in State law. A developer who meets
the requirement of State Density Bonus Law is entitled to a density bonus as a matter of right.
In addition to the density bonus, the City is also required to provide incentives/concessions.
The City is required to grant concessions which reduce development standards, or remove
other regulatory constraints which result in increased costs to the developer. These
concessions must be granted unless the City finds that the proposed concessions do not result
in identifiable cost reductions, would cause a public health or safety problem, cause an
environmental problem, harm a historical property or would be contrary to law.
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The applicant is not requesting any specific financial concessions. However, the applicant is
requesting a reduction in parking stall depth as their only concession. Waiving development
standards necessary for the construction of compliant density bonus projects is mandatory.
Generally, because granting of concessions, incentives and waivers to density bonus projects
is mandatory, the City does not have discretion over their approval, except to the extent
specific findings are authorized.
5. There are sufficient provisions to guarantee that the lower and very low-income units
would remain affordable in the future.
The proposed project includes a Density Bonus Agreement that will ensure the project
provides housing for very -low-income households in accordance with the granted density
bonus and applicable State law for 55 years. The Density Bonus Agreement includes terms
and provisions to ensure that only eligible very -low-income residents may reside in the
affordable housing units within the development and have the benefit of affordable rents.
SECTION 9. APPROVAL. The City Council approves of the project entitlements including
Amendment No. 50 the Specific Plan No. 40, Zone Change No. 477, Parcel Map No, 20688,
Conditional Use Permit No. 1173, Commission Review & Approval No. 956, and the related Density
Bonus Agreement and Inclusionary Housing Plan, subject to the attached Conditions of Approval.
SECTION 10. EFFECTIVE DATE. This Resolution shall take effect upon adoption.
ADOPTED, SIGNED AND APPROVED this 3rd day of December, 2024.
ATTEST:
J e Donaldson, City Clerk
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I, Jeanne Donaldson, City Clerk of the City of Redlands, do hereby certify that the foregoing
Resolution was duly adopted by the City Council at a regular meeting thereof held on the 3' day
of December, 2024, by the following vote:
AYES: Councilmembers Barich, Davis, Guzman -Lowery, Saucedo; Mayor Tejeda
NOES:
AB SENT:
ABSTAINED:
JOWhe Donaldson, City Clerk
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EXHIBIT A
DEVELOPMENT SERVICES DEPARTMENT
CONDITIONS OF APPROVAL
TENNESSEE VILLAGE MIXED -USE PROJECT
(CRA No. 956, CUP No. 1173, and Tentative Parcel Map No. 20688)
Planning Division
This permit/approval is for Parcel Map No. 20688, Conditional Use Permit No. 1173 and
Commission Review and Approval No. 956 to subdivide a 13.48-acre (gross) site into four
parcels for the construction of a mixed -use project comprised of 460-unit multi -family
apartments and 18,000 square feet of commercial space located on the east side of Tennessee
Street and approximately 600 feet north of Lugonia Avenue (APN: 0167-171-15-0000).
2. This permit/approval shall expire two (2) years from the date of project approval (will expire
on September 10, 2026), unless construction has commenced pursuant to a building or
engineering permit(s), or a time extension is granted in accordance with the Redlands
Municipal Code (RMC Section 18.12.090 for Commission Review & Approval; RMC
Section 18.192.090 for Conditional Use Permit; and RMC Sections 17.07.110 and 17.07.120
for Subdivision Regulations).
3. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or
exactions imposed by the City as a condition of approval of this project are subject to a
statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest
period for those fees, dedications, reservations and exactions which are subject to
Government Code Section 66020(a) has commenced to run on the date this project was
approved by the City.
4. The applicant for this permit, and its successors and assigns, shall defend, indemnify and
hold harmless the City of Redlands, and its elected officials, officers, agents and employees,
from and against any and all claims, actions, and proceedings to attack, set aside, void or
annul the approval of this permit by the City, or brought against the City due to acts or
omissions in any way connected to the applicant's project that is the subject of this permit.
This indemnification shall include, but not be limited to, damages, fees, costs, liabilities, and
expenses incurred in such actions or proceedings, including damages for the injury to
property or persons, including death of a person, and any award of attorneys' fees. In the
event any such action is commenced to attack, set aside, void or annul all, or any, provisions
of this permit, or is commenced for any other reason against the City for acts or omissions
relating to the applicant's project, within fourteen (14) City business days of the same, the
applicant shall file with the City a performance bond or irrevocable letter of credit (together,
the "Security") in a form satisfactory to the City and in the amount of Three Hundred
Thousand Dollars ($300,000), to ensure applicant's performance of its defense and
indemnity obligations under this condition. The failure of the applicant to provide the
Security shall be deemed an express acknowledgement and agreement by the applicant that
the City shall have the authority and right, without objection by the applicant, to revoke all
entitlements granted for the project pursuant to this permit. The City shall have no liability
to the applicant for the exercise of City's right to revoke this permit.
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By signing and/or using this permit, the permittee acknowledges all of the conditions
imposed and accepts this permit subject to those conditions and with full awareness of the
applicable provisions of the Redlands Municipal Code including Title 15 (Buildings and
Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), and Title 18
(Zoning Regulations). Failure of the permittee to sign these conditions does not affect their
enforceability by the City or other responsible entity. These conditions are binding upon all
future property owners and occupants of the subject property.
6. This permit/approval is granted for the project plans on file with the Development Services
Department.
7. Prior to the issuance of building permits for the project, an Affordable Housing Agreement
and Density Bonus Agreement, in a form approved by the City, shall be recorded against the
Inclusionary Units or the Residential Development in its entirety, as deemed appropriate by
the City Manager in consultation with the City Attorney. The Affordable Housing and
Density Bonus Agreement(s) shall ensure that the applicant and/or developer develops the
required Inclusionary Housing Units and satisfies all other terms of the Inclusionary Housing
Plan, State Density Bonus Law, and the Redlands Municipal Code.
8. The issuance of any permits shall comply with all applicable provisions of the Redlands
Municipal Code
9. All plans submitted to the City shall reflect all Planning Commission and/or City Council
approvals and any other changes required by the Commission, Council and/or staff. This
condition applies to site plans, landscape plans, elevations, grading, and all other
illustrations, text, or plans submitted to the City in connection with the project. The
Development Services Director is authorized to approve minor modifications to the approval
project plans or any of the conditions of approval if such modifications shall achieve
substantially the same results as would strict compliance with said plans and conditions.
10. No Certificate of Occupancy shall be granted for a building or phase, or building permit shall
receive final approval and signature, until all applicable Conditions of Approval have been
satisfied for that building or phase.
11. A pro rata share of the rental Inclusionary Units obligation (10 units) must be constructed
prior to or concurrently with each phase of the market rate Residential Development. The
developer shall not be able to obtain, and the City will not grant, a certificate of occupancy
for any units on the subsequent phase of the Residential Development until the required
rental Inclusionary Units are completed for the first phase.
12. The final map shall substantially conform to the tentative map as approved by City Council.
13. A copy of the approved Conditions of Approval shall be included on the cover page of the
construction plans submitted to the Building Division
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14. The applicant shall comply with all applicable federal, state, and local laws. Violations or
convictions of any of those laws in connection with the use may be cause for revocation of
this approval/permit.
15. All off -site and on -site utilities shall be placed underground. Prior to approval of the final
map the applicant shall submit plans to be approved by the Municipal Utilities & Engineering
Director and the Development Services Director, that detail undergrounding of all utilities
for the project.
16. Transformer cabinets and gas meters shall not be located within required setbacks and/or
adjacent to public streets, and shall be screened from public view either by architectural
treatment or with landscaping. Multiple electrical meters and panels shall be fully enclosed
and incorporated into the overall architectural design of the building(s). Backflow preventers
shall be enclosed with landscaping that will provide complete screening upon maturity. The
location and method of enclosure or screening of this equipment shall be shown on the
construction plans and landscape plans prior to building permit issuance. Location of said
equipment shall be coordinated with appropriate utility company (i.e., Southern California
Gas Company or Southern California Edison Company). The applicant shall submit plans
showing details of screening subject to review and approval by the Development Services
Director, prior to issuance of building permits
17. The applicant shall be required to submit a lighting plan to the Development Services
Director for review and approval prior to the issuance of any building permits. The plan must
include details such as beam spreads and/or photometric calculations that do not exceed the
value one-half (0.5) foot candle of illumination at the property lines abutting residential
development, location and type of fixtures, exterior colors, details on the foundation, and
arrangement of exterior lighting.
18. Prior to issuance of building permits, Developer shall demonstrate that light poles will not
conflict with tree locations. Developer shall submit a plan showing both the lighting and
landscape on the same sheet. Fixtures on exterior light poles shall direct lighting downward
(e.g., contain a flat lens and/or have shielding that directs light downward and contains glare).
19. Prior to the issuance of building permits, the applicant shall submit plans detailing that roof
screening is of adequate height to screen any roof -top equipment from public view on all
sides, subject to review and approval by the Development Services Director. Screening of
air conditioning units and other equipment on the buildings shall be incorporated into or
compatible with the architectural design of the buildings. All equipment shall be screened
from public view of adjacent roadways and freeways. Plumbing vents, ducts and other
appurtenances protruding from the roof of structures shall be placed so that they will not be
visible from the front of the property or other major public vantage points. Developer shall
include a note on the construction plumbing drawings of exterior elevations to indicate to
contractors that roof features shall be grouped and located in the described manner. Roof
vents shall be shown on construction drawings and painted to match roof material color.
20. Any gutters, downspouts, pipes, and other drainage appurtenances shall be designed and shall
be placed (e.g., internal to the building or inside the exterior walls) so that they will not be
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[AResolutions\Res 8600-869M641 Approving Land Use Entitlements East Side of Tennesse Street and North of Lugonia Ave.doex-ms
visible from the front of the property (i.e., from public right-of-way) or other major public
vantage points.
21. Utility meters shall be fully screened and incorporated into the overall architectural design
of the building (e.g., interior room, cabinet with wing wall, or equivalent complete
screening). Any enclosures or screening shall be architecturally treated to match the exterior
of the attached structure.
22. Telecommunications and television equipment or satellite dishes shall not be located on the
exterior of any building (including but not limited to balconies, patios, exterior railings,
rooflines, etc.). Dwelling units shall be internally wired for all available utility and
telecommunications services, with service devices, panels, or meters located within a
centralized equipment room. The equipment room(s) in each building shall be fully enclosed
and incorporated into the overall architectural design of the building(s). Any satellite
dishes/receivers shall only be located on the roof and shall be completely screened from
public view on all sides.
23. Prior to issuance of any building or engineering permit for any building or phase of the
project, the Developer shall prepare and submit a Construction Parking Management Plan
for all contractors, workers, and deliveries related to the project site. The Construction
Parking Management Plan shall identify areas of the project site, surrounding private
properties (with property owner's authorization), and surrounding public streets that
construction personnel may utilize. Deliveries of construction materials, equipment, trailers,
vehicles, etc., shall be performed on the project site to the extent practicable, and avoid the
use of public streets and rights -of -way if possible. The Developer and/or on -site primary
general contractor (superintendent) shall have responsibility for monitoring and enforcing
the approved parking management plan. The plan shall be subject to review and approval by
the City Planner or designee, and may be modified by the City after approval to mitigate any
unanticipated impacts or public nuisance conditions.
24. Prior to any use of any public street or right-of-way for construction -related activities, the
Developer shall submit and receive approval for a Traffic Control Plan. Developer shall be
responsible for repairing, replacing, or financially compensating any damages to public
rights -of -way (including but not limited to paving, sidewalks, driveways, curbs and gutters,
storm drain facilities, parkway landscape, street trees, public utilities, etc.) to the satisfaction
of the Director(s) of the Municipal Utilities & Engineering Department and/or the Facilities
& Community Services Department, or their designee(s), as applicable.
25. Prior to issuance of a Certificate of Occupancy for a building or phase, Developer shall
remove all construction materials and vehicles from the subject property or portion thereof
being completed.
26. Developer shall arrange for materials collection during construction, demolition, and
occupancy with the City's Solid Waste Division, or Developer shall arrange for self -hauling
to an authorized facility.
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27. Prior to placing or constructing any signs on the project property, Developer shall obtain a
sign permit from the City. Sign locations and illumination are subject to review and approval
by the Planning Division under separate permit.
28. Bicycle Facilities: The Developer shall install bicycle racks or secured lockers at a rate of
one per thirty (30) parking spaces with a minimum of a three (3) space bicycle rack in
accordance with RMC Section 18.224.020(A). Plans submitted to Plan Check shall include
information and specifications to verify this requirement has been met.
29. The applicant shall not make any modifications or changes during construction that are in
conflict or contrary to the proj ect's approved site design, or building elevations without first
consulting with the Development Services Director or designee.
30. Any graded slopes greater in height than three feet (3') shall be provided with irrigation
systems and planted with groundcover, shrubs, and trees as approved by the Development
Services Department.
31. Project that glazing or reflective surfaces (specular reflectance) shall be limited to a
maximum reflectance of 25%.
32. Landscape and Irrigation Plans shall be approved prior to the issuance of building permits.
Landscape and Irrigation shall be submitted for plan check to the Development Services
Department, Building & Safety Division, for distribution to other departments and for review
and approval by the Development Services Director. Plans shall be in compliance with the
Water Efficient Landscape Ordinance No. 2724 (Also known as Chapter 15.54 of the RMC).
33. All construction activities shall be limited to the hours between 7:00 a.m. to 6:00 p.m., and
no construction activities permitted on Sundays and Federal Holidays.
34. The project site shall be kept in a weed and dust free condition throughout all phases of
development.
35. Two loading spaces shall be provided and clearly indicated on the building plans as required
by Section 18.164.330 prior to building permit issuance.
36. The applicant shall provide shared access and parking agreements or easements prior to
issuance of a building permit.
37. A Minor Exception Permit shall be required for all wall, fences or combinations thereof
exceeding 6 feet tall.
38. All (178) garage parking spaces shall be electric vehicle charging ready (EV Ready).
39. BI0-1: Pre -construction Survey for Nesting Birds. To the extent feasible, construction
activities should be scheduled to avoid the nesting season. If construction activities are
scheduled to take place outside the nesting season, all impacts to nesting birds protected
under the MBTA and California Fish and Game Code would be avoided. The nesting season
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for most birds in San Bernardino County extends from February 1 through September 1.
If it is not possible to schedule construction activities between September 1 and January 31,
then pre -construction surveys for nesting birds will be conducted by a qualified biologist to
ensure that no nests would be disturbed during project implementation. These surveys will
be conducted no more than 5 days prior to the initiation of any site disturbance activities and
equipment mobilization, vegetation removal, fence installation, grading, etc. If project
activities are delayed by more than 5 days, an additional nesting bird survey will be
performed. During this survey, the biologist will inspect all vegetation and other potential
nesting habitats (e.g., shrubs) in and immediately adjacent to the impact area for nests. Active
nesting is present if a bird is building a nest, sitting in a nest, a nest has eggs or chicks in it,
or adults are observed carrying food to the nest. The results of the surveys will be
documented.
If an active nest is found sufficiently close to work areas to be disturbed by these activities,
the qualified biologist will determine the extent of a construction -free buffer zone to be
established around the nest (typically up to 300 feet for raptors and up to 100 feet for other
species), to ensure that no nests of species protected by the MBTA and California Fish and
Game Code will be disturbed during project implementation. Within the buffer zone, no site
disturbance and mobilization of heavy equipment, including but not limited to equipment
staging, fence installation, clearing, grubbing, vegetation removal, demolition, and grading
will be permitted until the chicks have fledged.
A qualified biologist is an individual who has a degree in biological sciences or related
resource management with a minimum of two seasonal years post -degree experience
conducting surveys for nesting birds. During or following academic training, the qualified
biologist will have achieved a high level of professional experience and knowledge in
biological sciences and special -status species identification, ecology, and habitat
requirements.
40. BIO-2: Pre -construction Survey for Burrowing Owl. No more than 14 days prior to
ground disturbance a focused survey for burrowing owl will be required to ensure take
avoidance. Even though burrowing owls were not located as part of the general biological
survey, a pre -construction survey for burrowing owl is required because burrowing owls may
encroach or migrate to the property at any time, and therefore steps should be taken to ensure
avoidance, including reevaluating the locations/presence of burrowing owl or burrows. Pre -
construction surveys shall be conducted in accordance with the survey requirements outlined
in Appendix D of the CDFW's Staff Report on Burrowing Owl, dated March 7, 2012. If
burrowing owl are found on the project site during pre -construction surveys, the biologist
conducting surveys shall immediately contact the CDFW to develop a plan for avoidance
and/or translocation prior to construction crews initiating any ground disturbance on the
project site.
41. CUL-1: If subsurface deposits believed to be cultural or human in origin are discovered
during construction, all work must halt within a 100-foot radius of the discovery. A qualified
professional archaeologist, meeting the Secretary of the Interior's Professional Qualification
Standards for prehistoric and historic archaeology, shall be retained to evaluate the
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significance of the find, and shall have the authority to modify the no -work radius as
appropriate, using professional judgment. The following notifications shall apply, depending
on the nature of the find:
• If the professional archaeologist determines that the find does not represent a cultural
resource, work may resume immediately and no agency notifications are required.
If the professional archaeologist determines that the find does represent a cultural
resource from any time period or cultural affiliation, the archaeologist shall
immediately notify the lead agencies. The agencies shall consult on a finding of
eligibility and implement appropriate treatment measures, if the find is determined to
be a Historical Resource under CEQA, as defined in Section 15064.5(a) of the CEQA
Guidelines or a historic property under Section 106 NHPA, if applicable. Work may
not resume within the no -work radius until the lead agencies, through consultation as
appropriate, determine that the site either: 1) is not a Historical Resource under
CEQA or a Historic Property under Section 106; or 2) that the treatment measures
have been completed to their satisfaction.
If the find includes human remains, or remains that are potentially human, they shall ensure
reasonable protection measures are taken to protect the discovery from disturbance (AB
2641). The archaeologist shall notify the San Bernardino County Coroner (per § 7050.5 of
the Health and Safety Code). The provisions of § 7050.5 of the California Health and Safety
Code, § 5097.98 of the California PRC, and AB 2641 will be implemented. If the coroner
determines the remains are Native American and not the result of a crime scene, the coroner
will notify the NAHC, which then will designate a Native American Most Likely Descendant
(MLD) for the Project (§ 5097.98 of the PRC). The designated MLD will have 48 hours from
the time access to the property is granted to make recommendations concerning treatment of
the remains. If the landowner does not agree with the recommendations of the MLD, the
NAHC can mediate (§ 5097.94 of the PRC). If no agreement is reached, the landowner must
rebury the remains where they will not be further disturbed (§ 5097.98 of the PRC). This will
also include either recording the site with the NAHC or the appropriate Information Center;
using an open space or conservation zoning designation or easement; or recording a
reinternment document with the county in which the property is located (AB 2641). Work
may not resume within the no -work radius until the lead agencies, through consultation as
appropriate, determine that the treatment measures have been completed to their satisfaction.
42. GEO-1 Inadvertent Discovery of Paleontological Resources. If paleontological materials
are uncovered during grading or other earth moving activities, the contractor shall be
required to halt work in the immediate area of the find, and to retain a professional
paleontologist to examine the materials to determine whether it is a significant
paleontological resource. If this detennination is positive, the resource shall be left in place,
if determined feasible by the project paleontologist. Otherwise, the paleontologist shall fully
recover the scientifically consequential information. Work may continue outside of the area
of the find; however, no further work shall occur in the immediate location of the find until
all information recovery has been completed and a report concerning it filed with the
Development Services Director. The applicant shall bear the cost of implementing this
mitigation.
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43. N0I-1 Reduce Potential Building 3 HVAC Noise Levels. To reduce potential noise levels
from Building 3 heating, ventilation, and air conditioning (HVAC) equipment:
1. The installation of HVAC units or systems that generate a noise level greater than 75
dBA (at 3 feet) for units located within 90 lateral feet of the project's eastern property
line shall be prohibited; or
2. Parapet walls for any building with an HVAC unit or system within 90 feet of the
project's eastern property line shall be at least 1 foot taller than the top of the tallest
installed HVAC unit.
44. TCR-1 Native American Treatment Agreement. Prior to the issuance of grading permits,
the Applicant shall enter into a Tribal Monitoring Agreement with the Consulting Tribe(s)
for the Project. The Tribal Monitor shall be on -site during all ground -disturbing activities
(including, but not limited to, clearing, grubbing, tree and bush removal, grading, trenching,
fence post placement and removal, construction excavation, excavation for all utility and
irrigation lines, and landscaping phases of any kind). The Tribal Monitor shall have the
authority to temporarily divert, redirect, or halt the ground -disturbing activities to allow
identification, evaluation, and potential recovery of cultural resources.
45. TCR-2 Retention of Archaeologist. Prior to any ground -disturbing activities (including,
but not limited to, clearing, grubbing, tree and bush removal, grading, trenching, fence post
replacement and removal, construction excavation, excavation for all utility and irrigation
lines, and landscaping phases of any kind), and prior to the issuance of grading permits, the
Applicant shall retain a qualified archaeologist who meets the U.S. Secretary of the Interior
Standards (SOI). The archaeologist shall be present during all ground -disturbing activities to
identify any known or suspected archaeological and/or cultural resources. The archaeologist
shall conduct a Cultural Resource Sensitivity Training, in conjunction with the Tribe[s]
Tribal Historic Preservation Officer (THPO), and/or designated Tribal Representative. The
training session shall focus on the archaeological and tribal cultural resources that may be
encountered during ground -disturbing activities as well as the procedures to be followed in
such an event.
46. TCR-3 Cultural Resource Management Plan. Prior to any ground -disturbing activities the
Project archaeologist shall develop a Cultural Resource Management Plan (CRMP) and/or
Archaeological Monitoring and Treatment Plan (AMTP) to address the details, timing, and
responsibilities of all archaeological and cultural resource activities that occur on the Project
site. This Plan shall be written in consultation with the Consulting Tribe(s) and shall include
the following: approved Mitigation Measures (MM)/Conditions of Approval (COA), contact
information for all pertinent parties, parties' responsibilities, procedures for each MM or
COA, and an overview of the Project schedule.
47. TCR-4 Pre -Grade Meeting. The retained qualified archeologist and Consulting Tribe(s)
representative shall attend the pre -grade meeting with the grading contractors to explain and
coordinate the requirements of the monitoring plan.
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48. TCR-5 On -Site Monitoring. During all ground -disturbing activities the qualified
archaeologist and the Native American monitor shall be on -site full-time. The frequency of
inspections shall depend on the rate of excavation, the materials excavated, and any
discoveries of Tribal Cultural Resources as defined in California Public Resources Code
Section 21074. Archaeological and Native American monitoring will be discontinued when
the depth of grading and the soil conditions no longer retain the potential to contain cultural
deposits. The qualified archaeologist, in consultation with the Native American monitor,
shall be responsible for determining the duration and frequency of monitoring.
49. TCR-6 Inadvertent Discovery of Cultural Resources. In the event that previously
unidentified cultural resources are unearthed during construction, the qualified
archaeologist and the Native American monitor shall have the authority to temporarily
divert and/or temporarily halt ground disturbance operations in the area of discovery to
allow for the evaluation of potentially significant cultural resources. Isolates and clearly
non -significant deposits shall be minimally documented in the field and collected so the
monitored grading can proceed. If a potentially significant cultural resource(s) is
discovered, work shall stop within a 60-foot perimeter of the discovery and an
Environmentally Sensitive Area (ESA) physical demarcation/barrier constructed. All work
shall be diverted away from the vicinity of the find, so that the find can be evaluated by the
qualified archaeologist and Tribal Monitor[s]. The archaeologist shall notify the Lead
Agency and Consulting Tribe(s) of said discovery. The qualified archaeologist, in
consultation with the Lead Agency, the Consulting Tribe(s), and the Native American
monitor, shall determine the significance of the discovered resource. A recommendation for
the treatment and disposition of the Tribal Cultural Resource shall be made by the qualified
archaeologist in consultation with the Tribe[s] and the Native American monitor[s] and be
submitted to the Lead Agency for review and approval. Below are the possible treatments
and dispositions of significant cultural resources in order of CEQA preference:
• Full avoidance.
• If avoidance is not feasible, Preservation in place.
• If Preservation in place is not feasible, all items shall be reburied in an area away
from any future impacts and reside in a permanent conservation easement or Deed
Restriction.
• If all other options are proven to be infeasible, data recovery through excavation and
then curation in a Curation Facility that meets the Federal Curation Standards (CFR
79.1)
50. TCR-7 Inadvertent Discovery of Human Remains. The Consulting Tribe(s) requests the
following specific conditions to be imposed in order to protect Native American human
remains and/or cremations. No photographs are to be taken except by the coroner, with
written approval by the Consulting Tribe(s).
A. Should human remains and/or cremations be encountered on the surface or during
any and all ground -disturbing activities (i.e., clearing, grubbing, tree and bush
removal, grading, trenching, fence post placement and removal, construction
excavation, excavation for all water supply, electrical, and irrigation lines, and
landscaping phases of any kind), work in the immediate vicinity of the discovery
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shall immediately stop within a 100-foot perimeter of the discovery. The area shall
be protected; project personnel/observers will be restricted. The County Coroner is
to be contacted within 24 hours of discovery. The County Coroner has 48 hours to
make his/her determination pursuant to State and Safety Code §7050.5. and Public
Resources Code (PRC) § 5097.98.
B. In the event that the human remains and/or cremations are identified as Native
American, the Coroner shall notify the Native American Heritage Commission
within 24 hours of determination pursuant to subdivision (c) of HSC §7050.5.
C. The Native American Heritage Commission shall immediately notify the person or
persons it believes to be the Most Likely Descendant (MLD). The MLD has 48 hours,
upon being granted access to the Project site, to inspect the site of discovery and make
his/her recommendation for final treatment and disposition, with appropriate dignity,
of the remains and all associated grave goods pursuant to PRC §5097.98.
D. If the Morongo Band of Mission Indians has been named the Most Likely Descendant
(MLD), the Tribe may wish to rebury the human remains and/or cremation and sacred
items in their place of discovery with no further disturbance where they will reside
in perpetuity. The place(s) of reburial shall not be disclosed by any party and is
exempt from the California Public Records Act (California Government Code §
6254[r]). Reburial location of human remains and/or cremations shall be determined
by the Tribe's Most Likely Descendant (MLD), the landowner, and the City Planning
Department.
44. TCR-8Final Report. The final report[s] created as a part of the Project (AMTP, isolate
records, site records, survey reports, testing reports, etc.) shall be submitted to the City and
Consulting Tribe(s) for review and comment. After approval of all parties, the final reports
shall be submitted to the Eastern Information Center, and the Consulting Tribe(s).
Subdivision Conditions (Tentative Parcel Map No. 20688):
51. Tentative Parcel Map No. 20688 authorizes the subdivision of a 13.48-acre (12.76-acre net)
site into four parcels 1.37 net acres, 1.49 net acres, 5.02 net acres, and 4.88 net acres, for
development purposes located on the east side of Tennessee Street, approximately 600 feet
north of Lugonia Avenue (APN: 0167-171-15-0000)
52. This Tentative Parcel Map shall expire two (2) years or 24 months from the date of project
approval, unless the Final Map has been recorded or a time extension is granted in accordance
with the Redlands Municipal Code pursuant to RMC Sections 17.07.110 and 17.07.120
(Subdivision Regulations).
53. Any application(s) for an extension of time of the above expiration date shall be filed with
the Planning Division not less than 90 days prior to the expiration date and shall comply with
Title 17 (Subdivision Regulations) of the Redlands Municipal Code. Upon application by
the subdivider prior to the expiration of the approved or conditionally approved map, the
tentative map shall be automatically extended in accordance with the Subdivision Map Act.
54. The applicant shall record the subdivision by a Final Parcel Map. The Final Parcel Map(s)
shall comply with the Subdivision Map Act and the Redlands Municipal Code (RMC).
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55. Any conditions of approval determined by the City to not be completed prior to Final Map
approval shall be included within the Subdivision Improvement Agreement entered into by
the developer with the City.
56. The Final Parcel Map(s) shall be in substantial conformance with the Tentative Parcel Map
and plans submitted by the applicant and placed on file in the office of the Planning Division.
Building Division
57. When the Entitlement Review is approved submit complete construction drawings
including structural calculations, energy calculations and a soils report to Building and
Safety for plan review in accordance with the current edition of the California Building and
Fire Codes including all local ordinances and standards which are effective at the time of
Plan Check Submittal.
58. Disabled access for the site and building must be in accordance with the State of California
and ADA regulations.
59. Accessible EVC parking spaces for future and required EVCS as per the California Green
Code is required.
Facilities and Community Services Department
60. The City maintains a list of acceptable street trees by species, by street name, and by tree
district, pursuant to RMC 12.52.050. Street trees for public streets adjacent to the project must
be selected from this approved list.
61. Prior to issuance of any buildings permits for any building, the Developer shall prepare and
submit a Trash Management Plan development. The plan shall provide estimates of trash
generation, estimates for the numbers and sizes of containers and facilities, schedule for City
services, pertinent instructions for on -site maintenance staff (e.g., bins and containers shall
not be placed on public streets and left unattended outdoors for more than two hours before
or after trash service pick-up, bins and containers shall not be placed or staged in a manner
that obstructs any vehicle travel lanes, etc.), and other necessary information as required by
the City. The plan shall be subject to review and approval by the Facilities & Community
Services Department and the Development Services Department, and may be modified by the
City after approval to mitigate any unanticipated impacts or public nuisance conditions.
a. Each building and building pad shall be designed to accommodate all necessary
refuse storage rooms, bins and containers, hallways, access paths, and other structural
elements to be completely screened or enclosed. Refuse and recycling storage rooms
and all bins or containers shall be completely screened from view from any streets
(when not placed outdoors for scheduled pick-up and hauling).
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Fire Department
62. Fire Department Access & Water Supply (Fire Master Plan):
a. Fire Department Access & Water Supply plan is required to be formally submitted to
Redlands Fire Department as a separate permit application prior to grading &
building permits.
Review Note: Preliminary Site Fire Master included in project packet accounts for major aspects
of the Fire Department Access & Water Supply plan. Details and specifics to be reviewed in the
separate permit identified above.
63. Project to coordinate City Staff and adjacent parcel owners to provide emergency personnel
access gate(s) along the site's perimeter walls/fences.
a. Due to the considerable distance from public streets this condition of approval is
requests additional emergency pedestrian access for fire, emergency medical, and law
enforcement personnel, mutually benefitting all parcels.
b. Gates are to be secured 24/7 with I{nox Box emergency access key box provided on
both sides of the gate.
c. Gate locations are to be selected to provide emergency personnel access without
decreasing site parking, landscaping, or similar site designs.
64. Fuels Management and Weed Abatement: From the present time until project construction
phase, property owner is responsible to maintain compliance with Redlands Municipal Code
Chapter 8.40 regarding Weed Abatement and Fuels Management.
a. Weeds and annual grasses shall be maintained at a 4 inches of growth or less.
b. Tumbleweeds and similar uncultivated vegetation shall be removed.
Other City Departments/Divisions:
65. Conditions of Approval from the following City Departments/Divisions are applicable to the
project, and are hereby incorporated by reference:
a. Land Use Engineering Division (Exhibit B)
Brian Desamik
Development Services Director
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EXHIBIT B
LAND USE ENGINEERING DIVISION
CONDITIONS OF APPROVAL
[ Attached ]
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1:\Resolutions\Res 8600-8699\8641 Approving Land Use Entitlements East Side of Tennesse Street and Notth of Lngonia Ave.doex-ms
REDLANDS DEVELOPMENT SERVICES DEPARTMENT
LAND USE ENGINEERING
DEVELOPMENT REQUIREMENTS
TENTATIVE PARCEL MAP NO.20688, COMMISSION REVIEW AND APPROVAL NO,
956, AND CONDITIONAL USE PERMIT NO.1173
Date of P.C. Meeting: September 10, 2024
Applicant: Diversified Pacific Development Group, LLC
Location: East Side of Tennessee Street Approximately 550 Feet North of
Lugonia Avenue
Project Description: Construct a Mixed -Use Project with 460 Apartments and
Approximately 18,000 square Feet of Commercial Space
The applicant shall comply with the following engineering requirements to allow for the orderly
development of the surrounding area and for public health and safety.
All requirements for development shall be consistent with requirements set forth in the General
Plan; applicable sections of Redlands Municipal Code; latest edition of "Redlands Standard
Specifications and Detail Drawings for Design and Construction of Public Improvements"; latest
edition of American Public Works Association "Standard Plans for Public Works" and "Standard
Specifications for Public Works Construction — Greenbook"; latest edition of "Redlands Water
Systems Standard Specifications'; latest edition of "Redlands Sanitary Sewer Systems Standard
Specifications"; and current Redlands policies and guidelines relative to development projects,
A. The following items are required prior to issuance of the GRADING PERMIT.
1. Pay plan check fee as established per resolution. The amount will be determined at
plan check submittal.
2. Plans required to be submitted include:
a. Precise Grading Plan. Grading plans shall be coordinated with the existing
and proposed off -site improvements, (RMC 15.04)
b. SWPPP/Brosion Control Plan. Erosion/Sediment Control Plan shall be
submitted for review and approval. A copy of the project's Storm Water
Pollution Prevention Plan (SWPPP) shall be submitted for review. SWPPP
Best Management Practices (BMPs) to prevent and control discharges to the
municipal separate storm sewer (drain) system shall be in effect for the entire
duration of project construction to its completion and acceptance by the City.
(RMC 13.54)
C. Water Quality Management Plan, Submit final Water Quality Management
Plan (WQMP) for review and approval. WQM13 shall consist of post
construction Best Management Practices (BMPs) prepared in accordance
with the requirements and guidelines of the San Bernardino County
Stormwater Program. The requirements of the WQMP shall remain in effect
throughout the life of the project. (California State Order No. R8-2010-0036)
TPM 20688, CRA 956, & CUP 1173
September 10, 2024
Page 2
All plans used as reference for design shall be listed on title sheet of all plans with
reference munbers. All plans shall be submitted on 24" x 36" size sheets, Six (6)
copies of each are required, After final review, grading and SWPPP plans shall be
submitted on 24" x 36" size, min. 4 mil, mylar sheets for City's approval.
3. Submission of plan sets shall be complete and include all required engineering
designs and drawings listed in No. 2 above. All plans submitted shall be
substantially complete, and no plan check queue place -holder plans will be accepted,
An incomplete plan submittal will not be accepted for plan check.
4, All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Hydrology Report and Hydrologic Calculations; (RMC 17.11.020)
b. Geotechnical Report; (RMC 17.07.040)
C. Easement Documents. (RMC 17.11.090)
5. The post -construction stormwater discharge rate (Q) from a 100 year storm event
shall not be greater than the pre -construction stormwater discharge rate (Q).
6. A final WQMP that is in substantial conformance with the preliminary WQMP and
in full conformance with the WQMP Guidance Document shall be submitted and
approved prior to the approval of precise grading plans.
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. (RMC
12.16.290)
8. For all development requiring coverage under the state of California General Storm
Water Permit, in effect at the time of ponnit issuance, and whom have filed with the
State Board a Notice of Intent (NOI), a copy of the Waste Discharge Identification
Number (WDID) and NOI shall be submitted for review and file. Call (866) 563-
3107. (RMC 13,54)
9. The Final WQMP shall also include a site trash plan detailing the installation,
operation, and maintenance of a Full Capture System (FCS) for loose trash. The
intent of the FCS is to capture loose trash preventing the trash from entering the site
storm drains and basins. BMPs or devices used as FCS devices shall require
acceptance by the City Engineer. Full Capture Systems are defined as treatment
controls (either a single device or a series of devices) capable of trapping all particles
5 mm or greater. In addition, the FCS shall trap trash from the greater of:
a. A flow not less than the peak flow rate, Q, resulting from a. one-year, one -
hour, storm. Precipitation intensity shall be determined using the NOAA
ATLAS 14 Point Precipitation Frequency Estimates web site; or
b. A flow rate equal to the on -site storm water conveyance system including
pipes, channels, and swales.
TPM 20688, CPA 956, & CUP 1173
September 10, 2024
Page 3
B. The following items are required prior to RECORDATION OF TRACT/PARCEL
MAP.
1. Pay plan check fee as established per resolution. The amount will be determined at
plan check submittal,
2. Plans required to be submitted shall include (RMC 17.17.060):
a, Parcel Map;
b. Street improvement;
C. Storm Drain Construction;
d. Pavement Striping and Signage Plans (including reflectorized pavement
markers);
e. Street Tree Installation — Street trees shall be provided as per the approved
Street Tree List;
f. 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;
g. Potable Water Main Installation;
h. Recycled Water Main Installation;
i, Sewer Main Installation; and
j, Approved Onsite Potable and Irrigation Water Line Installation.
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Three (3)
copies of each are required. After final review, plans shall be submitted on 24" x 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 doctunentation shall be submitted with the plans to be chocked.
Submission shall include (RMC 17,11.020 and RMC 17.11.090):
a. Title Reports and backup documents for the property;
b. All record maps and deeds referenced on the Traot/Parcel Map;
C. Easement Documents;
d. Boundary and Lot Closure Calculations; and
e. Record plans, maps and documents.
Finalize and obtain all necessary onsite and offshe 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 and the County
TPM 20688, CRA 956, & CUP 1173
September 10, 2024
Page 4
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 plans and project information. Development Impact Fees shall
include;
• Water Source Acquisition Charge (RMC 13.40);
Remaining Development Impact Fees will be due at time of building
permit issuance or water meter installation (RMC 13,48.030 and
Redlands Ordinance No. 2830).
7. All off site improvements shall be designed by a Civil Engineer licensed in the State
of California. All existing utilities shall be pot -holed to determine the actual depth if
no signed plan is available, Field notes will be submitted at time of submitting the
plan for review and plan checking (RMC 17.17.060).
8. The approximate locations of existing underground utilities shall be shown on the
improvementlsite/grading plans. The utilities shall be plotted from record and field
data. The City of Redlands and the design Engineer assume no liability as to the
exact location of said lines where locations are not shown.
9. Submission of approved onsite potable and irrigations plans is required prior to
connection to recycled water system. All onsite improvements shall be done in
accordance with the Water Resources Control Board, Division of Drinking Water
requirements for recycled water. City shall submit plans to Division of Drinking
Water for approval prior to final approval and installation of irrigation meters,
10. Final City approved mylars for all public improvements shall be on file with the
Development Services Department, Land Use Engineering Division.
11. Requirements for Tennessee Strect (RMC 17,15 and 17.17);
a. Dedicate to provide for an 88-foot street right-of-way width including a
corner cutoff at the property line return to accommodate a 30 foot radius curb
return and pedestrian ramp;
b. Construct standard curb and gutter 32 feet on both sides of proposed street
centerline;
C. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the City
Engineer between the new curb and gutter verified through a geotechnical
report;
d. Construct standard 6-foot wide curb adjacent sidewalk along the entire street
frontage and ramps at all curb returns;
e. Install LED ornamental streetlight(s) with the equivalent illumination of a
150-watt sodium vapor strectlight. Streetlight spacing shall be determined by
the City of Redlands design specifications. Location of the lights will be
determined at time of plan preparation. Coordinate with City staff for
TPM 20688, CRA 956, & CUP 1173
September 10, 2024
Page 5
guidance, Prepare and submit a separate street lighting plan for City
approval;
f. Construct standard pavement transition based on design speed of the street
from north of Pennsylvania Street to the proposed west side curb and gutter,
and from south of the southerly parcel map boundary to the proposed east
side curb;
g. Construct underwalk drain, if necessary;
h. Use traffic index of 9.0;
i. Install a minimum 12-inch diameter potable water main including necessary
valves and appurtenances;
j. Install a minimum 12-inch diameter recycled water main including necessary
valves and appurtenances;
k. Install residential/commercial fire hydrants as required by the Redlands Fire
Department.
1. Install a minimum 15-inch diameter sewer main with manholes and
appurtenances from Pennsylvania Avenue to San Bernardino Avenue.
12. Requirements for Pemrsylvania Avenue (RMC 17.15 and 17,17);
a. Provide for a 32-foot half street right-of-way width both north and south of
the street centerline including acquisition of all necessary property/ies outside
of tract boundary. In the event the applicant lacks sufficient title or interest,
including easement or license, at the time the fmal map is filed with the City,
to construct the required improvements for Pennsylvania Avenue, the
applicant has requested the City accept its voluntary waiver of any rights it
may have pursuant to Government Code Section 66462.5 and agrees that the
City shall have no obligation pursuant to such section to take any action with
respect to the final map, unless and until the City determines in its sole and
absolute, but reasonable, discretion that the applicant has such sufficient title
or interest. Through the imposition of this condition, the City's accepts and
relies upon the applicant's aforementioned request and waiver in approving
this tentative map;
b. Construct standard curb and gutter 20 feet south side of street centerline;
c. Construct asphalt berm a min. 10 feet north side of street centerline;
d. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the City
Engineer between the new curb and gutter, asphalt berm verified through a
geotechnical report;
e. Construct standard property line adjacent sidewalk along the entire southerly
street frontage and ramps at all curb returns;
f Install LED ornamental streetlight(s) with the equivalent illumination of a
100-watt sodium vapor streetlight. Streetlight spacing shall be determined by
the City of Redlands design specifications.. Location of the lights will be
determined at time of plan preparation. Coordinate with City staff for
guidance. Prepare and submit a separate street lighting plan for City
approval;
TPM 20688, CRA 956, & CUP 1173
September 10, 2024
Page 6
g. Provide street trees spaced every 40 feet avoiding sewer and water laterals.
Prepare and submit a separate street tree plan for City approval.
h. Constrict temporary public turn -around at the easterly street terminus in the
event Pennsylvania Avenue is not constructed with a connection to Karon
Street prior to project opening;
i. 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 8-inch diameter recycled water main including necessary
valves and appurtenances;
m. Install residential/commercial fire hydrants as required by the Redlands Fire
Department. Provide fire flow calculations;
n. Install a minimum 12-inch diameter sewer main with manholes and
appurtenances from the manhole east of Tennessee Street to Tennessee
Street. The transition location for changing diameters from t2-inch to 8-inch
east of the manhole east of Tennessee Street will be dependent on the points
of connection from the various projects;
13. Provide adequate drainage facilities, including but not limited to, installation of an
adequately sized reinforced concrete storm drain along Pennsylvania Avenue to the
Caltrans I-210 channel 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 (RMC 17.17).
14. Install reduced pressure principle backllow devices as required by City Engineer.
(RMC 13,20)
15. Install onsite fire line with double detector check valve backflow devices at service
connection satisfactory to the City Fire Department. (RMC 13.20)
16. Dedication documents shall be prepared by a licensed land surveyor or registered
civil engineer (registered prior to January 1982) in the State of California and must
be submitted for review and approval before recordation. (California B&P Code
8761 and CCR 4411)
17. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows (RMC 17.17.080):
Performance 100% security (due prior to final map approval)
(Warranty) 10% security (due at time of acceptance of
improvements)
Labor and Materials 50% security (due prior to final map approval)
Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter (savings account) in
TPM 20688, CRA 956, & CUP 1173
September 10, 2024
Page 7
City's name subj ect to approval of the City Attorney and Finance Director.
18. Survey and Monumentation cash bond must be posted.
19. The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
20. Execute Subdivision Improvement Agreement (RMC 17,17.070).
C. The following items are required prior to issuance of the BUILDING PERMIT
Pay plan check fee as established per resolution. The amount is to be determined at
plan check submittal.
2. Provide pad certification and compaction report to the Building and Safety
Department.
Pay the required development impact fees per ordinance in effect at time of issuing
the building permit. The exact amount will be determined based upon the review of
the final building plan or project information. Development Impact Fees shall
include:
• Transportation Facilities; (RMC 3.54)
• Fire Facilities; (RMC 3.60)
• General Government Facilities; (RMC 3.60)
• Library Facilities; (RMC 3.60)
• Open Space/Park; (RMC 3.32)
• Police Facilities; (RMC 3.60)
• Storm Drain Facilities; (RMC 3.56)
Water Capital Improvement Charge; (RMC 3.48)
• Recycled Water Capital Improvement Charge; (RMC 3,53)
• Water Source Acquisition Charge *; (RMC 13.40)
• Sewer Capital Improvement Charge; (RMC 3.44) and
• Solid Waste Capital Improvement Charge. (RMC 3.70)
* These charges are required for building permit issuance if Final or
Parcel Map was not required for the project or charges were not paid
with the Final or Parcel Map approval.
4. Although this project will have an on -going inspection throughout construction, a
final inspection for all off -site improvements must be scheduled by developer to
certify that these improvements comply with City specifications. (AMC 12.16.090)
5. Comply with City of Redlands Landscape Ordinance No. 2724 and submit a
landscape/irrigation plan prepared by a licensed landscape architect for review and
approval. The irrigation system shall be designed and constructed to make use of
future non -potable and/or recycled water systems.
TPM 20688, CRA 956, & CUP 1173
September 10, 2024
Page 8
6. Comply with the Solid Waste Recycling Access Act of 1991 (AS 1327) and install
double solid waste bin enclosure(s). Submit a plan prepared by a licensed engineer
showing bin enclosure(s) location on the site plan with solid waste truck turning
and/or turnaround track template superimposed.
7. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
8. Parcel map shall be recorded and proof of recordation provided.
D. The following items are required prior to approval of APPLICATION FOR WATER
SERVICE CONNECTION and prior to WATER METER INSTALLATION.
Separate water service laterals will be provided for both domestic and commercial use as
approved by the City engineer.
Pay the Water Capital Improvement Charge; (RMC 3.48.030)
2. Pay the Water Source Acquisition Charge *; (RMC 13,40)
3. Pay the Recycled Water Capital Improvement Charge; (RMC 3.53.050) and
4. Pay the Water Meter Charge, (Redlands Ordinance No. 2830)
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
1. Cash cleanup deposit shall be submitted ($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,13 or C.) (RMC 12.16.290)
2. Section 4216/4217 of the Government Code requires a Dig Alert Identification
Number be issued before a "Permit to Excavate" will be valid. For your Dig Alert
Identification Number, call Underground Service Alert toll free, 1-800-227-2600,
two (2) working days prior to conducting any excavation. (RMC 12.20.120)
3. Encroachment Permit application and two (2) sets of City approved plans must be
submitted for all off -site improvements. Encroachment Permit fees shall be paid
prior to issuance of Encroachment Permit. (RMC 12. t 6.010)
4. A California OSHA Permit Number for all work that is 5 feet deep or deeper shall be
provided. Call (909)383-4321. (RMC 12,16.040)
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.
TPM 20688, CRA 956, & CUP 1173
September 10, 2024
Page 9
6. A traffic control plan shall be prepared in accordance with the latest revision of CA
MUTCD or W.A.T.C.H. manual, submitted and accepted by the City Engineer prior
to issuance of an encroachment permit. The plan shall show all required
construction signage, warning devices, road closures, detours, delineation, phasing
schedules and anticipated durations of closures and detours for any work within the
public right-of-way. The plans shall provide names and 24-hour phone numbers of
individuals who can be contacted regarding traffic control measures.
7. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows:
Performance 100% security (due prior to final map approval)
(Warranty) 10% security (due at time of acceptance of
improvements)
Labor and Materials 50% security (due prior to final map approval)
Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter (savings account) in
City's name subject to approval of the City Attorney and Finance Director.
8. Execute Subdivision Improvement Agreement. (RMC 17.17.070).
9. The 10% warranty security will be retained for one year alter acceptance of public
improvements by the City for warranty of off -site work.
F. The following items are required prior to issuance of CERTIFICATE Or
OCCUPANCY.
All requirements as described in Sections A, B, C, D and E of these conditions of
approval shall be met.
2. All work shall be completed to the satisfaction of the City Engineer. All as -built
plans shall be delivered to the Development Services Department, Land Use
Engineering Division for review and approval.
3. The Engineer of Record shall file a Final Grading Certification for all grading and
improvements relating to the project development.
4. Owner's Licensed Land Surveyor shall reset survey points, monuments, record
corners, and centerline ties that were destroyed during construction and shall file
Corner Records for those points prior to completion of the project with San
Bernardino County Surveyor. Copies of information shall be furnished to the
Development Services Department, Land Use Engineering Division. [California
B&P Code 8762, 8767, 8768, 8771, and 8773(b)]
One mylar copy of recorded parcel map shall be furnished to the Development
Services Department, Land Use Engineering Division.
TPM 20688, CRA 956, & CUP 1173
September 10, 2024
Page 10
6. 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.)
7. 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.
8. Resurface existing roadway as directed by the City Engineer due to utility
installations and constriction damage.
9. Existing striping shall be removed and replaced as necessary. New striping and
pavement markings shall be installed as required by the City Engineer.
10. Contractors will be required to pave new streets in two (2) phases with last phase
being delayed until 95 percent of construction has been completed, or on approval of
the City Engineer.
11. Owner/Developer shall provide recycling receipts as required by the recycling plan.
G. The following items are required prior to release of
SECURITIES/WARRANTIESIDEPOSITS.
1. Prior to the release of the securities for the project, all improvements shall be
reviewed and accepted by the City Engineer.
2. A recorded mylar copy of the Parcel map shall be submitted, if a part of a lot -sale
subdivision and not included in Item E.
3. Tie sheets shall be submitted for all monuments found and/or set in the public right-
of-way.
4. The release of securities/warranties/deposits must be requested in writing to the City
Engineer. Allow 30-45 days for processing.
DONALD YOUN - , P.E., P.M.P.
One Stop Permit C nter Manager
At,
Initial
FILE; PM 20688. CPA 956. a CUP 1173