HomeMy WebLinkAbout8731RESOLUTION NO. 8731
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING COMMISSION REVIEW & APPROVAL NO.972, CONDITIONAL
USE PERMIT NO. 1201, AND TENTATIVE TRACT MAP NO. 20792 FOR A
RESIDENTIAL CONDOMINIUM PROJECT LOCATED AT 516 CAJON
STREET (APNs: 0173-043-15-0000 AND 0173-043-16-0000).
WHEREAS, the Applicant has submitted development applications for the construction of a
residential condominium proj ect consisting of eight (8) dwelling units, within four 2-story buildings,
on two vacant parcels located at 516 Cajon Street (APNs: 0173-043-15-0000 & 0173-043-16-0000)
in the Administrative & Professional Office (A-P) District (the "Project" or "Project Entitlements");
and
WHEREAS, the proposed condominium development is a conditionally permitted use in the
Administrative & Professional Office (A-P) zoning district (subject to approval of a Conditional Use
Permit) wherein the project site is located; and
WHEREAS, on October 14, 2025, the Planning Commission held a public hearing and
considered the staff report, oral report, the testimony and evidence submitted by staff and by
members of the public; and
WHEREAS, on October 14, 2025, the Planning Commission recommended approval to the
City Council; and
WHEREAS on or about November 3, 2025, notice of the City Council's public hearing for the
Proj ect and the related Project Entitlements was sent by U.S. Mail to property owners within a 300-
foot radius of the project site; and
WHEREAS on or about November 7, 2025, notice ofthe City Council's public hearing for the
Project and the related Project Entitlements was published in anewspaper of general circulation; and
WHEREAS, following the public hearing on November 18, 2025, 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. CALIFORNIA ENVIRONMENTAL QUALITY ACT. The proposed project
is exempt from environmental review in accordance with the California Environmental Quality Act,
Section 15332 (In -Fill Development Projects) of the CEQA Guidelines. There is no information or
evidence that the proposed project may result in any potentially significant environmental effects,
and the proposal satisfies all applicable criteria for exemption in accordance with CEQA Guidelines
Section 15332.
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SECTION 2. ADOPTION OF SOCIO-ECONOMIC COST/BENEFIT STUDY. The Socio-
Economic Cost/Benefit Study found that the estimated net new revenues to be generated for the City
can be expected to total $11,445 annually (for a positive cost/benefit ratio of 1.94) after development
of the Project. The Socio-Economic Cost/Benefit Study found that the proposed Project would not
create any significant immitigable physical blight or overburden public services in the community,
and therefore, is hereby adopted.
SECTION 3. GENERAL PLAN CONSISTENCY. The proposed Project is consistent with
the existing General Plan land use designation as `Office' and applicable policies.
SECTION 4. APPROVAL OF COMMISSION REVIEW & APPROVAL NO. 972.
Commission Review & Approval No. 972 is hereby approved based upon the following findings,
and subject to the Conditions of Approval attached hereto as Exhibit "A," Exhibit `B," and Exhibit
«C .11
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 subject property is adequate in size and shape to accommodate the proposed use,
including setbacks, landscaping, private and common open space, driveways, on -site
parking, lighting, utilities, and other required improvements necessary to serve the
proposed use and structures. The proposed project complies with the applicable
development standards for the Multiple Family Residential (R-3) District, which is
applied for residential projects within the Administrative & Professional Office (A-P)
District. The proposed project will be compatible with the adjacent commercial and
residential uses that surround 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
proposed use.
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
structure. The existing roadways are designed to carry the type and quantity of residential
traffic to be generated by the proposed use, including existing traffic from the existing
commercial offices along East Olive Avenue. The subject property will be accessed from
an existing alleyway on the west side of the property, which is accessed by both West
Home Place and West Cypress Avenue. Additionally, the new driveway will have
improvements constructed as part of the conditions of approval. The existing alleyway
can accommodate the expected type and quantity of motor vehicle traffic to and from the
proposed project.
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.
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The conditions of approval for the project will protect public health, safety, and the
general welfare. Conditions of Approval are provided by the Planning Division, Building
& Safety Division, and Land Use Engineering Division. The project has been designed to
comply with the applicable provisions of the Redlands Municipal Code as well as the
applicable California Building Code, California Fire Code, and any other applicable
regulations.
SECTION 5. APPROVAL OF CONDITIONAL USE PERMIT NO. 1201. Conditional Use
Permit No. 1201 is hereby approved based upon the following findings, and subject to the
Conditions of Approval attached hereto as Exhibit "A," Exhibit "B," and Exhibit "C."
1. That the proposed development will not adversely affect the applicable land use plans
of the city.
The project site is within the Administrative and Professional Office (A-P) land use
district which permits residential uses, including medium density and condominium
developments. The site will comply with the development standards for the
Administrative and Professional Office (A-P) District, which specify that residential land
uses are permitted and conditionally permitted according to the development standards
listed within Multiple Family Residential (R-3) zone and other applicable development
standards contained in the Redlands Municipal Code. The Conditional Use Permit allows
for conditions to be placed on the project to mitigate any potential impact to surrounding
land uses.
2. That the proposed development will not be detrimental to the public health, safety and
welfare.
The proposed residential development 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. The site and design of the project has
also undergone additional design review for applicable historic design standards.
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 General Plan designation for the project site is Office (0).
The Office land use category also permits residential uses consistent with the underlying
zoning district, which in this case is Multiple Family Residential (R-3). The proposed
development will be in conformance with the applicable development standards of the R-
3, Multiple Family Residential zone and applicable design and development standards.
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4. That the proposed development is appropriate at the proposed location.
The project location for the proposed residential development is within a historical
neighborhood (Historic District No. 3) and along the Cajon Street corridor. This core
neighborhood in Redlands has been fully developed for several decades and includes a
variety of residential uses in the surrounding neighborhoods as well as professional office
uses along Cajon Street.
SECTION 6. APPROVAL OF TENTATIVE TRACT MAP NO.20792. Tentative Tract Map
No. 20792 (for condominium purposes) is hereby approved based upon the following findings, and
subject to the Conditions of Approval attached hereto as Exhibit "A," Exhibit `B," and Exhibit "C."
1. That the proposed map is consistent with the general plan or any applicable specific
plan, or other applicable provisions of this code.
The proposed project site is designated for Office land uses on the General Plan Land
Use Map. The Office land use designation includes residential uses in conformance with
definition of the Office land use designation. The existing zoning designation for all
subject properties is currently Administrative and Professional Office (A-P) and the
General Plan land use designation as "Office (0)," and therefore, the proposed land use
will be consistent with the applicable provisions of this code.
2. That the site is physically suitable for the type of development.
The project site is physically suitable for the type of development, which consists of
multiple residential buildings. The site has a flat and level topography, has been
previously graded and developed for urban development, and is suitable to be developed
in accordance with requirements of the applicable R-3, Multiple Family Residential
Zone. All on -site improvements and off -site improvements proposed as part of the
project's design will meet all applicable City standards.
3. That the site is physically suitable for the density of development.
The proposed Tentative Tract Map will combine a total of two lots and subdivide into
nine new parcels for development purposes and create condominium dwelling units. The
density standards for R-3 zoning allow for a maximum density of one unit for every
1,450 square feet of lot area. With a lot area of 21,760 square feet, up to 15 units are
permitted on this site; however, the applicant is proposing eight condominium units. The
site is large enough to accommodate the proposed perimeter improvements, open space
areas, landscape areas, driveways, walkways, open space and amenities, and other site
design features.
4. That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat.
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There are no environmental effects or impacts that will result from the project, and there
is no inforrnation or evidence of any potentially significant environmental impacts. The
design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife or
their habitat.
5. That the design of the subdivision or type of improvements are not likely to cause
serious public health problems.
The proposed residential subdivision and is not likely to cause any serious public
health problems, as the project is designed with improvements that meet all City and
State building and fire codes, no objectionable emissions or odors will be associated
with the development, and the project will be developed and operated in accordance
with the City's noise ordinance.
6. That 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 project will not conflict with any easements for the public at large for access through
or use of property within the proposed subdivision. Existing alley right-of-way and Cajon
Street right-of-way will not be affected by the proposed project or improvements.
7. Subject to Section 66474.4 of the Subdivision Map Act, that 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 project site and all properties are not subject to a Williamson Act Contract.
SECTION 7, EFFECTIVE DATE. This Resolution shall become effective upon adoption.
ADOPTED, SIGNED, AND APPROVED this 181h day of November, 2025.
ATTEST:
e Donaldson, City Clerk
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Mario Saucedo, Mayor
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1, Jeanne Donaldson, City Clerk, hereby certify that the foregoing resolution was duly adopted by the
City Council at a regular meeting thereof held on the 18' day of November, 2025, by the following
vote:
AYES:
Councilmembers Barich, Davis, Shaw; Mayor Saucedo
NOES:
Councilmember Tejcda
ABSENT:
None
ABSTAIN:
None
S�'-04� &kA&"
Je&e Donaldson,
City Clerk
BE
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EXHIBIT A
CONDITIONS OF APPROVAL
DEVELOPMENT SERVICES DEPARTMENT
Planning Division
This permit/approval for the construction of a residential condominium project consisting of
eight (8) dwelling units, within four 2-story buildings totaling approximately 11,200 square
feet, on two vacant parcels located at 516 Cajon Street (APNs: 0173-043-15-0000 & 0173-
043-16-0000) in the Administrative & Professional Office (A-P) District and the Early
Redlands Historic and Scenic Preservation District (Historic District No. 3).
2. This permit/approval shall automatically expire 24 months after the approval date (will
expire on November 18, 2027) unless Developer has diligently developed the proposed
project, as shown by the issuance for a grading, foundation, engineering, or building
permit(s). An extension of time may be granted in accordance with Sections 18.12.140 and
18.92.090 of the Redlands Municipal Code, and Sections 17.07.110 and 17.07.120
(Subdivision Regulations) of the Redlands Municipal Code.
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
fixture property owners of the subject property.
6. This permit/approval is granted for the project plans dated August 15, 2025 ("the plans") on
file with the Planning Division. The proj ect shall conform to the plans, except as otherwise
specified in these conditions.
7. The issuance of any permits shall comply with all applicable provisions of the Redlands
Municipal Code.
8. 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.
Added by Planning Commission 1011412025:
Outdoor lighting shall be downward facing and shall include shielding to contain glare
within the subject property. Prior to issuance of a building permit(s) for each building or site
improvements, the applicant shall prepare and submit a photometric plan for Plan Check.
9. 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.
10. The applicant shall not make any modifications or changes during construction that are in
conflict or contrary to the project's approved site design, grading plan, landscape plan, or
building elevations without first consulting with the Development Services Director or
designee.
Added by Planning Commission 1011412025:
The developer shall utilize natural materials (such as wood or stone) for all exterior
architectural materials, consistent with the architectural theme (Craftsman), subject to
subsequent review by the Historic & Scenic Preservation Commission. No plastic or
artificial materials may be used to substitute for natural materials on the exterior.
11. A copy of the approved Conditions of Approval shall be included on the cover page of
the construction plans submitted to the Building Division.
12. The applicant shall comply with all applicable federal, state, and local laws. Violations or
convictions of any of those laws in connection with the use may be cause for revocation of
this permit.
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13. Prior to issuance of a building permit, Developer shall submit final exterior building
material(s) and color scheme for review and approval by the City Planner or designee.
Plans submitted by Developer with building permit applications shall show on the building
elevation sheets: all exterior building materials and colors, including product and finish
manufacturer name, color name and number, and surface finish type (such as: stucco with
sand finish, plaster with smooth finish, etc.); trim features and dimensions around doors,
windows, and other openings; exterior lighting, including all fixtures, models and numbers,
and light cut sheets or manufacturer sheets; and rooftop equipment screening.
14. All landscaped areas noted on the site plan shall be permanently maintained with healthy
planting material, and whenever necessary shall be replanted with suitable vegetation.
Shrubs, hedges, groundcovers, screening landscape, etc., shall be required to be maintained
and/or replaced on the subject properties in substantial conformance with the approved
landscape planting plan. A qualified arborist or horticulturist may be consulted.
15. Trees shall be allowed to grow to the full genetic height and habit (trees shall not be topped
or overly trimmed). Trees shall be maintained using standard arboriculture practices. Trees
shall be required to be maintained and/or replaced on the subject properties in substantial
conformance with the approved tree planting plan. A qualified arborist or horticulturist may
be consulted.
16. Plans submitted for plan check shall include an exterior lighting plan, including fixture and
pole designs, for review and approval by the Development Services Director or designee.
Prior to building permit issuance, a lighting and photometric plan shall be submitted
demonstrating that adequate lighting ranges will be provided throughout the development
without creating light spillover, light pollution, or conflicts with surrounding factors such as
tree locations, off -site or adjacent lighting.
17. Any gutters, downspouts, pipes, and other drainage appurtenances shall be designed and
shall be placed (e.g., internal to the building or inside the exterior walls) so that they will
not be visible from the front of the property (i.e., from public right-of-way) or other major
public vantage points.
18. 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.
19. The project site shall be kept in a weed and dust free condition throughout all periods of
construction.
20. 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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21. Before 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.
22. Prior to issuance of building permits, the Developer will need to get the approval of Major
Certificate of Appropriateness No. 706, which is a permit for the approval the architectural
style, design, and site layout ofthe proposal and it's conformity with the Historic Architectural
Design Guidelines established by the city.
Subdivision Conditions
23. This Tentative Subdivision Map shall automatically expire 36 months after the approval
date for the project, unless Developer has diligently developed the proposed project, as
shown by the recordation of a Final Map with the San Bernardino County Recorder's
Office. This Vesting Tentative Subdivision Map is approved for phases, and filing of
multiple Final Maps may extend the expiration in accordance with the applicable provisions
of the Subdivision Map Act.
24. This permiUapproval is granted for the plans dated August 15, 2024 ("the plans") on file with
the Planning Division. The project shall conform to the plans, except as otherwise specified
in these conditions.
25. The Final Tract Map(s) shall comply with the Subdivision Map Act and the Redlands
Municipal Code (RMC).
26. The Final Tract Map(s) shall be in substantial conformance with the Vesting Tentative Tract
Map and plans submitted by the applicant and placed on file in the office of the Planning
Division.
27. Residential condominium construction or future condominium conversions shall comply
with the requirements of Chapter 18.156, Article IV (Condominiums and Condominium
Conversions), of the Redlands Municipal Code. Such requirements include but are not
limited to:
a. Wall and floor -ceiling assemblies shall conform to the sound insulation performance
criteria promulgated in title 25, California Administrative Code, section 1092, or its
successor.
b. The consumption of gas and electricity within each dwelling unit shall be separately
metered so that the unit owner can be separately billed for each utility. A water
shutoff valve shall be provided for each unit.
c. All permanent mechanical equipment, including domestic appliances, which is
determined by the building official to be a source or potential source of vibration or
noise, shall be shock mounted, isolated from the floor and ceiling, or otherwise
installed in a manner approved by the building official to lessen the transmission of
vibration and noise.
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d. The anchorages of the permanent mechanical equipment are to be designed to resist
the lateral seismic forces, as required by the current edition of the uniform building
code. Failure of the city to identify potential sources of vibration on the approval of a
specific vibration system does not prevent the city from subsequently requiring
additional modification to the mechanical equipment to prevent vibration or noise
from being detected in other condominium dwelling units.
e. The proposed condominium project shall comply with all requirements of building,
fire and housing codes, zoning provisions, and other applicable regulations in effect
at the time of the application (or as otherwise specified in the approved Development
Agreement for the project).
28. 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 tentative map, the tentative map shall be automatically extended in accordance
with the Subdivision Map Act.
29. Prior to Final Tract Map clearance, the applicant shall submit one (1) copy of each of the
final Articles of Incorporation, Bylaws of the Homeowners' Association, and Declaration of
Covenants, Conditions, and Restrictions (CC&Rs) to the Planning Division for review and
approval. After recordation of the final CC&Rs, two (2) copies of said recorded CC&Rs
shall be submitted to the Planning Division.
30. The applicant shall include the following within the CC&Rs:
a. The CC&Rs shall identify that all sewer lines connecting each unit to the existing public
sewers are privately owned, maintained, and operated by the Homeowners' Association.
b. The CC&Rs shall designate that it is the responsibility of the Homeowners' Association
to obtain appropriate waste containers to facilitate recycling and to instruct tenants and
owners on how to participate in the City's recycling program.
c. The establishment of reserves for common area maintenance and repairs shall be
provided.
d. Each condominium dwelling unit shall be provided a minimum of one (1) parking space
for units up to 999 square -feet, one and one-half (1.5) parking spaces for units between
1,000 to 1,499 square -feet, and two (2) parking spaces for each unit of 1,500 square -feet
or greater. Each parking space shall be located in a fully enclosed garage or parking
structure. These residential tenant parking spaces shall be permanently and irrevocably
assigned to particular units within the project. In addition, one-half (0.5) open guest
parking spaces for each condominium dwelling unit shall be provided (and shall be
located either on -site in the parking garage for the same building within which the
dwelling unit is located, or within the Building 2 parking structure at the southwest
corner of Redlands Boulevard and Orange Street).
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e. The CC&Rs shall prohibit the storage or parking of trailers, boats, mobile homes,
recreational vehicles, and inoperable vehicles.
f. Any amendments to the CC&Rs, which would affect the parking facilities, common
areas, waste recycling, or which would alter the description of land and improvements or
maintenance reserve accounts governed by said CC&Rs shall first require the written
approval of the City of Redlands.
g. The condominium units shall be constructed and maintained in accordance with the
development standards contained in Chapter 18.156 of the Redlands Municipal Code,
Article IV (Condominiums and Condominium Conversions), if applicable.
It. The CC&Rs shall designate that any required guest parking spaces shall be owned,
maintained, and operated by the Homeowners' Association.
31. Prior to Tract Map clearance, the applicant must obtain a building permit showing
occupancy to be condominiums for the applicable dwelling units.
Building & Safety Division
32. Project shall comply with currently adopted California Building Codes at time of
construction document submittal for plan review, including the Building Code (CBC),
the California Electrical Code, California Mechanical Code, California Plumbing Code,
Building Energy Efficiency Standards (Energy Code), California Green Building
Standards Code, and applicable provisions of Title 15 (Buildings and Construction) of
the Redlands Municipal Code.
33. Residential condominium construction or future condominium conversions shall comply
with the requirements of Chapter 18.156, Article IV (Condominiums and Condominium
Conversions), of the Redlands Municipal Code. Such requirements include but are not
limited to:
a. Wall and floor -ceiling assemblies shall conform to the sound insulation performance
criteria promulgated in title 25, California Administrative Code, section 1092, or its
successor.
b. The consumption of gas and electricity within each dwelling unit shall be separately
metered so that the unit owner can be separately billed for each utility. A water
shutoff valve shall be provided for each unit.
c. All permanent mechanical equipment, including domestic appliances, which is
determined by the building official to be a source or potential source of vibration or
noise, shall be shock mounted, isolated from the floor and ceiling, or otherwise
installed in a manner approved by the building official to lessen the transmission of
vibration and noise.
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d. The anchorages of the permanent mechanical equipment are to be designed to resist
the lateral seismic forces, as required by the current edition of the uniform building
code. Failure of the city to identify potential sources of vibration on the approval of a
specific vibration system does not prevent the city from subsequently requiring
additional modification to the mechanical equipment to prevent vibration or noise
from being detected in other condominium dwelling units.
e. The proposed condominium project shall comply with all requirements of building,
fire and housing codes, zoning provisions, and other applicable regulations in effect
at the time of the application (or as otherwise specified in the approved Development
Agreement for the project).
34. Approved hours for construction activities are: Monday through Friday, 7:00 a.m. to 6:00
p.m.; and Saturday, 7:00 a.m. to 6:00 p.m. No construction is permitted by contractors or
subcontractors after hours, on Sundays, or Federal holidays (RMC Chapter 8.06; RMC
8.06.090(F); RMC 8.06.120(G)).
Other Citv Deuartments/Divisions
35. The attached conditions of approval from the following City Departments/Divisions are
applicable to the project, and are hereby incorporated by reference:
b. Land Use Engineering Division
c. Building and Safety Department
Brian Desatnik
Development Services Director
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EXHIBIT B
CONDITIONS OF APPROVAL
LAND USE ENGINEERING DIVISION
[ Attached ]
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REDLANDS DEVELOPME NT SERVICES DEPARTMENT
LAND USE ENGINEERING
DEVELOPMENT REQUIREMENTS
TENTATIVE TRACT NO.20792 (CONDOMINIUM PURPOSES)
COMMISSION REVIEW AND APPROVAL NO.972 AND CONDIONAL USE PERMIT
NO.1201
Date of P.C. Meeting: October 14, 2025
Applicant: Pahim Tanios
Location: 516 and 532 Cajon Street
Project Description: Construct (8) Condominium Units within Two Detached
Buildings
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 acid 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. Erosion Control Plan. Erosion/Sediment Control Plan shall be submitted `
for review and approval. National Pollutant Discharge Elimination
System (NPDES) Best Management Practices (BMPs) to prevent and
control discharges to the municipal separate storm sewer (drain) system
shall be in effect for the entire duration of project construction to its
completion and acceptance by the City. (RMC 13.54)
C. Water Quality Management Plan. Submit final Water Quality
Management Plan (WQMP) for review and approval, WQMP shall
consist of post construction Best Management Practices (BMPs) prepared
in accordance with the requirements and guidelines of the San Bernardino
County Stoamwater Program. The requirements of the WQMP shall
romain in effect throughout the life of the project. (California State Order
No. R8-2010-0036)
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All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Six (6)
copies of each are required. After final review, grading slid SWPPP plans shall
be submitted on 24" x 36" size, min. 4 trail, mylar sheets for City's approval.
3. Submission of plan sets shrill 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 17,07.030)
b. Geoteclmical Report; (RMC 17.07.040)
c. Easement Documents. (RMC 17.09,050)
5. A imal WQMP that is in substantial conformance with the preliminary WQMP
and in full conformance with the WQMP Guidance Document shall be submitted
and approved prior to the approval of precise grading plans.
6. Cash cleanup deposit shall be submitted ($3,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request. (RMC
12.16,290)
7. '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 hash from entering the
site storm drains and basins. BMPs or devices used as FCS devices shall require
acceptance by the City Engineer. Full Capture Systems are defined as treatment
controls (either a single device or a series of devices) capable of trapping all
particles 5 min or greater. In addition, the FCS shall trap trash from the greater of:
a. A flow not less than the peak flow rate, Q, resulting from a one-year, one -
hour, storm. Precipitation intensity shall be determined using the NOAA
ATLAS 14 Point Precipitation Frequency Estimates web site; or
b. A flow rate equal to the on -site storm water conveyance system including
pipes, channels, and swales.
B. The following Items are required prior to RECORDATION OF TRACT MAP.
1. Pay plan check fee as established per resolution. The amount will be determined
at plan check submittal. (City Resolution No. 7671)
2. Plans required to be submitted shall include (RMC 17.17.060):
a. Tract Map; and
b. Street Improvement.
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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, thin. 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 (RMC 17.09.060):
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; and
e. Record plans, maps and documents.
5. Pay the required development impact fees per ordinance in effect at time of
approval of Final Tract Map. The exact amount will be determined based upon
the review of the final building plans and project information. Development
Impact Fees shall include;
• Water Source Acquisition Charge (RMC 13.40); and
• Remaining Development Impact Fees will be due at time of
building permit issuance or water meter installation (RMLC
13.48.030 and Redlands Ordinance No. 2.830).
6. 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).
7. The approximate locations of existing underground utilities shall be shown on the
improvm-nent/site/grading plans. The utilities shall be plotted from record and
field data. The City of Redlands and the design Engineer assume no liability as to
the exact location of said lines where locations are not shown.
Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
9. Requirements for Cajon Street (RMC 17.15 and 17.17):
a. Repair/replace altered, broken or substandard existing off -site
improvements to the project boundaty;
b. Provide firll depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
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Page 4
City Engineer between the now curb and gutter to the street centerline
verified through a geotechnical report;
C. Use traffic index of 9.0; and
d. Install residential fire hydrants as required by the Redlands Fire
Department. Provide fire flow calculations.
10, Requirements for Alley (RMC 17.15 and 17.17):
a. Repair/replace altered, broken or substandard existing off -site
improvements to the project boundary;
b. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the project property line to the alley centerline
verified through a geotechnical report;
C. Construct new centerline ribbon gutter.
11. Provide for adequate drainage facilities. The applicant shall provide and submit
all necessary hydrology/hydraulic studies and calculations in accordance with the
San Bernardino County Hydrology Manual l (RMC 17.17).
12. Install reduced pressure principle backtlow devices as required by City Engineer.
(RMC 13.20)
13. Install onsito fire line with double detector check valve backflow devices at
service connection satisfactory to the City Fire Department. (RMC 13.20)
14. 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
City's name subject to approval of the City Attorney and Finance Director.
15. Survey and Moriumeatation cash bond must be posted.
16, The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
17. Execute Subdivision Improvement Agreement (RMC 17.17.070).
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C. The following items are required prior to issuance of the BUILDING PERMIT
Pay plan check fee as established per resolution. The amount is to be determined
at plan check submittal, (City Resolution No. 7671)
2. Provide pad certification and compaction report to the Building and Safety
Department.
Pay the required development impact fees per ordinance in effect at time of
issuing the building permit. The exact amount will be determined based upon the
review of the final building plan or project information. Development Impact
Fees shall include:
• Transportation Facilities; (RMC 3.54)
• Fire Facilities; (RMC 3.60)
• 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)
Water Source Acquisition Charge; (RMC 13.40)
Sewer Capital Improvement Charge; (RMC 3.44)
Solid Waste Capital Improvement Charge; (RMC 3.70) and
• Water/Sewer/ Frontage Charges *.(RMC 13.44 and 13.12.)
* These charges are required for building permit issuance if Final
or Parcel Map was not required for the project or charges were not
paid with the Final or Parcel Map approval.
4. Although this project will have an on -going inspection throughout construction, a
final inspection for all off -site improvements must be scheduled by developer to
certify that these improvements comply with City specifications. (RMC
12.16,090)
5. Provide for adequate drainage facilities, including any necessary under sidewalk
drains. (RMC 17.17)
6. Comply with City of Redlands Landscape Ordinance No. 2724 and submit a
landscape/irrigation plan prepared by a licensed landscape architect for review
and approval. The irrigation system shall be designed and constructed to make
use of future recycled and/or recycled water system.
7, Comply with the Solid Waste Recycling Access Act of 1991 (AB 1327) and
install double solid waste bin enclosure(s). Submit a plan prepared by a licensed
engineer showing bin enclosures) location on the site plan with solid waste truck
turning and/or turnaround track template superimposed.
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8. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
9. Tract 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.
1. Pay the Water Capital Improvement Charge; (RMC 3.48,030)
2, Pay Water Source Acquisition Charge; (RMC 13,40)
3, Pay Water Frontage Charges; (RMC 13.12.) 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 12.16,010)
4. A California OSHA Permit Number for all work that is 5 feet deep or deeper shall
be provided. Call (909)383-4321. (RMC 12,16,040)
5. A copy of soils report is required with recommendation for the final pavement
structural section to be submitted prior to placing of the street pavement. The
report shall include test results and boring/sampling locations.
6. A traffic control plan shall be prepared in accordance with the latest revision of
CA MUTCD or W.A.T.C.H. manual, submitted and accepted by the City
Engineer prior to issuance of an encroachment permit. The plan shall show all
required construction signage, warning devices, road closures, detours,
delineation, phasing schedules and anticipated durations of closures and detours
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Page 7
for any work within the public right-of-way, The plans sball provide names and
24-hour phone numbers of individuals who can be contacted regarding traffic
control measures.
7. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows:
Performance 100% security (clue 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 I0% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of oft -site work.
F. The following items are required prior to issuance of CERTIFICATE OF
OCCUPANCY.
1. All requirements as described in Sections A, B, C, D and E of these conditions of
approval shall be met.
2. All work shall be completed to the satisfaction of the City Engineer. All as -built
plans shall be delivered to the Municipal Utilities and Engineering Department for
review and approval.
2. The Engineer of Record shall file a Final Certification for all gnaling and
improvements relating to the project development.
4. One mylar copy ofrecorded tract map shall be fiarnished to the Municipal Utilities
and Engineering Department.
5. 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.
7. Existing striping shall be removed and replaced as necessary. New striping and
pavement markings shall be installed as required by the City Engineer.
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Page 8
8. Owner/Developer shall provide recycling receipts as required by the recycling
plan.
G. The following items are required prior to release of
SECURITIES/WARRANTIES/DEPOSITS.
1. Prior to the release of the securities for the project, all improvements shall be
reviewed and accepted by the City Engineer,
The release Of securities/NvaiTanties/deposits must be requested in writing to the
City Engineer. Allow 30-45 days for processing.
D ALD YOUN P.E . .P.
One Stop Permit. er Manager
�C—
Initial
FILE: CRA 972
I:1ResolutionslRes 8700-879918731 Residential Development Located at 516 Cajon Street.doc - AE
EXHIBIT C
CONDITIONS OF APPROVAL
BUILDING & SAFETY DIVISION
[ Attached ]
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City of Redlands
Building & Safety Division
r *.•' 35 Cajon St., Suite 20 Redlands, Ca 92373
Building and Safety Comments
CRA #
972
1 Review Date
1 2/13/24
Project Address
APN 0173-043-15-0000, 0173-043-16-0000
Project Description
Eight (8) Unit Apartment/Condominiums
Occupancy Type
Square Footage
Construction Type
Applicant Name I Fahim Tanios I Phone
Reviewed By:
John Thompson
Phone#
909-798-7536 x-7
ithompson2cityofredlands.org
• Note on the plans the construction type, occupancy group(s), and the type of Fire
Sprinkler system.
• Show the accessible route from the publlc right of way, to the units, to the accessible parking,
and to the trash enclosure.
• 10 percent (minimum 1) of the parking spaces shall be EV Ready to support Level 2 EVSE. CGC
4.105.4.3
25 percent of the total number of parking shall be eq-uipped with low power level 2charging
receptacles.
• 10 percent of at Least 1 unit (whichever is greater) shall comply with CBC 1102A.3.1 for
accessibility.
Sincerely,
John Thompson
Chief Building Official
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