HomeMy WebLinkAbout8752RESOLUTION NO. 8752
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING PROJECT ENTITLEMENTS FOR AN APPROXIMATELY 8.5
ACRE SHOPPING CENTER LOCATED AT THE NORTHEAST CORNER OF
WEST LUGONIA AVENUE AND TENNESSEE STREET.
WHEREAS, Regency Centers (the "Applicant"), has submitted an application for Specific
Plan Amendment No. 55 to the East Valley Corridor Specific Plan (Specific Plan No. 40) to amend
the EVCSP and its associated land use map to remove a total of 8.5 acres from the boundaries of the
East Valley Corridor Specific Plan and remove the Special Development (EV/SD) District
designation, located at the northeast corner of Lugonia Avenue and Tennessee Street (APNs: 0167-
171-16-0000, 0167-171-11-0000, 0167-171-12-0000); and
WHEREAS, the Applicant has also applied for Zone Change No. 482 to rezone
approximately 8.5 acres of subject property as "General Commercial (C-3)" pursuant to RMC Title
18 (Zoning Regulations), located at the northeast corner of Lugonia Avenue and Tennessee Street
(APNs: 0167-171-16-0000, 0167-171-11-0000, 0167-171-12-0000); and
WHEREAS, these applications were filed concurrently with Commission Review &
Approval No. 973, Conditional Use Permit No. 1207 and No. 1208, and Lot MergerNo. 13 (referred
to as the "Project" and "Project Entitlements"); and
WHEREAS, an Initial Study and Mitigated Negative Declaration was prepared for the Project
and circulated for public review and comment for a period of thirty days beginning on October 17,
2025, and ending on November 19, 2025; and
WHEREAS, in accordance with California Government Code § 65854 and/or § 65090, a 20-
day notice of the Planning Commission's public hearing for the Project Entitlements was published
in a newspaper of general circulation and notices were mailed to property owners within a 300-foot
radius; and
WHEREAS, on January 13, 2026, 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
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, on January 13, 2026, 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 January 13, 2026, the Planning Commission recommended to the City
Council that the Project be approved; and
WHEREAS, in accordance with California Government Code § 65854 and/or § 65090, a 20-
day notice of the City Council's public hearing for the Project Entitlements was published in a
newspaper of general circulation and notices were mailed to property owners within a 300-foot
radius; and
WHEREAS, on March 17, 2026, 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 March 17, 2026, 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 Entitlements are
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, 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 hereby recommended for adoption.
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, in accordance with the following
findings, and is hereby recommended for adoption.
A. THE PROJECT WILL NOT CREATE UNMITIGATED PHYSICAL BLIGHT
WITHIN THE CITY OR OVERBURDEN PUBLIC SERVICES INCLUDING, WITHOUT
LIMITATION, THE SUFFICIENCY OF POLICE AND FIRE PROTECTION SERVICES.
The Project will not create significant immitigable physical blight in the City of Redlands or
overburden public services, including without limitation police and fire protection services,
because the mitigation measures for environmental impacts, described in the Initial Study,
have been added to the project as Conditions of Approval. The Project provides
improvements to enhance the surrounding community through the provision of landscaping
enhancement along public rights -of -way adjacent to the project, and the planting of new trees
on the site. The Project developer will make improvements to facilitate implementation of
the Project, including the construction of adjacent roadway widening improvements along
the project site's street frontage(s). The Project would provide connections to existing City
infrastructure. Utilities, less than 66KV, will be placed underground. The Project is required
to fund its fair -share allocation of any necessary public infrastructure and City services
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associated with development of the Project.
B. THE BENEFITS TO THE CITY RESULTING FROM DEVELOPMENT OF THE
PROJECT OUTWEIGH ANY DIRECT COST TO THE CITY THAT MAY RESULT.
The Socio-Economic Cost/Benefit Study demonstrates that, annually, the Project will
generate revenues totaling approximately $362,574 and have costs of public services totaling
approximately $47,414 for a positive balance of $315,160 for "net new" revenue (or a
positive cost/benefit ratio of 7.65). For every dollar the City spends in providing services to
the Project, the City will receive $7.65 in "new net" revenue. The Project would provide for
the development of approximately 72,000 square -feet of new retail development including
shops, restaurants, grocery anchor store, and various other neighborhood services. Further,
with the additional revenue provided to the City through increased property tax assessment,
and the payment of development impact fees, indirect funding will be provided for cultural
enhancements, downtown district enhancements, public safety (Police and Fire)
enhancements, and traffic enhancements. The project will also result in enhanced economic
development opportunities in the City including generation of employment, business
licensing fees, and sales tax revenue, as well as diversification of retail stores.
Section 3. Findings of consistency with the general plan. The City Council of the City of
Redlands finds that the proposed Amendment No. 55 to the East Valley Corridor Specific Plan
(Specific Plan No. 40) and related Zone Change No. 482 will be consistent with the 2035 General
Plan, as amended.
Section 4. Findings of consistency with the government code. The City Council of the
City of Redlands finds that the proposed Amendment No. 55 to the East Valley Corridor Specific
Plan (Specific Plan No. 40) is consistent with the applicable provisions of California Government
Code Sections 65451, 65452, 65453, and 65454 pertaining to specific plans, including the
amendment of an existing specific plan.
Section 5. Approval of specific plan amendment. The proposed Specific Plan
Amendment No. 55 to the East Valley Corridor Specific Plan (Specific Plan No. 40), as shown in
Exhibits "A" and `B" attached hereto, is hereby approved.
Section 6. Findings to approve zone change. The proposed Zone Change No. 482 is
hereby approved based upon the following findings.
The proposed change ofzone is in conformance with the General Plan.
The proposed Project site is currently designated as Commercial in the City's 2035 General
Plan. The General Plan designates the Commercial land use category 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 stand-alone commercial use, two or more commercial uses, or mixed
uses. The proposal includes approximately 71,400 square feet of commercial space divided
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between six buildings, which include a grocery store anchor tenant, a drive through building,
and four multi -tenant shops buildings on an 8.5-acre site. These uses are consistent with, and
will implement what the General Plan's Commercial designation envisions for this site. The
proposed project is consistent with policies, goals or programs which promote the buffers
and transitions between low- and high -intensity land uses, siting of high -density projects
near regional shopping centers and commercial areas and provides for concentration of
commercial uses in appropriate locations near transportation corridors.
2. The proposed change of zone is related to the public health, safety or general welfare.
The City's 2035 General Plan represents the most cohesively expressed goals related to
public health, safety, and general welfare within the City of Redlands. As the proposed
change of zone directly implements the 2035 General Plan and 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 7. Findings for approval of commission review & approval no. 976. Commission
Review & Approval No. 976 is hereby approved based upon the following findings, and subject to
the Conditions of Approval attached hereto as Exhibit "C," and Exhibit "D," respectively.
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 orfences, landscaping and other features will adjust
the use to those existing or permitted future uses of land in the neighborhood.
The site is physically suitable for the type of development proposed. The site has a relatively
flat grade, is currently vacant, and will construct adequate access consisting of two
driveway/entrances on Lugonia Avenue, two driveways/entrances on Tennessee Street and
additional access from the approved, future mixed use project to the north. The project
consists of constructing a retail shopping center with a drive through. The buildings will be
setback appropriate distances from the street and will comply with their respective zoning
and General Plan use designations. The proposed shopping center complies with the General
Commercial (C-3) District in terms of setbacks, lot coverage, parking, landscaping, etc. and
will be consistent with adjacent commercial and residential developments.
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 relates to adjacent streets that are designed to carry the type and quantity oftraffic to
be generated by the proposed use. The site is adjacent to and takes access from Lugonia
Avenue, which is designated as a Major Arterial in the 2035 General Plan and is designed to
carry high volumes of traffic. Two additional access points are provided on Tennessee Street,
which is designated as a Minor Arterial in the 2035 General Plan. The project is required to
improve and widen the adjacent roadways along the project frontages to their full widths as
designated by the City's General Plan as part of their development plan. The project will
build an additional northbound lane on Tennessee Street and an additional westbound lane
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on Lugonia Avenue and provide additional signal timing and intersections striping
improvements within the existing right-of-way as required by Measure U.
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 project includes Conditions of Approval for site plan improvements. The conditions set
forth will adequately protect the public health, safety, and general welfare. The project will
comply with the applicable provisions of the Redlands Municipal Code as well as California
building and fire codes.
Section 8. Findings to approval of conditional use permit no. 1207. Conditional Use
Permit No. 1207 is hereby approved based upon the following Findings, and subject to the
Conditions of Approval attached hereto as Exhibit "C" and Exhibit "D."
1. That the proposed development will not adversely affect the applicable land use plans of the
city.
The proposed project will not result in any changes to applicable land use plans. The
property is proposed to be developed with a retail shopping center and grocery store.
Grocery stores with alcohol beverage sales are permitted with the approval of a conditional
use permit in the General Commercial (C-3) District. The proposed use is consistent with the
General Plan land use designation and the proposed C-3 zoning designation for the site.
2. That the proposed development will not be detrimental to the public health, safety, and
welfare.
The project will not be detrimental to public health, safety, and welfare, as it will comply
with all applicable development standards of General Commercial (C-3) District. The use
would not have a detrimental effect on the surrounding neighborhood as all alcohol sales are
for off -site consumption only and will be sold during regular grocery store operating hours
between 6:00 AM to 12:00 PM daily.
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 proposal will comply with the regulations of the City's General Plan, the applicable land
use district, and the City's development standards for Alcoholic Beverage Sales
Establishments. The proposed use is consistent with the intent of the Commercial land use
designation of the General Plan, and the approved development will meet all applicable
development standards of the General Commercial (C-3) District.
4. That the proposed development is appropriate at the proposed location.
The proposed Type 21 (Off -Sale General) ABC license is appropriate at the proposed
location because the use is compatible with the commercial/retail uses located in the vicinity
and will provide accessible retail and grocery services to existing and pending future
residential developments in the vicinity. Few full -service grocery stores are located in North
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Redlands and the proposed grocery store development on the subject property will provide
convenient goods and products to local residents.
Section 9. Findings to approve conditional use permit no. 1208. Conditional Use Permit
No. 1208 is hereby approved based upon the following findings, and subject to the Conditions of
Approval attached hereto as Exhibit "C," Exhibit "D."
1. That the proposed development will not adversely affect the applicable land use plans of the
city.
The proposed drive -through restaurant will not adversely affect the applicable land use plans
of the City. The site will comply with the development standards for the General
Commercial (C-3) district and other applicable development standards in the Redlands
Municipal Code. The Conditional Use Permit allows for conditions to be placed on the
project to mitigate any potential impacts to surrounding land uses.
2. That the proposed development will not be detrimental to the public health, safety and
welfare.
The subject site will be developed with a 3,900 square -foot restaurant with dual drive -
through lanes on a commercial property and will comply with the development standards for
the General Commercial (C-3) district. Conditions of Approval have also been prepared to
ensure that the proposed use complies with the applicable zoning provisions and
development standards. The proposed location, size, design, and operating characteristics of
the proposed use are similar to the commercial development within the site and the
surrounding area. As required by the Redlands Municipal Code, a traffic impact analysis was
prepared for the project, and found that impacts to intersections adjacent to the project can be
mitigated though traffic signal timing adjustments and striping reconfigurations resulting in
compliance with Measure U. Therefore, the proposed development will not be detrimental to
the public health, safety, and welfare of the City.
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 is consistent with the General Plan land use designation as
Commercial. The proposed development meets the applicable development standards for the
(C-3) General Commercial District, including the development standards for drive -through
restaurants. The proposed drive -through restaurant is permitted subject to review and
approval of a Conditional Use Permit.
4. That the proposed development is appropriate at the proposed location.
The proposed development will consist of the construction of a 3,900 square -foot drive -
through restaurant on a commercial site that is currently vacant. The site is bordered by
future mixed use where the commercial portion abuts this portion of the project site. The
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proposed drive through is compatible with the surrounding commercial area in terms of
architectural design, use, site layout, and configuration. The site is located at the northeast
corner of Lugonia Avenue and Tennessee Street. Direct access from Tennessee Street is
provided from two full access driveways. Additional access is provided to the drive through
from the interior of the commercial site which has access points on Lugonia Avenue and
from the commercial portion of the future mixed -use project to the north.
Section 10. Findings to approve an alcoholic beverage sales license. The requested
Alcoholic Beverage Sales is hereby approved based upon the following Findings, and subject to the
Conditions of Approval attached hereto as Exhibit "C," Exhibit "D."
1. The establishment is located in a zoning district in which the establishment is conditionally
permitted use
The proposed general alcohol sales would be ancillary to the proposed grocery store retail
use. Retail and grocery sale uses are permitted by right within the General Commercial (C-3)
District. However, the addition of alcohol beverage retail sales requires the approval of a
Conditional Use Permit.
2. That the operations of the establishment do not cause or result in adverse effects to the
health, welfare, peace or safety of persons visiting, residing, working, or conducting
business in the surrounding area.
The operations of the grocery store with ancillary alcoholic beverage sales will not cause or
result in adverse effects to the health, welfare, peace or safety of persons visiting, residing,
working, or conducting business in the surrounding area. The proposed use does not serve in
an entertainment or social capacity and is not a bar or liquor store, where the sales and
consumption of alcoholic beverages may be the primary use. Therefore, the concerns
typically present among those uses are not inherent to the proposed use. The sales of
alcoholic beverages will be ancillary to the sales of grocery goods. The proposed hours of
operation will continue to be from 6:00 a.m. to 12:00 a.m. daily. The proposed use will
include Conditions of Approval to comply with the Redlands Municipal Code, including
Section 18.190.060 (Operational Standards). With the implementation of these Conditions of
Approval, the project will not have a detrimental effect on surrounding properties.
Furthermore, the applicant will be required to obtain a license and comply with the
requirements of the California Department of Alcoholic Beverage Control.
3. That the establishment does not jeopardize or endanger the public health or safety ofpersons
visiting, residing, working or conducting business in the surrounding area.
The establishment will not jeopardize or endanger the public health or safety of persons
visiting, residing, working or conducting business in the surrounding area. As previously
noted, the project is subject to comply with the City of Redlands Municipal Code. The
proposed retail sales of general alcohol beverages require the approval of a Conditional Use
Permit. The activities associated with the proposed use will be conducted within the confines
of the proposed building and no consumption of alcohol beverages will be permitted on the
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premises.
4. A finding of "Public Convenience or Necessity" (Business and Professions Code section
23958.4(b) (2)), if the activity will be located in an area that has been determined by the
ABC to have an undue concentration of licenses as defined in Business and Professional
Code Section 23958.4(a).
The grocery store is located within Census Tract 80.01, which is generally bounded by
Lugonia Ave. (south boundary), State Highway 210 (west boundary), Santa Ana River Wash
(north boundary), and Orange St./Church St. (east boundaries) including a portion of the
downtown area. According to California ABC, there are no other Off -Sale licenses within
this census tract. However, four (4) Off -Sale licenses are allowed to be permitted. Therefore,
Tract 80.01 is not considered an area of undue concentration in terns of ABC licenses, and
no findings of public convenience or necessity are required.
5. That the operations of the establishment will not aggravate existing problems in the
neighborhood created by the sale ofalcohol such as disturbance of the peace, illegal drug
activity, public drunkenness, drinking in public, harassment of passersby, gambling,
prostitution, sale of stolen goods, public urination, theft, assaults, batteries, acts of
vandalism, littering, loitering, graffiti, illegal parking, excessive loud noises, especially in
the late night or early morning hours, traffic violations, curfew violations, lewd conduct, or
police detentions and arrests.
The subject property will be located within the General Commercial (C-3) District, after
approval of the Zone Change. The applicant is proposing to establish retail alcoholic
beverage sales ancillary to a retail full -service grocery store. All alcohol sales are for off -site
consumption only and will be sold during the regular operating hours between 6:00 a.m. to
12:00 a.m. daily. Compliance with the proposed Conditions of Approval and the licensing
requirements of the Department of Alcoholic Beverage Control will ensure that the business
does not generate or aggravate any problems in the neighborhood due to the sale of alcohol.
6. The establishment will not detrimentally affect nearby neighborhoods considering the
distance of the alcohol establishment to residential buildings, schools, parks, playgrounds or
recreational area, nonprofit facilities, social service offices, or other Alcohol Beverages
Sales Activity Establishments.
The applicant is proposing to establish ancillary alcoholic beverage sales associated with a
grocery retail business. The nearest existing residential uses are located approximately 875
feet to the east of the site; however, residential projects are approved to the immediate north
and east of the site. The nearest school is Citrus Valley High School located approximately
0.5 miles to the north and Texonia Park is approximately 0.25 miles to the east. The
proposed alcohol sales are intended to be ancillary to the proposed grocery store and
convenient to local residents. Pursuant to the Conditions of Approval which require
compliance with State law, and ABC's licensing requirements, the proposed ancillary
alcohol sales will not detrimentally affect nearby neighborhoods residential buildings,
schools, parks, playgrounds or recreational areas, nonprofit facilities, social service offices,
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or other Alcohol Beverages Sales Activity Establishments.
The establishment will otherwise be compatible with existing and potential uses within the
surrounding area.
The proposal for a Type 21 (Off -Sale General) ABC license is compatible with existing uses
within the surrounding area. The future retail shopping center will contain shops buildings
with several tenants and a main retail grocery store. A compatible relationship exists between
the proposed use, convenient proximity to residential neighborhoods in North Redlands
(north of Interstate 10), and other retail/commercial uses on the surrounding properties. The
future grocery store is a logical and compatible use to the existing residential and
commercial uses in the immediate vicinity, as well as the future pending retail and residential
uses in the immediate area to the north. The grocery store and ancillary alcohol sales will
provide a convenience and additional shopping options for the existing and future local
residents. Therefore, the proposal is compatible with existing and potential uses within the
surrounding area.
Section 11. Effective date. This Resolution shall become effective concurrent with the
effective date of Zone Change No. 482.
ADOPTED, SIGNED AND APPROVED this 17t" day of March, 2026.
Mario Saucedo, Mayor
ATTEST:
J,Onc Donaldson, City Clerk
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1, 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 17th
day of March, 2026, by the following vote:
AYES: Councilmembers Barich, Tejeda, Davis, Shaw; Mayor Saucedo
NOES: None
ABSENT: None
ABSTAIN: None
--- P a�
Je Donaldson, City Clerk
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EXHIBIT C
CONDITIONS OF APPROVAL
DEVELOPMENT SERVICE DEPARTMENT
PLANNING DIVISION
"Conditions added by the Planning Commission January 13, 2026
COMMISSION REVIEW & APPROVAL NO. 976 AND ALL ENTITLEMENTS
1. This approval is for Commission Review & Approval No. 976, site plan and architectural design
review for contrition of a commercial shopping center with approximately 71,400 square feet of
commercial space consisting of one major tenant grocery building (36,000-square feet), one
drive -through restaurant building (3,900-square feet), four multi -tenant shop buildings (6,600 to
10,000 square feet) and related on -site and off -site improvements including a parking lots, access
driveways, landscaping, lighting, utilities and drainage improvements. This approval includes
site plan and architectural review for entitlements including Conditional Use Permit Nos. 1208
for drive -through operations and Lot Merger No. 13.
Unless construction has commenced pursuant to the issuance of a building permit, or a time
extension is granted in accordance with the Redlands Municipal Code, Commission Review &
Approval No. 976 shall expire two (2) years from the date of City Council Approval.
3. Any application(s) for an extension of time of the above expiration date(s) shall be filed with the
Planning Division not less than ninety (90) days prior to the applicable expiration date.
4. 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.
The property owner and applicant and their successors and assigns, shall defend, by paying for
the defense costs of the City of Redlands (for counsel retained by the City), indemnify and hold
harmless the City of Redlands, and its elected officials, officers, employees, and agents, from
and against any and all claims, actions, and proceedings (collectively "Claims") to attack, set
aside, void or annul the approval of this Conditional Use Permit by the City, or Claims 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 costs or
attorneys' fees. In the event any such action is commenced to attack, set aside, void or annul all,
or any, provisions of this 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 following
notice of such action from the City, the applicant shall file with the City a performance bond or
irrevocable letter of credit, or other form of security satisfactory to the City (the "Security") in a
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form satisfactory to the City, and in the amount of $300,000, to ensure applicant's performance
of its defense and indemnity obligations under this condition. The Security amount shall not
limit the total indemnity obligation of the applicant pursuant to this condition. The failure of the
applicant to provide the Security shall be deemed an express acknowledgement and agreement
by the applicant that the City shall have the authority and right, without objection by the
applicant, to revoke all entitlements granted for the project pursuant to this permit. The City shall
have no liability to the applicant for the exercise of City's right to revoke this permit.
6. This permit/approval is granted for the project plans on file with the Planning Division. The
project shall conform to the plans, except as otherwise specified in these conditions.
The issuance of any permits shall comply with all applicable provisions of the Redlands
Municipal Code, California Building Code, and California Fire Code currently in effect.
8. All plans submitted to the City shall reflect the Planning Commission approval and any other
changes required by the Commission and/or staff. This condition applies to the site plan,
landscape plans, building elevations and materials, and all other illustrations, text, or plans
submitted to the City in connection with this project.
9. 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, landscaping plan, or
building elevations without first consulting the Development Services Director or designee.
10. A copy of the approved Conditions of Approval shall be included on the cover page of the
construction plans submitted to the Building & Safety Division.
11. Lot Merger No. 13 shall be recorded prior to issuance of a building permit.
12. No Certificate of Occupancy shall be granted until all applicable conditions of approval have
been satisfied.
13. The applicant shall be responsible for the continued maintenance of the landscape areas (e.g.,
landscape, trees, improvements, etc.) adjacent to Lugonia Avenue and Tennessee Street.
14. 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 munber, and surface finish type (such as: stucco with sand
finish, plaster with smooth finish) to be used in construction.
15. All on -site utilities shall be placed underground except power poles for lines over 66 KV (subject
to approval of a waiver to underground utilities). Plans shall be submitted that detail the
undergrounding of all on -site utilities, subject to review and approval by the Development
Services Director, prior to issuance of building permits.
16. Transformer cabinets and commercial gas meters shall not be located within required setbacks
and shall be screened from public view either by architectural treatment or with landscaping.
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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 the appropriate
utility company (e.g., 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. Ground mounted equipment shall be screened from public view on all sides subject to review
and approval by the Development Services Director, prior to issuance of building permits.
18. During the plan check review process, the Developer shall provide a lighting plan that provides
design details (light standards, bollards, wall mounted packs, etc.) and illumination site
information within pathways, streetscapes, and open spaces proposed throughout the
development. An electrical engineer shall prepare the site lighting and/or photometric plan
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. The illumination within the parking lot shall be a
minimum of 0.5-foot candle and illumination along all property lines of the project site shall not
exceed 0.5-foot candle. Walkway lighting shall have a maximum height of 12 feet and all
parking lot lighting shall have a maximum height of 30 feet.
19. 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.
20. All lighting shall be shielded, and no light or glare shall impact the surrounding properties.
21. Prior to issuance of building permits, Developer shall demonstrate that light standards will not
conflict with tree locations. Developer shall submit a plan showing both the lighting and
landscape on the same sheet.
22. 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.
23. Landscape and Irrigation Plans shall provide water use calculations on the submitted plans, and
Developer shall demonstrate compliance with the Model Water Efficient Landscape Ordinance
prior to permit issuance. The plans shall be prepared by a California -licensed landscape architect.
24. The Final Landscape Plans shall incorporate the following:
a. The landscape plan shall comply with all requirements for landscaping in parking lots
pursuant RMC Section 18.168.210.
b. The landscape plan shall be detailed and show the specific distribution, size, and amount of
each species of trees, shrubs, and groundcover;
c. All plant material shall be sized so that the landscaping has an attractive appearance at the
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time of installation and a mature appearance within three (3) years;
d. Trees with a trunk height of not less than six feet (6) shall be installed in the planters at each
end of an aisle, at three (3) space intervals throughout the parking area, and at twenty -foot
(20) intervals along the periphery of the parking area. Within parking areas, trees may be
clustered in groups to achieve a more natural setting provided the total number of trees meets
the previous planting requirements;
e. At least fifty percent (50%) of the trees shall be an evergreen variety and shall be evenly
distributed throughout the parking area;
f. At least fifty percent (50%) of the trees shall be fifteen (15) gallon in size, twenty five
percent (25%) shall be twenty -four -inch (24") box size, and twenty five percent (25%) shall
be thirty -six-inch (36") box in size. All trees shall meet the following minimum caliper sizes.
If the caliper size cannot be met at the container size, then the developer shall increase the
container size to meet the required caliper;
g. All trees identified on the landscape plan are to be maintained and the trimming or
maintenance of them shall serve the purpose to bring them into a full canopy type
configuration. If applicant/developer fails to maintain and trim said trees to allow for full
canopy type configuration, applicant/developer shall be in violation of its conditions of
approval and subject to enforcement as allowed by law;
h. All landscape planters that are ten feet (10') or less in width shall utilize measures such as
root barriers or other deep watering system to minimize heaving of parking area pavement
and curbs by tree roots; and
i. An automatic irrigation system shall be utilized to irrigate the site's approved landscape
design.
j. Where automobile bumpers overhang landscaped planters, two feet (2) of clear areas
unobstructed by trees or shrubs shall be provided for overhang.
k. Trees within the parking area shall be selected from the City of Redlands Parking Lot Tree
Palette (2010).
25. The landscape architect responsible for the design of the project's landscape plan shall review
and certify, prior to a request by the applicant for a final occupancy inspection, that the installed
landscaping meets the specifications of the approved landscape plan, except as modified in the
conditions of approval.
26. Prior to the issuance of building permits, the applicant shall prepare and submit a sign program
pursuant to Redlands Municipal Code Section 15.36.160. The sign program shall be approved
prior to the installation of any signs on the property. Signs over 120 square feet shall require a
Sign Conditional Use Pennit approved by the City Council.
27. Before placing or constructing any signs on the project property, Developer shall obtain a
Approval of a Sign Program and appropriate sign permits from the City. Sign locations and
illumination are subject to review and approval by the Planning Division under separate permit.
28. Glazing or image reflective surfaces (specular reflectance), such as the glazing on windows,
shall be limited to a maximum reflectance value of twenty five percent (25%). "Specular
reflectance" means any mirror like reflection, as contrasted to diffused reflection from such
surfaces as concrete or vegetation.
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29. 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 frompublicview
of adjacent roadways and freeways.
30. Trash enclosure design and finish shall be subject to review and approval by the Facilities and
Community Services Department and Development Services Department during plan check,
prior to the issuance of building permits. Trash storage areas shall be constructed according to
the approved plans, including solid covered roofs and metal gate(s).
31. Prior to issuance of a building permit, the applicant shall be required to obtain approval of a
construction site safety plan by the Redlands Police Department providing adequate security
measures such as lights, video cameras, vehicle transponders, locks, alarms, trained security
personnel, fencing etc. The nature of the measures will depend on the specific requirements of
the site and may vary with the different stages of construction. The applicant shall be responsible
for the compliance of all sub -contractors working on the site.
32. The project site shall be kept in a weed and dust free condition throughout all periods of
development.
33. * * Prior to issuance of a building permit, the applicant shall revised the project plans to include
sidewalk along the project's northern border to facilitate pedestrian access between the project to
the north and the major market tenant. ** Added by the Planning Commission on January 13,
2026
34. ** Prior to issuance of a building permit, the applicant shall revise the project plans to relocate
the pedestrian crossing of the southeastern project driveway on Lugonia Avenue. This crossing
shall be relocated toward the interior of the project site to shorten the crossing distance. **
Added by the Planning Commission on January 13, 2026
CEQA Mitigation Measures
M
35. BIO-1: Preconstruction Burrowing Owl Surveys. To ensure the proposed action does not result
in direct or indirect impacts to the burrowing owl, a preconstruction survey will be conducted no
less than 14-days prior to the initiation of ground -disturbing activities to ensure protection for
this species including a survey conducted with 24 hours of start of work. The preconstruction
surveys will be conducted in compliance with California Department of Fish and Wildlife
(CDFW) guidelines (Appendix B). A report of the findings prepared by a qualified biologist
shall be submitted to the City prior to any permit or approval for ground disturbing activities.
If burrowing owls are not detected on -site, the proposed action may proceed. However, if Project
initiation is delayed more than 14- days, updated preconstruction surveys may be required. If
burrowing owls are detected on -site during the focused or preconstruction surveys a burrowing
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owl monitoring and/or relocation plan will be developed and approved by the City, CDFW, and
United States Fish and Wildlife Service (USFWS) prior to any permit or approval for ground
disturbing activities. At a minimum, the plan will include the following:
A. Burrowing owl status, distribution, and habitat utilization within and adjacent to the
Project site.
B. Conservation objectives and goals developed in cooperation with CDFW and USFWS.
C. Results of burrowing owl monitoring activities.
a. 500-ft. minimum protective (no work) zone will be designated around each of the
occupied burrow sites and delineated by orange silt fencing. The installation of the
fencing will be monitored by a qualified biologist to ensure owls are not directly or
indirectly impacted as a result of fence installation. The monitoring biologist will also be
responsible for directing where the fencing shall be installed.
b. A qualified monitoring biologist will monitor the owls weekly during the non -breeding
season to determine if the 500-ft. protective zone is adequate for their protection. The
weekly monitoring events will also provide critical information regarding the status of
the species on -site for purposes of developing a relocation plan.
C. A qualified monitoring biologist will conduct an initial environmental briefing
with any contractors which will be working on -site. The briefing will include a
discussion of burrowing owl natural history, identification of burrowing owl non -
breeding season protection zones, and summary ofpenalties for directly and/or indirectly
impacting the species.
d. A qualified monitoring biologist will be authorized to stop all work activities in the event
potential direct and/or indirect impacts to burrowing owl may occur as a result of
proposed staging activities.
e. Monthly updates on the monitoring efforts including recommendations, as warranted,
will be submitted to the City, CDFW, and USFWS.
D. Passive and/or active relocation activities and approach.
E. Burrowing owl management activities for active relocation sites.
Based on the candidacy or listing status of the species at the time of surveys, if detected,
acquisition of an Incidental Take Permit (ITP) may also be required. The CDFW will be
contacted to determine appropriate conservation measures to prevent direct/indirect impacts to
the species, or acquisition of an IT'P. To initiate the ITP process, the applicant or representative
will contact the appropriate CDFW Regional Office and submit au ITP application. The CDFW
will accept applications in any form, but they must be submitted to the Regional Manager and
they must include the following:
a. The appropriate application fee.
b. Applicant's full name, mailing address, and telephone number(s). If the applicant is a
corporation, firm, partnership, association, institution, or public or private agency, the
name and address of the person responsible for the project or activity requiring the
permit, the president or principal officer, and the registered agent for the service of
process.
c. The common and scientific names of the species to be covered by the permit and the
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species' status under CESA.
d. A complete description of the project or activity for which the permit is sought.
e. The location where the project or activity is to occur or to be conducted.
f. An analysis of whether and to what extent the project or activity for which the permit is
sought could result in the taking of species to be covered by the permit.
g. An analysis of the impacts of the proposed taking on the species.
h. An analysis of whether issuance of the ITP would jeopardize the continued existence of a
species. A complete, responsive jeopardy analysis shall include consideration of the
species' capability to survive and reproduce, and any adverse impacts of the taking on
those abilities in light of:
i. Known population trends,
j. Known threats to the species.
k. Reasonably foreseeable impacts on the species from other related projects and activities.
1. Proposed measures to minimize and fully mitigate the impacts of the proposed taking.
in. A proposed plan to monitor compliance with the minimization and mitigation measures
and the effectiveness of the measures.
n. A description of the funding sources and the level of funding available for
implementation of the minimization and mitigation measures.
o. Certification in the following language: I certify that the information submitted in this
application is complete and accurate to the best of my knowledge and belief. I
Understand that any false statement herein may subject me to suspension or revocation
of this permit and to civil and criminal penalties under the laws of the State of California.
p. Documentation of CEQA compliance.
36. BIO-2: Regulatory Requirement Migratory Bird Treaty Act (MBTA) & California Department
of Fish and Game (CDFG) Code. In order to avoid violation of the federal MBTA and CDFG
Code Sections 3503, 3503.5, and 3513, site preparation activities (ground disturbance,
construction activities, and staging equipment) for the project shall be avoided, to the greatest
extent possible, during the nesting season of potentially occurring native and migratory bird
species (February 1st to August 31st). Construction outside the nesting season (between
September 1 st and January 31 sth) does not require preconstruction nesting bird surveys. If site -
preparation activities are proposed during the nesting/breeding season (February 1 st to August
31 st), the project proponent shall retain a qualified avian biologist to conduct a pre -activity field
survey prior to the issuance of grading permits for the project to determine if active nests of
species protected by the MBTA or the CDFG Codes are present in the construction zone. The
nest surveys shall include the Proj ect site where project activities have the potential to cause nest
failure. The survey results shall be provided to the City for review and approval. The project
applicant shall adhere to the following:
A. The project applicant shall retain a qualified biologist experienced in: identifying local and
migratory bird species of special concern; conducting bird surveys using appropriate survey
methodology; nesting surveying techniques, recognizing breeding and nesting behaviors,
locating nests and breeding territories, and identifying nesting stages and nest success;
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determining/establishing appropriate avoidance and minimization measures; and monitoring
the efficacy of implemented avoidance and minimization measures.
B. Pre -activity field surveys shall be conducted at the appropriate time of day/night, during
appropriate weather conditions, no more than 3 days prior to the initiation of project
activities. Surveys shall encompass all suitable areas including trees, shrubs, bare ground,
burrows, cavities, and structures. Survey duration shall take into consideration the size of the
property; density, and complexity of the habitat; number of survey participants; survey
techniques employed; and shall be sufficient to ensure the data collected is complete and
accurate.
If no nesting birds are observed during the survey, site preparation and construction activities
may begin. However, if active nests (including nesting raptors) are located, then avoidance
or minimization measures shall be undertaken in consultation with the City, CDFW, and
USFWS, as warranted. Measures shall include immediate establishment of an appropriate
buffer zone to be established by a qualified biologist based on their best professional
judgement and experience. The buffer around the nest shall be delineated and flagged, and
no construction activity shall occur within the buffer area until a qualified biologist
determines nesting species have fledged and the nest is no longer active or the nest has
failed. The biologist shall monitor the nest at the onset of project activities and at the onset of
any changes in such project activities (e.g., increase in number or type of equipment, change
in equipment usage, etc.) to determine the efficacy of the buffer. If the biologist determines
that such proj ect activities may be causing an adverse reaction, the biologist shall adjust the
buffer accordingly or implement alternative avoidance and minimization measures, such as
redirecting or rescheduling construction or erecting sound barriers. All work within these
buffers will be halted until the nesting effort is finished (i.e., the juveniles are surviving
independent from the nest). The on -site biologist shall review and verify compliance with
these nesting avoidance buffers and shall verify the nesting effort has finished. Work can
resume within these avoidance areas when no other active nests are foLmd.
Upon completion of the survey and nesting bird monitoring, a report shall be prepared and
submitted to City for review and approval prior to initiation of construction activities
37. 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 significance
of the find, and shall have the authority to modify the no- work radius as appropriate, using
professional judgement. In addition, the Yuhaaviatam of San Manuel Nation Cultural Resources
Department and the Agua Caliente Band of Cahuilla Indians Tribal Historic Preservation Office
(Consulting Tribes) shall be contacted as detailed within MM TCRA, regarding any pre -contact
and/or historic -era finds and be provided information after the archaeologist makes his/her initial
assessment of the nature of the find, so as to provide Tribal input with regards to significance
and treatment.
The following notifications shall apply, depending on the nature of the find:
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A. If the professional archaeologist determines that the find does not represent a cultural
resource, work may resume immediately and no agency notifications are required.
B. 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 108; or 2) that
the treatment measures have been completed to their satisfaction.
C. 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 Section
7050.5 of the Health and Safety Code). The provisions of Section 7050.5 of the California
Health and Safety Code, Section 5097.98 of the California Public Resources Code (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 (Section
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 measured have been
completed to their satisfaction.
3 8. CUL-2: The lead agency shall ensure that a Contractor Awareness Training Program is delivered
to train equipment operators about cultural resources. The program shall be designed to inform
construction personnel about: federal and state regulations pertaining to cultural resources and
tribal cultural resources; the subsurface indicators of resources that shall require a work
stoppage; procedures for notifying the lead agency of any occurrences; project -specific
requirements and mitigation measures; and enforcement of penalties and repercussions for non-
compliance with the program.
The training shall be prepared by a qualified professional archaeologist and may be provided
either through a brochure, video, or in -person tailgate meeting, as determined appropriate by the
archaeologist. The training shall be provided to all construction supervisors, forepersons, and
operators of ground -disturbing equipment. All personnel shall be required to sign a training
roster. The construction manager is responsible for ensuring that all required personnel receive
the training. The Construction Manager shall provide a copy of the signed training roster to the
lead agency as proof of compliance.
39. CUL-3: If significant pre -contact and/or historic -era cultural resources, as defined by CEQA (as
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amended, 2015), are discovered and avoidance cannot be ensured, the archaeologist shall
develop a Monitoring and Treatment Plan, the drafts of which shall be provided to the
Consulting Tribes for review and comment, as detailed within MM TCRA. The archaeologist
shall monitor the remainder of the project and implement the Plan accordingly.
40. HAZ-1: Prior to the issuance of grading permits, the Project applicant shall prepare a Fire
Protection Plan (FPP) that complies with the requirements set forth in Section 15.20.670 of the
City of Redlands Municipal Code. The FPP shall be submitted to and approved by the City of
Redlands Fire Department. The plan shall include, at a minimum, the following elements:
1. Mitigation measures consistent with the unique problems resulting from the location,
topography, geology, flammable vegetation, and climate of the proposed site.
2. Address water supply, access, building ignition and fire resistance, fire protection systems
and equipment, defensible space and vegetation management.
3. Demonstrate consistency with the requirements of California building code chapter 7A, and
the international wildland-urban interface code, and the Redlands municipal code.
41. NOI-1: If Project construction occurs after the Tennessee Village mixed -use development,
located north of the Project, is occupied, 12-foot-high temporary construction noise barriers
capable of reducing construction noise levels by a minimum of 10 dBA shall be placed along the
northern perimeter of the Project site. MM NOI-1 would only be required in the event that the
Tennessee Village apartment buildings located within 80 feet of the Project property line are
occupied during Project construction. Construction noise levels at any Tennessee Village
apartments located more than 80 from the Project property line would not exceed the 80 dBA
Leq residential noise threshold and would not require mitigation.
42. T-1: Lugonia Avenue & Home Depot Parking Lot. Increasing the cycle length to 100 sec and
optimizing the splits lead to an improvement in the level of service to LOS C at the PM peak
hour with a reduction in delays to 33 sec.
43. T-2: West Lugonia Avenue & Texas Street. Changing lanes configuration of the NB approach
(one NB left turn lane with a storage length of 40 ft and one NB through and right turn lane)
leads to an improvement in the level of service to LOS C at the PM peak hour with a reduction in
delays to 21.2 sec.
44. TCR-1: The Consulting Tribes shall be contacted, as detailed in CUL-1, of any pre -contact
and/or historic -era cultural resources discovered during project implementation, and be provided
information regarding the nature of the find, so as to provide Tribal input with regards to
significance and treatment. Should the find be deemed significant, as defined by CEQA (as
amended, 2015), a Cultural Resources Monitoring and Treatment Plan shall be created by the
archaeologist, in coordination with the Consulting Tribes, and all subsequent finds shall be
subject to this Plan. This Plan shall allow for a monitor to be present that represents the
Consulting Tribes for the remainder of the project, should the Consulting Tribes elect to place a
monitor on -site.
Any and all archaeological/cultural documents created as a part of the project (isolate records,
site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead
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Agency for dissemination to the Consulting Tribes.
Building & Safety Division Conditions of Approval
45. When the Entitlement Review is approved submit complete construction drawings including
structural calculations, energy calculations and 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.
46. Disabled access for the site and building must be in accordance with the State of California and
ADA regulations. An accessible path of travel from both potential office spaces is required.
47. Accessible EVC parking spaces for future and required EVCS as per the California Green Code
and the municipal code is required.
48. City of Redlands Non -Retaining CMU block wall standard for 6' tall max. from top of footing
may be used where applicable. All other City / County wall standards are not acceptable.
CONDITIONAL USE PERMIT NO. 1207 (Alcoholic Beverage Sales) — Additional Conditions
49. This permit/approval is for issuance of a Type 21 (Off -Sale General) Alcoholic Beverage
Control license for a 36,000 square foot grocery store development located at the northeast
corner of W. Lugonia Avenue and Tennessee Street, within the General Commercial (C-3)
District.
50. Unless commencement of the use has occurred, pursuant to issuance of an Alcoholic Beverage
Control license by the California Department of Alcoholic Beverage Control, or a time extension
is granted in accordance with the Redlands Municipal Code, this approval shall expire two (2)
years from the date of City Council approval.
51. The property owner and applicant and their successors and assigns, shall defend, by paying for
the defense costs of the City of Redlands (for counsel retained by the City), indemnify and hold
hanpless the City of Redlands, and its elected officials, officers, employees, and agents, from
and against any and all claims, actions, and proceedings (collectively "Claims") to attack, set
aside, void or annul the approval of this Conditional Use Permit by the City, or Claims 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 costs or
attorneys' fees. In the event any such action is commenced to attack, set aside, void or annul all,
or any, provisions of this pennit, 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 following
notice of such action from the City, the applicant shall file with the City a performance bond or
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irrevocable letter of credit, or other form of security satisfactory to the City (the "Security") in a
form satisfactory to the City, and in the amount of $300,000, to ensure applicant's performance
of its defense and indemnity obligations under this condition. The Security amount shall not
limit the total indemnity obligation of the applicant pursuant to this condition. The failure of the
applicant to provide the Security shall be deemed an express acknowledgement and agreement
by the applicant that the City shall have the authority and right, without objection by the
applicant, to revoke all entitlements granted for the project pursuant to this permit. The City
shall have no liability to the applicant for the exercise of City's right to revoke this permit.
52. Conditional Use Pen -nit No. 1207 may be reviewed, modified, or revolted by the City in
accordance with RMC Chapter 18.192 should it be determined that the proposed use does not
comply with any of its operational standards or conditions; or if the use or conditions under
which they were permitted are detrimental to the public health, welfare, or materially injurious to
property or improvements in the vicinity; or if the use is maintained so as to constitute a public
nuisance.
53. The proposed use is subject to all requirements of the California Department of Alcoholic
Beverage Control (ABC). The applicant shall maintain compliance with all applicable ABC
regulations and license conditions.
54. No alcoholic beverage sales are permitted between the hours of 12:00 A.M. to 6:00 A.M daily
(unless and until a Revision is approved by the Planning Commission).
55. The project shall comply with the provisions of the City of Redlands Noise Ordinance (RMC
Chapter 8.06) at all times. Live -music or entertainment is not permitted.
56. A "complaint response community relations" program shall be established by the owner of the
business and shall include the following items:
a. Posting at the entry of the establishment a sign providing the telephone number for
the area commander of the local police department substation to any requesting
individual.
b. Coordinating efforts with the police department to monitor community complaints
about establishment activities.
c. Having a representative of the establishment meet with neighbors at their request
attempt to resolve any neighborhood complaints regarding the establishment.
57. The following signs shall be prominently posted in a readily visible area:
a. "California State Law prohibits the sale of alcohol beverages to persons under 21
years of age."
b. "No Loitering or Public Drinking."
c. "It is illegal to possess an open container of alcohol in the vicinity of this
establishment."
58. A copy of the Conditions of Approval and the ABC license shall be kept on the premises of the
establishment and presented to any law enforcement officer or authorized state or city official
upon request.
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59. The establishment's operators and employees shall discourage loiterers, ask persons loitering
longer than fifteen minutes to leave the area, and contact local law enforcement officials for
enforcement of applicable trespassing and loitering laws if persons requested to leave fail to do
SO.
60. The establishment shall operate in a manner appropriate with mitigating alcohol related problems
that negatively impact those individuals living or working in the neighborhood including but not
limited to sales to minors, the congregation of individuals, violence on or near the premises,
drunkenness, public urination, solicitation, drug -dealing, drug use, loud noise and litter.
61. The project shall comply with the applicable provisions of the Redlands Municipal Code,
including Chapter 18.190 (Alcohol Beverage Sales Establishment Regulations).
CONDITIONAL USE PERMIT NO. 1208 (Drive -through Restaurant) — Additional Conditions
62. This permit/approval is for Conditional Use Permit No. 1208 to construct a 3,900 square -foot
restaurant with two drive -through lanes and related site improvements including parking lot,
landscape, lighting, etc., located at the northeast corner of Lugonia Avenue and Tennessee
Street.
63. Unless construction has commenced pursuant to the issuance of a building permit, or a time
extension is granted in accordance with the Redlands Municipal Code, this approval shall expire
two (2) years from the date of City Council approval.
64. 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 subj ect 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 nun on the date this project was approved by the City.
65. The property owner and applicant and their successors and assigns, shall defend, by paying for
the defense costs of the City of Redlands (for counsel retained by the City), indemnify and hold
harmless the City of Redlands, and its elected officials, officers, employees, and agents, from
and against any and all claims, actions, and proceedings (collectively "Claims") to attack, set
aside, void or annul the approval of this Conditional Use Permit by the City, or Claims 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 costs or
attorneys' fees. In the event any such action is commenced to attack, set aside, void or annul all,
or any, provisions of this 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 following
notice of such action from the City, the applicant shall file with the City a performance bond or
irrevocable letter of credit, or other form of security satisfactory to the City (the "Security") in a
form satisfactory to the City, and in the amount of $300,000, to ensure applicant's performance
of its defense and indemnity obligations under this condition. The Security amount shall not
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limit the total indemnity obligation of the applicant pursuant to this condition. The failure of the
applicant to provide the Security shall be deemed an express acknowledgement and agreement
by the applicant that the City shall have the authority and right, without objection by the
applicant, to revoke all entitlements granted for the project pursuant to this permit. The City shall
have no liability to the applicant for the exercise of City's right to revoke this permit.
66. This permit/approval is granted for the project plans on file with the Planning Division. The
project shall conform to the plans, except as otherwise specified in these conditions.
67. The issuance of any permits shall comply with all applicable provisions of the Redlands
Municipal Code, the California Building Code, and the California Fire Code currently in effect.
68. All plans submitted to the City shall reflect the Planning Commission and City Council approval
and any other changes required by the Commission, Council and/or staff. This condition applies
to the site plan, landscape plans, building elevations and materials, and all other illustrations,
text, or plans submitted to the City in connection with this project.
69. The applicant shall not make any modifications or changes during constriction that are in
conflict or contrary to the project's approved site design, grading plan, landscaping plan, or
building elevations without first consulting with the Development Services Director or designee.
70. A copy of the approved Conditions of Approval shall be included on the cover page of the
construction plans submitted to the Building Division.
71. Prior to issuance of a building permit or business license (whichever occurs first) the applicant
shall submit a drive through operations and queuing management plan for review and approval
by the Development Services Director.
72. No Certificate of Occupancy shall be granted until all applicable conditions of approval have
been satisfied.
73. All plans submitted to the City shall reflect Planning Commission approval and any other
changes required by the Commission and/or staff. The Development Services Director is
authorized to approve minor modifications to the approved 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.
74. 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) to be used in construction.
75. Transformer cabinets and coimnercial gas meters shall not be located within required setbacks
and shall be screened from public view either by architectural treatment or with landscaping.
Multiple electrical meters and panels shall be fully enclosed and incorporated into the overall
architectural design of the building(s). Backflow preventers shall be enclosed with landscaping
27
IAResolutions\Res 8700-8799\Resolution No, 8752.Regency Cenlembm.02.26.2026.doc
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 (e.g., 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.
76. Ground mounted equipment shall be screened from public view on all sides subject to review
and approval by the Development Services Director, prior to issuance of building permits.
77. During the plan check review process, the Developer shall provide a lighting plan that provides
design details (light standards, bollards, wall mounted packs, etc.) and illumination site
information within pathways, streetscapes, and open spaces proposed throughout the
development. An electrical engineer shall prepare the site lighting and/or photometric plan
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. The illumination within the parking lot shall be a
minimum of 0.5-foot candle and illumination along all property lines of the project site shall not
exceed 0.5-foot candle. Walkway lighting shall have a maximum height of 12 feet and all
parking lot lighting shall have a maximum height of 30 feet.
78. 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.
79. All lighting shall be shielded and directed downward. No light or glare shall impact the
surrounding properties.
80. Prior to issuance of building permits, the Developer shall demonstrate that light standards will
not conflict with tree locations. Developer shall submit a plan showing both the lighting and
landscape on the same sheet.
81. 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.
82. Landscape and Irrigation Plans shall provide water use calculations on the submitted plans, and
Developer shall demonstrate compliance with the Model Water Efficient Landscape Ordinance
prior to permit issuance. The plans shall be prepared by a California -licensed landscape architect.
83. The Final Landscape Plans shall incorporate the following:
a. The landscape plan shall comply with all requirements for landscaping in pursuant to
the Redlands Municipal Code
b. The landscape plans shall be detailed and show the specific distribution, size, and
amount of each species of trees, shrubs, and groundcover;
c. All plant material shall be sized so that the landscaping has an attractive appearance at
the time of installation and a mature appearance within three (3) years;
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d. Trees with a trunk height of not less than six feet (6) shall be installed in the planters at
each end of an aisle, at three (3) space intervals throughout the parking area, and at
twenty -foot (20') intervals along the periphery of the parking area. Within parking areas,
trees may be clustered in groups to achieve a more natural setting provided the total
member of trees meets the previous planting requirements;
e. At least fifty percent (50%) of the trees shall be an evergreen variety and shall be evenly
distributed throughout the parking area•,
f. At least fifty percent (50%) of the trees shall be fifteen (15) gallon in size, twenty five
percent (25%) shall be twenty -four -inch (24") box size, and twenty five percent (25%)
shall be thirty -six-inch (36") box in size. All trees shall meet the following minimum
caliper sizes. If the caliper size cannot be met at the container size, then the developer
shall increase the container size to meet the required caliper;
g. All trees identified on the landscape plan are to be maintained and the trimming or
maintenance of them shall serve the purpose to bring them into a full canopy type
configuration. If applicant/developer fails to maintain and trim said trees to allow for
full canopy type configuration, applicant/developer shall be in violation of its conditions
of approval and subject to enforcement as allowed by law;
h. All landscape planters that are ten feet (10') or less in width shall utilize measures such
as root barriers or other deep watering system to minimize heaving of parking area
pavement and curbs by tree roots; and
i. An automatic irrigation system shall be utilized to irrigate the site's approved landscape
design;
j. Where automobile bumpers overhang landscaped planters, two feet (T) of clear areas
unobstructed by trees or shrubs shall be provided for overhang.
k. The proposed landscape planter along the Tennessee Street frontage shall incorporate
opaque screening a minimum of 3 feet high (or height of standard vehicle headlights) to
screen the drive -through lane and front parking lots from public right-of-way. Screening
shall be accomplished through construction of a 3' 0" high CMU decorative block wall,
including hedge type plants and shrubs (which shall be placed on the exterior side of the
wall along street frontage).
84. The landscape architect responsible for the design of the project's landscape plan shall review
and certify, prior to a request by the applicant for a final occupancy inspection, that the installed
landscaping meets the specifications of the approved landscape plan.
85. Signs shown on the project plans are not included in this permit/approval. Before placing or
constructing any signs on the project property, Developer shall obtain approval of a Sigh
Program and appropriate sign permits from the City. Sign locations and illumination are subject
to review and approval by the Planning Division under separate permit(s). Certain types or sizes
of signs may require Planning Commission and/or City Council review and approval under
separate sign permit(s), if required by the Redlands Sign Regulations or Measure U.
86. Glazing or image reflective surfaces (specular reflectance), such as the glazing on windows,
shall be limited to a maximum reflectance value of twenty five percent (25%). "Specular
reflectance" means any mirror like reflection, as contrasted to diffused reflection from such
surfaces as concrete or vegetation.
29
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87. 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.
88. Prior to issuance of a building permit, the applicant shall be required to obtain approval of a
construction site safety plan by the Redlands Police Department providing adequate security
measures such as lights, video cameras, vehicle transponders, locks, alarms, trained security
personnel, fencing etc. The nature of the measures will depend on the specific requirements of
the site and may vary with the different stages of construction. The applicant shall be responsible
for the compliance of all subcontractors working on the site.
89. The project site shall be kept in a weed and dust free condition throughout all periods of
development. Graded areas proposed for development in a later phase to be planted with annual
grasses and to be maintained in a weed -free condition until development occurs, if said phase
will not begin construction within six (6) months of completion of previous phase.
90. ** Prior to the issuance of a building permit, the applicant shall submit landscaping and building
plans indicating the addition of trellises and associated landscaping adjacent to the drive -through
building. ** Added by the Planning Commission on January 13, 2026
91. ** Prior to the issuance of a building permit, the applicant shall revise the project plans to
relocate the drive -through service window to the north approximately 20 feet to allow vehicle
queuing after being served and before entering the project's main drive aisles. ** Added by the
Planning Commission on January 13, 2026
Other Departments — All Entitlements (as applicable)
92. Conditions of Approval from the following City Departments/Divisions are applicable to the
project, and are hereby incorporated by reference:
Land Use Engineering Division (Exhibit D)
End of Conditions of Approval
Brian Foote
City Planner/Planning Manager
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EXHIBIT D
Land Use Engineering Division
Conditions of Approval
[Attached]
31
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REDLANDS DEVELOPMENT SERVICES DEPARTMENT
LAND USE ENGINEERING
DEVELOPMENT REQUIREMENTS
COMMISSION REVIEW AND APPROVAL NO.976
Date of P.C. Meeting: January 13, 2026
Applicant: Ray Kayacan, Regency Centers
Location: Northeast Corner of West Lugonia Avenue and Tennessee
Street
Project Description: Construct a Shopping Center with One Major Anchor Tenant,
Pour Multi -Tenant Retail Buildings, and One Restaurant Pad
with Drive-Thru Lane
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.
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/Erosion Control Plan. Erosion/Sediment Control Plan shall be
submitted for review and approval. A copy of the project's Storm Water
Pollution Prevention Plan (SWPPP) shall be submitted for review.
SWPPP Best Management Practices (BMPs) to prevent and control
discharges to the municipal separate storm sewer (drain) system shall be in
effect for the entire duration of project construction to its completion and
acceptance by the City. (RMC 13,54)
C. Water Quality Management Plan. Submit preliminary/final Water Quality
Management Plan (WQMP) for review and approval. WQMP shall
consist of post construction Best Management Practices (BMPs) prepared
in accordance with the requirements and guidelines of the San Bernardino
County Stormwater Program. The requirements of the WQMP shall
remain in effect throughout the life of the project. (California State Order
No. R8-2010-0036)
January t 3, 2025
—... —
.age 2_
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Six (6)
copies of each are required, After final review, grading and SWPPP plans shall
be submitted on 24" x 36" size, min. 4 mil, mylar sheets for City's approval.
3. Submission of plan sets shall be complete and include all required engineering
designs and drawings listed in No. 2 above, All plans submitted shall be
substantially complete, and no plan check queue place -holder plans will be
accepted. An incomplete plan submittal will not be accepted for plan check.
4. All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Hydrology Report and Hydrologic Calculations; (RMC 19.12.080)
b. Geoteclmical Report; (RMC 15.04) and
c. Easement Documents. (RMC 18.12.080)
5. A final WQMP that is in substantial conformance with the preliminary WQMP
and in full conformance with the WQMP Guidance Document shall be submitted
and approved prior to the approval of precise grading plans.
6. 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).
7. Cash cleanup deposit shall be submitted ($7,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request. (RMC
12.16.290)
NOTE; Cash cleanup deposit submitted during the grading process could be
transferred to be used during building construction or off -site improvement
construction.
8. For all development requiring coverage under the state of California General
Storm Water Permit, in effect at the time of permit issuance, and whom have filed
with the State Board a Notice of Intent (NOI), a copy of the Waste 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 min or greater. In addition, the FCS shall trap trash from the greater of:
CRA No. 976
January 13, 2025
_ _ ... Page 3 ...,
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.
10. Provide a permission letter to access and grade on adjacent property(s) as needed.
B. The following items are required prior to RECORDATION OF TRACT/PARCEL
MAP.
No map is required for this application.
C. The following items are required prior to issuance of the BUILDING PERMIT
1, Pay plan check fee as established per resolution. The amount is to be determined
at plan check submittal.
2. Plans required to be submitted shall include:
a. Street Improvement;
b. Pavement Striping Plans (including reflectorized pavement markers);
c. Street Tree Installation — Street trees shall be provided as per the approved
Street Tree List;
d. Traffic Signal Modification/Construction; and
e. Strectlight Installation — Provide street lighting plan which show
approved locations of service pedestal(s), conduits, streetlights,
appurtenances, and any necessary detail by Southern California Edison
Company.
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.
5. Finalize and obtain all necessary onsite and offsite permissions, permits,
easements, right-of-way, and properties in order to satisfy the conditions of
approval for this project. Such items shall include:
d. Encroachment Permits from Caltrans, County, and other agencies.
6. All off -site improvements shall be designed by owner's Civil Engineer in
accordance with City Standard Specifications and Detail Drawings and Standard
Specifications for Public 'Works Construction (Green Book) latest revision
CRA No. 976
January 13, 2025
- - - Page 4
thereof. 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.
7. The approximate locations of existing underground utilities shall be shown on the
improvement/site/grading plans. The utilities shall be plotted from record and
field data, The City of Redlands and the Engineer assume no liability as to the
exact location of said lines where locations are not shown.
8. Submission of approved onsite potable and irrigations plans (pdf format) 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.
9. Provide pad certification and compaction report to the Building and Safety
Department.
10. 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)
• 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)
• Solid Waste Capital Improvement Charge; (RMC 3.70) and
• Water/Sewer/Recycled Water Frontage Charges. (RMC 13.44 and
13.12.)
11. Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
12. Prior to the issuance of the building permit for Shops 1, the parcel merger of APN
0167-171-11 shall be recorded.
13. Although this project will have an on -going inspection throughout construction, a
final inspection for all off -site improvements must be scheduled by developer to
certify that these improvements comply with City specifications. (RMC
12.16.090)
CRA No. 976
January 13, 2025
Fage -
14. Requirements for West Lugonia Avenue, (RMC 18.12.080):
a. Dedicate to provide for a 52 foot half street right-of-way width including
35 foot radii and pedestrian ramp at Tennessee Street property line return;
b. Construct standard curb and gutter 40 feet north side of street centerline;
C. Widen westbound right -turn lane at Tennessee Street as accepted by the
City Engineer.
d. Modify traffic signal and increase cycle length as described in the Traffic
Impact Analysis at the Home Depot entrance and as accepted by the City
Engineer.
e. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the now curb and gutter to the street centerline
verified through a geotechnical report;
f Construct standard sidewalk along the entire street frontage and ramps at
all curb returns;
g. Install LED ornamental streetlight(s) with the equivalent illumination of a
150 watt sodium vapor streetlight. Streetlight spacing shall be determined
by the City of Redlands design specifications, Location of the light(s) 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;
h. Modify existing traffic signal at Tennessee Street as accepted by the City
Engineer.
i. Provide street trees avoiding sewer and water laterals as accepted by the
Facilities and Community Services Department. Prepare and submit a
separate street tree plan for City approval.
j. Construct underwalk drain, if necessary;
k. Use traffic index of 9.0; and
1. Install commercial fire hydrants as required by the Redlands Fire
Department.
15. Requirements for Tennessee Street (RMC 18.12.080):
a. Coordinate with property owner to the north (TPM 20688) and dedicate to
provide for an 88 +/- foot street right-of-way width as accepted by the City
Engineer;
b. Coordinate with property owner to the north (TPM 20688) and construct
standard curb and gutter 32 feet on both sides of proposed street centerline
as accepted by the City Engineer•,
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 to the street centerline
verified through a geotechnical report;
d. Construct standard sidewalk along the entire street frontage and ramps at
all curb returns;
C_:_ l M01 '
January 13, 2025
Page 6 ..
e. Install LED ornamental streetlight(s) with the equivalent illumination of a
150-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;
f. Provide street trees avoiding sewer and water laterals as accepted by the
Facilities and Community Services Department. Prepare and submit a
separate street tree plan for City approval;
g. Coordinate with property owner to the north (TPM 20688) and construct
standard pavement transition based on design speed of the street from the
northerly property line to north as needed and as accepted by the City
Engineer;
h. Construct underwalk drain, if necessary;
i. Use traffic index of 9,0; and
j. Install commercial fire hydrants as required by the Redlands Fire
Department.
16. At W. Lugonia Avenue and Texas Street change lane configuration of the
northbound approach (one northbound left turn lane with storage length of 40'
and one northbound through and right -turn lane),
17. At E. Lugonia Avenue and Orange Street increase cycle length to 100 seconds
and optimize the splits as described in the Traffic impact Analysis, accepted by
Caltrans, and as accepted by the City Engineer.
18. Coordinate with adjacent property owner to the east (CRA 941) and provide for
adequate drainage facilities. The applicant shall provide and submit all necessary
hydrology/hydraulic studies and calculations in accordance with the San
Bernardino County Hydrology Manual. (RMC 18.12.080)
19. All off -site utilities shall be placed underground. The widergrounding shall
include power poles located along the project site's street frontage(s) and may
include power poles beyond the site's boundary as determined by Southern
California Edison. Those overhead utility lines that are 66KV or greater will not
be required to be undergrounded. Any power pole(s) that contain a streetlight may
be required to install a standard streetlight, in accordance with the Municipal
Utilities and Engineering Department's standards. Plans shall be submitted that
detail the undergrounding of all off -site utilities, subject to review and approval
by the City Engineer. (RMC 18,12.080)
20. Install reduced pressure principle backflow devices as required by City Engineer.
(RMC 13.20)
21. Install onsite fire line with double detector check valve backflow devices at
. service connection satisfactory to the City Fire Department. (RMC 13.20)
CRA No. 976
January 13, 2025
- Page 7
22. Comply with the Solid Waste Recycling Access Act of 1991 (AB 1327) and
install double solid waste bin enclosure(s). Submit a plan prepared by a licensed
engineer showing bin enclosure(s) location on the site plan with solid waste truck
turning and/or turnaround track template superimposed.
23. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
24. Dedication documents shall be prepared by a licensed Land Surveyor or
registered Civil Engineer (registered prior to January 1982) and must be
submitted for review and approval before recordation. (California B&P Code
8761 and CCR 4411)
25. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows (RMC 18.12.080):
Performance 100% security (due prior to building permit issuance)
(Warranty) 10% security (due at acceptance of improvements)
Labor and Materials 50% security (due prior to building pennit issuance)
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.
26, The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work. (RMC 18.12.080) and
12.20.100)
27. Execute Public Improvement Agreement. (RMC 12.22,060)
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 the Water Source Acquisition Charge; (RMC 13,40)
3. Pay the Recycled Water Capital Improvement Charge; (RMC 3.53.050)
4. Pay Water/Sewer/Recycled Water Frontage Charges. (RMC 13.44 and 13.12.)
S. Pay the Water Meter Charge. (Redlands Ordinance No, 2830)
CRA No. 976
January 13, 2025
—_ .. page 8
E. The following items are required prior to issuance of the ENCROACHWNT
PERMIT.
1. Cash cleanup deposit shall be submitted ($1,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request.
(Required unless previously submitted under Sections A, B or C) (RMC
12.16.290)
Section 4216/4217 of the Goverment 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)
4. 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)
5. 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)
6. 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.
7. 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.
Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows:
Peif%rnance 100% security (due prior to building permit issuance)
(Warranty) 10% security (due at acceptance of improvements)
Labor and Materials 50% security (due prior to building permit issuance)
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.
9. Execute Public Improvement Agreement.
CRA No. 976
January 13, 2025
— — .... Page. g..
10. The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
F. The following items are required prior to issuance of CERTIFICATE OF
OCCUPANCY,
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.
3. The Engineer of Record shall file a Final Certification for all grading and
improvements relating to the project development.
4. Owner's Licensed Land Surveyor shall reset survey points, monuments, record
corners, and centerline ties that were destroyed during construction and shall file
Corner Records for those points prior to completion of the project with San
Bernardino County Surveyor. Copies of information shall be furnished to the
Municipal Utilities and Engineering Department. [California B&P Code 8762,
8767, 8768, 8771, and 8773(b)]
5. 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.)
6. Streets may be required to have a seal coat applied at the option of the City
Engineer. Type of seal coat is to be determined by the City Engineer,
7. Resurface existing roadway as directed by the City Engineer due to utility
installations and construction damage.
8. Existing striping shall be removed and replaced as necessary. New striping and
pavement markings shall be installed as required by the City Engineer.
9. Owner/Developer shall provide recycling receipts as required by the recycling
plan.
G. The following items are required prior to release of
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.
CRA No. 976
January 13, 2025
2. Tie sheets shall be submitted for all monuments found and/or set in the public
right -of way.
3. The release of securities/warranties/deposits must be requested in writing to the
City Engineer. Allow 30 days for processing.
DONALD Y� , M.P.
One Stop Permit enter Manager
fi-r—C,
Initial
FILE: CRA476