Redlands City Council
May 10, 2022

Pages 2-4 through 2-320: Comment letter from Mitchell Tsai, Attorney at Law, on behalf of SRCC.

Pages 2-321 through 2-328: Response to comment letter from Mitchell Tsai, Attorney at Law.

Pages 2-330 through 2-372: Comment letter from Lozeau Drury, LLP, on behalf of SAFER.

Pages 2-373 through 2-384: Response to comment letter from Lozeau Drury, LLP.

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Letter O1: Gabrieleno Band of Mission Indians-Kizh Nation, Received November 22, 2021 (1 page) Redlands Joint Special Meeting of the
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RESPONSE TO COMMENT LETTER O1: Gabrieleno Band of Mission Indians-Kizh Nation Response to Comment O1.1: This comment states that the Tribe agrees with the General Plan Amendment and would like to request additional consultation for future projects where ground disturbance will be occurring within the project site. Written notice was previously provided to the Gabrieleno Band of Mission Indians – Kizh Nation in accordance with California Government Code §65352.3 and Public Resources Code §21080.3.1 in the letter mailed to the Tribe on March 29, 2021. No response or request for consultation was received within 90 days from when the City’s notice was received. As such, tribal consultation for the State Street Village closed, as discussed in Section 6.3.18 of the SCEA (see pages 195-199). Furthermore, Mitigation Measures TCR-1 through TCR-5 are included, which reduce any potential impacts to tribal cultural resources to a less than significant level. The comment does not raise any further environmental concerns or questions; therefore, no further response is warranted. The comment will be forward to City decision-makers.

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Letter 2: Mitchell M. Tsai, Attorney at Law, on behalf of the Southwest Regional Council of Carpenters, Received December 6, 2021
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RESPONSE TO COMMENT LETTER O2: Mitchell M. Tsai, Attorney at Law Response to Comment O2.1: This comment introduces the comment letter, and that the commenter is writing on behalf of the Southwest Regional Council of Carpenters (“SWRCC”). This comment provides background on the SWRCC and Project and introduces the comment letter. Additionally, the comment requests the City notify the firm of any and all notices related to the proposed Project. The firm and SWRCC will be notified regarding any CEQA actions and public hearings related to the Project. The comment does not contain any information requiring changes to the SCEA. No further response is warranted.

Response to Comment O2.2: This comment states that the City should require the applicant to provide additional community benefits such as requiring local hire to build the Project. The comment further states that the use of local hire serves to reduce length of trips, decrease greenhouse gas (GHG) emissions, decrease air pollutants, decrease vehicle miles travelled (VMT), and provides localized economic benefits.

As discussed in the SCEA in Section 6.3.3, Air Quality, emissions of air pollutants from construction would be less than the South Coast Air Quality Management District (SCAQMD) thresholds. As discussed in Section

6.3.8, Greenhouse Gas Emissions, GHG emissions from construction and operation would be less than the threshold Climate Action Plan (CAP). As discussed in Section 6.3.17, Transportation, the proposed Project is located in a transit priority area (TPA), and therefore, screens out of conducting a VMT assessment. As such, no mitigation related to air quality, GHG emissions, or VMT would be required, and impacts would be less than significant. Therefore, pursuant to CEQA Guidelines Section 15126.4, subd. (a)(4)(A)–(B), there is no nexus between mitigation requiring local hire and impacts from the Project on air quality, GHG emissions, and VMT. Comment O2.2 does not provide evidence of significant impacts that require the preparation of an EIR or that would require substantial changes to the SCEA. Comment O2.2 will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.3: This comment states that the City should require the Project to be built to standards exceeding the current 2019 California Green Building Code. As discussed in Response to Comment O2.2, impacts related to air quality and GHG emissions from the proposed Project would be less than significant. Additionally, as discussed in Section 6.3.6, Energy, the Project would not result in inefficient, wasteful, or unnecessary consumption of energy and impacts related to energy usage would be less than significant. Furthermore, the Project would comply with the 2019 California Green Building Code and include multiple additional measures to reduce energy usage, such as energy efficient lighting. Therefore, pursuant to CEQA Guidelines Section 15126.4, subd. (a)(4)(A)–(B), there is no nexus between mitigation requiring the Project to exceed 2019 Green Building Code standards and impacts from the Project on air quality, energy, and GHG emissions. Comment O2.3 does not provide evidence of significant impacts that require the preparation of an EIR or that would require substantial changes to the SCEA. Comment O2.3 will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.4: This comment provides a background summary on the purpose of the CEQA and the function of an EIR. The comment does not contain any information requiring changes to the SCEA. No further response is warranted.

Response to Comment O2.5: This comment provides a summary of when CEQA requires revision and recirculation of an EIR pursuant to Section 21092 of the California Public Resources Code. Additionally, the comment provides a description of what constitutes significant new information. As described throughout this response to comments, no significant information has arisen that would require substantial changes to the SCEA or preparation of an EIR. The comment does not contain any information requiring changes to the SCEA.

No further response is warranted.

Response to Comment O2.6: This comment states that the City must adopt a mandatory finding of significance that the Project may cause a substantial adverse effect on human beings and must mitigate Redlands Joint Special Meeting of the
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COVID-19 impacts. The COVID-19 pandemic is an existing condition of temporary significance and not a Project-specific impact. Effects of the environment on a project are not subject to CEQA review (Public Resources Code Sections 21065 and 21068). CEQA is generally not concerned with the effect the existing environment might have on proposed projects, and such effects are not treated as changes in the physical environment. See, e.g., California Bldg. Indus. Assn. v. Bay Area Air Quality Mgmt. Dist., 62 Cal. 4th 369, 378 (2015) (CEQA does not require analysis of impact that existing environmental conditions might have on project, its residents, or its users, except when required by specific statutory exception). Therefore, the City does not have to analyze the impact of COVID-19, an existing condition, on the Project. Moreover, in the absence of any applicable methodology, such an analysis would be speculative. Therefore, none of the proposed measures are warranted.

CEQA is an environmental protection statute that is concerned with the physical changes to the environment (CEQA Guidelines Section 15358(b)). The environment includes land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance (CEQA Guidelines Section 15360). The Project merits, including any economic and social effects of the Project are not treated as effects on the environment (CEQA Guidelines Sections 15064(e) and 15131(a)) (San Franciscans for Reasonable Growth v City & County of San Francisco (1989) 209 Cal.App.3d 1502). Therefore, consistent with CEQA, the SCEA includes an analysis of the Project’s potentially significant physical impacts on the environment and does not include a discussion of COVID-19. Furthermore, CEQA Guidelines Section 15204(a) states that when responding to comments, lead agencies need only respond to significant environmental issues and do not need to provide all information requested by reviewers. Thus, information related to COVID-19 is not provided. The comment does not raise any CEQA issues, and no further response is required.

Response to Comment O2.7: This comment provides a background summary of the purpose and use of a SCEA. Additionally, the comment provides a summary of when a sustainable project would be exempt from CEQA. The comment does not contain any information requiring changes to the SCEA. No further response is warranted.

Response to Comment O2.8: This comment states that the proposed Project cannot be evaluated under a SCEA since the SCEA fails to incorporate all feasible mitigation measures from prior EIRs, including the Southern California Association of Government’s (SCAG) 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020-2045 RTP/SCS) EIR. As discussed in Section 5.1 of the SCEA, the Mitigation Monitoring and Reporting Program for the RTP/SCS PEIR (SCAG MMRP) does not include project level mitigation measures that are required to be incorporated into the Project. However, the SCAG MMRP provides a list of mitigation measures that SCAG determined a lead agency can and should consider, as applicable and feasible, where the lead agency has concluded that a project has the potential to result in significant effects. Further, the 2020-2045 RTP/SCS is programmatic documents that conducted a regionwide assessment of potential significant environmental effects at a program level and, as such, not all mitigation measures from the Program EIRs would be applicable or feasible at a project level.

The comment claims that the SCEA should have incorporated mitigation measures for impacts that are less than signficant. This claim is contrary to CEQA. As set forth in CEQA Guidelines Section 15126.4(a)(3), CEQA does not require mitigation measures for effects determined to be less than significant. As discussed throughout the SCEA, the Project would only result in potentially significant impacts biological resources, cultural resources, and paleontological resources. As such, mitigation measures are included to reduce impacts to these resources, which substantially comply and relate to the measures within the SCAG MMRP, as further summarized in Table 5-1 of the SCEA. Furthermore, while PRC Section 21155.2(a) states that a SCEA may be utilized for environmental review if a “transit priority project that has incorporated all feasible mitigation measures, performance standards, or criteria set forth in the prior applicable environmental impact reports,” it does not state that a lead agency must implement mitigation measures for impacts that are not significant.

As such, the City has complied with PRC Section 21155.2 and 21159.28. Comment O2.8 does not provide Redlands Joint Special Meeting of the
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evidence of significant impacts that require the preparation of an EIR or that would require substantial changes to the SCEA. Comment O2.8 will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.9: This comment provides a background summary of the SCAG 2016-2040 and 2020-2045 RTP/SCS. The comment does not contain any information requiring changes to the SCEA. No further response is warranted.

Response to Comment O2.10: This comment states that the SCEA fails to show consistency with SCAG’s RTP/SCS performance-based standards, such as per capita GHG emission targets or VMT per capita benchmarks. The commenter incorrectly asserts that the SCEA did not consider performance-based standards under SCAG’s RTP/SCS. There is no requirement to consider any numeric performance-based standards for purposes of determining a potential impact. The SCEA correctly relies on a robust qualitative analysis of the Project’s consistency with SCAG’s RTP/SCS (SCEA pages 33 through 107), consistent with applicable CEQA requirements. Second, the commenter selectively identifies a VMT per capita benchmark specifically for passenger and light duty automobiles and attempts to conflate consistency with unadopted numeric per capita targets. This approach is again flawed because it focuses only on passenger and light duty vehicles and associated emissions, and ignores all other emissions categories, which are correctly evaluated in the SCEA.

As discussed further in Response to Comment O2.16, below, the proposed Project would result in 3.32 MT CO2e/SP, which is below the 6.0 MT CO2e/service population threshold used by the City of Redlands Climate Action Plan. As discussed on page 139 of the SCEA, the threshold is in line with Executive Order S3-15 and SB 32 that recommends local governments to develop plans to reduce GHG emissions to 6 MTCO2e per capita per year by the year 2030 and 2 MTCO2e per capita per year by the year 2050.

As such, the SCEA demonstrates that it would be consistent with SCAG’s RTP/SCS performance-based standard related to per capita GHG emission targets.

Additionally, as discussed on pages 192 to 193 of the SCEA in Section 6.3.17, Transportation, the proposed Project is located within 0.5-mile of an existing major transit stop, and along a high-quality transit corridor.

Additionally, the Project would meet the secondary criteria of having a FAR of greater than 0.75, the parking supplied by the Project is not in excess of the City’s parking code, the Project is consistent with the adopted RTP/SCS, and the Project is not replacing affordable residential units with a smaller number of market rate residential units. As such, impacts related to VMT would be less than significant and the proposed Project would meet SCAG’s RTP/SCS goal of providing housing and commercial uses within transit priority areas.

Furthermore, SCAG’s RTP/SCS performance standards related to VMT are provided as a general goal for jurisdictions and the entirety of the SCAG area to reduce VMT and are not meant as thresholds for individual projects. As such, the SCEA demonstrates that the proposed Project would be consistent with the SCAG RTP/SCS goals related to VMT reduction. Comment O2.10 does not provide evidence of significant impacts that require the preparation of an EIR or that would require substantial changes to the SCEA. Comment O2.10 will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.11: This comment states that the SCEA fails to demonstrate consistency with several 2020-2045 RTP/SCS mitigation measures and performance standards. Additionally, the comment provides specific examples of how the SCEA does not evaluate feasibility of certain 2020-2045 RTP/SCS mitigation measures and states that the SCEA does not provide sufficient information and analysis to determine Project consistency with measures from SCAG’s 2020-2045 RTP/SCS. Public Resources Code (PRC) Sections 21155.2 and 21159.28(a) require that a TPP incorporate all feasible mitigation measures, performance standards, or criteria from prior applicable EIRs, which for the Project would include the 2020- 2045 RTP/SCS Program Environmental Impact Report. However, the SCAG MMRP does provide a list of mitigation measures that SCAG determined a lead agency can and should consider, as applicable and Redlands Joint Special Meeting of the
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feasible, where the lead agency has concluded that a project has the potential to result in significant effects.

For each such mitigation measure, the City considered whether to use the RTP/SCS PEIR mitigation measure or an equally effective City mitigation measure or federal, State, regional, or City regulation. Additionally, pursuant to CEQA Guidelines Section 15126.4, subd. (a)(4)(A)–(B), there must be a nexus between required mitigation and environmental impacts from the proposed Project. As demonstrated by Table 5-1 in the SCEA, the City has complied with PRC Sections 21155.2 and 21159.28(a). Refer also to Response to Comment O2.8. Comment O2.11 does not provide evidence of significant impacts that require the preparation of an EIR or that would require substantial changes to the SCEA. Comment O2.11 will be forwarded to all decisionmaking bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.12: This comment states that the SCEA improperly labels mitigation measures as project design features (PDFs); existing plans, programs, or policies (PPPs); or regulatory compliance measures. It further states that reliance on these PDFs, PPPs, and regulatory compliance measures leads the SCEA to conclude that impacts are less than significant. Throughout the impact analysis of the SCEA, reference is made to PPPs that are applied to all development on the basis of federal, state, or local law, which effectively reduce environmental impacts. Within the SCEA, PPPs are listed to show their effect in reducing potential environmental impacts. Additionally, PDFs are utilized in the SCEA where the Project Applicant has incorporated these measures into the Project design or Project construction to reduce impacts that are less than significant. Furthermore, as discussed in Appendix A. Air Quality Impact Analysis, these PPPs do not constitute mitigation as they are mandatory regulatory requirements and would be required to be implemented by the Project independent of CEQA. As such, these PPPs are accurately utilized within the modeling and analysis of impacts of the Project and serve to reduce impacts through compliance with existing regulations.

Furthermore, it states that the SCEA relies on these measures to justify why 2020-2045 RTP/SCS measures are not adopted and that these measures are not enforceable. As discussed on page 41 and demonstrated in Table 5-1 of the SCEA, these PPPs and PDFs are as equally effective as multiple 2020-2045 RTP/SCS mitigation measures.

Additionally, the comment incorrectly states that these measures would not be included in the Project’s Mitigation Monitoring and Reporting Program (MMRP). As shown in Section 4 of this Final SCEA, the PDFs and PPPs that are included in the SCEA are included in the MMRP for the Project to ensure that they will be enforced by the City of Redlands. Comment O2.12 does not provide evidence of significant impacts that require the preparation of an EIR or that would require substantial changes to the SCEA. Comment O2.12 will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.13: This comment states that Mitigation Measure PAL-1 fails to include performance standards for a qualified paleontological monitor and constitutes mitigation deferral.

Furthermore, the comment states that the paleontologist retained to conduct monitoring of the Project’s excavation activities must meet the requirements for a “qualified professional paleontologist” pursuant to the 2010 Standard Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological Resources by the Society for Vertebrate Paleontology and any paleontological monitors conducting full-time monitoring during the Project’s grading and excavation operations must meet the requirements for a “paleontological resource monitor” pursuant to the 2010 Standard Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological Resources by the Society for Vertebrate Paleontology.

Mitigation Measure PAL-1 has been revised as follows to clarify the required qualifications of the Project paleontologist:

MM PAL-1: Paleontological Resources. Prior to the issuance of the first grading permit, the applicant shall provide a letter to the City of Redlands Planning Department, or designee, from a Redlands Joint Special Meeting of the
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qualified professional paleontologist pursuant to the 2010 Standard Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological Resources by the Society for Vertebrate Paleontology selected from the roll of qualified paleontologists maintained by the County, stating that the paleontologist has been retained to provide services for the project. The paleontologist shall develop a Paleontological Resources Impact Mitigation Plan (PRIMP) to mitigate the potential impacts to unknown buried paleontological resources that may exist onsite for the review and approval by the City. The PRIMP shall require that the paleontologist be present at the pre-grading conference to establish procedures for paleontological resource surveillance. The PRIMP shall also require paleontological monitoring pursuant to the 2010 Standard Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological Resources by the Society for Vertebrate Paleontology for ground disturbing activities greater than five feet in depth within native soil, as determined by the Project paleontologist.

In the event paleontological resources are encountered, ground-disturbing activity within 50 feet of the area of the discovery shall cease. The paleontologist shall examine the materials encountered, assess the nature and extent of the find, and recommend a course of action to further investigate and protect or recover and salvage those resources that have been encountered.

Criteria for discard of specific fossil specimens will be made explicit. If a qualified paleontologist determines that impacts to a sample containing significant paleontological resources cannot be avoided by project planning, then recovery may be applied. Actions may include recovering a sample of the fossiliferous material prior to construction, monitoring work and halting construction if an important fossil needs to be recovered, and/or cleaning, identifying, and cataloging specimens for curation and research purposes.

Recovery, salvage and treatment shall be done at the Applicant’s expense. All recovered and salvaged resources shall be prepared to the point of identification and permanent preservation by the paleontologist. Resources shall be identified and curated into an established accredited professional repository. The paleontologist shall have a repository agreement in hand prior to initiating recovery of the resource.

Per State CEQA Guidelines, recirculation of the SCEA is not required as the above correction merely clarifies the discussion. Comment O2.13 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O2.13 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.14: This comment states that mitigation measures contained in the SCEA are vague and defer critical details. The comment states that MM BIO-1, and the payment of Developer Impact Fees related to PPP PS-1 and PPP PS-3 are vague. The comment concludes that the City should amend the above mitigation measures to specify details of any needed mitigation plans and what performance standards will be used to ensure that impacts will be less than significant. As described on page 187 of the SCEA, PPP PS-1 requires that prior to issuance of building permit, the Developer shall pay applicable school development impact fees levied by the Redlands Unified School District pursuant to the School Facilities Act.

PPP PS-1 is a regulatory requirement pursuant to Senate Bill 50 and specific fees are levied on a per unit and square footage basis as a condition of approval from the City. Therefore, PPP PS-1 does not constitute mitigation, nor does it constitute deferred mitigation under CEQA. Moreover, such fees change from time to time, and the Project applicant will pay the school fee in effect at the time of building permit issuance. As described on page 187 of the SCEA, as a standard requirement and included as a Condition of Approval for the Project, and prior to issuance of any building permits for the Project, the Developer shall pay all applicable City of Redlands Development Impact Fees (DIF) pursuant to the Redlands Municipal Code and/or adopted fee schedules. PPP PS-3 is a regulatory requirement pursuant to the City of Redlands Municipal code, and DIFs are levied on the Project on a per unit and per square foot basis and specific fees would be Redlands Joint Special Meeting of the
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included as a condition of approval from the City. Moreover, such fees change from time to time, and the Project applicant will pay the fees in effect at the time of building permit issuance Therefore, PPP PS-3 does not constitute mitigation, nor does it constitute deferred mitigation under CEQA.

Mitigation Measure BIO-1, included in the SCEA on page 123, requires that if Project activities are scheduled to occur during the bird breeding season (February through August for raptors and March through August for most migratory bird species), a pre‐construction nesting bird survey shall be conducted by a qualified biologist to ensure that active bird nests, will not be disturbed or destroyed. Mitigation Measure BIO-1 provides specific performance standards for when and how a pre-construction nesting bird survey would be required. As the mitigation measure provides requirements for a pre-construction nesting bird survey, which are a standard requirement for adherence to the MBTA and Section 3503 of the California Fish and Game Code and common procedure for development throughout Southern California, specific qualifications for the biologist are not necessary. Therefore, Mitigation Measure BIO-1 does not constitute deferred mitigation under CEQA. Comment O2.14 does not provide evidence of significant impacts that require the preparation of an EIR or that would require substantial changes to the SCEA. Comment O2.14 will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.15: This comment states that Mitigation Measure PAL-1 fails to include performance standards for a qualified paleontological monitor and constitutes mitigation deferral. The comment further states that paleontological monitoring should be conducted following the 2010 Standard Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological Resources by the Society for Vertebrate Paleontology. The commenter is referred to Response to Comment O2.13, above, for a discussion of Mitigation Measure PAL-1. Per State CEQA Guidelines, recirculation of the SCEA is not required as the correction to Mitigation Measure PAL-1 merely clarifies the discussion. Comment O2.15 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O2.15 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.16: This comment states that the SCEA’s GHG analysis and less than significant impact conclusions is incorrect and unsubstantiated as it relies on the California Air Resource Board’s (CARB) Scoping Plan. It further states the analysis should not rely on CARB’s Scoping Plan as the Scoping Plan does not contain project-specific measures. As discussed in Section 8, Greenhouse Gas Emissions, the Project does not rely on CARB’s Scoping Plan as a means to reduce Project impacts. Instead, CARB is referenced as providing reduction standards and thresholds that the City of Redlands has incorporated into its Climate Action Plan. The GHG per capita emissions targets from the Redlands Climate Action Plan were utilized to determine the applicable GHG per capita threshold to apply to the proposed Project. As discussed, the proposed Project would result in 3.32 MT CO2e/SP, which is below the 6.0 MT CO2e/service population threshold used by the City of Redlands. As such, impacts to GHG emissions would be less than significant and would not require the implementation of mitigation measures. Comment O2.16 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O2.16 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.17: This comment states that the proposed Project is not consistent with the CARB Scoping Plan. The table that the comment provides is from the CARB 2017 Scoping Plan Appendix B, Local Action. As stated on page i of the referenced document, the document provides potential actions that could be undertaken at a local level to support the State’s climate goals. As such, these measures are not required to be incorporated by the proposed Project or the SCEA and are merely suggested measures that cities could adopt as part of their Climate Action Plans. As demonstrated on page 141 of the SCEA, as the proposed Project would result in emissions below the per capita threshold set by City’s Climate Action Plan and incorporate Title 24 energy efficiency measures, the proposed Project would not conflict with an Redlands Joint Special Meeting of the
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applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases. Comment O2.17 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O2.17 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.18: This comment states that the Southwest Carpenters requests that the City revise and recirculate the SCEA to address the comments contained within the letter. As discussed in the responses above and below, none of the comments provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA that would require circulation of the SCEA. Comment O2.18 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.19: This comment provides an introduction to the attached comment letter from SWAPE and states that the attachment provides a draft technical report explaining the significance of worker trips required for construction of land use development projects with respect to the estimation of GHG emissions. The report will also discuss the potential for local hire requirements to reduce the length of worker trips, and consequently, reduced or mitigate the potential GHG impacts. This comment is introductory in nature and does not provide comments regarding the analysis within the SCEA. As such, no further response is required.

Response to Comment O2.20: This comment provides background information on the use and purpose of California Emissions Estimator Model (CalEEMod). The comment further provides information on how emissions, trip length, and VMT relate. This comment is introductory in nature and does not provide comments regarding the analysis within the SCEA. As such, no further response is required.

Response to Comment O2.21: This comment provides technical information on default trip lengths within CalEEMod and how to calculate and justify trip lengths. Comment O2.21 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O2.21 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.22: This comment provides a summary of an example on the potential impact of local hire provisions on construction related GHG emissions utilizing the Village South Specific Plan in the City of Claremont. The comment states that for the example, the Project reduced the default trip length of

14.7 miles to 10 miles, which resulted in a decrease of GHG emissions by approximately 17%. As shown on page 10 of the CalEEMod Emissions Model Outputs attachment to Appendix E, Greenhouse Gas Analysis, to the SCEA, the trip length utilized for the proposed Project’s GHG analysis was 14.7 miles. Using this trip length, GHG emissions resulting from construction and operation of the proposed Project would be less than significant, as stated on page 140 of the SCEA. As such, not only does the SCEA provide a conservative analysis of potential GHG emissions resulting from construction of the proposed Project, that conservative analysis would result in emissions below the threshold set by the City of Redlands Climate Action Plan.

Additionally, as detailed in Response to Comment O2.3, above, since GHG impacts would be less than significant from Project construction, pursuant to CEQA Guidelines Section 15126.4, subd. (a)(4)(A)–(B), there is no nexus between requiring local hire provisions and impacts from the proposed Project. Comment O2.22 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O2.22 and this response will be forwarded to all decisionmaking bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O2.23: This comment provides a conclusion to the SWAPE letter attachment and states that SWAPE retains the right to revise or amend this report when additional information becomes available. Comment O2.23 is general in nature does not provide evidence of significant impacts that require Redlands Joint Special Meeting of the
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the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O2.23 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

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Letter O3: Lozeau Drury, LLP, on behalf of Supporters Alliance for Environmental Responsibility, Received December 6, 2021 (43 pages)
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RESPONSE TO COMMENT LETTER O3: Lozeau Drury, LLP
Response to Comment O3.1: This comment provides background on the Project and introduces the comment letter. Comment O3.1 is introductory in nature does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.1 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.2: This comment states that SAFER requests that the Planning Division refrain from taking any action on the Project and SCEA because the SCEA fails to incorporate all feasible mitigation measures from prior EIRs for air quality and hazards and hazardous materials and the SCEA’s conclusions about the Project’s impacts to air quality are not supported by substantial evidence. In addition, the comment requests that the City prepare an EIR for the Project. Comment O3.2 is introductory in nature does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.2 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.3: This comment provides a summary of the proposed Project description and states that a SCEA has been prepared for the proposed Project pursuant to PRC 21155.2. Comment O3.3 is introductory in nature does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.3 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.4: This comment provides a background summary of the purpose, use, and legal background of a SCEA and provides a summary of SCAG’s 2020-2045 RTP/SCS. Comment O3.4 is introductory in nature and does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.4 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.5: This comment states that all feasible mitigation measures, performance standards, or criteria set forth in the prior applicable environmental impact reports and adopted in findings made pursuant to Section 21081 are required to be applied to the Project. It further states that the SCEA does not adopt multiple feasible mitigation measures from the 2020–2045 RTP/SCS Program EIR. In particular, mitigation measures related to air quality and hazards and hazardous materials were not adopted, including 2020–2045 RTP/SCS Program EIR’s MM AQ-1 and MM HAZ-1. As discussed in the SCEA in Section 6.3.4, Air Quality, and Section 6.3.9, Hazards and Hazardous Materials, impacts related to air quality and hazardous materials would be less than significant with the implementation of standard regulatory requirements. Therefore, pursuant to CEQA Guidelines Section 15126.4, subd. (a)(4)(A)–(B), there is no nexus between mitigation outlined in the 2020-2045 RTP/SCS Program EIR and impacts from the Project on air quality and hazardous materials. Comment O3.5 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. The commenter is also referred to Reponses to Comments O2.8 and O2.11. Comment O3.5 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.6: This comment states that the 2020-2045 RTP/SCS EIR MM AQ-1 requires that a project use Tier 4 Final equipment, however, the SCEA does not require Tier 4 equipment to mitigate the Project’s air quality impacts. The comment states that rather than apply all feasible mitigation measures, the SCEA claims that compliance with SCAQMD and CARB regulations would be consistent with the 2020-2045 RTP/SCS. As discussed in the SCEA in Section 6.3.4, Air Quality, impacts related to air quality would be less Redlands Joint Special Meeting of the
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than significant with the implementation of standard regulatory requirements. Therefore, pursuant to CEQA Guidelines Section 15126.4, subd. (a)(4)(A)–(B), there is no nexus between mitigation outlined in the 2020- 2045 RTP/SCS Program EIR and impacts from the Project on air quality. Comment O3.6 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.6 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.7: This comment states that the SCEA does not include mitigation measures related to hazards and hazardous materials, specifically regarding potential petroleum contamination related to a former underground storage tank onsite. While the SCEA listed MM HAZ-1 on page 145, MM HAZ-1 is not included as mitigation for hazards and hazardous materials. Based on a typographical error, Threshold D on page 145 will be revised as follows:

Less Than Significant Impact. According to the California Department of Toxic Substances Control (DTSC) EnviroStor database, the Project site is not located on a federal Superfund site, State response site, voluntary cleanup site, school cleanup site, corrective action site, or tiered permit site (DTSC 2021). However, the Project site is identified by the State Water Resources Control Board GeoTracker as having a former leaking underground storage tank. In 1987 a leak of diesel fuel associated with an underground storage tank was reported, cleaned up, and reported as closed (SWRCB 2021). As such, the leaking underground storage tank no longer poses a hazard to the public or the environment. However, according to the Phase I ESA, absent the data confirming whether a release had occurred following the removal of any USTs, it is possible that petroleum hydrocarbons may have impacted the subsurface soils of the subject property. As such, Projectspecific MM PPP HAZ-1 is included to outline adherence to California UST Regulations (Title 23, Chapter 16 of the California Code of Regulation). require the applicant to pay for the removal of any UST that is encountered during construction activities and requires further soil sampling and remediation if potentially impacted soils are encountered. With implementation of MM PPP HAZ-1, impacts related to existing USTs would be less than significant.

Therefore, the proposed Project would result in less than significant impacts related to a known hazardous materials site pursuant to Government Code Section 65965.5 and would not create a significant hazard to the public or the environment.

This revision does not alter any impact significance conclusions as disclosed in the SCEA. As discussed on page 144 of the SCEA, as discussed in the Phase I Environmental Site Assessment, there is potential for multiple USTs to exist onsite due to the past operation of the site as a gas station. Based on a review of historic Sanborn maps, several gas stations existed onsite from approximately 1949 until 1955. No information pertaining to these facilities including the exact location of USTs, installation or removal dates, tank capacity or construction was found during preparation of the Phase I Environmental Site Assessment. Based on the length of time that the subject property had been utilized as a gasoline service station and absent the data confirming whether a release had occurred following the removal of any USTs, it is possible that petroleum hydrocarbons may have impacted the subsurface soils of the subject property. However, with adherence to mandatory California UST Regulations (Title 23, Chapter 16 of the California Code of Regulation), included as PPP HAZ-1, impacts related to USTs would be less than significant. Therefore, pursuant to CEQA Guidelines Section 15126.4, subd. (a)(4)(A)–(B), there is no nexus between mitigation outlined in the 2020- 2045 RTP/SCS Program EIR and impacts from the Project on hazards and hazardous materials, as existing regulations would reduce Project impacts related to USTs. California Code of Regulations Title 23, Chapter 16 is an existing regulation that includes provisions related to corrective action and testing should an unauthorized release of petroleum previously have occurred onsite. Comment O3.7 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.7 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

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Response to Comment O3.8: This comment states that the SCEA misconstrues the requirements for a SCEA by not requiring all feasible mitigation measures from a previous EIR. It further states that if any mitigation measure is feasible for the Project, it must be applied to the Project in order for the Project to qualify for a SCEA. The comment concludes that since the SCEA does not incorporate all feasible mitigation from the Program EIR, it is improper and the City must prepare an EIR. The commenter misconstrues the intent of PRC Sections 21155.2 and 21159.28(a). PRC Sections 21155.2 and 21159.28(a) require that a TPP incorporate all feasible mitigation measures, performance standards, or criteria from prior applicable EIRs, which for the Project would include the 2020-2045 RTP/SCS Program Environmental Impact Report. The SCAG MMRP does provide a list of mitigation measures that SCAG determined a lead agency can and should consider, as applicable and feasible, where the lead agency has concluded that a project has the potential to result in significant effects. For each such mitigation measure, the City considered whether to use the RTP/SCS PEIR mitigation measure or an equally effective City mitigation measure or federal, State, regional, or City regulation. As discussed throughout the SCEA, there are no potentially significant impacts where the City has not chosen an equally effective mitigation measure. Additionally, pursuant to CEQA Guidelines Section 15126.4, subd. (a)(4)(A)–(B), there must be a nexus between required mitigation and environmental impacts from the proposed Project. As demonstrated by Table 5-1 in the SCEA, the City has complied with PRC Sections 21155.2 and 21159.28(a). The commenter is also referred to Responses to Comment O2.8, O2.11, and O3.5. Comment O3.8 does not provide evidence of significant impacts that require the preparation of an EIR or that would require substantial changes to the SCEA. Comment O3.8 will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.9: This comment states that air quality experts reviewed the SCEA and found that the SCEA’s conclusions related to the Project’s air quality impacts are not supported by substantial evidence. The comment provides an introduction to Exhibit A to the comment letter, which details Mr.

Offerman’s assessment that the SCEA failed to address and mitigate the human health impacts from indoor emissions of formaldehyde. It also provides an introduction to Exhibit B to the comment letter, in which Soil/Water/Air Protection Enterprise (“SWAPE”) find that the SCEA failed to properly model the Project’s emissions and failed to evaluate the Project’s health risk impacts from emissions of diesel particulate matter.

Comment O3.9 is introductory in nature does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.9 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.10: This comment states that the SCEA fails to disclose, analyze and mitigate the significant health risks posed by the Project from formaldehyde, a toxic air contaminant (TAC) to future residents and employees of the Project. The comment further states that emissions of indoor formaldehyde would surpass SCAQMD’s threshold for TACs and the Project would have a significant adverse impact and that carcinogenic formaldehyde emissions are not an existing environmental condition. The comment concludes by stating that the City must include an analysis of formaldehyde associated health risks within an EIR and identify appropriate mitigation measures. As stated within the SCEA on page 131, the proposed Project would be required to comply with the California Green Building Standards Code (CALGreen) Sections

4.504.5 and 5.504.4.5. Furthermore, composite wood products used within the Project must be compliant with the California Air Resource Board (CARB) Airborne Toxic Control Measures Phase II or Toxic Substances Control Act (TSCA) Title VI. These state regulations along with Cal/OSHA are the main regulators of indoor formaldehyde products.

The comment does not describe how the asserted formaldehyde related cancer risk of 112 per million would occur and does not identify any Project -specific conditions (other than the fact that the Project' s construction may use wood building materials) that would lead to impacts. Current federal and state regulations exist, which limit the potential formaldehyde emissions from building materials. On June 1, 2018, the U. S. Toxic Substances Control Act (TSCA) Title VI was implemented, which requires composite wood products sold, Redlands Joint Special Meeting of the
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supplied, offered for sale, manufactured, or imported in the United States are required to meet new emission standards for formaldehyde from composite wood products to reduce exposures to formaldehyde and avoid adverse health effects. Typical composite wood products include hardwood plywood, medium-density fiberboard, and particleboard, as well as household and other finished goods containing these products.

The new emission limits include the following:
• Hardwood Plywood: 0.05 parts per million (ppm)
• Particleboard: 0.09 ppm
• Medium - density fibreboard: 0. 1 1 ppm
• Thin Medium -density fibreboard: 0. 13 ppm
These emission levels were determined to be incompliance with and result in less exposure (e. g., daily intake) than the California Proposition 65 safe harbor level for formaldehyde (40 μg/ day), which is based on Proposition 65' s risk criterion of 1 in 100, 000. Thus, products manufactured to TSCA Title VI and California Proposition 65 safe harbor standards, which is now required by the U. S. EPA for all products manufactured or imported into the United States, would not generate formaldehyde emissions that would exceed the SCAQMD significance threshold of 10 per million.

CARB identifies that these standards are projected to lead to a reduction in statewide formaldehyde emissions of 500 tons per year. Reduced risk of cancer from formaldehyde exposure is also a resulting benefit, and implementation of these standards is estimated to reduce excess cancer cases per million people from formaldehyde exposure by about 40 percent1. The CalGreen Building Code also includes similar formaldehyde limits for building products.

The Project would be implemented pursuant to these formaldehyde requirements, as all products manufactured or imported in the United States would be required to meet these regulations. This would limit the potential of human health and cancer risks to a less than significant level pursuant to the SCAQMD significance threshold of 10 per million. Thus, building material manufacturer compliance with existing regulations would avoid potentially significant impacts related to formaldehyde. Thereby, the Project would also result in less than significant impacts. Comment O3.10 does not provide accurate evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA.

Comment O3.10 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.11: The commenter alleges that the SCEA utilizes non-default values in CalEEMod without substantiation. More specifically, the commenter claims five specific areas were changed without substantiation. A response to each of the five claims is as follows:

1. The commenter claims that the construction durations were changed without justification. As noted in the SCEA and underlying technical report, the construction schedule was appropriately modified to correlate with the Project’s anticipated opening year of 2026. The commenter provides no evidence that this schedule is inaccurate. If the default CalEEMod number of days were to be used, it would underestimate the time needed to construct the project and would inappropriately result in an earlier opening year.

2. The demolition activity that was modeled includes modeling of up to 23,000 tons of debris associated with the existing buildings and improvements that would be removed to accommodate construction of the Project.
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3. Given the type of development proposed (multi-family) residential dwelling units stacked in a building, there would be no natural gas or wood burning fireplaces. If any fireplaces are t installed, they would be electric. Thus, the analysis accurately reflects the Project.

4. The Tractors/Backhoes/Loaders were replaced with a similar horsepower and load factor rated Crawler Tractor as a conservative measure. This is due to the fact that in CalEEMod Tractors/Backhoes/Loaders do not generate fugitive dust emissions. However, Crawler Tractors generate fugitive dust emissions associated with earthmoving activities. As such, the change to CalEEMod is warranted to ensure that fugitive dust emissions from soil movement is accounted for, and this change is more conservative (i.e., would result in greater emissions) than the model defaults.

5. The SCEA and underlying technical document correctly reduce the indoor watering usage by 20% to account for CalGreen requirements. As stated in the citation by the commenter, the source for this change is clear and substantiated – the default CalEEMod data upon which water use is based on is from year 2000 data and do not account for the reductions associated with CalGreen requirements.

Comment O3.11 does not provide accurate evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.11 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.12: This comment states that SWAPE prepared an updated analysis, which found that the Project would result in a significant air quality impact. As such, the comment states that an EIR should be prepared. The remodeling prepared improperly utilized the inaccurate default construction schedule in CalEEMod. The commenter is referred to Response to Comment O3.11. Comment O3.12 does not provide credible evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.12 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.13: This comment states that the SCEA fails to mention or evaluate the Project’s construction or operational toxic air contaminant (TAC) emissions and did not include a construction or operational health risk assessment. SCAQMD recommends that operational HRAs be conducted only for substantial sources of diesel particulate matter (DPM), such as truck stops and warehouse distribution facilities that generate more than 100 trucks per day or more than 40 trucks with operating transport refrigeration units.

As a mixed use project, the Project would not include significant operational sources of DPM emissions or other TACs. Only diesel delivery trucks would be considered a TAC source, of which the mixed-use Project would generate a limited amount that would not result in a health risk at the nearby residential receptors.

Additionally, the SCEA and underlying technical Air Quality Report evaluates both construction and operational emissions that would be generated by the proposed Project and could affect nearby existing sensitive receptors. SCAQMD does not state that construction based HRAs are required. However, as directed by SCAQMD, the local significance thresholds (LSTs) are used to evaluate potential impacts from particulate matter emissions to sensitive receptors in the Project's vicinity from project construction. As shown on page 119 of the SCEA in Tables AQ-4 and AQ-5, local construction and operational related emissions would not exceed SCAQMD LST thresholds.

A HRA analyzing the Project’s construction emissions of diesel particulate matter is not warranted. The primary purpose of an HRA is to determine long-term health risks, such as cancer risks over, for example, a 30-year residency or 70-year lifetime. As discussed in the SCEA, construction of the Project would take less than 5 years. Exposure of such duration would not create long-term health effects to adjacent receptors.

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recommend evaluating risk from extended exposures measured across several years and not for short term construction exposures or for infrequent operational exposure to diesel truck deliveries or trash hauling. 2 Urban Crossroads, Inc. has also reviewed the referenced OEHHA Guidance Manual 3 to determine applicability of the use of early life exposure adjustments to DPM emissions resulting from construction activity.

The commenter contends that an HRA using early life exposure adjustments is required. As set forth above, a construction health risk assessment is not required due to the short-term duration of construction activity (long-term exposure e.g., 9 or 30 years of activity are typically used to generate a risk estimates). Even assuming, for arguments sake, that a HRA was required for construction, the following discussion outlines the substantial evidence to support why early life exposure adjustments are not applicable to construction DPM.

For risk assessments conducted under the auspices of The Air Toxics "Hot Spots" Information and Assessment Act of 1987 (AB 2588), OEHHA applies specific adjustment factors to all carcinogens regardless of purported mechanism of action. Notwithstanding, applicability of AB 2588 is limited to commercial and industrial operations. There are two broad classes of facilities subject to the AB 2588 Program: 1) Core facilities and 2) facilities identified within discrete industry-wide source categories. Core facilities subject to AB 2588 compliance are sources whose criteria pollutant emissions (particulate matter, oxides of sulfur, oxides of nitrogen and volatile organic compounds) are 25 tons per year or more as well as those facilities whose criteria pollutant emissions are 10 tons per year or more but less than 25 tons per year. Industry-wide source facilities are classified as smaller operations with relatively similar emission profiles (e.g., auto body shops, gas stations and dry cleaners using perchloroethylene). The emissions generated from off-road mobile sources are not classified in AB 2588 as core operations nor subject to industry-wide source evaluation.

In comments presented to the South Coast Air Quality Management District (SCAQMD) Governing Board (Meeting Date: June 5, 2015, Agenda No. 28) relating to toxic air contaminant exposures under Rules 1401, 1401.1, 1402 and 212 revisions, use of the OEHHA Guidelines specifically related to the applicability and use of early-life exposure adjustments for projects subject to CEQA, it was reported that4:
“The Proposed Amended Rules are separate from the CEQA significance thresholds. The SCAQMD staff is currently evaluating how to implement the Revised OEHHA Guidelines under CEQA. The SCAQMD staff will evaluate a variety of options on how to evaluate health risks under the Revised OEHHA Guidelines under CEQA. The SCAQMD staff will conduct public workshops to gather input before bringing recommendations to the Governing Board. In the interim, staff will continue to use the previous guidelines for CEQA determinations.”
To date, the SCAQMD, as a commenting agency, has not conducted public workshops nor developed policy relating to the application of early-life exposure adjustments utilizing the OEHHA Guidance Manual for projects prepared by other public/lead agencies subject to CEQA.

As a result, it is Urban Crossroads, Inc.’s recommendation that health risk assessments rely upon U.S. EPA documentation when evaluating the use of early life exposure adjustment factors (Supplemental Guidance for Assessing Susceptibility from Early-Life Exposure to Carcinogens, EPA/630/R-003F) wherein adjustment factors are only considered when carcinogens act “through the mutagenic mode of action.” A mutagen is a physical or chemical agent that changes genetic material, such as DNA, increasing the frequency of mutations to produce carcinogenic effects. The use of adjustment factors is recommended to account for the 2 SCAQMD. 2015. Risk Assessment (RA) Procedures for Rules 1401 and 212. Accessed July 2017 at http://www.aqmd.gov/home/permits/risk-assessment; SCAQMD. 2016. AB2588 Supplemental Guidelines. Accessed July 2017 at http://www.aqmd.gov/home/regulations/compliance/toxic-hot-spots-ab-2588/health-risk-assessment 3 http://oehha.ca.gov/air/hot_spots/hotspots2015.html 4 See Response to Comment #13, Page A-7 and A-8 of the June 5, 2015 board meeting Agenda No. 28. http://www.aqmd.gov/docs/default-source/Agendas/Governing-Board/2015/2015-jun1-028 Redlands Joint Special Meeting of the
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susceptibility of producing adverse health effects during early life stages from exposure to these mutagenic compounds.

In 2006, U.S. EPA published a memorandum which provides guidance regarding the preparation of health risk assessments should carcinogenic compounds elicit a mutagenic mode of action (USEPA, 20065). As presented in the technical memorandum, numerous compounds were identified as having a mutagenic mode of action. For diesel particulates, polycyclic aromatic hydrocarbons (PAHs) and their derivatives, which are known to exhibit a mutagenic mode of action, comprise < 1% of the exhaust particulate mass. To date, the U.S. Environmental Protection Agency reports that whole diesel engine exhaust has not been shown to elicit a mutagenic mode of action (USEPA, 20186).

Additionally, the California Department of Toxic Substances Control (DTSC), which is charged with protecting individuals and the environment from the effects of toxic substances and responsible for assessing, investigating and evaluating sensitive receptor populations to ensure that properties are free of contamination or that health protective remediation levels are achieved, has adopted the U.S. EPA’s policy in the application of early-life exposure adjustments which is consistent with the methodology considered herein. As such, incorporation of early-life exposure adjustments for exposures to DPM emissions in the quantification of carcinogenic risk for construction of the proposed project is not warranted.

Given that there is no available guidance that has been adopted by SCAQMD for CEQA purposes and the fact that the Project does not emit any pollutants that elicit a primary mutagenic mode of action, the use of the OEHHA guidelines to determine potential construction health risks would not be appropriate and therefore is not recommended by the City at this time. The SCEA correctly evaluates potential impacts, and no further evaluation is technically required. Comment O3.13 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA.

Comment O3.13 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.14: This comment states that an EIR should be prepared for the proposed Project or the SCEA should be revised prior to any further action on the Project. As substantiated by Response to Comments O3.1 through O3.13 and O3.15 through O3.41, none of the comments within the organization’s comment letter provide evidence of significant impacts that would require preparation of an EIR or that would require substantial changes to the SCEA. Where revisions are necessary in order to provide clarification to the Public Review Draft SCEA based on typographical errors or in response to comments, these revisions were made and are included in Chapter 3, Errata, to this Final SCEA. No further response is warranted.

Response to Comment O3.15: This comment provides a summary of indoor air pollutants. The commenter is referred to the discussion in Response to Comment O3.10. Comment O3.15 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.15 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.16: This comment provides a summary of indoor formaldehyde concentrations in new construction and its associated cancer risks. The commenter is referred to the discussion in Response to Comment O3.10. Comment O3.16 does not provide evidence of significant impacts that require the 5 United States Environmental Protection Agency, 2006. Memorandum – Implementation of the Cancer Guidelines and Accompanying Supplemental Guidance - Science Policy Council Cancer Guidelines Implementation Workgroup Communication II:

Performing Risk Assessments that include Carcinogens Described in the Supplemental Guidance as having a Mutagenic Mode of Action.
6 United States Environmental Protection Agency, National Center for Environmental Assessment, 2018. Integrated Risk Information System (IRIS). Diesel Engine Exhaust.

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preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.16 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.17: This comment states that residential occupants and employees of the Project would have a continuous exposure to formaldehyde, which would result in significant cancer risks. The commenter is referred to the discussion in Response to Comment O3.10. Furthermore, the commenter significantly overestimates the amount of daily formaldehyde exposure to residents and workers. First, the commenter assumes that residential occupants would inhale 20 cubic meters of air per day, yet cites no evidence to substantiate this assumption. According to the American Lung Association, the average person inhales approximately 2,000 gallons of air per day, or roughly 7.57 cubic meters per day.7 Second, the commenter incorrectly applies an entire 70-year average lifetime (24 hours per day from birth to death) to calculate residential formaldehyde exposure, thus vastly overestimating any potential formaldehyde exposure to residents who would occupy the Project. This means that residents would live in their units 24 hours per day for their entire lives. Estimates of how many times a person living in the United States moves in his or her lifetime have ranged from 9 times to 11 times, depending on age, race, and socioeconomic status, among other categories.8 Thus, it is speculative and inaccurate to assume that the initial residents who occupy the Project would remain for the remaining duration of their lives.

The commenter also assumes that the daily exposure level of formaldehyde would be constant for a 45- year period. This significantly overestimates the amount of potential formaldehyde emissions from the Project in several aspects. First, it incorrectly assumes that construction materials would not comply with all applicable regulations. Second, it assumes that formaldehyde emissions from construction materials would remain constant for over 45 years, in fact, they decrease over time.9 Third, based on the US Bureau of Labor Statistics, the median number of years that wage and salary workers had been with their current employer was 4.1 years in January 2020.10 The commenter cites no evidence to support the assumption that the Project would employ the same workers consistently for 45 years. Thus, the commenter’s assumptions that the employees of the Proposed Project would be exposed to a consistent dose of formaldehyde for 40 hours per week over a period of 45 years is unsubstantiated opinion does not reflect a real-world scenario.

By significantly overstating the exposure duration time, the commenter does not provide an accurate assessment of risk exposure. Therefore, the commenter does not provide credible evidence of significant impacts related to indoor air quality.

Moreover, the commenter is speculating that composite wood materials would be used in the interior of the building. Indoor building materials will not be known until the building permit stage. As such, any further analysis on the content of indoor building materials would be speculative.

Therefore, Comment O3.17 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.17 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.
7 American Lung Association, How Your Lungs Get the Job Done, website: https://www.lung.org/blog/how-yourlungs-work, accessed February 2022. 8 United States Census Bureau, Calculating Migration Expectancy Using ACS Data, website:
https://www.census.gov/topics/population/migration/guidance/calculating-migration-expectancy.html, accessed February 2022; FiveThirtyEight, How Many Times Does The Average Person Move, website:
https://fivethirtyeight.com/features/how-many-times-the-average-person-moves/, accessed February 2022 . 9 US EPA, Questions on Formaldehyde, February 10, 2016, website, https://www.epa.gov/sites/default/files/2016- 02/documents/formaldehyde_questions_and_answers_2-16.pdf, accessed February 2022. 10 United States Bureau of Labor Statistics, News Release, Employee Tenure in 2020, released September 22, 2020, website: https://www.bls.gov/news.release/pdf/tenure.pdf, accessed February 2022.

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Response to Comment O3.18: This comment provides a formaldehyde emissions assessment that the commenter states should be used in the SCEA. The commenter is referred to the discussion in Response to Comment O3.10 and O.3.17. Comment O3.18 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.18 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.19: This comment states that outdoor ventilation is an important factor influencing the indoor concentrations of air contaminants. The commenter is referred to the discussion in Response to Comment O3.10 and O3.17. Comment O3.19 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.19 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.20: This comment states that the Project is close to roads with moderate to high traffic as well as air traffic from the San Bernardino International Airport. The comment states that as a result of the high outdoor noise levels, the Project will require a mechanical supply of outdoor air ventilation to allow for a habitable indoor environment. The commenter is referred to the discussion in Response to Comment O3.10 and O3.17. Comment O3.20 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.20 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.21: The comment states that an air quality analysis should be conducted to determine the concentrations of PM2.5. This comment states that based on the traffic in the area, the Project may warrant the installation of high efficiency air filters. The commenter is requesting the installation of MERV 13 or higher, this is now a Title 24 requirement by which the Project will comply. The commenter is referred to the 2019 Title 24 Building Energy Efficiency Standards Section 120.111. Comment O3.21 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.21 and this response will be forwarded to all decisionmaking bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.22: This comment provides recommended mitigation measures to minimize impacts to indoor air quality from formaldehyde. As impacts are less than signficant, no mitigation measures are warranted. The commenter is referred to the discussion in Response to Comment O3.10 and O3.17.

Comment O3.22 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.22 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.23: This comment provides recommended mitigation measures for outdoor air ventilation. As impacts are less than signficant, no mitigation measures are warranted. The commenter is referred to the discussion in Response to Comment O3.10 and O3.17. Comment O3.23 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.23 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.24: This comment provides recommended mitigation measures for air filtration.

The commenter is requesting the installation of MERV 13 or higher, this is now a Title 24 requirement by which the Project will comply. The commenter is referred to the 2019 Title 24 Building Energy Efficiency 11 https://energycodeace.com/site/custom/public/reference-ace2019/index.html#!Documents/section1201requirementsforventilationandindoorairquality.htm) Redlands Joint Special Meeting of the
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Standards Section 120.112. Comment O3.24 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.24 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.25: This comment provides an introduction to SWAPE’s review of the SCEA and includes a summary of the Project Description. Additionally, the comment states that the SCEA fails to adequately evaluate the Project’s hazards and hazardous materials, air quality, and health risk impacts and emissions and health risk impacts are underestimated within the SCEA. The comment concludes that an EIR should be prepared for the Project. Comment O3.25 is introductory in nature does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.25 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.26: This comment states that the SCEA does not include mitigation measures related to hazards and hazardous materials, specifically regarding potential petroleum contamination related to a former underground storage tank onsite. While the SCEA listed MM HAZ-1 on page 145, MM HAZ-1 is not included as mitigation for hazards and hazardous materials. Based on a typographical error, Threshold D on page 145 will be revised as follows:

Less Than Significant Impact. According to the California Department of Toxic Substances Control (DTSC) EnviroStor database, the Project site is not located on a federal Superfund site, State response site, voluntary cleanup site, school cleanup site, corrective action site, or tiered permit site (DTSC 2021). However, the Project site is identified by the State Water Resources Control Board GeoTracker as having a former leaking underground storage tank. In 1987 a leak of diesel fuel associated with an underground storage tank was reported, cleaned up, and reported as closed (SWRCB 2021). As such, the leaking underground storage tank no longer poses a hazard to the public or the environment. However, according to the Phase I ESA, absent the data confirming whether a release had occurred following the removal of any USTs, it is possible that petroleum hydrocarbons may have impacted the subsurface soils of the subject property. As such, Projectspecific MM PPP HAZ-1 is included to outline adherence to California UST Regulations (Title 23, Chapter 16 of the California Code of Regulation). require the applicant to pay for the removal of any UST that is encountered during construction activities and requires further soil sampling and remediation if potentially impacted soils are encountered. With implementation of MM PPP HAZ-1, impacts related to existing USTs would be less than significant.

Therefore, the proposed Project would result in less than significant impacts related to a known hazardous materials site pursuant to Government Code Section 65965.5 and would not create a significant hazard to the public or the environment.

This revision does not alter any impact significance conclusions as disclosed in the SCEA. As discussed on page 144 of the SCEA, as discussed in the Phase I Environmental Site Assessment, there is potential for multiple USTs to exist onsite due to the past operation of the site as a gas station. Based on a review of historic Sanborn maps, several gas stations existed onsite from approximately 1949 until 1955. No information pertaining to these facilities including the exact location of USTs, installation or removal dates, tank capacity or construction was found during preparation of the Phase I Environmental Site Assessment. Based on the length of time that the subject property had been utilized as a gasoline service station and absent the data confirming whether a release had occurred following the removal of any USTs, it is possible that petroleum hydrocarbons may have impacted the subsurface soils of the subject property. However, with adherence to 12 https://energycodeace.com/site/custom/public/reference-ace2019/index.html#!Documents/section1201requirementsforventilationandindoorairquality.htm) Redlands Joint Special Meeting of the
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California UST Regulations (Title 23, Chapter 16 of the California Code of Regulation), included as PPP HAZ-1, impacts related to USTs would be less than significant. Therefore, pursuant to CEQA Guidelines Section 15126.4, subd. (a)(4)(A)–(B), there is no nexus between mitigation outlined in the 2020-2045 RTP/SCS Program EIR and impacts from the Project on hazards and hazardous materials as existing regulations would reduce Project impacts related to USTs. California Code of Regulations Title 23, Chapter 16 is an existing regulation that includes provisions related to corrective action and testing should a unauthorized release of petroleum previously have occurred onsite.

The comment further provides a discussion from the AEP CEQA Portal Topic Paper on mitigation measures which states that a good practice is to include project design features(s) that address environmental impacts in the Mitigation Monitoring and Reporting Program (MMRP). The comment states that PPP HAZ-1 is not formally included as a mitigation measure and the commenter cannot guarantee that it would be implemented, monitored, and enforced on the Project site and states that a mitigation measure should be included which requires the Applicant to pay for the removal of any UST that is encountered during construction activities and require further soil sampling if potentially impacted soils are encountered. As discussed in Chapter 4, MMRP, to the Final SCEA, PPP HAZ-1 is included in the MMRP and therefore it is guaranteed that it would be implemented, monitored, and enforced. Furthermore, mitigation language related to the removal of any UST that is encountered and further soil sampling if potentially impacted soils are encountered is unnecessary as pursuant to PPP HAZ-1 and California Code of Regulations Title 23, Chapter 16, the Project Applicant would be required to pay for the removal of any onsite USTs should any be uncovered and would be required to provide additional soil testing should any unauthorized release of hazardous materials have occurred from the USTs.

The comment concludes by stating that a Phase II ESA should be prepared to investigate the potential that contaminated soils remain on the Project site that are associated with the former USTs. However, the Project site’s parking areas are continually in use for parking and, therefore, it is infeasible to conduct Phase II testing prior to the Project being approved and construction commencing. Additionally, PPP HAZ-1 provides for soil testing as needed should any potentially contaminated soils or USTs be uncovered during construction.

Any soil testing necessary would be conducted with oversight from the Regional Water Quality Control Board, Department of Toxic Substances Control, Riverside County Environmental Health Division, South Coast Air Quality Management District, and/or other regulatory agencies, if necessary. Comment O3.26 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.26 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.27: This comment states that no Phase I ESA was conducted on the parcels of land south of Citrus Avenue and that the Phase I included in the SCEA only covers the portion of the Project site north of Citrus Avenue. Therefore, the comment states that the SCEA is unreliable for purposes of disclosure for any hazards and hazardous material impacts on the Project site south of Citrus Avenue and an EIR should be prepared. While the Phase I ESA included in the SCEA as Appendix F did not explicitly include the parcels south of Citrus Avenue, it did analyze potential hazards related to these parcels and conducted research related to the parcels. As discussed on page 17 of the Phase I ESA, “GTE located at 11 S. 4th Street is listed in LUST, UST, CA FID UST, SWEEPS UST and EMI databases. According to the records the soil at this site was impacted by diesel fuel and the case was subsequently closed in June 27, 1988”. Based on the closed status of the cases, the property listing was not expected to represent a significant environmental concern. This is further discussed under threshold 6.3.9(d) on page 145 of the SCEA. As such, potential impacts related to development of the southern portion of the Project site are adequately disclosed in the SCEA.

Comment O3.27 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.27 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

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Response to Comment O3.28: The commenter alleges that the SCEA utilizes non-default values in CalEEMod without substantiation that necessitate revisions to the SCEA, the commenter provides more detailed comments after this statement and this comment merely serves as an introduction. Comment O3.28 is introductory in nature and does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.28 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.29: This comment alleges that the SCEA is not consistent with the information disclosed in the Air Quality Impact Analysis and Greenhouse Gas Analysis (Appendices A and E to the SCEA), however the comment does not provide any specific comments to support this allegation. Comment O3.29 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.29 and this response will be forwarded to all decisionmaking bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.30: The commenter claims that the construction durations were changed without justification. As noted in the SCEA and underlying technical report, the construction schedule was appropriately modified to correlate with the Project’s anticipated opening year of 2026. The commenter provides no evidence that this schedule is inaccurate. If the default CalEEMod number of days were to be used, it would underestimate the time needed to construct the project and would inappropriately result in an earlier opening year. Comment O3.30 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.30 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.31: The comment claims that the hauling defaults for construction were changed without justification. The demolition activity that was modeled includes modeling of up to 23,000 tons of debris associated with the existing buildings and improvements that would be removed to accommodate construction of the Project. Comment O3.31 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.31 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.32: The comment states that the changes to the gas fireplace values in CalEEMod were changed. Given the type of development proposed (multi-family) residential dwelling units stacked in a building, there would be no natural gas or wood burning fireplaces. Thus, the analysis accurately reflects the Project If any fireplaces are installed, they would be electric. Comment O3.32 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.32 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.33: This comment states that default off-road construction equipment horsepower and load factors were improperly changed. The Tractors/Backhoes/Loaders were replaced with a similar horsepower and load factor rated Crawler Tractor as a conservative measure. This is due to the fact that in CalEEMod Tractors/Backhoes/Loaders do not generate fugitive dust emissions. However, Crawler Tractors generate fugitive dust emissions associated with earthmoving activities. As such, the change to CalEEMod is warranted to ensure that fugitive dust emissions from soil movement is accounted for and this change is more conservative than the model defaults. Comment O3.33 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.33 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

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Response to Comment O3.34: This comment states that default indoor water use rates were improperly changed. The SCEA and underlying technical document correctly reduce the indoor watering usage by 20% to account for CalGreen requirements. As stated in the citation by the commenter, the source for this change is clear and substantiated. The default CalEEMod data upon which water use is based on is from year 2000 data and does not account for the reductions associated with CalGreen requirements. Comment O3.34 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.34 and this response will be forwarded to all decisionmaking bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.35: This comment states that SWAPE prepared an updated CalEEMod model, which changed CalEEMod inputs to all defaults. The comment states that the updated analysis shows that emissions would exceed the applicable SCAQMD thresholds. As substantiated in Response to Comments O3.30 through O3.34, the CalEEMod defaults were properly changed to reflect Project conditions, and the Air Quality Impact Analysis in Appendix A was properly conducted. As such, the less that significant conclusions presented in Section 6.3.3 of the SCEA are accurate. Comment O3.34 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.34 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.36: This comment states that the SCEA fails to mention or evaluate the Project’s construction and operational TAC emissions. The commenter is referred to the discussion in Response to Comment O3.13. Comment O3.36 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.36 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.37: This comment states that the SCEA fails to quantitatively evaluate the Project’s construction and operational TACs and states that the SCEA is inconsistent with CEQA’s requirement to correlate the increase in emissions generated by the Project with the potential adverse impacts on human health. The commenter is referred to the discussion in Response to Comment O3.13. Comment O3.37 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.37 and this response will be forwarded to all decisionmaking bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.38: This comment states that the SCEA’s conclusion is inconsistent with guidance from OEHHA regarding the need for a construction health risk assessment. The commenter is referred to the discussion in Response to Comment O3.13. Comment O3.38 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.38 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.39: This comment states that the SCEA fails to compare the Project’s cumulative cancer risk to the applicable SCAQMD thresholds. The commenter is referred to the discussion in Response to Comment O3.13. Comment O3.39 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.39 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.40: This comment states that SWAPE calculated the excess cancer risk for the Project’s maximally exposed individual resident using applicable HRA methodologies prescribed by OEHHA and found that cancer risks exceed the SCAQMD threshold of 10 in one million. The comment states that the City should prepare an EIR analysis with a HRA to connect the Project’s air quality emissions and potential Redlands Joint Special Meeting of the
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health risks posed to nearby receptors. The commenter is referred to the discussion in Response to Comment O3.13.

The commenter’s screening level analysis and related technical appendices were carefully reviewed for purposes of considering the potential of the Project to result in health risk impacts. Based on this evaluation, methodological flaws were identified that undermine the accuracy of the commenter’s results. A key limitation with the commenter’s analysis is that it relied on a “screening level” model to evaluate health risks. A screening level analysis can be appropriate to assess whether more detailed, refined modeling assessment is needed.

Screening models typically relay on rough, very conservative assumptions to check if a project could cause a significant health impact. If, based on the screening, there is a potential for a significant impact, then no additional analysis is required. In this way, screening models can help save time and money by eliminating the need for some projects to complete more expensive, time-consuming dispersion modeling. Page 4-25 of The Air Toxic Hot Spots Program Guidance Manual for Preparation of Health Risk Assessments states, “screening models are normally used when no representative meteorological data are available and may be used as a preliminary estimate to determine if a more detailed assessment is warranted.” As noted above, screening level results that show a potential significant impact are only relevant to the extent that they demonstrate that the commenter should have then conducted additional analysis using a refined model, AERMOD. As discussed in the Response to Comment O3.13, the commenter’s screening level analysis was not performed in accordance with requirements included in SCAQMD’s methodology and OEHHA’s guidance. The analysis also did not account for the following: (1) site-specific conditions; (2) use of a refined dispersion model; and (3) use of SCAQMD-mandated meteorological data from the closest/most representative meteorological monitoring site within the Project area. Furthermore, the commenter inappropriately assumes construction emissions occur over a 24-hour period and incorrectly construe PM10 emissions from operational activities as operational diesel particulate matter, which leads to the analysis grossly overestimating potential health risk impacts. If the commenter’s analysis accounted for the guidance and data discussed above, then the results would have been substantially less. Therefore, Comment O3.40 does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.40 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

Response to Comment O3.41: This comment states that the commenter has received limited discovery regarding the Project, additional information may become available in the future; and the commentor retains the right to revise or amend this report when additional information becomes available. The comment also states that the comments reflect efforts which were limited to information that was reasonably accessible at the time of the work, and may contain informational gaps, inconsistencies, or otherwise be incomplete due to the unavailability or uncertainty of information obtained or provided by third parties. Comment O3.41 is general in nature and does not provide evidence of significant impacts that require the preparation of an EIR or that would require changes to the Public Review SCEA. Comment O3.41 and this response will be forwarded to all decision-making bodies to inform their decision on the Project. No further response is warranted.

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2. Errata to the State Street Village SCEA
This section contains revisions to the Public Review Draft SCEA based upon: (1) clarifications required to prepare a response to a specific comment; and/or (2) typographical errors. These revisions do not alter any impact significance conclusions as disclosed in the SCEA. Changes made to the SCEA are identified here in strikeout text to indicate deletions and in bold underlined text to signify additions.

Revisions in Response to Written Comments and City Changes to Text The following text, organized by SCEA Chapters and Sections, has been revised in response to comments received on the SCEA and corrections identified by the City.

Section 6.3.7, Geology and Soils
Mitigation Measure PAL-1, on page 138 will be revised as follows:

MM PAL-1: Paleontological Resources. Prior to the issuance of the first grading permit, the applicant shall provide a letter to the City of Redlands Planning Department, or designee, from a qualified professional paleontologist pursuant to the 2010 Standard Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological Resources by the Society for Vertebrate Paleontology selected from the roll of qualified paleontologists maintained by the County, stating that the paleontologist has been retained to provide services for the project. The paleontologist shall develop a Paleontological Resources Impact Mitigation Plan (PRIMP) to mitigate the potential impacts to unknown buried paleontological resources that may exist onsite for the review and approval by the City. The PRIMP shall require that the paleontologist be present at the pre-grading conference to establish procedures for paleontological resource surveillance. The PRIMP shall also require paleontological monitoring pursuant to the 2010 Standard Procedures for the Assessment and Mitigation of Adverse Impacts to Paleontological Resources by the Society for Vertebrate Paleontology for ground disturbing activities greater than five feet in depth within native soil, as determined by the Project paleontologist.

In the event paleontological resources are encountered, ground-disturbing activity within 50 feet of the area of the discovery shall cease. The paleontologist shall examine the materials encountered, assess the nature and extent of the find, and recommend a course of action to further investigate and protect or recover and salvage those resources that have been encountered.

Criteria for discard of specific fossil specimens will be made explicit. If a qualified paleontologist determines that impacts to a sample containing significant paleontological resources cannot be avoided by project planning, then recovery may be applied. Actions may include recovering a sample of the fossiliferous material prior to construction, monitoring work and halting construction if an important fossil needs to be recovered, and/or cleaning, identifying, and cataloging specimens for curation and research purposes.

Recovery, salvage and treatment shall be done at the Applicant’s expense. All recovered and salvaged resources shall be prepared to the point of identification and permanent preservation by the paleontologist. Resources shall be identified and curated into an established accredited professional repository. The paleontologist shall have a repository agreement in hand prior to initiating recovery of the resource.

Section 6.3.9, Hazards and Hazardous Materials
Threshold d on page 145 will be revised as follows:

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Less Than Significant Impact. According to the California Department of Toxic Substances Control (DTSC) EnviroStor database, the Project site is not located on a federal Superfund site, State response site, voluntary cleanup site, school cleanup site, corrective action site, or tiered permit site (DTSC 2021). However, the Project site is identified by the State Water Resources Control Board GeoTracker as having a former leaking underground storage tank. In 1987 a leak of diesel fuel associated with an underground storage tank was reported, cleaned up, and reported as closed (SWRCB 2021). As such, the leaking underground storage tank no longer poses a hazard to the public or the environment. However, according to the Phase I ESA, absent the data confirming whether a release had occurred following the removal of any USTs, it is possible that petroleum hydrocarbons may have impacted the subsurface soils of the subject property. As such, Project-specific MM PPP HAZ-1 is included to outline adherence to California UST Regulations (Title 23, Chapter 16 of the California Code of Regulation). require the applicant to pay for the removal of any UST that is encountered during construction activities and requires further soil sampling and remediation if potentially impacted soils are encountered. With implementation of MM PPP HAZ-1, impacts related to existing USTs would be less than significant.

Therefore, the proposed Project would result in less than significant impacts related to a known hazardous materials site pursuant to Government Code Section 65965.5 and would not create a significant hazard to the public or the environment.

Section 6.3.11, Land Use and Planning
Table LU-1 on page 164 is revised as follows:
7-A.123 Regulate development on sites with known
contamination of soil and groundwater to ensure that
construction workers, future occupants, the public, and the environment are adequately protected from hazards
associated with contamination. Work with State and local agencies to encourage cleanup of such sites.

Consistent. The proposed Project would redevelop the
mostly vacant Redlands Mall with a multi-use development.

As discussed in Section 6.3.9, Hazards, there is potential for multiple underground storage tanks (UST) to exist onsite due to the past operation of the site as a gas station. Based on a review of historic Sanborn maps, several gas stations existed onsite from approximately 1949 until 1955. No
information pertaining to these facilities including the exact location of USTs, installation or removal dates, tank
capacity or construction was found during preparation of the Phase I Environmental Site Assessment. Based on the length of time that the subject property had been utilized as a gasoline service station, and absent the data
confirming whether a release had occurred following the removal of any USTs, it is possible that petroleum
hydrocarbons may have impacted the subsurface soils of
the subject property. As such, PPP Project-specific MM HAZ1 is included to outline California UST regulations that must be complied with require the applicant to pay for the removal of if any UST that is encountered during
construction activities and requires further soil sampling and remediation if potentially impacted soils are encountered.

With implementation of PPP MM HAZ-1, impacts related to existing USTs would be less than significant.

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January 27, 2022
Mr. Michael Morris
Village Partners
4340 Von Karman Ave., Ste 110
Newport Beach, CA 92660
SUBJECT: STATE STREET VILLAGE – REDLANDS TRIP GENERATION EVALUATION Dear Mr. Michael Morris:

Urban Crossroads, Inc. is pleased to provide the following Trip Generation Evaluation for State Street Village – Redlands development (Project), which is bounded by Redlands Boulevard, Orange Street, Citrus Avenue, and Eureka Street in the City of Redlands (see Exhibit 1 for preliminary site plan). The purpose of this trip generation evaluation is to demonstrate the proposed Project is anticipated to generate fewer trips with the trip generation rates provided in the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) as compared to the trip generation evaluated in the State Street Village – Redlands Traffic Analysis (Traffic Analysis) prepared by Urban Crossroads on November 10, 2021.

PROJECT OVERVIEW
The site is occupied by the Redlands Mall, which is currently vacant, in conjunction with a CVS Pharmacy, Union Bank, and Denny’s restaurant (which were operational at the time the driveway counts were conducted for existing uses). The mall site is proposed to be redeveloped with mixed-use buildings with housing over retail, restaurants, and other services. The Project includes multi-family residential units, ground-floor retail space, office space, a roof top restaurant, a recreational building limited to residents, a drug store, and public open space areas. The Project’s restaurant uses include quality restaurant and high turnover (sit down) restaurant, as well as either fast casual restaurant or fast-food restaurant without drive-through window. As the applicant was not at the time certain which, the Traffic Analysis conservatively assumed only fast-food restaurant use, as it would generate more trips. The Project would also develop three parking garages/structures.

Since the time this Project has been scoped with the lead agency and following the commencement of the operations analysis contained within the Traffic Analysis, the site plan square footages have been modified. The Project now includes 700 multifamily dwelling units, 71,778 SF of ground-floor retail, approximately 12,328 SF of office space, amenity areas, a community building, and a 1,721 SF rooftop restaurant space with a rooftop deck. A 14,500 SF drugstore with drive through and surface parking lot is proposed for the area south of Citrus Avenue. The Projects restaurant uses include quality restaurant and high turnover (sit down) restaurant, and fast casual restaurant, but not fast-food restaurant without drive-through window.

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PROPOSED PROJECT TRIP GENERATION (10TH EDITION)
This section presents the trips estimated to be generated by the Project as evaluated in the Traffic Analysis. The trip generation, as previously evaluated, is based upon information collected by the ITE as provided in their Trip Generation Manual (10th Edition, 2017). The trip generation rates are provided on Table 1 and trip generation summary is provided on Table 2. As shown on Table 2, the Project is anticipated to generate a net total of approximately 5,584 two-way trips per day with 770 AM peak hour trips and 536 PM peak hour trips with the ITE Trip Generation Manual (10th Edition, 2017) rates.

TABLE 1: ITE TRIP GENERATION RATES (10TH EDITION)
TABLE 2: PROJECT TRIP GENERATION SUMMARY (10TH EDITION) Redlands Joint Special Meeting of the
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PROPOSED PROJECT TRIP GENERATION (11TH EDITION)
The ITE recently released their Trip Generation Manual (11th Edition, 2021). In addition, the proposed Project has been modified since the completion of the Traffic Analysis as described above.

The trip generation rates (11th Edition) for the proposed Project are provided on Table 3 (the ITE 11th Edition refers to Quality Restaurant as Fine Dining; however, these uses are the same). As shown on Table 4, the Project is anticipated to generate a net total of approximately 5,584 two-way trips per day with 770 AM peak hour trips and 536 PM peak hour trips with the ITE Trip Generation Manual (11th Edition, 2021) rates.

TABLE 3: ITE TRIP GENERATION RATES (11TH EDITION)
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TABLE 4: PROJECT TRIP GENERATION SUMMARY (11TH EDITION)

TRIP GENERATION COMPARISON
As shown in Table 5, the development of the proposed Project with the ITE Trip Generation Manual (11th Edition, 2021) is anticipated to generate 2,150 fewer two-way trips per day with 96 fewer AM peak hour trips and 112 fewer PM peak hour trips as compared to the trip generation evaluated in the Traffic Analysis.

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TABLE 5: TRIP GENERATION COMPARISON

CONCLUSION
Since the trip generation comparison shows that the proposed Project is anticipated to generate fewer trips with the trip generation rates provided in the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) as compared to the trip generation evaluated in the Traffic Analysis, additional traffic operations analysis is not required for this Project as the previously evaluated traffic analysis assumes a more conservative trip generation. The Traffic Analysis therefore represents a conservative analysis.

If you have any questions, please contact me directly at (949) 336-5992.

Respectfully submitted,
URBAN CROSSROADS, INC.

Jose Alire, P.E. Robert Vu, P.E.

Senior Traffic Engineer Transportation Engineer
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EXHIBIT 1: PRELIMINARY SITE PLAN
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January 27, 2022
Mr. Michael Morris
Village Partners
4340 Von Karman Ave., Ste 110
Newport Beach, CA 92660
SUBJECT: STATE STREET VILLAGE – REDLANDS TRIP GENERATION EVALUATION Dear Mr. Michael Morris:

Urban Crossroads, Inc. is pleased to provide the following Trip Generation Evaluation for State Street Village – Redlands development (Project), which is bounded by Redlands Boulevard, Orange Street, Citrus Avenue, and Eureka Street in the City of Redlands (see Exhibit 1 for preliminary site plan). The purpose of this trip generation evaluation is to demonstrate the proposed Project is anticipated to generate fewer trips with the trip generation rates provided in the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) as compared to the trip generation evaluated in the State Street Village – Redlands Traffic Analysis (Traffic Analysis) prepared by Urban Crossroads on November 10, 2021.

PROJECT OVERVIEW
The site is occupied by the Redlands Mall, which is currently vacant, in conjunction with a CVS Pharmacy, Union Bank, and Denny’s restaurant (which were operational at the time the driveway counts were conducted for existing uses). The mall site is proposed to be redeveloped with mixed-use buildings with housing over retail, restaurants, and other services. The Project includes multi-family residential units, ground-floor retail space, office space, a roof top restaurant, a recreational building limited to residents, a drug store, and public open space areas. The Project’s restaurant uses include quality restaurant and high turnover (sit down) restaurant, as well as either fast casual restaurant or fast-food restaurant without drive-through window. As the applicant was not at the time certain which, the Traffic Analysis conservatively assumed only fast-food restaurant use, as it would generate more trips. The Project would also develop three parking garages/structures.

Since the time this Project has been scoped with the lead agency and following the commencement of the operations analysis contained within the Traffic Analysis, the site plan square footages have been modified. The Project now includes 700 multifamily dwelling units, 71,778 SF of ground-floor retail, approximately 12,328 SF of office space, amenity areas, a community building, and a 1,721 SF rooftop restaurant space with a rooftop deck. A 14,500 SF drugstore with drive through and surface parking lot is proposed for the area south of Citrus Avenue. The Projects restaurant uses include quality restaurant and high turnover (sit down) restaurant, and fast casual restaurant, but not fast-food restaurant without drive-through window.

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PROPOSED PROJECT TRIP GENERATION (10TH EDITION)
This section presents the trips estimated to be generated by the Project as evaluated in the Traffic Analysis. The trip generation, as previously evaluated, is based upon information collected by the ITE as provided in their Trip Generation Manual (10th Edition, 2017). The trip generation rates are provided on Table 1 and trip generation summary is provided on Table 2. As shown on Table 2, the Project is anticipated to generate a net total of approximately 5,584 two-way trips per day with 770 AM peak hour trips and 536 PM peak hour trips with the ITE Trip Generation Manual (10th Edition, 2017) rates.

TABLE 1: ITE TRIP GENERATION RATES (10TH EDITION)
TABLE 2: PROJECT TRIP GENERATION SUMMARY (10TH EDITION) Redlands Joint Special Meeting of the
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PROPOSED PROJECT TRIP GENERATION (11TH EDITION)
The ITE recently released their Trip Generation Manual (11th Edition, 2021). In addition, the proposed Project has been modified since the completion of the Traffic Analysis as described above.

The trip generation rates (11th Edition) for the proposed Project are provided on Table 3 (the ITE 11th Edition refers to Quality Restaurant as Fine Dining; however, these uses are the same). As shown on Table 4, the Project is anticipated to generate a net total of approximately 5,584 two-way trips per day with 770 AM peak hour trips and 536 PM peak hour trips with the ITE Trip Generation Manual (11th Edition, 2021) rates.

TABLE 3: ITE TRIP GENERATION RATES (11TH EDITION)
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TABLE 4: PROJECT TRIP GENERATION SUMMARY (11TH EDITION)

TRIP GENERATION COMPARISON
As shown in Table 5, the development of the proposed Project with the ITE Trip Generation Manual (11th Edition, 2021) is anticipated to generate 2,150 fewer two-way trips per day with 96 fewer AM peak hour trips and 112 fewer PM peak hour trips as compared to the trip generation evaluated in the Traffic Analysis.

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TABLE 5: TRIP GENERATION COMPARISON

CONCLUSION
Since the trip generation comparison shows that the proposed Project is anticipated to generate fewer trips with the trip generation rates provided in the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) as compared to the trip generation evaluated in the Traffic Analysis, additional traffic operations analysis is not required for this Project as the previously evaluated traffic analysis assumes a more conservative trip generation. The Traffic Analysis therefore represents a conservative analysis.

If you have any questions, please contact me directly at (949) 336-5992.

Respectfully submitted,
URBAN CROSSROADS, INC.

Jose Alire, P.E. Robert Vu, P.E.

Senior Traffic Engineer Transportation Engineer
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EXHIBIT 1: PRELIMINARY SITE PLAN
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RESOLUTION NO. 1574

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

REDLANDS RECOMMENDING THAT THE CITY COUNCIL ADOPT THE

INITIAL STUDY AND SUSTAINABLE COMMUNITIES ENVIRONMENTAL

ASSESSMENT (SCEA) DOCUMENT PREPARED FOR THE PROPOSED STATE STREET VILLAGE MIXED USE PROJECT.

WHEREAS, Village Partners Ventures, LLC (“Applicant”), has submitted an application for General Plan Amendment No. 142 to amend the General Plan land use designation of 1.1 acres from Public/Institutional to Commercial located at the southeast corner of West Citrus Avenue and Eureka Street for the proposed project (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08-0000, 0171-251-09-0000, 0171-251-10-0000); and
WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1155 and Commission Review & Approval No. 933 to construct a mixed use project with 700 dwelling units and a total of 84,106 square-feet of commercial floor area on approximately

11.15 acres located at the southwest corner of Orange Street and Redlands Boulevard (APNs: 0171- 053-01-0000, 0171-053-02-0000, 0171-053-03-0000, 0171-053-04-0000, 0171-053-05-0000, 0171- 053-06-0000); and
WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1156 and Commission Review & Approval No. 934 to construct a 14,500 square-foot retail building with drive-through pharmacy window located at the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08-0000, 0171- 251-09-0000, 0171-251-10-0000); and
WHEREAS, the Applicant has submitted an application for Tentative Tract Map No. 20425 to merge and subdivide a total of approximately 12.25 acres for development purposes; and WHEREAS, the above-referenced applications filed with the City of Redlands are referred to hereinafter as the “Project” and “Project Entitlements”; and WHEREAS, the State of California adopted Senate Bill 375 (SB 375), also known as “The Sustainable Communities and Climate Protection Act of 2008,” which outlines growth strategies that better integrate regional land use and transportation planning, and that help meet the State’s greenhouse gas (GHG) emission reduction mandates; and
WHEREAS, SB 375 provides various California Environmental Quality Act (CEQA) streamlining provisions for projects that are consistent with an adopted applicable “sustainable communities strategy” and meet certain objective criteria, and one such CEQA streamlining tool is the Sustainable Communities Environmental Assessment (SCEA) process; and WHEREAS, the Southern California Association of Governments (SCAG) is the metropolitan planning organization for the County of San Bernardino including the City of Redlands, and Redlands Joint Special Meeting of the
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SCAG’s Regional Council adopted the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020-2045 RTP/SCS) on September 3, 2020; and WHEREAS, SB 375 allows the City of Redlands, acting as the CEQA Lead Agency, to prepare a SCEA as the environmental CEQA clearance for “transit priority projects” that are consistent with SCAG’s 2020-2045 RTP/SCS; and
WHEREAS, SB 375 provides CEQA streamlining benefits to qualifying “transit priority projects.” For purposes of projects in the SCAG region, a qualifying transit priority project is a project that meets the following four criteria (see Public Resources Code §21155 (a) and (b)), and the proposed State Street Village project meets these criteria:
a. Is consistent with the general use designation, density, building intensity, and applicable policies specified for the project area in the SCAG 2020-2045 RTP/SCS; b. Contains at least 50 percent residential use, based on total building square footage and, if the project contains between 26 and 50 percent nonresidential uses, a floor area ratio of not less than 0.75;
c. Provides a minimum net density of at least 20 dwelling units per acre; and d. Is within one-half mile of a major transit stop or high-quality transit corridor included in a regional transportation plan.

WHEREAS, qualifying transit priority projects that have incorporated all feasible mitigation measures, performance standards, or criteria set forth in the prior applicable EIR (SCAG’s 2020- 2045 Regional Transportation Plan/Sustainable Communities Strategy Program EIR), and that are determined to not result in significant and unavoidable environmental impacts, may be approved with a Sustainable Communities Environmental Assessment (SCEA); and WHEREAS, the proposed Initial Study/SCEA prepared for the proposed Project was circulated for a public review/comment period of thirty (30) days beginning on November 5, 2021, and ending on December 6, 2021; and
WHEREAS, the Notice of Availability (NOA) and Notice of Intent (NOI) to adopt a Sustainable Communities Environmental Assessment was published in the Redlands Daily Facts, a newspaper of general circulation, on November 4, 2021; and WHEREAS, the Notice of Availability (NOA) and Notice of Intent (NOI) to adopt a Sustainable Communities Environmental Assessment was posted for public review/comment by the San Bernardino County Clerk of the Board on November 5, 2021, and by the State Clearinghouse website on November 5, 2021; and
WHEREAS, on April 1, 2022, notice of the Planning Commission’s public hearing for the Project and Initial Study/SCEA was published in the Redlands Daily Facts and notices were mailed to property owners within a 300-foot radius; and
WHEREAS, on April 12, 2022, the Planning Commission held a public hearing and considered the Initial Study/SCEA, written comments submitted during the 30-day public review Redlands Joint Special Meeting of the
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period, and the testimony and any written evidence submitted by members of the public.

WHEREAS, on April 29, 2022, notice of the Planning Commission’s public hearing for the Project and Initial Study/SCEA was published in the Redlands Daily Facts and notices were mailed to property owners within a 300-foot radius; and
WHEREAS, on May 10, 2022, the Planning Commission held a public hearing and considered the Initial Study/SCEA, written comments submitted during the 30-day public review period, and the testimony and any written evidence submitted by members of the public.

NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF REDLANDS AS FOLLOWS:

SECTION 1. CALIFORNIA ENVIRONMENTAL QUALITY ACT. The proposed Project is subject to the California Environmental Quality Act (CEQA), the City has prepared an Initial Study and Sustainable Communities Environmental Assessment (SCEA) for the Project, exercised its own independent judgment and analysis and there is no substantial evidence that the proposed project may have any significant effects on the environment, the custodian of records is the Planning Division of the Development Services Department, and the SCEA document has been prepared in accordance with Public Resources Code Section 21155.2(b) and applicable provisions of the State CEQA Guidelines.

SECTION 2. REQUIRED FINDINGS. The City of Redlands finds, based on the information contained in Section 2 (Environmental Setting), Section 3 (Project Description), Section 4 (Sustainable Communities Environmental Assessment Criteria), Section 5 (Incorporation of 2020- 2045 RTP/SCS Program EIR Mitigation Measures), and Section 6 (Sustainable Communities Environmental Analysis/Checklist) of the Initial Study/SCEA, that preparation of a Sustainable Communities Environmental Assessment (SCEA) in accordance with Public Resources Code Section 21155.2(b) is appropriate for the Project for the following reasons:
a. The Project is consistent with the general use designations, density, building intensity, and applicable policies specified for the area of the Project site in the 2020-2045 RTP/SCS prepared by SCAG, which is the metropolitan planning organization for the City of Redlands;
b. The State Air Resources Board, pursuant to subparagraph (H) of paragraph (2) of subdivision (b) of Section 65080 of the Government Code, has accepted SCAG’s determination that the sustainable communities strategy adopted by SCAG in the 2020-2045 RTP/SCS would, if implemented, achieve the GHG emission reduction targets; c. The Project qualifies as a transit priority project pursuant to Public Resources Code Section 21155, in that: the Project contains more than 50 percent residential use; provides a minimum net density greater than 20 units an acre; and is within one-half mile of a major transit stop or high-quality transit corridor included in a regional transportation plan; d. The Project is a residential or mixed-use project as defined by Public Resources Code Section 21159.28(d);
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e. The Project incorporates all feasible mitigation measures, performance standards, or criteria set forth in the prior environmental reports and adopted findings made pursuant to PRC Section 21081, including the 2020-2045 RTP/SCS Program EIR; f. All potentially significant or significant effects required to be identified and analyzed pursuant to CEQA in an Initial Study have been identified and analyzed in an Initial Study; and,
g. As outlined in detail in Section 6, Sustainable Communities Environmental Analysis/Checklist, changes or alterations have been required in or incorporated into the Project that avoid or mitigate the significant effects to a level of less than significant.

SECTION 3. RECOMMENDATION TO THE CITY COUNCIL. The Sustainable Communities Environmental Assessment (SCEA) document and related Mitigation Monitoring & Reporting Program are hereby recommended for adoption.

SECTION 4. EXPIRATION DATE. The Planning Commission’s recommendation shall automatically become null and void one year from the date of adoption of this Resolution, if the City Council has not adopted an applicable resolution or ordinance.

SECTION 5. EFFECTIVE DATE. This Resolution shall become effective upon adoption.

ADOPTED, SIGNED, AND APPROVED this 10
th day of May, 2022.

Steven Frasher, Chair
Planning Commission
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ATTEST:

Linda McCasland, Secretary to the Planning Commission
I, Linda McCasland, Secretary to the Planning Commission of the City of Redlands, hereby certify that the foregoing resolution was duly adopted by the Planning Commission at a regular meeting thereof held on the 10
th day of May, 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Linda McCasland,
Secretary to the Planning Commission
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RESOLUTION NO. 1575

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

REDLANDS RECOMMENDING THAT THE CITY COUNCIL APPROVE
GENERAL PLAN AMENDMENT NO. 142 FOR APPROXIMATELY 1.1 ACRES

LOCATED AT THE SOUTHEAST CORNER OF EUREKA STREET AND WEST CITRUS AVENUE FOR A NEW RETAIL STORE AS A PART OF THE “STATE STREET VILLAGE” MIXED USE PROJECT.

WHEREAS, Village Partners Ventures, LLC (“Applicant”), has submitted an application for General Plan Amendment No. 142 to amend the General Plan land use designation of 1.1 acres from Public/Institutional to Commercial located at the southeast corner of West Citrus Avenue and Eureka Street for the proposed project (APNs: 0171-251-06, 0171-251-07, 0171-251-08, 0171-251-09, 0171-251-10); and
WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1156 and Commission Review & Approval No. 934 to construct a 14,500 square-foot retail building with drive-through pharmacy window located at the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08-0000, 0171- 251-09-0000, 0171-251-10-0000); and
WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1155 and Commission Review & Approval No. 933 to construct a mixed use project with 700 dwelling units and a total of 84,106 square-feet of commercial floor area on approximately

11.15 acres located at the southwest corner of Orange Street and Redlands Boulevard (APNs: 0171- 053-01-0000, 0171-053-02-0000, 0171-053-03-0000, 0171-053-04-0000, 0171-053-05-0000, 0171- 053-06-0000); and
WHEREAS, the Applicant has submitted an application for Tentative Tract Map No. 20425 to merge and subdivide a total of approximately 12.25 acres for development purposes; and WHEREAS, the above-referenced applications filed with the City of Redlands are referred to hereinafter as the “Project” and “Project Entitlements”; and WHEREAS, on April 12, 2022, the Planning Commission held a public hearing, notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code, and considered the staff report, oral report, the testimony and the written evidence submitted by staff, the applicant and by members of the public; and
WHEREAS, the Planning Commission has reviewed the proposed project, and found the proposal to be consistent with the 2035 General Plan including the central organizing strategy of the “Transit Village Concept” to permit the development of high-density residential and nonresidential users within walking distance of Metrolink stations to reduce vehicular usage, improve air quality and provide health benefits, and provide economic development opportunities; and
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WHEREAS, the proposed land use as a retail store located at the southeast corner of West Citrus Avenue and Eureka Street is permitted (and drive-through window subject to approval of a Conditional Use Permit) in the C-3, General Commercial zoning district wherein the subject property is located; and
WHEREAS on April 29, 2022, notice of the Planning Commission’s public hearing for General Plan Amendment No. 142 and related Project Entitlements was published in the Redlands Daily Facts and notices were mailed to property owners within a 300-foot radius, and notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code; and
WHEREAS, on May 10, 2022, the Planning Commission held a public hearing, reviewed General Plan Amendment No. 142 and related Project Entitlements, and considered the testimony and other public comments submitted by members of the public; and WHEREAS, following the public hearing on May 10, 2022, the Planning Commission determined that approval of General Plan Amendment No. 142 is in the best interests of the public health, safety and general welfare.

NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF REDLANDS AS FOLLOWS:

SECTION 1. CALIFORNIA ENVIRONMENTAL QUALITY ACT. As recommended by Planning Commission Resolution No. 1574, the proposed Initial Study and Sustainable Communities Environmental Assessment prepared for the proposed project has been recommended for adoption.

SECTION 2. GENERAL PLAN CONSISTENCY. The proposed amendment to ‘Commercial’ land use will be consistent with the surrounding properties and existing and future land uses, and is consistent with the existing zoning designation as General Commercial (C-3), located on the south side of West Citrus Avenue between Eureka Street and South Fourth Street.

SECTION 3. RECOMMENDATION FOR APPROVAL TO THE CITY COUNCIL.

The requested General Plan Amendment to the ‘Commercial’ land use designation for the 1.1 acres (approximate) located on the south side of West Citrus Avenue between Eureka Street and South Fourth Street is hereby recommended for approval.

SECTION 4. EXPIRATION DATE. The Planning Commission’s recommendation shall automatically become null and void one year from the date of adoption of this Resolution, if the City Council has not adopted an applicable resolution or ordinance.

SECTION 5. EFFECTIVE DATE. This Resolution shall become effective upon adoption.

ADOPTED, SIGNED, AND APPROVED this 10
th day of May, 2022.

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Steven Frasher, Chair
Planning Commission
ATTEST:

Linda McCasland, Secretary to the Planning Commission
I, Linda McCasland, Secretary to the Planning Commission of the City of Redlands, hereby certify that the foregoing resolution was duly adopted by the Planning Commission at a regular meeting thereof held on the 10
th day of May, 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Linda McCasland,
Secretary to the Planning Commission
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EXHIBIT A

GENERAL PLAN AMENDMENT AREA
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RESOLUTION NO. 1576

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

REDLANDS RECOMMENDING THAT THE CITY COUNCIL ADOPT THE

SOCIO-ECONOMIC COST/BENEFIT STUDY FOR THE PROJECT, APPROVE CONDITIONAL USE PERMIT NOS. 1155 AND 1156, APPROVE COMMISSION REVIEW & APPROVAL NOS. 933 AND 934, AND APPROVE TENTATIVE TRACT MAP NO. 20425 FOR THE PROPOSED STATE STREET VILLAGE MIXED USE PROJECT.

WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1155 and Commission Review & Approval No. 933 to construct a mixed use project with 700 dwelling units and a total of 84,106 square-feet of commercial floor area on approximately

11.15 acres located at the southwest corner of Orange Street and Redlands Boulevard (APNs: 0171- 053-01, 0171-053-02, 0171-053-03, 0171-053-04, 0171-053-05, 0171-053-06); and WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1156 and Commission Review & Approval No. 934 to construct a 14,500 square-foot retail building with drive-through pharmacy window located at the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171-251-06, 0171-251-07, 0171-251-08, 0171-251-09, 0171- 251-10); and
WHEREAS, the Applicant has submitted an application for Tentative Tract Map No. 20425 to merge and subdivide a total of approximately 12.25 acres for development purposes; and WHEREAS, the above-referenced applications filed with the City of Redlands are referred to hereinafter as the “Project” and “Project Entitlements”; and WHEREAS, on April 12, 2022, the Planning Commission held a public hearing, notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code, and considered the staff report, oral report, the testimony and the written evidence submitted by staff, the applicant and by members of the public; and
WHEREAS, the Planning Commission has reviewed the proposed project, and found the proposal to be consistent with the 2035 General Plan including the central organizing strategy of the “Transit Village Concept” to permit the development of high-density residential and nonresidential users within walking distance of Metrolink stations to reduce vehicular usage, improve air quality and provide health benefits, and provide economic development opportunities; and
WHEREAS, the Planning Commission has reviewed the proposed project, found the proposal to be consistent with the City’s 2021-2029 Housing Element, and the proposed mixed use project will provide up to 700 dwelling units that will result in more housing opportunities in Redlands; and
WHEREAS, the proposed land uses are conditionally permitted in the C-3, General Commercial zoning district (subject to approval of a Conditional Use Permit) wherein the project Redlands Joint Special Meeting of the
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site is located; and
WHEREAS, redevelopment of the vacant Redlands Mall properties will result in up to approximately 84,106 square-feet of new retail, commercial, restaurant, and office uses in the core of Downtown Redlands, will generate new property taxes and sales taxes for the City, will result in new business license fees and other fees for the City’s General Fund, and will provide and encourage other economic development benefits for the larger community; and WHEREAS on April 29, 2022, notice of the Planning Commission’s public hearing for the Project and related Project Entitlements was published in the Redlands Daily Facts and notices were mailed to property owners within a 300-foot radius, and notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code; and
WHEREAS, on May 10, 2022, the Planning Commission held a public hearing, reviewed the Project, and considered the testimony and other public comments submitted by members of the public; and
WHEREAS, following the public hearing on May 10, 2022, the Planning Commission determined that approval of the Project and related Project Entitlements is in the best interests of the public health, safety and general welfare.

NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF REDLANDS AS FOLLOWS:

SECTION 1. CALIFORNIA ENVIRONMENTAL QUALITY ACT. As recommended by Planning Commission Resolution No. 1574, the proposed Initial Study and Sustainable Communities Environmental Assessment prepared for the proposed project has been recommended for adoption.

SECTION 2. GENERAL PLAN CONSISTENCY. The proposed Project is consistent with the existing General Plan land use designation as ‘Commercial’ and applicable policies for the 11.15 acres located at the southwest corner of Orange Street and Redlands Boulevard. The proposed mixed use project will satisfactorily implement the Transit Villages Concept and strategy in the 2035 General Plan to the extent feasible. Upon approval of the proposed General Plan Amendment No. 142 to the ‘Commercial’ land use designation for approximately 1.1 acres located at the southeast corner of West Citrus Avenue and Eureka Street (shown in Exhibit “A” attached hereto), the proposed single-tenant retail use will be consistent.

SECTION 3. Findings for Vesting Tentative Tract Map Approval. The proposed Vesting Tentative Tract Map No. 20425 is hereby recommended for approval by the City Council based upon the following findings, and subject to the Conditions of Approval from the Development Services Department (Exhibits “A” and “B”), Municipal Utilities & Engineering Department (Exhibit “C”), and Fire Department (Exhibit “D”) attached hereto:

1. That the proposed map is consistent with the general plan or any applicable specific plan, or other applicable provisions of this code.

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The proposed Tentative Tract Map and 11.15 acres of the project site is designated for Commercial land uses on the General Plan Land Use Map. The applicant has applied for a General Plan Amendment for 1.1 acres located on the south side of West Citrus Avenue (for a CVS store and pharmacy) to be changed to Commercial. The existing zoning designation for all subject properties is currently C-3, General Commercial, and the General Plan land use designation as “Commercial” is and will be consistent. The proposed land lot sizes will significantly exceed the minimum dimensions and required lot size for the C-3 zone. The proposed Tentative Tract Map will also create condominium airspace units within Buildings 1, 2, 3, 4-A and 4-B, and the gross squarefootage of the project at 1,073,832 square-feet (or Floor-Area Ratio of 2.85) will be less than the maximum Floor-Area Ratio of 4.0 that is allowable in the C-3, General Commercial zoning district.

2. That the site is physically suitable for the type of development.

The project site is physically suitable for the type of development, which consists of multiple mixed use buildings (on the Mall site) plus one single-tenant retail store (on the south side of Citrus Avenue). The site has a generally flat and level topography, has been previously graded and developed for urban development, and is suitable to be developed in accordance with the Floor-Area Ratio and other requirements of the applicable C-3, General Commercial zone. All on-site improvements and off-site improvements proposed as part of the project’s design will meet all applicable City standards. The proposed project will provide a safe, attractive, affordable, and cost-effective environment for the future residents, workers, and visitors, in addition to many of the city’s current residents, workers, and visitors.

3. That the site is physically suitable for the density of development.

The proposed Tentative Tract Map will combine a total of eleven lots and subdivide into eight new parcels for development purposes, plus create condominium dwelling units.

The proposed project’s gross square-footage of 1,073,832 square-feet (or Floor-Area Ratio of 2.85) will be less than the total maximum Floor-Area Ratio permitted in the C-3, General Commercial zoning district. Due to the mixed use design and operational character of the proposed project, Floor-Area Ratio is the appropriate index to measure the proposed density/intensity of use(s). The project site’s topography is predominantly flat and level, and the design of the map will generally follow with the existing grade of the project site and will not require an excessive amount of grading or ground contouring.

In addition to the multiple mixed use structures, the site is large enough to accommodate the proposed perimeter improvements, open space areas, landscape areas, public roads and walkways, pedestrian improvements and amenities, and other site design features.

4. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The City retained an environmental consultant to fully analyze the project, prepare an Redlands Joint Special Meeting of the
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Initial Study, and review technical reports provided by the applicant. An Initial Study/Sustainable Communities Environmental Assessment document has been prepared in accordance with current State law, and is recommended for the project. There are no environmental effects or impacts that cannot be mitigated to a level of less than significant, and there is no information or evidence of any potentially significant environmental impacts. Mitigation measures are included with the environmental documents, and will be included as Conditions of Approval for the project.

5. That the design of the subdivision or type of improvements are not likely to cause serious public health problems.

The proposed tentative tract map will combine a total of eleven lots and then subdivide into eight lots for development purposes, plus additional condominium airspace dwelling units, and is designed to accommodate the mixed use project and CVS retail store. The subdivision is not likely to cause any serious public health problems, as the project is designed with public and private improvements that comply all applicable City and State building and fire codes. The project’s operational activities are not expected to generate any significant detrimental emissions or odors, dust, vibration, or hazardous conditions.

Construction noise during various phases will not significantly affect nearby commercial, residential, or City properties because noise will be mitigated to a level that is less than significant.

6. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.

The project requires merging of lots and will improve access within the project site by requiring the construction of West State Street and Third Street to their ultimate right-ofway widths and will include appropriate public sidewalks and rights-of-way. The project will also widen certain public rights-of-way abutting the project site including Eureka Street, West Citrus Avenue, and Orange Street (Redlands Boulevard right-of-way does not require widening). Pedestrian access will be provided around and through the project site on all interior streets and other walkways, and will connect to off-site pedestrian sidewalks providing direct access to the Santa Fe Depot train station (fully improved sidewalks within public rights-of-way along Third Street, Eureka Street, and Orange Street) and surrounding areas. The project will not conflict with any easements for the public at large, including the existing storm drain and associated easement through the northwest corner of the project site.

7. Subject to Section 66474.4 of the Subdivision Map Act, that the land is not subject to a contract entered into pursuant to the California land conservation act of 1965 (commencing with section 51200 of the Government Code) and that the resulting parcels following a subdivision of the land would be too small to sustain their agricultural use.

The project site and all properties are not subject to a Williamson Act Contract. The proposed development of the project was analyzed by the Initial Study, there will be no Redlands Joint Special Meeting of the
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impacts to agricultural land, and no mitigation measures are required.

SECTION 4. Findings for Approval of Conditional Use Permit No. 1155. The proposed Conditional Use Permit No. 1155 is hereby recommended for approval based upon the following findings, and subject to the Conditions of Approval from the Development Services Department (Exhibit “A”), Municipal Utilities & Engineering Department (Exhibit “C”), and Fire Department (Exhibit “D”) attached hereto:

1. That the proposed development will not adversely affect the applicable land use plans of the city.

The proposed mixed use development project will be consistent with numerous Principles and Actions in the 2035 General Plan (see list attached to staff report). A primary strategy of the 2035 General Plan is to encourage more transit-oriented and mixed use developments in close proximity to the three future train stations in the core areas of Redlands, known as the Transit Village Concept. The Transit Village concept and strategy emphasizes a mix of complementary and mutually-supportive land uses (such as higher-density multifamily residential uses with retail, restaurant, office, and similar commercial uses) in conjunction with a higher density/intensity of uses around the train stations including the Downtown station located 650 feet to the north of the project site.

The General Plan calls for more high-density residential units to be constructed in the downtown area and around the train stations, and this proposed project will introduce appropriate new dwelling units to the downtown area.

2. That the proposed development will not be detrimental to the public health, safety and welfare.

The proposed mixed use development project will not be detrimental to the public health, safety and welfare. The proposed project will be constructed in compliance with all applicable design and engineering requirements, including the California Building Code, California Fire Code, applicable provisions of the Redlands Municipal Code, and all applicable site design and engineering standards. The conceptual site plan indicates vehicular access will be provided by a new extension of West State Street (to the west of Orange Street) to connect to a new extension of Third Street. The proposed new street extensions will result in a street grid similar to that which existed prior to construction of the Redlands Mall in the mid-1970s, which will result in shorter block lengths that are more convenient to pedestrians and pedestrian-oriented design. There will be no anticipated conflicts or hazards in terms of vehicle traffic or pedestrians traveling along Orange Street, Redlands Boulevard, Eureka Street, Citrus Avenue, or nearby intersections.

3. That the proposed development will comply to the maximum extent feasible with the regulations of the city's general plan, the applicable zoning district and the city's development standards.

The proposed development will comply to the maximum extent feasible with the Redlands Joint Special Meeting of the
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regulations of the City's 2035 General Plan, the applicable zoning district, and the City's development standards. The General Plan designation for the project site is Commercial, and the C-3 zoning permits mixed uses (residential combined with commercial uses) subject to a Conditional Use Permit. The conceptual site plan indicates the proposed development will be in conformance with the applicable development standards of the C3, General Commercial zone and applicable design and development standards.

4. That the proposed development is appropriate at the proposed location.

The project location for the mixed use development is within 500 to 1,200 feet (less than one-quarter mile) of the downtown train station including the Metrolink and Arrow train platforms, and is consistent with the Transit Village Concept in the 2035 General Plan.

The existing C-3, General Commercial zoning designation permits residential uses combined with commercial uses (retail, restaurant, and office) subject to approval of a Conditional Use Permit. The proposed site plan includes extensions of West State Street and Third Street similar to the historical street pattern prior to the Mall’s development, and will enable multiple means of multi-modal transportation including direct pedestrian access to the downtown train platforms. The proposed floor plans of the new building (e.g., with commercial uses on ground floors and residential uses on upper and ground floors) are appropriate for the mix of land uses. A primary strategy of the 2035 General Plan (adopted in December 2017) is to encourage more transit-oriented development in close proximity to the three train stations in the core areas of Redlands, rather than continuing the pattern of subdivisions and sprawling development around the periphery of the city. This strategy is referred to as the “Transit Village Concept” in Chapter 4, Livable Community. The Transit Village Concept emphasizes mixing of land uses (such as residential with retail, restaurant, office, and similar commercial uses) and higher density/intensity of uses around the train stations for the intended purposes of supporting transit use, enhancing walkability and pedestrian orientation around the station areas, and discouraging use of automobiles within the pedestrian-friendly station areas and downtown.

The concept for the proposed project, that of a mixed use project and pedestrian-friendly design, is consistent with numerous Policies and Actions contained in the 2035 General Plan which envisions compact and infill development around the downtown train station in Redlands.

SECTION 5. Findings for Approval of Commission Review & Approval No. 933. The proposed Commission Review & Approval No. 933 is hereby recommended for approval based upon the following findings, and subject to the Conditions of Approval from the Development Services Department (Exhibit “A”), Municipal Utilities & Engineering Department (Exhibit “C”), and Fire Department (Exhibit “D”) attached hereto:

1. The site for the intended use is adequate in size and shape to accommodate the use, and all of the required yards, setbacks, walls or fences, landscaping and other features will adjust the use to those existing or permitted future uses of land in the neighborhood.

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The project site is approximately 11.15 acres in size and meets the requirements of the C-3, General Commercial zone for the construction of five mixed use buildings including the required building setbacks, public and private landscape areas, required on-site parking, and other required site improvements. The proposed mixed use project with a total of 700 dwelling units (i.e., a combined total of approximately one million square-feet for residential uses and amenities) and a total of 84,106 square-feet for commercial space is consistent with the current General Plan designation for the site and the immediate surroundings.

Surrounding and nearby properties have existing uses which include many downtown businesses (retail, restaurants, offices, personal services, medical and dental services, etc.), a movie theatre, a Post Office, Police Annex, Smiley Library, public parks, Redlands Civic Center, public utility building, CVS Pharmacy (proposed to be relocated across West Citrus Avenue), downtown train station, and a variety of entertainment and cultural amenities.

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 project site for the proposed mixed uses 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 project will be consistent with the 2035 General Plan, Figure 5-5 (Roadway Classification), in that Redlands Boulevard along the project site’s northerly frontage is designated a “Boulevard,” West Citrus Avenue along the project site’s south frontage is designated as a “Major Arterial,” Orange Street and Eureka Street are designated as “Minor Arterial,” and State Street and Third Street are designated as “Local Roads.” The proposed mixed use project will ultimately generate slightly more vehicle traffic than the prior Redlands Mall (multi-tenant retail uses), and the existing and proposed street network will be adequate to serve the proposed use.

The environmental document (Sustainable Communities Environmental Assessment) prepared for the project has fully analyzed potential environmental impacts, and all potential effects are either considered less than significant or can be mitigated to a less than significant level, ensuring that there will not be any significant detrimental effects to public health, safety, or welfare. The project will provide pedestrian, bicycle, and motor vehicle access as required by the General Plan or the Redlands Municipal Code. All required vehicle parking will be provided entirely on private property (subterranean parking garages and one aboveground parking structure) and will meet the requirements of the Redlands Municipal Code, with access to Redlands Boulevard, Eureka Street, and Orange Street.

3. The conditions set forth in the approval and those shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare.

The conditions included in the Resolutions are adequate to protect the public health, safety and general welfare. The project will also comply with development and design standards and the applicable provisions of the Redlands Municipal Code.

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SECTION 6. Findings for Approval of Conditional Use Permit No. 1156. The proposed Conditional Use Permit No. 1156 is hereby recommended for approval based upon the following findings, and subject to the Conditions of Approval from the Development Services Department (Exhibit “B”), Municipal Utilities & Engineering Department (Exhibit “C”), and Fire Department (Exhibit “D”) attached hereto:

1. That the proposed development will not adversely affect the applicable land use plans of the city.

The proposed General Plan Amendment will designate the subject properties at the southeast corner of Citrus Avenue and Eureka Street as “Commercial” (from Public/Institutional) in order to be consistent with the existing zoning designation as C-3, General Commercial. The General Commercial zone allows drive-through services with a Conditional Use Permit. The proposed single drive-through lane would be for the proposed retail/pharmacy use (one drive-through window for pharmacy pick-up).

Vehicular access to the drive-through lane would be provided by alley access from Eureka Street and Fourth Street (side streets abutting the project site) and the drivethrough lane will be substantially screened from adjacent public rights-of-way by perimeter landscaping and a low screen wall.

2. That the proposed development will not be detrimental to the public health, safety and welfare.

The proposed retail store with pharmacy will not be detrimental to public health, safety, and welfare. The store and pharmacy will provide a variety of common retail and household products as well as pharmacy services to the Redlands community. The drivethrough element of the project is ancillary and subordinate to the pharmacy activities, provides a convenient means of access to pharmacy products and services, and in and of itself is not the primary retail service of the store. The conceptual site plan indicates vehicular access will be provided by an alley connected to Eureka Street and Fourth Street (side streets) with low volumes of vehicle traffic and negligible pedestrian traffic.

There will be no anticipated conflicts or hazards in terms of vehicle traffic or pedestrians traveling along Eureka Street, Fourth Street, or nearby intersections.

3. That the proposed development will comply to the maximum extent feasible with the regulations of the city's general plan, the applicable zoning district and the city's development standards.

East Citrus Avenue along the project site’s northerly frontage is designated a Major Arterial in the 2035 General Plan, Figure 5-5 (Roadway Classification), and meets the requirement in RMC Section 18.156.370 for a drive-through store or service to be on a site that abuts and has access to a major or secondary highway. The conceptual site plan indicates the proposed development will be in conformance with the applicable development standards of the General Commercial (C-3) zone and design guidelines.

4. That the proposed development is appropriate at the proposed location.

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The proposed pharmacy with drive-through service complies with the site and design requirements of the Redlands Municipal Code (Sections 18.156.350 through 18.156.380) including location, site dimensions, parking, landscaping, and screening. The C-3, General Commercial zone allows for drive-through sales and/or service subject to approval of a Conditional Use Permit to ensure appropriateness of the use at the proposed location and to prevent any detrimental or nuisance effects to surrounding properties. The single drive-through lane for one pharmacy window (a low-intensity drive-through service) is unique for the downtown core business district, but is necessary to relocate the existing CVS Pharmacy from its existing store on the Redlands Mall site.

SECTION 7. Findings for Approval of Commission Review & Approval No. 934. The proposed Commission Review & Approval No. 934 is hereby recommended for approval based upon the following findings, and subject to the Conditions of Approval from the Development Services Department (Exhibit “B”), Municipal Utilities & Engineering Department (Exhibit “C”), and Fire Department (Exhibit “D”) attached hereto:

1. The site for the intended use is adequate in size and shape to accommodate the use, and all of the required yards, setbacks, walls or fences, landscaping and other features will adjust the use to those existing or permitted future uses of land in the neighborhood.

The project site is approximately 1.1 acres in size and meets the requirements of the C-3, General Commercial zone for the construction of one retail store with a single drive-through lane (for a pharmacy window), building setbacks, landscape areas and screening, required parking and parking lot improvements, and other required site improvements. The proposed retail use with one drive-through pharmacy window (a low-intensity drive through service) is unique for the downtown core business district, but is necessary to relocate the existing CVS Pharmacy from its existing store on the Redlands Mall site. The retail/pharmacy store project is consistent with the current General Plan designation for the site and the immediate surroundings. Surrounding properties include a variety of existing uses which include a Post Office, professional offices, Smiley Library, public park, Police Annex, public utility building, CVS Pharmacy to the north, and vacant Redlands Mall facility (proposed to be redeveloped with a mixed use project).

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 project is consistent with the 2035 General Plan. Roadways in the area have been designed and planned to accommodate the type and quantity of traffic to be generated by the proposed retail store and drive-through pharmacy window. West Citrus Avenue along the project site’s north frontage is designated as a Major Arterial. Development on the project site will provide connections to the roads abutting the project site consistent with the General Plan designations for those streets. The project includes conditions of approval which will ensure that project will be constructed in accordance with design standards.

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3. The conditions set forth in the approval and those shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare.

The conditions included in the Resolution are adequate to protect the public health, safety and general welfare. The proposed use will provide a local pharmacy store including household retail goods for residents in the area. The environmental document (Sustainable Communities Environmental Assessment) prepared for the project has fully analyzed potential environmental impacts, and all potential effects are either considered less than significant or can be mitigated to a less than significant level, ensuring that there will not be any significant detrimental effects to public health, safety, or welfare. The project will provide pedestrian, bicycle, and motor vehicle access as required by the General Plan or the Redlands Municipal Code. Surface parking on-site will meet the requirements of the Redlands Municipal Code, with access to Citrus Avenue, Eureka Street, and Fourth Street.

All landscaping within the project site is privately owned and maintained, and meets the zoning requirements.

SECTION 8. RECOMMENDATION FOR APPROVAL TO THE CITY COUNCIL.

The Planning Commission hereby recommends approval of the proposed Project and requested Project Entitlements to the City Council, subject to the Conditions of Approval attached hereto as Exhibits “A” through “D.”
SECTION 9. EXPIRATION DATE. The Planning Commission’s recommendation shall automatically become null and void one year from the date of adoption of this Resolution, if the City Council has not adopted an applicable resolution or ordinance.

SECTION 10. EFFECTIVE DATE. This Resolution shall become effective upon adoption.

ADOPTED, SIGNED, AND APPROVED this 10
th day of May, 2022.

Steven Frasher, Chair
Planning Commission
ATTEST:

Linda McCasland, Secretary to the Planning Commission
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I, Linda McCasland, Secretary to the Planning Commission of the City of Redlands, hereby certify that the foregoing resolution was duly adopted by the Planning Commission at a regular meeting thereof held on the 10
th day of May, 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Linda McCasland,
Secretary to the Planning Commission
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EXHIBIT A

CONDITIONS OF APPROVAL

DEVELOPMENT SERVICES DEPARTMENT

FOR STATE STREET VILLAGE MIXED USE DEVELOPMENT
(CUP No. 1155 & CRA No. 933)
Planning Division

1. This permit/approval for Conditional Use Permit No. 1155 and Commission Review & Approval No. 933 is issued for the “State Street Village” project generally described as the following:
a. Five (5) multistory buildings consisting of four (4) mixed use buildings and one (1) residential building with private amenities for the project’s residents; b. Up to seven hundred (700) multifamily dwelling units, to include apartments and condominiums;
c. Up to 10,000 square-feet of floor area for commercial/office uses on the upper floors of Building 2 (such as professional, administrative, financial, medical, and similar administrative and professional uses as listed in the Transit Villages Specific Plan for the Village Center district);
d. Up to 74,106 square-feet of floor area for retail and commercial uses including onsite alcoholic beverage sales for bone-fide restaurants (to include retail stores, quickserve and sit-down restaurants, personal services, retail commercial services for consumers, professional office uses, and similar retail/commercial uses); e. Common recreational open space (privately-owned with private access) both indoors and outdoors for use by the project’s residents and residential guests; f. Public open space (privately-owned and available for the general public’s use) in the form of pedestrian walkways and paseos, outdoor seating and dining areas, planters and landscape areas, central public plaza (note: see Condition No. 19), and other pedestrian amenities typical in a pedestrian-oriented and transit-oriented development;
g. New extension of West State Street (from Orange Street to Third Street), and new extension of Third Street (from Redlands Boulevard to Citrus Avenue); h. Frontage and street improvements in accordance with the civil engineering plans; i. Construction phasing shall be consistent with the Phasing Plan submitted by the Applicant and attached to this Resolution.

2. This permit/approval for a Conditional Use Permit and Commission Review & Approval shall automatically expire 24 months after the approval date (will expire on May 10, 2024) unless Developer has diligently developed the proposed project, as shown by the issuance for a grading, foundation, engineering, or building permit(s). An extension of time may be granted in accordance with Sections 18.12.140 and 18.92.090 of the Redlands Municipal Code. The city council may, upon submittal of a written application for a time extension by the holder of the permit and prior to the expiration date, grant a one year extension of time; provided, however, that the total number of extensions shall not exceed three (3).

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3. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or exactions imposed by the City as a condition of approval of this project are subject to a statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest period for those fees, dedications, reservations and exactions which are subject to Government Code Section 66020(a) has commenced to run on the date this project was approved by the City.

4. The applicant for this permit, and its successors and assigns, shall defend, indemnify and hold harmless the City of Redlands, and its elected officials, officers, agents and employees, from and against any and all claims, actions, and proceedings to attack, set aside, void or annul the approval of this permit by the City, or brought against the City due to acts or omissions in any way connected to the applicant’s project that is the subject of this permit.

This indemnification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of attorneys’ fees. In the event any such action is commenced to attack, set aside, void or annul all, or any, provisions of this permit, or is commenced for any other reason against the City for acts or omissions relating to the applicant’s project, within fourteen (14) City business days of the same, the applicant shall file with the City a performance bond or irrevocable letter of credit (together, the “Security”) in a form satisfactory to the City and in the amount of Three Hundred Thousand Dollars ($300,000), to ensure applicant’s performance of its defense and indemnity obligations under this condition. The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted for the project pursuant to this permit. The City shall have no liability to the applicant for the exercise of City’s right to revoke this permit.

5. By signing and/or using this permit, the permittee acknowledges all of the conditions imposed and accepts this permit subject to those conditions and with full awareness of the applicable provisions of the Redlands Municipal Code including Title 15 (Buildings and Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), and Title 18 (Zoning Regulations). Failure of the permittee to sign these conditions does not affect their enforceability by the City or other responsible entity. These conditions are binding upon all future property owners and occupants of the subject property.

6. This permit/approval is granted for the project plans dated April 4, 2022 (“the plans”) on file with the Planning Division. The project shall conform to the plans, except as otherwise specified in these conditions.

7. Prior to issuance of any building or engineering permits for any building or phase of the mixed use development project, a Notice of Land Use Restrictions and Conditions (on a form provided and approved by the City) shall be recorded on all current and future Assessor’s Parcel Number(s) for the subject property.

8. The issuance of any permits shall comply with all applicable provisions of the Redlands Municipal Code.

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9. All plans submitted to the City shall reflect all Planning Commission and/or City Council approvals and any other changes required by the Commission, Council and/or staff. This condition applies to site plans, landscape plans, elevations, grading, and all other illustrations, text, or plans submitted to the City in connection with the project.

10. No Certificate of Occupancy shall be granted for a building or phase, or building permit shall receive final approval and signature, until all applicable Conditions of Approval have been satisfied for that building or phase.

11. The applicant shall not make any modifications or changes during construction that are in conflict or contrary to the project’s approved site design, grading plan, landscape plan, or building elevations without first consulting with the Development Services Director or designee.

12. The proposed central public plaza (approximately one-half acre in size) located at the new intersection of West State Street and Third Street is approved in concept only. A final proposal for design and activity programming for the plaza area has not been prepared or submitted for review. Prior to issuance of any grading, engineering, building, or other permits for the plaza area, the Developer shall prepare a final design proposal and shall be subject to subsequent and separate review and approval with a Commission Review & Approval process in accordance with Chapter 18.12 of the Redlands Municipal Code. The Commission Review & Approval permit shall be reviewed by the Planning Commission.

13. A copy of the approved Conditions of Approval shall be included on the cover page of the construction plans submitted to the Building Division.

14. The applicant shall comply with all applicable federal, state, and local laws. Violations or convictions of any of those laws in connection with the use may be cause for revocation of this permit.

15. Developer shall provide off-street parking for the project, including the number/types of spaces, stall dimensions, paving, striping, location, and access, as required by the Redlands Municipal Code. Parallel (or 0-degree) parking spaces (within the Building 4 subterranean garage and on-street parking) shall be a minimum of 8’0” in width and 24’0” in length.

Prior to issuance of a building permit for any building, the Developer shall provide the typical drive aisle width and typical parking space dimensions for each row of parking (within each parking area, lot, garage, or structure) shown on the Site Plan, Floor Plan, and Civil Plans. Prior to issuance of an engineering permit for new streets and off-site improvements, the Developer shall provide the typical parking space dimensions for each row of parking (for each on-street parking area or row) shown on the Street Improvement Plans.

16. Developer may not modify any use approved by this permit unless the Planning Division determines that Developer has provided the parking required by the Redlands Municipal Code for the modified use.

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17. Developer shall provide off-street loading area(s) for the project, including the number of spaces (or equivalent area), dimensions, paving, striping, location, and access, as required by Redlands Municipal Code Section 18.164.340. Minimum required dimensions are not less than: ten feet (10') in width; twenty feet (20') in length; and fourteen feet (14') in height without overhead obstruction from buildings, street trees, or other structures.

18. Prior to issuance of a building permit, Developer shall submit final exterior building material(s) and color scheme for review and approval by the Development Services Director or designee. Plans submitted by Developer with building permit applications shall show on the building elevation sheets: all exterior building materials and colors, including product and finish manufacturer name, color name and number, and surface finish type (such as:
stucco with sand finish, plaster with smooth finish, etc.); trim features and dimensions around doors, windows, and other openings; exterior lighting, including all fixtures, models and numbers, and light cut sheets or manufacturer sheets; and rooftop equipment screening.

19. The proposed central public plaza (at the intersection of the new West State Street and Third Street extensions) shall be subject to subsequent design review and final design/ programming approval prior to issuance of any building permit(s) for Building 1. The design review process shall be conducted with a Commission Review & Approval permit, and subject to review and approval by the Planning Commission.

20. Prior to issuance of a building permit for a building or phase, Developer shall submit landscape and irrigation construction plans for the building, site, or phase. Approved preliminary landscape plans (for shrubs and groundcovers) are conceptual and not adequate for construction, and require a greater level of detail and a precise planting plan prior to construction permit issuance. Developer shall coordinate with staff to finalize the precise planting plan, including but not limited to: specifying landscape screening for any groundmounted equipment or utilities; clustering or greater density of planting around focal points (e.g., major entries and intersection corners); accommodating the required corner cutoff area where driveways intersect streets (i.e., to remove visual obstructions such as trees within a driver’s line of sight toward oncoming traffic) or corner intersections; avoiding excessive use of decorative rock, gravel, or wood chips as a substitute for organic groundcover; and avoid creating the appearance of any “green wall” (e.g., Ligustrum texanum (columnar), Prunus caroliniana, etc.) that provides continuous opaque screening more than 5’0” high around the site perimeter or street-side planters of the project site.

21. All landscaped areas noted on the site plan shall be permanently maintained with healthy planting material, and whenever necessary shall be replanted with suitable vegetation.

Shrubs, hedges, groundcovers, screening landscape, etc., shall be required to be maintained and/or replaced on the subject properties in substantial conformance with the approved landscape planting plan. A qualified arborist or horticulturist may be consulted.

22. Trees shall be allowed to grow to the full genetic height and habit (trees shall not be topped or overly trimmed). Trees shall be maintained using standard arboriculture practices. Trees shall be required to be maintained and/or replaced on the subject properties in substantial Redlands Joint Special Meeting of the
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conformance with the approved tree planting plan. A qualified arborist or horticulturist may be consulted.

23. Transformer cabinets and commercial gas meters shall not be located within required setbacks and/or adjacent to public streets, and shall be screened from public view either by architectural treatment or with landscaping. Multiple electrical meters and panels shall be fully enclosed and incorporated into the overall architectural design of the building(s).

Backflow preventers shall be enclosed with landscaping that will provide complete screening upon maturity. The location and method of enclosure or screening of this equipment shall be shown on the construction plans and landscape plans prior to building permit issuance. Location of said equipment shall be coordinated with appropriate utility company (i.e., Southern California Gas Company or Southern California Edison Company).

The applicant shall submit plans showing details of screening subject to review and approval by the Development Services Director, prior to issuance of building permits.

24. Plans submitted for plan check shall include an exterior lighting plan, including fixture and pole designs, for review and approval by the Development Services Director or designee.

Prior to building permit issuance, a lighting and photometric plan shall be submitted demonstrating that adequate lighting ranges will be provided throughout the development without creating light spillover, light pollution, or conflicts with surrounding factors such as tree locations, off-site or adjacent lighting.

25. Prior to issuance of building permits, Developer shall demonstrate that light poles will not conflict with tree locations. Developer shall submit a plan showing both the lighting and landscape on the same sheet. Fixtures on exterior light poles shall direct lighting downward (e.g., contain a flat lens and/or have shielding that directs light downward and contains glare).

26. Interior parking structures shall provide uniform illumination at a minimum level of two (2.0) foot-candles average maintained across the horizontal surface shall be provided inside each parking structure/garage, and a minimum of one (1.0) foot-candle for exterior parking areas. Higher levels are recommended for remote areas subject to security problems (e.g., stairways, elevators, and other pedestrian access points). For energy conservation, motion sensor devices may be utilized to automatically dim and brighten the lighting (e.g., 50%).

27. Prior to the issuance of building permits, the applicant shall submit plans detailing that roof screening is of adequate height to screen any roof-top equipment from public view on all sides, subject to review and approval by the Development Services Director. Screening of air conditioning units and other equipment on the buildings shall be incorporated into or compatible with the architectural design of the buildings. All equipment shall be screened from public view of adjacent roadways and freeways. Plumbing vents, ducts and other appurtenances protruding from the roof of structures shall be placed so that they will not be visible from the front of the property or other major public vantage points. Developer shall include a note on the construction plumbing drawings of exterior elevations to indicate to contractors that roof features shall be grouped and located in the described manner. Roof vents shall be shown on construction drawings and painted to match roof material color.

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28. Any gutters, downspouts, pipes, and other drainage appurtenances shall be designed and shall be placed (e.g., internal to the building or inside the exterior walls) so that they will not be visible from the front of the property (i.e., from public right-of-way) or other major public vantage points.

29. Utility meters shall be fully screened and incorporated into the overall architectural design of the building (e.g., interior room, cabinet with wing wall, or equivalent complete screening). Any enclosures or screening shall be architecturally treated to match the exterior of the attached structure.

30. Telecommunications and television equipment or satellite dishes shall not be located on the exterior of any building (including but not limited to balconies, patios, exterior railings, rooflines, etc.). Dwelling units shall be internally wired for all available utility and telecommunications services, with service devices, panels, or meters located within a centralized equipment room. The equipment room(s) in each building shall be fully enclosed and incorporated into the overall architectural design of the building(s). Any satellite dishes/receivers shall only be located on the roof and shall be completely screened from public view on all sides.

31. Where any public sidewalks are adjacent to slopes or parkways with slopes (e.g., downslopes), a 6” concrete curb may be required to be constructed with the sidewalk. Hand railings or guard rails should be avoided, if feasible. Prior to permit issuance, Developer shall identify any areas with slopes and parkways on the civil plans and identify construction of a 6” concrete curb as-needed (such as the southeast corner of the project site abutting Citrus Avenue).

32. The project site shall be kept in a weed and dust free condition throughout all periods of construction.

33. Prior to issuance of any building or engineering permit for any building or phase of the project, the Developer shall prepare and submit a Construction Parking Management Plan for all contractors, workers, and deliveries related to the project site. The Construction Parking Management Plan shall identify areas of the project site, surrounding private properties (with property owner’s authorization), and surrounding public streets that construction personnel may utilize. Deliveries of construction materials, equipment, trailers, vehicles, etc., shall be performed on the project site to the extent practicable, and avoid the use of public streets and rights-of-way if possible. The Developer and/or on-site primary general contractor (superintendent) shall have responsibility for monitoring and enforcing the approved parking management plan. The plan shall be subject to review and approval by the Development Services Director or designee, and may be modified by the City after approval to mitigate any unanticipated impacts or public nuisance conditions.

34. Prior to any use of any public street or right-of-way for construction-related activities, the Developer shall submit and receive approval for a Traffic Control Plan. Developer shall be responsible for repairing, replacing, or financially compensating any damages to public Redlands Joint Special Meeting of the
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rights-of-way (including but not limited to paving, sidewalks, driveways, curbs and gutters, storm drain facilities, parkway landscape, street trees, public utilities, etc.) to the satisfaction of the Director(s) of the Municipal Utilities & Engineering Department and/or the Facilities & Community Services Department, or their designee(s), as applicable.

35. Prior to issuance of a Certificate of Occupancy for a building or phase, Developer shall remove all construction materials and vehicles from the subject property.

36. Developer shall arrange for materials collection during construction, demolition, and occupancy with the City's Solid Waste Division, or Developer shall arrange for self-hauling to an authorized facility.

37. Commercial Parking: All commercial parking for the retail, restaurant, office, and commercial components of the mixed use project (a total of 274 spaces required based on square-footage) are located in the above-ground parking structure within Building 2 located at the southwest corner of Redlands Boulevard and Orange Street. Prior to issuance of a building permit, Developer shall prepare and submit a Parking Management Plan for review and approval by the Development Services Director.

38. Residential Tenant Parking: All required residential tenant parking for the residential components of the mixed use project (a total of 700 spaces required, and 777 provided) shall be provided in each building to serve the total dwelling units within that building.

Building 1 requires 392 resident spaces (and 394 provided in the subterranean garage), Building 2 requires 140 resident spaces (and 140 provided in the parking structure), Building 3 requires 21 resident spaces (and 21 provided in the subterranean garage), Building 4-A requires 103 resident spaces and Building 4-B requires 114 resident spaces (and a total of 222 spaces provided in the shared subterranean garage). a. A Residential Parking Plan shall be required for the project, and shall be subject to review and approval by the Development Services Director or designee. The Residential Parking Plan may be modified after approval by the City to mitigate any unanticipated impacts or public nuisance conditions. The on-site Property Manager or property management company shall be responsible for monitoring and enforcing the parking management plan.
b. All residential tenant parking spaces shall be located in the same building in which the assigned dwelling unit is located.
c. All residential tenant parking spaces shall be designated and reserved for the unit to which it is assigned (1.0 space per D.U. for units up to 999 square-feet in size, 1.5 spaces per D.U. for units between 1,000 to 1,499 square-feet in size, and 1.0 space per live/work unit up to 1,499 square-feet in size), and in accordance with the approved Residential Parking Plan for the project.
d. For rental apartments, the owner or management company shall be required to rent or charge a separate fee for the parking space(s) assigned to each dwelling unit in the applicable lease (i.e., “unbundled” parking), for the purpose of reducing unnecessary automobile ownership and reducing motor vehicle trips in a transitRedlands Joint Special Meeting of the City Council and Planning Commission
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oriented development. Condominium (ownership) units shall not be subject to the unbundling provision.

39. Residential Guest Parking: All residential Guest parking for the residential components of the mixed use project (a total of 175 spaces required, and 175 provided) are provided in the above-ground parking structure within Building 2 located at the southwest corner of Redlands Boulevard and Orange Street. As such, Building 2 shall be required to provide and maintain in good condition all required residential Guest parking for all other owners and tenants located within Buildings 1, 2, 3, 4-A and 4-B (i.e., the mixed use development). a. All residential Guest parking spaces shall be available on a first-come, firstserve basis, and the owner shall not designate, reserve, stripe, sign, or otherwise restrict residential Guest parking spaces for individual residential or commercial tenants. All residential Guest parking spaces shall remain equally open and available to all residential guests, visitors, and others. b. The owner or management company shall not rent or charge a separate fee for residential Guest parking spaces.
c. In accordance with Section 18.92.080(B) of the Redlands Municipal Code, up to 100% of the residential Guest parking spaces may be shared for joint use with all commercial tenants within the mixed use development.

40. On-Street Parking: All on-street parking (either on public or private streets) shall be available on a first-come, first-serve basis, and the owner shall not designate, reserve, stripe, sign, or otherwise restrict on-street parking spaces for any individual residential or commercial tenant. The owner or management company shall be responsible for maintaining, repairing, or improving any privately-owned on-street spaces (i.e., along West State Street and Third Street extensions within the mixed use development).

41. Loading Zones: A minimum of the following shall be required for each new building based on commercial square-footage (per building) and RMC Chapter 18.164, Article IV, and precise location to be finalized in Plan Check prior to issuance of construction permits:
a. Building No. 1 with two (2) designated loading zones, which shall be placed along the Third Street frontage, Citrus Avenue frontage, and/or Eureka Street frontage. b. Building No. 2 with two (2) designated loading zones, which shall be placed along the West State Street frontage, on the Orange Street frontage, and/or along the Redlands Blvd. frontage. If re-striping of Orange Street to one southbound lane cannot be accommodated, then no Loading Zone shall be placed on Orange Street, and an alternative location shall be provided.
c. Building No. 3 is not required to provide any commercial loading zones. d. Building No. 4-A with one (1) designated loading zone, which shall be placed along the Citrus Avenue frontage and/or the West State Street frontage. e. Building No. 4-B with one (1) designated loading zone, which shall be placed along the Citrus Avenue frontage and/or the West State Street frontage. If re-striping of Orange Street to one southbound lane cannot be accommodated, then no Loading Zone shall be placed on Orange Street, and an alternative location shall be provided.

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f. Minimum required Loading Zone dimensions are not less than: ten feet (10') in width; twenty feet (20') in length; and fourteen feet (14') in height without overhead obstruction from buildings, street trees, or other structures. g. Commercial loading and unloading activities for Buildings 1, 2, 4-A and 4-B shall be limited to the hours of 7:00 A.M. to 10:00 P.M. on weekdays, and 7:00 A.M. to 10:00 P.M. on weekends and holidays.

42. Prior to issuance of off-site improvements for West Citrus Avenue, the proposed median relocation in West Citrus Avenue (for purposes of implementing Complete Streets concepts to include bicycle and pedestrian network connectivity) and design and improvements shall be coordinated with the Development Services, Municipal Utilities & Engineering, and Facilities & Community Services departments.
a. A pedestrian crosswalk including ADA-accessibility shall be installed to align with the Third Street extension within the State Street Village development and shall include: pavement markings, flashing safety lighting, in-pavement LED lighting, signs, and other improvements as required by the City Engineer. b. A pedestrian deterrent (e.g., decorative fence or plantings) may be installed within the median for pedestrian and traffic safety.
c. Prior to issuance of a street improvement permit for West Citrus Avenue, the planting plan shall be coordinated with the Facilities & Community Services Department to ensure a consistent street theme and aesthetic appearance with other City streets to the extent practicable.

43. Loading and unloading of household goods: The loading/unloading of household goods or materials for the residential units (e.g., including but not limited to furniture, appliances, construction materials, and other large items) that takes place within any public or private street, shall be limited to the hours of 7:00 A.M. to 10:00 P.M. on weekdays, and 7:00 A.M. to 10:00 P.M. on weekends and holidays.

44. Noise Notification: As a required element of lease disclosures to potential tenants, residents of the mixed use development project shall be notified in writing that they will be living in an urban area and within a commercial land use district (i.e., a downtown business district and/or near a train station), and that the intermittent and ambient noise levels may be higher than a purely residential neighborhood due to nearby business activities, pedestrian activities, special events, motor vehicle traffic, Metrolink and Arrow trains operating at the nearby train station, public services (by City of Redlands or others), and various other noise sources that may not be known at the present time. The commercial noise-generating sources and activities shall have the right to continue operating in accordance with the City’s Noise Ordinance regulations applicable in a commercial zone (see RMC Chapter

8.06, including Sections 8.06.070 and 8.06.080). The signature of the residents shall confirm receipt and understanding of this information.

45. Prior to issuance of any buildings permits for any building, the Developer shall prepare and submit a Trash Management Plan for the mixed use development. The plan shall provide estimates of trash generation for both residential and commercial uses, estimates for the Redlands Joint Special Meeting of the
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numbers and sizes of containers and facilities, schedule for City services, pertinent instructions for on-site maintenance staff (e.g., bins and containers shall not be placed on public streets and left unattended outdoors for more than two hours before or after trash service pick-up, bins and containers shall not be placed or staged in a manner that obstructs any vehicle travel lanes, etc.), and other necessary information as required by the City. The plan shall be subject to review and approval by the Facilities & Community Services Department and the Development Services Department, and may be modified by the City after approval to mitigate any unanticipated impacts or public nuisance conditions. a. Each building and building pad shall be designed to accommodate all necessary refuse storage rooms, bins and containers, hallways, access paths, and other structural elements to be completely enclosed and internal to the building. Refuse and recycling storage rooms and all bins or containers shall be completely screened from view from any streets (when not placed outdoors for scheduled pick-up and hauling).

46. Bus Stop: Prior to issuance of any building or engineering (site improvement) permits, Developer shall coordinate placement of the bus stop on the new Site Plan (i.e., new or relocated bus stop location along Redlands Boulevard abutting the project site), in accordance with RMC Section 18.224.020(F).
a. Omnitrans stated the existing downtown bus stop (hub for three bus routes) is likely to be relocated further to the west (e.g., westerly of the Third Street intersection or possibly nearer the Eureka Street intersection) to avoid potential conflicts of traffic movements created by the construction of Building 2 and two new access driveways on Redlands Boulevard immediately adjacent to the existing bus stop. Developer shall coordinate placement of the relocated bus stop on the new Site Plan in cooperation with Omnitrans and the City, and Developer shall construct the necessary improvements including but not limited to concrete boarding area and sidewalk (e.g., sidewalk shall be a minimum of 10’0” in depth from the curb to accommodate bus shelter, and minimum of 25’0” in length).
b. Developer shall purchase one (1) Omnitrans Premium Shelter manufactured by Tolar Mfg. Co., 17 feet in length with a solar e-sign for real-time bus arrival information (or an equivalent approved by the City in consultation with Omnitrans) for delivery to Omnitrans. Omnitrans will be responsible for installing the new shelter at the final location.

47. Bicycle Facilities: New nonresidential and multi-family (of 10 or more units) developments shall install bicycle racks or secured lockers at a rate of one per thirty (30) parking spaces with a minimum of a three (3) space bicycle rack. A bicycle storage room within each mixed use building (or one building if multiple buildings are connected internally) or multifamily residential building providing the required facilities will satisfy this requirement. Exterior bicycle racks shall also be required for visitors. Plans submitted to Plan Check shall include information and specifications to verify this requirement has been met.

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48. If any bollards or similar devices are used along street frontages for pedestrian safety (e.g., plaza area, West State Street extension), then bollards or the equivalent shall be decorative and subject to review and approval by the Development Services Director or designee in Plan Check prior to permit issuance. If any steel bollards or pour-in-place bollards are installed, they shall only be installed for protecting utility devices (e.g., transformers aboveground) and shall be painted a dark color (e.g., dark green, brown, or black) to blend with surrounding landscape screening.

49. Before placing or constructing any signs on the project property, Developer shall obtain a sign permit from the City. Sign locations and illumination are subject to review and approval by the Planning Division under separate permit.

50. A Sign Program shall be required for the commercial portions of the project with a multitenant mixed use building (e.g., for commercial tenants of Buildings 1, 2, 4-A and 4-B). The Sign Program shall specify the types of permitted signs, development standards for different types of allowable signs (e.g., location, placement, dimensions, sign area, text or lettering, graphics or images, colors, illumination, installation methods, etc.), provide appropriate formulas and calculations, provide sign area allotment for each tenant space, and provide a review checklist for use by future commercial tenants.

Subdivision Conditions

51. This Vesting Tentative Tract Map No. 20425 authorizes the subdivision of a total of approximately 12.24 acres as follows: approximately 11.15 acres located on the Redlands Mall site subdivided into seven (7) lots for development purposes plus condominium dwelling units located at the southwest corner of Redlands Boulevard and Orange Street; and approximately 1.1 acres located at the southeast corner of Citrus Avenue and Eureka Street subdivided into one (1) new commercial lot for a new retail store.

52. This Vesting Tentative Subdivision Map shall automatically expire 36 months after the approval date for the project, unless Developer has diligently developed the proposed project, as shown by the recordation of a Final Map with the San Bernardino County Recorder’s Office. This Vesting Tentative Subdivision Map is approved for phases, and filing of multiple Final Maps may extend the expiration in accordance with the applicable provisions of the Subdivision Map Act.

53. This permit/approval is granted for the plans dated April 4, 2022 (“the plans”) on file with the Planning Division. The project shall conform to the plans, except as otherwise specified in these conditions.

54. The Final Tract Map(s) shall comply with the Subdivision Map Act and the Redlands Municipal Code (RMC).

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55. The Final Tract Map(s) shall be in substantial conformance with the Vesting Tentative Tract Map and plans submitted by the applicant and placed on file in the office of the Planning Division.

56. This permit or approval may be modified or revoked by the City should it be determined that the proposed use as permitted by this approval 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.

57. By signing and/or using this permit, the permittee acknowledges all of the conditions imposed and accepts this permit subject to those conditions and with full awareness of the provisions of Redlands Municipal Code Title 15 (Buildings and Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), and Title 18 (Zoning Regulations).

Failure of the permittee to sign these conditions does not affect their enforceability by the City or other responsible entity. These conditions are binding upon all future property owners and occupants of the subject property.

58. Residential condominium construction or future condominium conversions shall comply with the requirements of Chapter 18.156, Article IV (Condominiums and Condominium Conversions), of the Redlands Municipal Code. Such requirements include but are not limited to:
a. Wall and floor-ceiling assemblies shall conform to the sound insulation performance criteria promulgated in title 25, California Administrative Code, section 1092, or its successor.
b. The consumption of gas and electricity within each dwelling unit shall be separately metered so that the unit owner can be separately billed for each utility. A water shutoff valve shall be provided for each unit.
c. All permanent mechanical equipment, including domestic appliances, which is determined by the building official to be a source or potential source of vibration or noise, shall be shock mounted, isolated from the floor and ceiling, or otherwise installed in a manner approved by the building official to lessen the transmission of vibration and noise.
d. The anchorages of the permanent mechanical equipment are to be designed to resist the lateral seismic forces, as required by the current edition of the uniform building code. Failure of the city to identify potential sources of vibration on the approval of a specific vibration system does not prevent the city from subsequently requiring additional modification to the mechanical equipment to prevent vibration or noise from being detected in other condominium dwelling units. e. The proposed condominium project shall comply with all requirements of building, fire and housing codes, zoning provisions, and other applicable regulations in effect at the time of the application.

59. Noise Notification and Signage and Marketing Requirements: As a required element of disclosure to potential condominium purchasers, potential buyers within the mixed use development project shall be notified in writing that they will be living in an urban area and Redlands Joint Special Meeting of the
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within a commercial land use district (i.e., a downtown business district and/or near a train station), and that the intermittent and ambient noise levels may be higher than a purely residential neighborhood due to nearby business activities, pedestrian activities, special events, motor vehicle traffic, Metrolink and Arrow trains operating at the nearby train station, public services (by City of Redlands or others), and various other noise sources that may not be known at the present time. The commercial noise-generating sources and activities shall have the right to continue operating in accordance with the City’s Noise Ordinance regulations applicable in a commercial zone (see RMC Chapter 8.06, including Sections 8.06.070 and 8.06.080). Signage and Marketing Requirements shall be performed consistent with the regulations contained in RMC Chapter 17.28 (specifically, Sections

17.28.030 and 17.28.050) to advise buyers of the existing commercial zoning and noise environment.

60. Any application(s) for an extension of time of the above expiration date shall be filed with the Planning Division not less than 90 days prior to the expiration date and shall comply with Title 17 (Subdivision Regulations) of the Redlands Municipal Code. Upon application by the subdivider prior to the expiration of the approved or conditionally approved tentative map, the tentative map shall be automatically extended in accordance with the Subdivision Map Act.

61. Prior to Final Tract Map clearance, the applicant shall submit one (1) copy of each of the final Articles of Incorporation, Bylaws of the Homeowners’ Association, and Declaration of Covenants, Conditions, and Restrictions (CC&Rs) to the Planning Division for review and approval. After recordation of the final CC&Rs, two (2) copies of said recorded CC&Rs shall be submitted to the Planning Division.

62. The applicant shall include the following within the CC&Rs:
a. The CC&Rs shall identify that all sewer lines connecting each unit to the existing public sewers are privately owned, maintained, and operated by the Homeowners’ Association. b. The CC&Rs shall designate that it is the responsibility of the Homeowners’ Association to obtain appropriate waste containers to facilitate recycling and to instruct tenants and owners on how to participate in the City’s recycling program. c. The establishment of reserves for common area maintenance and repairs shall be provided.
d. Each condominium dwelling unit shall be provided a minimum of one (1) parking space for units up to 999 square-feet, one and one-half (1.5) parking spaces for units between 1,000 to 1,499 square-feet, and two (2) parking spaces for each unit of 1,500 square-feet or greater. Each parking space shall be located in a fully enclosed garage or parking structure. These residential tenant parking spaces shall be permanently and irrevocably assigned to particular units within the project. In addition, one-half (0.5) open guest parking spaces for each condominium dwelling unit shall be provided (and shall be located either on-site in the parking garage for the same building within which the dwelling unit is located, or within the Building 2 parking structure at the southwest corner of Redlands Boulevard and Orange Street).

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e. The CC&Rs shall prohibit the storage or parking of trailers, boats, mobile homes, recreational vehicles, and inoperable vehicles.
f. Any amendments to the CC&Rs, which would affect the parking facilities, common areas, waste recycling, or which would alter the description of land and improvements or maintenance reserve accounts governed by said CC&Rs shall first require the written approval of the City of Redlands.
g. The condominium units shall be constructed and maintained in accordance with the development standards contained in Chapter 18.156 of the Redlands Municipal Code, Article IV (Condominiums and Condominium Conversions), if applicable. h. The CC&Rs shall designate that any required guest parking spaces shall be owned, maintained, and operated by the Homeowners’ Association.

63. Prior to Tract Map clearance, the applicant must obtain a building permit showing occupancy to be condominiums for the applicable dwelling units.

64. The approved Phasing Plan for the project (prepared and submitted by the Applicant) shall be implemented as described on the following two pages.

State Street Village
Phasing Description
Alternative 1
Phase Building Residential Non Residential Parking
Phase 1A Building 2 134 DU 32,000 SF Retail
12,000 SF Office
686 Parking Spaces
Phase 1B Building 1,
Building 3, and
Pharmacy
364 DU B1: 15,000 SF Retail
Pharmacy: 14,500 SF
Retail
B1: 415 Parking
Spaces
Pharmacy: 61 Parking
Spaces
Phase 2A Building 4A & 4B 202 DU 24,000 SF Retail 225 Parking Spaces TOTALS 700 DU 85,500 SF Retail
12,000 SF Office
1,326 Parking Spaces
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[Staff Note: In this alternative, with Building 2 constructed first (i.e., five-level parking structure), it will provide all the commercial parking for State Street Village (minimum of 274 spaces) plus the residential guest parking (minimum of 175 spaces).]
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State Street Village
Phasing Description
Alternative 2
Phase Building Residential Non Residential Parking
Phase 1 Building 2,
Building 1,
Building 3
498 DU B2: 32,000 SF Retail
B2: 12,000 SF Office
B1: 15,000 SF Retail
B2: 686 Parking
Spaces
B1: 415 Parking
Spaces
Phase 2 Pharmacy 0 DU Pharmacy: 14,500 SF
Retail
Pharmacy: 61
Parking Spaces
Phase 3 Building 4A & 4B 202 DU 24,000 SF Retail 225 Parking Spaces TOTALS 700 DU 85,500 SF Retail
12,000 SF Office
1,326 Parking
Spaces
[Staff Note: In this alternative, if B1 and B3 are constructed before B2 (i.e., the parking structure), then the existing parking lot on the south side of Citrus Avenue between Eureka and Fourth Streets shall provide 142 spaces to provide the commercial parking and residential guest parking for B1 and B3 (142 minimum) until the B2 parking structure is available to provide the required residential guest parking and commercial parking for B1 and B3.]
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65. Prior to recordation of a Final Map, the Developer shall dedicate to the City a nonexclusive easement(s) for the benefit of the City for purposes of public access across private streets, sidewalks, and paseos to provide access for pedestrians, bicycles, and vehicles (such as commercial customers and employees as well as residential guests).

Developer shall be responsible for the maintenance, repair, and replacement of private streets, sidewalks, and paseos within the development.

SCEA Mitigation Measures (MM), Project Design Features (PDF), and/or Existing Plans, Programs, Policies (PPP):

66. PDF AQ-1: Tier III Equipment. Project construction will utilize equipment during demolition, grading, and site preparation phases that equal or exceed Environmental Protection Agency (EPA) and California Air Resource Board (CARB) Tier III engine emissions standards.

67. PPP AQ-1: Rule 403. All applicable measures included in Rule 403, shall be incorporated into Project plans and specifications as implementation of Rule 403, which include but are not limited to:
• All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. • The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are limited to 15 miles per hour or less.
• The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather.

Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the mid-morning, afternoon, and after work is done for the day.

68. PPP AQ-2: Rule 1113. The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 1113 (2):
• Only “Low-Volatile Organic Compounds (VOC)” paints (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1113 shall be used.

69. PPP AQ-3: Rule 445. The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 445 (3):
• Rule 445 prohibits the use of wood burning stoves and fireplaces in new developments.

70. MM BIO-1: Pre‐construction Nesting Bird Survey. Construction plans and Project specifications shall state that if construction or other Project activities are scheduled to occur during the bird breeding season (February through August for raptors and March through August for most migratory bird species), a pre‐construction nesting bird survey shall be conducted by a qualified biologist to ensure that active bird nests, will not be disturbed or destroyed. The survey shall be completed no more than three days prior to initial ground disturbance. The nesting bird survey shall include the Project area and adjacent areas where proposed Project activities have the potential to affect active nests, either directly or indirectly due to construction activity or noise. If an active nest is Redlands Joint Special Meeting of the
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identified, a qualified biologist shall establish an appropriate disturbance limit buffer around the nest using flagging or staking. Construction activities shall not occur within any disturbance limit buffer zones until the nest is deemed inactive by the qualified biologist.

71. MM CUL-1: Archaeological Monitoring. The Applicant shall retain a qualified archaeologist to perform archaeological monitoring and the archaeologist shall be present during initial ground-disturbing activities (e.g., site preparation, demolition of historic structures, and grading up to ten feet below surface) to identify and assess any known or suspected archaeological and/or cultural resource. The qualified archaeologist shall develop a Cultural Resources Management Plan to address the details, timing, and responsibility of all archaeological and cultural resource activities that occur on the Project site. The plan shall include a scope of work, project grading and development scheduling, pre-construction meeting (with consultants, contractors, and monitors), a monitoring schedule during all initial ground-disturbance related activities, safety requirements, and protocols to follow in the event of previously unknown cultural resources discoveries that could be subject to a cultural resources evaluation. The plan shall be submitted to the City and the Consulting Tribe(s) for review and comment, prior to final approval by the City. The Monitoring and Treatment Plan shall incorporate the components described in Mitigation Measure TCR-1.

72. PPP GEO-1: California Building Code. The Project is required to comply with the California Building Code as included in the City’s Municipal Code Chapter 15.04 to preclude significant adverse effects associated with seismic hazards. California Building Code related and geologist and/or civil engineer specifications for the Project are required to be incorporated into grading plans and specifications as a condition of Project approval.

73. MM PAL-1: Paleontological Resources. Prior to the issuance of the first grading permit, the applicant shall provide a letter to the City of Redlands Planning Department, or designee, from a paleontologist selected from the roll of qualified paleontologists maintained by the County, stating that the paleontologist has been retained to provide services for the project. The paleontologist shall develop a Paleontological Resources Impact Mitigation Plan (PRIMP) to mitigate the potential impacts to unknown buried paleontological resources that may exist onsite for the review and approval by the City. The PRIMP shall require that the paleontologist be present at the pre-grading conference to establish procedures for paleontological resource surveillance. The PRIMP shall also require paleontological monitoring for ground disturbing activities greater than five feet in depth within native soil, as determined by the Project paleontologist.

In the event paleontological resources are encountered, ground-disturbing activity within 50 feet of the area of the discovery shall cease. The paleontologist shall examine the materials encountered, assess the nature and extent of the find, and recommend a course of action to further investigate and protect or recover and salvage those resources that have been encountered.

Criteria for discard of specific fossil specimens will be made explicit. If a qualified paleontologist determines that impacts to a sample containing significant paleontological resources cannot be avoided by project planning, then recovery may be applied. Actions Redlands Joint Special Meeting of the
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may include recovering a sample of the fossiliferous material prior to construction, monitoring work and halting construction if an important fossil needs to be recovered, and/or cleaning, identifying, and cataloging specimens for curation and research purposes.

Recovery, salvage and treatment shall be done at the Applicant’s expense. All recovered and salvaged resources shall be prepared to the point of identification and permanent preservation by the paleontologist. Resources shall be identified and curated into an established accredited professional repository. The paleontologist shall have a repository agreement in hand prior to initiating recovery of the resource.

74. PPP HAZ-1: California UST Regulations. Underground storage tank (UST) repairs and/or removals will be conducted in accordance with the California UST Regulations (Title 23, Chapter 16 of the California Code of Regulations). Any unauthorized release of hazardous materials will require release reporting, initial abatement, and corrective actions that will be completed with oversight from the Regional Water Quality Control Board, Department of Toxic Substances Control, Riverside County Environmental Health Division, South Coast Air Quality Management District, and/or other regulatory agencies, as necessary. Use of existing USTs will also have to be conducted (i.e., used, maintained and monitored) in accordance with the California UST Regulations (Title 23, Chapter 16 of the California Code of Regulations).

75. PPP WQ-1: Prior to grading permit issuance, the project developer shall have a Stormwater Pollution Prevention Plan (SWPPP) prepared by a QSD (Qualified SWPPP Developer) pursuant to the Municipal Code Chapter 13.54. The SWPPP shall incorporate all necessary Best Management Practices (BMPs) and other City requirements to comply with the National Pollutant Discharge Elimination System (NPDES) requirements to limit the potential of polluted runoff during construction activities. Project contractors shall be required to ensure compliance with the SWPPP and permit periodic inspection of the construction site by City of Redlands staff or its designee to confirm compliance.

76. PPP WQ-2: Prior to grading permit issuance, the project developer shall have a Water Quality Management Plan (WQMP) approved by the City for implementation. The project shall comply with the City’s Municipal Code Section 13.54 and the Municipal Separate Storm Sewer System (MS4) permit requirements in effect for the Regional Water Quality Control Board (RWQCB) at the time of grading permit to control discharges of sediments and other pollutants during operations of the Project.

77. PPP N-1: The Project plans shall state the Project is required to comply with construction hours of operation outlined in Section 8.06.120 of the City’s Municipal Code; construction activities shall take place between the hours of 7:00 am and 8:00 pm on weekdays, including Saturdays, with no activity taking place at any time on Sundays or federal holidays. In addition, all motorized equipment used in such activities are required to be equipped with functioning mufflers.

78. PPP PS-1: Schools Development Impact Fees. Prior to issuance of building permit, the Developer shall pay applicable school development impact fees levied by the Redlands Redlands Joint Special Meeting of the
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Unified School District pursuant to the School Facilities Act (Senate Bill [SB] 50, Stats. 1998, c.407).

79. PPP PS-2: Park Fees. As a Condition of Approval of a tentative map, the Developer shall pay applicable park related fees pursuant to Redlands Municipal Code Chapter 3.32.

80. PPP PS-3: Development Impact Fees. As a standard requirement and included as a Condition of Approval for the Project, and prior to issuance of any building permits for the Project, the Developer shall pay all applicable City of Redlands Development Impact Fees (DIF) pursuant to the Redlands Municipal Code and/or adopted fee schedules.

81. MM TCR-1: The archaeologist shall develop a Cultural Resources Management Plan and include the specifics as to how each Project mitigation measure will be carried out. Any and all cultural documents created as a part of the project (Tribal Cultural Resources Management Plan, Monitoring and Treatment Plans, isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency and disseminated to consulting tribe(s) for review. The Cultural Resource Management Plan shall incorporate:
a. Project grading and development scheduling. Native American Monitor(s) should attend and be present at the pre-construction meeting to establish communication protocols, cultural sensitivity, and provide information and/or training to construction contractors.
b. A schedule for monitoring during initial ground-disturbing activities (Ground disturbance is defined as any activity that compacts or disturbs the ground within a project area, including: the actual construction activities, permanent easements, temporary construction easements, staging areas for supplies and equipment, and borrow pits. Ground disturbance can also be caused by the use of hand tools, heavy equipment and heavy trucks. Trenching, bulldozing, excavating, scraping, and plowing are typical examples of ground disturbance activities), this may include, but is not limited to, archaeological testing, and data recovery on the Project site, if determined appropriate.

The Cultural Resource Management Plan shall include scheduling, safety requirements, and duties, based on the scope of work, and address the Native American Tribal Monitors’ authority to stop and redirect grading activities in coordination with the Project Archaeologist.
c. The protocols and stipulations that the Applicant, Native American Tribal Monitor(s), Project Archaeologist, and City of Redlands shall follow in the event that cultural resources, items of Native American cultural patrimony, or tribal cultural resources are inadvertently discovered during the course of Project related ground disturbing activities.

82. MM TCR-2: If significant tribal cultural resources are discovered and avoidance or relocation cannot be ensured, the City shall engage in discussions with the Consulting Tribes to determine the best course of action for preservation of the resource.

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83. MM TCR-3: Designated Native American Monitor(s) from the consulting tribe(s), who wish to partake in the monitoring program, shall be present during all initial grounddisturbing activities (Ground disturbance is defined as any activity that compacts or disturbs the ground within a project area, including: the actual construction activities, permanent easements, temporary construction easements, staging areas for supplies and equipment, and borrow pits. Ground disturbance can also be caused by the use of hand tools, heavy equipment and heavy trucks. Trenching, bulldozing, excavating, scraping, and plowing are typical examples of ground disturbance activities), which may include but is not limited to testing, and date recovery if determined appropriate. If initial ground-disturbing activities yield no discoveries of tribal cultural resources, the Consulting Tribe(s) may limit, suspend or terminate monitoring efforts at their discretion. The Monitoring Agreement(s) with the consulting tribe(s) shall be provided to the City of Redlands Development Services Department prior to issuance of any demolition, grading, or construction permits.

84. MM TCR-4: In the event that cultural resources, including historic and pre-contact materials, items of Native American cultural patrimony, or Tribal Cultural Resources are discovered during the course of ground disturbance, the following procedures shall be implemented:
a. All work in the immediate vicinity of the find (within a 50-foot buffer) shall cease and the find shall be assessed by a qualified archaeologist in coordination with the Native American Monitor(s) from the Consulting Tribe(s). Work on the other portions of the Project, outside of the buffered area, may continue during this assessment period. b. Notification and information regarding the nature of the find shall be made to the representatives of all consulting tribe(s).
c. Temporary Curation and Storage: During construction, any cultural resources discovered shall be temporarily curated in a secure onsite location, as determined appropriate with consideration of input from consulting tribe(s). The removal of any cultural resources from the Project site shall be thoroughly inventoried and overseen by the Native American Tribal Monitor(s).
d. Treatment and Final Disposition: The land owner(s) shall relinquish ownership of all items of Native American cultural patrimony and tribal cultural resources (including but not limited to sacred items, burial goods, archaeological artifacts, and non-human remains) that may be discovered. The land owner(s) shall relinquish ownership of tribal cultural resources and items of Native American Cultural Patrimony through one or more of the following methods and provide the City of Redlands with evidence of same:
i. Accommodate the process for on-site reburial of the discovered items with the Participating Tribes. This shall include measures and provisions to protect the future reburial area from any future impacts. Reburial shall not occur until all cataloguing and recordation have been completed. A final report which includes associated State DPR Forms, containing an inventory of the items reburied, along with UTM parameters for the reburial location, shall be completed and provided to the City, the Consulting Tribes and filed with the California Historical Resource Information System (CHRIS).

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ii. A curation agreement with an appropriate qualified repository that meets federalstandards per 36 CFR Part 79 and therefore would be professionally curated and made available to other archaeologists or researchers for further study. The collections and associated records shall be transferred, including title and associated fees, to an appropriate curation facility.
iii. If more than one Native American Tribe or Band is involved with the Project and cannot come to a consensus as to the disposition of tribal cultural resources within one hundred and twenty (120) days from the initial recovery of the items, the cultural resources shall be curated at the San Bernardino County Museum. A curation agreement with an appropriate qualified repository shall be developed between the landowner and museum that legally and physically transfers the collections and associated records to the facility. This agreement shall stipulate the payment of fees necessary for permanent curation of the collections and associated records and the obligation of the Project developer/applicant to pay for those fees.

85. MM TCR-5: Discovery of Human Remains. In the event that human remains are encountered on the Project site, the construction contractor’s designated Native American Tribal Monitor shall immediately stop all work within 100 feet of the discovery. The Developer shall immediately notify the San Bernardino County Coroner, the City of Redlands Police Department, and the City of Redlands Development Services Department.

The County Coroner shall be permitted to examine the remains consistent with the requirements of California Code of Regulations (CCR) §15064.5(e). California Health & Safety Code §7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code (PRC) §5097.98. If the remains are determined to be Native American, the County Coroner shall notify the Native American Heritage Commission (NAHC), which shall determine and notify a Most Likely Descendant (MLD). The MLD shall complete the inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site.

The specific location of Native American burials and reburials will be proprietary and not disclosed to the general public. The locations will be documented by the Project Archaeologist in conjunction with the various stakeholders and a report of findings will be filed with the Eastern Information Center (EIC).

According to California Health & Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052).

Building & Safety Division

86. Project shall comply with currently adopted California Building Codes at time of construction document submittal for plan review, including the Building Code (CBC), the California Electrical Code, California Mechanical Code, California Plumbing Code, Redlands Joint Special Meeting of the
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Building Energy Efficiency Standards (Energy Code), California Green Building Standards Code, and applicable provisions of Title 15 (Buildings and Construction) of the Redlands Municipal Code.

87. Project is located within FEMA Flood zone AO and design will be required to comply with Redlands Municipal Code (RMC) Chapter 15.32.

88. Project shall comply with California Building Code for Building Heights, Area limitations, Fire design features and building separation distances, means of egress, and accessibility.

89. A demolition permit is required for removal of existing structures and supporting infrastructure.

90. An inspection and structural analysis of Zanja Channel Storm Drain along Lots 1, 2 and 6 shall be performed, and any recommended repairs to the existing storm drain and/or design recommendations to structures adjacent to Storm Drain shall incorporated into plan submittal.

91. An analysis by a California registered professional engineer on the changes caused to the floodplain as a result of the water displacement caused by grading and proposed structures.

92. Residential condominium construction or future condominium conversions shall comply with the requirements of Chapter 18.156, Article IV (Condominiums and Condominium Conversions), of the Redlands Municipal Code. Such requirements include but are not limited to:
a. Wall and floor-ceiling assemblies shall conform to the sound insulation performance criteria promulgated in title 25, California Administrative Code, section 1092, or its successor.
b. The consumption of gas and electricity within each dwelling unit shall be separately metered so that the unit owner can be separately billed for each utility. A water shutoff valve shall be provided for each unit.
c. All permanent mechanical equipment, including domestic appliances, which is determined by the building official to be a source or potential source of vibration or noise, shall be shock mounted, isolated from the floor and ceiling, or otherwise installed in a manner approved by the building official to lessen the transmission of vibration and noise.
d. The anchorages of the permanent mechanical equipment are to be designed to resist the lateral seismic forces, as required by the current edition of the uniform building code. Failure of the city to identify potential sources of vibration on the approval of a Redlands Joint Special Meeting of the
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specific vibration system does not prevent the city from subsequently requiring additional modification to the mechanical equipment to prevent vibration or noise from being detected in other condominium dwelling units. e. The proposed condominium project shall comply with all requirements of building, fire and housing codes, zoning provisions, and other applicable regulations in effect at the time of the application.

93. Approved hours for construction activities are: Monday through Friday, 7:00 a.m. to 6:00 p.m.; and Saturday, 7:00 a.m. to 6:00 p.m. No construction is permitted by contractors or subcontractors after hours, on Sundays, or Federal holidays (RMC Chapter 8.06; RMC

8.06.090(F); RMC 8.06.120(G)).

Other City Departments/Divisions

94. The attached conditions of approval from the following City Departments/Divisions are applicable to the project, and are hereby incorporated by reference:
a. Municipal Utilities & Engineering Department
b. Fire Department
_____________________
Brian Desatnik
Development Services Director
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EXHIBIT B

CONDITIONS OF APPROVAL

DEVELOPMENT SERVICES DEPARTMENT

FOR RETAIL STORE/PHARMACY WITH DRIVE-THROUGH
(CUP No. 1156 & CRA No. 934)
Planning Division

95. This permit/approval for Conditional Use Permit No. 1156 and Commission Review & Approval No. 934 is issued for the retail store/pharmacy project consisting of an approximately 14,500 square-foot commercial building for one tenant, to include one drivethrough pharmacy window and a single drive-through lane, on approximately 1.1 acres located at the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171-251- 06, 0171-251-07, 0171-251-08, 0171-251-09, and 0171-251-10) in the C-3, General Commercial zoning district.

96. Drive-through lane activities and pharmacy window sales/transactions shall only be permitted between the hours of 6:00 AM to 10:00 PM daily.

97. This permit/approval for a Conditional Use Permit and Commission Review & Approval shall automatically expire 24 months after the approval date (will expire on May 10, 2024) unless Developer has diligently developed the proposed project, as shown by the issuance for a grading, foundation, engineering, or building permit(s). An extension of time may be granted in accordance with Sections 18.12.140 and 18.92.090 of the Redlands Municipal Code. The city council may, upon submittal of a written application for a time extension by the holder of the permit and prior to the expiration date, grant a one year extension of time; provided, however, that the total number of extensions shall not exceed three (3).

98. 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.

99. The applicant for this permit, and its successors and assigns, shall defend, indemnify and hold harmless the City of Redlands, and its elected officials, officers, agents and employees, from and against any and all claims, actions, and proceedings to attack, set aside, void or annul the approval of this permit by the City, or brought against the City due to acts or omissions in any way connected to the applicant’s project that is the subject of this permit.

This indemnification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of attorneys’ fees. In the event any such action is commenced to attack, set aside, void or annul all, or any, provisions of this permit, or is commenced for any other reason against the City for acts or omissions relating to the applicant’s project, within fourteen (14) City business days of the same, the Redlands Joint Special Meeting of the
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applicant shall file with the City a performance bond or irrevocable letter of credit (together, the “Security”) in a form satisfactory to the City and in the amount of Three Hundred Thousand Dollars ($300,000), to ensure applicant’s performance of its defense and indemnity obligations under this condition. The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted for the project pursuant to this permit. The City shall have no liability to the applicant for the exercise of City’s right to revoke this permit. 100. By signing and/or using this permit, the permittee acknowledges all of the conditions imposed and accepts this permit subject to those conditions and with full awareness of the applicable provisions of the Redlands Municipal Code including Title 15 (Buildings and Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), and Title 18 (Zoning Regulations). Failure of the permittee to sign these conditions does not affect their enforceability by the City or other responsible entity. These conditions are binding upon all future property owners and occupants of the subject property. 101. This permit/approval is granted for the project plans dated April 4, 2022 (“the plans”) on file with the Planning Division. The project shall substantially conform to the approved plans, except as otherwise specified in these conditions.
102. Prior to issuance of any building or engineering permits for the retail building, a Notice of Land Use Restrictions and Conditions (on a form provided and approved by the City) shall be recorded on all current and future Assessor’s Parcel Number(s) for the subject property. 103. The applicant shall comply with all applicable federal, state, and local laws. Violations or convictions of any of those laws in connection with the use may be cause for revocation of this permit.
104. The issuance of any permits shall comply with all applicable provisions of the Redlands Municipal Code.
105. All plans submitted to the City shall reflect all Planning Commission and/or City Council approvals and any other changes required by the Commission, Council and/or staff. This condition applies to site plans, landscape plans, elevations, grading, and all other illustrations, text, or plans submitted to the City in connection with the project. a. Prior to issuance of a building permit for the retail/pharmacy store, the design of the top of the tower feature for the retail/pharmacy store shall be redesigned with a dome (or similar architectural treatment) to be consistent with the adjacent historic Post Office building.
106. No Certificate of Occupancy shall be granted, or building permit shall receive final approval and signature, until all applicable Conditions of Approval have been satisfied for the retail building.

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107. The applicant shall not make any modifications or changes during construction that are in conflict or contrary to the project’s approved site design, grading plan, landscape plan, or building elevations without first consulting with the Development Services Director or designee.
108. Developer shall provide off-street parking for the project, including the number/types of spaces, stall dimensions, paving, striping, location, and access, as required by the Redlands Municipal Code. Standard parking spaces (90-degree) shall be a minimum of 9’0” in width and 19’0” in length; the length dimension may overhang a planter area by up to 1’0” and without obstructing shrubs or trees. Prior to issuance of a building permit for any building, the Developer shall provide the typical drive aisle width and typical parking space dimensions for each row of parking shown on the Site Plan, Floor Plan, and Civil Plans. 109. Prior to any expansion or addition to the drive-through lane, or any other substantial alteration to the site or the building that will result in an increase of the capacity of the drive-through lane (such as increasing the lane length or adding a second lane), an application accompanied by the appropriate application fee(s) for a Revision to this Conditional Use Permit shall be required and approval by the Planning Commission shall be required.
110. This Conditional Use Permit is approved for the use of one drive-through lane with a window for pharmacy sales/services. Prior to any major change of use or increase to the intensity of use for the drive-through lane and service window (such as to a fast-food restaurant, any alcoholic beverage sales, any non-pharmaceutical retail store that utilizes the drive-through window, or any other major change of use), the proposed change or intensification shall be reviewed by the Development Services Director or designee. The Director may refer the proposed modification to the Planning Commission for review and approval, and if so, then an application accompanied by the appropriate application fee(s) for a Revision to this Conditional Use Permit shall be required and approval by the Planning Commission shall be required.
111. Prior to issuance of a building permit for a building or phase, Developer shall submit landscape and irrigation plans for the building, site, or phase. Approved preliminary landscape plans (for shrubs and groundcovers) are conceptual and not adequate for construction, and require a greater level of detail and a precise planting plan prior to construction permit issuance. Developer shall coordinate with staff to finalize the precise planting plan, including but not limited to: clustering or greater density of planting around focal points (e.g., planters at intersection corners at Eureka Street and Fourth Street); specifying landscape screening for any ground-mounted equipment or utilities; and avoid creating the appearance of any “green wall” (e.g., Ligustrum texanum (columnar), Prunus caroliniana, etc.) that provides continuous opaque screening more than 5’0” high around the site perimeter or street-side planters of the project site. 112. 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.

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and/or replaced on the subject properties in substantial conformance with the approved landscape planting plan. A qualified arborist or horticulturist may be consulted. 113. Trees shall be allowed to grow to the full genetic height and habit (trees shall not be topped or overly trimmed). Trees shall be maintained using standard arboriculture practices. Trees shall be required to be maintained and/or replaced on the subject properties in substantial conformance with the approved tree planting plan. A qualified arborist or horticulturist may be consulted.
114. Prior to issuance of building permits, Developer shall demonstrate that light poles will not conflict with tree locations. Developer shall submit a plan showing both the lighting and landscape on the same sheet. Fixtures on exterior light poles shall direct lighting downward (e.g., contain a flat lens and/or have shielding that directs light downward and contains glare).
115. All parking lot and driveway lighting shall provide uniform illumination at a minimum level of one (1.0) foot-candle average maintained across the horizontal surface. For energy conservation, motion sensor devices may be utilized to automatically dim and brighten the lighting (e.g., 50%).
116. A copy of the approved Conditions of Approval shall be included on the cover page of the construction plans submitted to the Building Division.
117. Prior to issuance of a building permit, Developer shall submit final exterior building material(s) and color scheme for review and approval by the Development Services Director or designee.
118. Plans submitted by Developer with building permit applications shall show on the building elevation sheets: all exterior building materials and colors, including product and finish manufacturer name, color name and number, and surface finish type (such as: stucco with sand finish, plaster with smooth finish, etc.); trim features and dimensions around doors, windows, and other openings; exterior lighting, including all fixtures, models and numbers, and light cut sheets or manufacturer sheets; and rooftop equipment screening. 119. The drive-through lane shall be screened from view from public right-of-way, to a height equal to or greater than that of standard vehicular headlights. Screening shall include a decorative wall a minimum of 36 inches high (up to 48 inches high maximum) within the north side front planter for a length of twenty (20) feet from the building (i.e., to the east as measured from northeast corner of building), to be placed within the planter area fronting Citrus Avenue behind the property line and include landscape screening. The screen wall shall be decorative (such as earth-tone color CMU split-face block with cap rock, or plaster/stucco to match the building). Landscape and trees shall be installed around the exterior of the screen wall in substantial conformance with the preliminary landscape plan. 120. Transformer cabinets and commercial gas meters shall not be located within required setbacks and/or adjacent to public streets, and shall be screened from public view either by Redlands Joint Special Meeting of the
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architectural treatment or with landscaping. Multiple electrical meters and panels shall be fully enclosed and incorporated into the overall architectural design of the building(s).

Backflow preventers shall be enclosed with landscaping that will provide complete screening upon maturity. The location and method of enclosure or screening of this equipment shall be shown on the construction plans and landscape plans prior to building permit issuance. Location of said equipment shall be coordinated with appropriate utility company (i.e., Southern California Gas Company or Southern California Edison Company).

The applicant shall submit plans showing details of screening subject to review and approval by the Development Services Director, prior to issuance of building permits. 121. If any steel bollards or pour-in-place bollards are installed, they shall only be installed for protecting utility devices (e.g., transformer above-ground) and shall be painted a dark color (e.g., dark green, brown, or black) to blend with surrounding landscape screening. 122. Developer shall provide off-street parking for the project, including the number/types of spaces, stall dimensions, paving, striping, location, and access, as required by the Redlands Municipal Code. Prior to issuance of a building permit, the Developer shall provide the drive aisle width and typical parking space dimensions for each row of parking (within each parking area lot) shown on the Site Plan.
123. Developer may not modify any use approved by this permit unless the Planning Division determines that Developer has provided the parking required by the Redlands Municipal Code for the modified use.
124. Developer shall provide off-street loading area(s) for the project, including the number of spaces (or equivalent area), dimensions, paving, striping, location, and access, as required by Redlands Municipal Code Section 18.164.340. Minimum required dimensions are not less than: ten feet (10') in width; twenty feet (20') in length; and fourteen feet (14') in height without overhead obstruction from buildings, street trees, or other structures. 125. The refuse enclosure shall not be located within the corner cutoff area at the intersection of the alley and Fourth Street (i.e., traffic sight safety area). The refuse enclosure shall be relocated to be outside of the corner cutoff area (e.g., to the west side of the drive aisle near the entrance to the drive-through lane as an acceptable alternative). Refuse enclosure walls shall be decorative (e.g., split-face CMU block) with cap rock or a decorative alternative approved in Plan Check. Landscaping (e.g., climbing vines or hedge-type shrubs) shall be provided around exterior side of the enclosure walls that are visible from public right-ofway. A paved path of travel from the building is recommended. 126. Plans submitted for plan check shall include an exterior lighting plan, including fixture and pole designs, for review and approval by the Development Services Director or designee.

Prior to building permit issuance, a lighting and photometric plan shall be submitted demonstrating that adequate lighting ranges will be provided throughout the development without creating light spillover, light pollution, or conflicts with surrounding factors such as tree locations, off-site or adjacent lighting.

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127. 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 alleyways, pathways, streetscapes, and open spaces proposed throughout the development. A minimum of one (1) foot-candles average maintained across the horizontal surface shall be provided for each parking lot. For energy conservation, motion sensor devices may be utilized to automatically dim and brighten the lighting (e.g., 50%).
128. Prior to the issuance of building permits, the applicant shall submit plans detailing that roof screening is of adequate height to screen any roof-top equipment from public view on all sides, subject to review and approval by the Development Services Director. Screening of air conditioning units and other equipment on the buildings shall be incorporated into or compatible with the architectural design of the buildings. All equipment shall be screened from public view of adjacent roadways and freeways. Plumbing vents, ducts and other appurtenances protruding from the roof of structures shall be placed so that they will not be visible from the front of the property or other major public vantage points. Developer shall include a note on the construction plumbing drawings of exterior elevations to indicate to contractors that roof features shall be grouped and located in the described manner. Roof vents shall be shown on construction drawings and painted to match roof material color. 129. Any gutters, downspouts, pipes, and other drainage appurtenances shall be designed and shall be placed (e.g., internal to the building or inside the exterior walls) so that they will not be visible from the front of the property (i.e., from public right-of-way) or other major public vantage points.
130. Utility meters shall be fully screened and incorporated into the overall architectural design of the building (e.g., interior room, cabinet with wing wall, or equivalent complete screening). For any exterior utility meter panels, Developer shall screen and/or paint such panels to match the structure upon which it is located. Such panels shall be located to take advantage of screening (e.g., exterior walls, wing walls, landscaping, or other building elements) from public right-of-ways, to the maximum extent feasible. Any enclosures or screening shall be architecturally treated to match the exterior of the attached structure. 131. Prior to issuance of any building or engineering permit for the retail building, the Developer shall prepare and submit a Construction Parking Management Plan for all contractors, workers, and deliveries related to the project site. The Construction Parking Management Plan shall identify areas of the project site, surrounding private properties (with property owner’s authorization), and surrounding public streets that construction personnel may utilize. Deliveries of construction materials, equipment, trailers, vehicles, etc., shall be performed on the project site to the extent practicable, and avoid the use of public streets and rights-of-way if possible. The Developer and/or on-site primary general contractor (superintendent) shall have responsibility for monitoring and enforcing the approved parking management plan. The plan shall be subject to review and approval by the Development Services Director or designee, and may be modified after approval to mitigate any unanticipated impacts or public nuisance conditions.

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132. Prior to any use of any public street, alley, or right-of-way for construction-related activities, the Developer shall submit and receive approval for a Traffic Control Plan.

Developer shall be responsible for repairing, replacing, or financially compensating any damages to public rights-of-way (including but not limited to paving, sidewalks, driveways, curbs and gutters, storm drain facilities, parkway landscape, street trees, public utilities, etc.) to the satisfaction of the Director(s) of the Municipal Utilities & Engineering Department and/or the Facilities & Community Services Department, or their designee(s), as applicable.
133. Prior to issuance of a Certificate of Occupancy for the retail building, Developer shall remove all construction materials and vehicles from the subject property. 134. Developer shall arrange for materials collection during construction, demolition, and occupancy with the City's Solid Waste Division, or Developer shall arrange for self-hauling to an authorized facility.
135. Before placing or constructing any signs on the project property, Developer shall obtain a sign permit from the City. Sign locations and illumination may be subject to review and approval by the Planning Division under separate permit.

SCEA Mitigation Measures (MM), Project Design Features (PDF), and/or Existing Plans, Programs, Policies (PPP):
136. PDF AQ-1: Tier III Equipment. Project construction will utilize equipment during demolition, grading, and site preparation phases that equal or exceed Environmental Protection Agency (EPA) and California Air Resource Board (CARB) Tier III engine emissions standards.
137. PPP AQ-1: Rule 403. All applicable measures included in Rule 403, shall be incorporated into Project plans and specifications as implementation of Rule 403, which include but are not limited to:
• All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. • The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are limited to 15 miles per hour or less.
• The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather.

Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the mid-morning, afternoon, and after work is done for the day. 138. PPP AQ-2: Rule 1113. The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 1113 (2):
• Only “Low-Volatile Organic Compounds (VOC)” paints (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1113 shall be used.

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139. PPP AQ-3: Rule 445. The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 445 (3):
• Rule 445 prohibits the use of wood burning stoves and fireplaces in new developments.
140. MM BIO-1: Pre‐construction Nesting Bird Survey. Construction plans and Project specifications shall state that if construction or other Project activities are scheduled to occur during the bird breeding season (February through August for raptors and March through August for most migratory bird species), a pre‐construction nesting bird survey shall be conducted by a qualified biologist to ensure that active bird nests, will not be disturbed or destroyed. The survey shall be completed no more than three days prior to initial ground disturbance. The nesting bird survey shall include the Project area and adjacent areas where proposed Project activities have the potential to affect active nests, either directly or indirectly due to construction activity or noise. If an active nest is identified, a qualified biologist shall establish an appropriate disturbance limit buffer around the nest using flagging or staking. Construction activities shall not occur within any disturbance limit buffer zones until the nest is deemed inactive by the qualified biologist. 141. MM CUL-1: Archaeological Monitoring. The Applicant shall retain a qualified archaeologist to perform archaeological monitoring and the archaeologist shall be present during initial ground-disturbing activities (e.g., site preparation, demolition of historic structures, and grading up to ten feet below surface) to identify and assess any known or suspected archaeological and/or cultural resource. The qualified archaeologist shall develop a Cultural Resources Management Plan to address the details, timing, and responsibility of all archaeological and cultural resource activities that occur on the Project site. The plan shall include a scope of work, project grading and development scheduling, pre-construction meeting (with consultants, contractors, and monitors), a monitoring schedule during all initial ground-disturbance related activities, safety requirements, and protocols to follow in the event of previously unknown cultural resources discoveries that could be subject to a cultural resources evaluation. The plan shall be submitted to the City and the Consulting Tribe(s) for review and comment, prior to final approval by the City. The Monitoring and Treatment Plan shall incorporate the components described in Mitigation Measure TCR-1. 142. PPP GEO-1: California Building Code. The Project is required to comply with the California Building Code as included in the City’s Municipal Code Chapter 15.04 to preclude significant adverse effects associated with seismic hazards. California Building Code related and geologist and/or civil engineer specifications for the Project are required to be incorporated into grading plans and specifications as a condition of Project approval. 143. MM PAL-1: Paleontological Resources. Prior to the issuance of the first grading permit, the applicant shall provide a letter to the City of Redlands Planning Department, or designee, from a paleontologist selected from the roll of qualified paleontologists maintained by the County, stating that the paleontologist has been retained to provide services for the project. The paleontologist shall develop a Paleontological Resources Impact Mitigation Plan (PRIMP) to mitigate the potential impacts to unknown buried paleontological resources that may exist onsite for the review and approval by the City. The Redlands Joint Special Meeting of the
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PRIMP shall require that the paleontologist be present at the pre-grading conference to establish procedures for paleontological resource surveillance. The PRIMP shall also require paleontological monitoring for ground disturbing activities greater than five feet in depth within native soil, as determined by the Project paleontologist.

In the event paleontological resources are encountered, ground-disturbing activity within 50 feet of the area of the discovery shall cease. The paleontologist shall examine the materials encountered, assess the nature and extent of the find, and recommend a course of action to further investigate and protect or recover and salvage those resources that have been encountered.

Criteria for discard of specific fossil specimens will be made explicit. If a qualified paleontologist determines that impacts to a sample containing significant paleontological resources cannot be avoided by project planning, then recovery may be applied. Actions may include recovering a sample of the fossiliferous material prior to construction, monitoring work and halting construction if an important fossil needs to be recovered, and/or cleaning, identifying, and cataloging specimens for curation and research purposes.

Recovery, salvage and treatment shall be done at the Applicant’s expense. All recovered and salvaged resources shall be prepared to the point of identification and permanent preservation by the paleontologist. Resources shall be identified and curated into an established accredited professional repository. The paleontologist shall have a repository agreement in hand prior to initiating recovery of the resource. 144. PPP HAZ-1: California UST Regulations. Underground storage tank (UST) repairs and/or removals will be conducted in accordance with the California UST Regulations (Title 23, Chapter 16 of the California Code of Regulations). Any unauthorized release of hazardous materials will require release reporting, initial abatement, and corrective actions that will be completed with oversight from the Regional Water Quality Control Board, Department of Toxic Substances Control, Riverside County Environmental Health Division, South Coast Air Quality Management District, and/or other regulatory agencies, as necessary. Use of existing USTs will also have to be conducted (i.e., used, maintained and monitored) in accordance with the California UST Regulations (Title 23, Chapter 16 of the California Code of Regulations).
145. PPP WQ-1: Prior to grading permit issuance, the project developer shall have a Stormwater Pollution Prevention Plan (SWPPP) prepared by a QSD (Qualified SWPPP Developer) pursuant to the Municipal Code Chapter 13.54. The SWPPP shall incorporate all necessary Best Management Practices (BMPs) and other City requirements to comply with the National Pollutant Discharge Elimination System (NPDES) requirements to limit the potential of polluted runoff during construction activities. Project contractors shall be required to ensure compliance with the SWPPP and permit periodic inspection of the construction site by City of Redlands staff or its designee to confirm compliance. 146. PPP WQ-2: Prior to grading permit issuance, the project developer shall have a Water Quality Management Plan (WQMP) approved by the City for implementation. The project shall comply with the City’s Municipal Code Section 13.54 and the Municipal Separate Redlands Joint Special Meeting of the
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Storm Sewer System (MS4) permit requirements in effect for the Regional Water Quality Control Board (RWQCB) at the time of grading permit to control discharges of sediments and other pollutants during operations of the Project.
147. PPP N-1: The Project plans shall state the Project is required to comply with construction hours of operation outlined in Section 8.06.120 of the City’s Municipal Code; construction activities shall take place between the hours of 7:00 am and 8:00 pm on weekdays, including Saturdays, with no activity taking place at any time on Sundays or federal holidays. In addition, all motorized equipment used in such activities are required to be equipped with functioning mufflers.
148. PPP PS-2: Park Fees. As a Condition of Approval of a tentative map, the Developer shall pay applicable park related fees pursuant to Redlands Municipal Code Chapter 3.32. 149. PPP PS-3: Development Impact Fees. As a standard requirement and included as a Condition of Approval for the Project, and prior to issuance of any building permits for the Project, the Developer shall pay all applicable City of Redlands Development Impact Fees (DIF) pursuant to the Redlands Municipal Code and/or adopted fee schedules. 150. MM TCR-1: The archaeologist shall develop a Cultural Resources Management Plan and include the specifics as to how each Project mitigation measure will be carried out. Any and all cultural documents created as a part of the project (Tribal Cultural Resources Management Plan, Monitoring and Treatment Plans, isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency and disseminated to consulting tribe(s) for review. The Cultural Resource Management Plan shall incorporate:
d. Project grading and development scheduling. Native American Monitor(s) should attend and be present at the pre-construction meeting to establish communication protocols, cultural sensitivity, and provide information and/or training to construction contractors.
e. A schedule for monitoring during initial ground-disturbing activities (Ground disturbance is defined as any activity that compacts or disturbs the ground within a project area, including: the actual construction activities, permanent easements, temporary construction easements, staging areas for supplies and equipment, and borrow pits. Ground disturbance can also be caused by the use of hand tools, heavy equipment and heavy trucks. Trenching, bulldozing, excavating, scraping, and plowing are typical examples of ground disturbance activities), this may include, but is not limited to, archaeological testing, and data recovery on the Project site, if determined appropriate.

The Cultural Resource Management Plan shall include scheduling, safety requirements, and duties, based on the scope of work, and address the Native American Tribal Monitors’ authority to stop and redirect grading activities in coordination with the Project Archaeologist.
f. The protocols and stipulations that the Applicant, Native American Tribal Monitor(s), Project Archaeologist, and City of Redlands shall follow in the event that cultural resources, items of Native American cultural patrimony, or tribal cultural Redlands Joint Special Meeting of the
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resources are inadvertently discovered during the course of Project related ground disturbing activities.
151. MM TCR-2: If significant tribal cultural resources are discovered and avoidance or relocation cannot be ensured, the City shall engage in discussions with the Consulting Tribes to determine the best course of action for preservation of the resource. 152. MM TCR-3: Designated Native American Monitor(s) from the consulting tribe(s), who wish to partake in the monitoring program, shall be present during all initial grounddisturbing activities (Ground disturbance is defined as any activity that compacts or disturbs the ground within a project area, including: the actual construction activities, permanent easements, temporary construction easements, staging areas for supplies and equipment, and borrow pits. Ground disturbance can also be caused by the use of hand tools, heavy equipment and heavy trucks. Trenching, bulldozing, excavating, scraping, and plowing are typical examples of ground disturbance activities), which may include but is not limited to testing, and date recovery if determined appropriate. If initial ground-disturbing activities yield no discoveries of tribal cultural resources, the Consulting Tribe(s) may limit, suspend or terminate monitoring efforts at their discretion. The Monitoring Agreement(s) with the consulting tribe(s) shall be provided to the City of Redlands Development Services Department prior to issuance of any demolition, grading, or construction permits. 153. MM TCR-4: In the event that cultural resources, including historic and pre-contact materials, items of Native American cultural patrimony, or Tribal Cultural Resources are discovered during the course of ground disturbance, the following procedures shall be implemented:
e. All work in the immediate vicinity of the find (within a 50-foot buffer) shall cease and the find shall be assessed by a qualified archaeologist in coordination with the Native American Monitor(s) from the Consulting Tribe(s). Work on the other portions of the Project, outside of the buffered area, may continue during this assessment period. f. Notification and information regarding the nature of the find shall be made to the representatives of all consulting tribe(s).
g. Temporary Curation and Storage: During construction, any cultural resources discovered shall be temporarily curated in a secure onsite location, as determined appropriate with consideration of input from consulting tribe(s). The removal of any cultural resources from the Project site shall be thoroughly inventoried and overseen by the Native American Tribal Monitor(s).
h. Treatment and Final Disposition: The land owner(s) shall relinquish ownership of all items of Native American cultural patrimony and tribal cultural resources (including but not limited to sacred items, burial goods, archaeological artifacts, and non-human remains) that may be discovered. The land owner(s) shall relinquish ownership of tribal cultural resources and items of Native American Cultural Patrimony through one or more of the following methods and provide the City of Redlands with evidence of same:

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iv. Accommodate the process for on-site reburial of the discovered items with the Participating Tribes. This shall include measures and provisions to protect the future reburial area from any future impacts. Reburial shall not occur until all cataloguing and recordation have been completed. A final report which includes associated State DPR Forms, containing an inventory of the items reburied, along with UTM parameters for the reburial location, shall be completed and provided to the City, the Consulting Tribes and filed with the California Historical Resource Information System (CHRIS).
v. A curation agreement with an appropriate qualified repository that meets federal standards per 36 CFR Part 79 and therefore would be professionally curated and made available to other archaeologists or researchers for further study. The collections and associated records shall be transferred, including title and associated fees, to an appropriate curation facility.
vi. If more than one Native American Tribe or Band is involved with the Project and cannot come to a consensus as to the disposition of tribal cultural resources within one hundred and twenty (120) days from the initial recovery of the items, the cultural resources shall be curated at the San Bernardino County Museum. A curation agreement with an appropriate qualified repository shall be developed between the landowner and museum that legally and physically transfers the collections and associated records to the facility. This agreement shall stipulate the payment of fees necessary for permanent curation of the collections and associated records and the obligation of the Project developer/applicant to pay for those fees. 154. MM TCR-5: Discovery of Human Remains. In the event that human remains are encountered on the Project site, the construction contractor’s designated Native American Tribal Monitor shall immediately stop all work within 100 feet of the discovery. The Developer shall immediately notify the San Bernardino County Coroner, the City of Redlands Police Department, and the City of Redlands Development Services Department.

The County Coroner shall be permitted to examine the remains consistent with the requirements of California Code of Regulations (CCR) §15064.5(e). California Health & Safety Code §7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code (PRC) §5097.98. If the remains are determined to be Native American, the County Coroner shall notify the Native American Heritage Commission (NAHC), which shall determine and notify a Most Likely Descendant (MLD). The MLD shall complete the inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site.

The specific location of Native American burials and reburials will be proprietary and not disclosed to the general public. The locations will be documented by the Project Archaeologist in conjunction with the various stakeholders and a report of findings will be filed with the Eastern Information Center (EIC).

According to California Health & Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a Redlands Joint Special Meeting of the
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felony (Section 7052).

Building & Safety Division
155. Project shall comply with currently adopted California Building Codes at time of construction document submittal for plan review, including the Building Code (CBC), the California Electrical Code, California Mechanical Code, California Plumbing Code, Building Energy Efficiency Standards (Energy Code), California Green Building Standards Code, and applicable provisions of Title 15 (Buildings and Construction) of the Redlands Municipal Code.
156. Project is located within FEMA Flood zone AO and design will be required to comply with Redlands Municipal Code (RMC) Chapter 15.32.
157. Project shall comply with California Building Code for Building Heights, Area limitations, Fire design features and building separation distances, means of egress, accessibility.
158. A demolition permit is required for removal of existing structures and supporting infrastructure.
159. An analysis by a California registered professional engineer on the changes caused to the floodplain as a result of the water displacement caused by grading and proposed structures.
160. Approved hours for construction activities are: Monday through Friday, 7:00 a.m. to 6:00 p.m.; and Saturday, 7:00 a.m. to 6:00 p.m. No construction is permitted by contractors or subcontractors after hours, on Sundays, or Federal holidays (RMC Chapter 8.06; RMC

8.06.090(F); RMC 8.06.120(G)).

Other City Departments/Divisions
161. The attached conditions of approval from the following City Departments/Divisions are applicable to the project, and are hereby incorporated by reference:
c. Municipal Utilities & Engineering Department
d. Fire Department
End of Conditions of Approval
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_____________________
Brian Desatnik
Development Services Director
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EXHIBIT C

CONDITIONS OF APPROVAL

MUNICIPAL UTILITIES & ENGINEERING DEPARTMENT
[ Attached ]
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EXHIBIT D

CONDITIONS OF APPROVAL

FIRE DEPARTMENT
[ Attached ]
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RESOLUTION NO. 8337

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS

ADOPTING THE INITIAL STUDY AND SUSTAINABLE COMMUNITIES

ENVIRONMENTAL ASSESSMENT DOCUMENT PREPARED FOR THE
PROPOSED STATE STREET VILLAGE MIXED USE PROJECT.

WHEREAS, Village Partners Ventures, LLC (“Applicant”) has submitted an application for General Plan Amendment No. 142 to amend the General Plan land use designation of 1.1 acres from Public/Institutional to Commercial located at the southeast corner of West Citrus Avenue and Eureka Street for the proposed project (APNs: 0171-251-06, 0171-251-07, 0171-251-08, 0171- 251-09, 0171-251-10); and
WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1155 and Commission Review and Approval No. 933 to construct a mixed use project with 700 dwelling units and a total of 84,106 square-feet of commercial floor area on approximately 11.15 acres located at the southwest corner of Orange Street and Redlands Boulevard (APNs: 0171-053-01, 0171-053-02, 0171-053-03, 0171-053-04, 0171-053-05, 0171- 053-06); and
WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1156 and Commission Review and Approval No. 934 to construct a 14,500 squarefoot retail building with drive-through pharmacy window located at the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171-251-06, 0171-251-07, 0171-251-08, 0171-251-09, 0171-251-10); and
WHEREAS, the Applicant has submitted an application for Tentative Tract Map No. 20425 to merge and subdivide a total of approximately 12.25 acres for development purposes; and WHEREAS, the above-referenced applications filed with the City of Redlands are referred to hereinafter as the “Project” and “Project Entitlements;” and WHEREAS, the State of California adopted Senate Bill 375 (“SB 375”), also known as “The Sustainable Communities and Climate Protection Act of 2008,” which outlines growth strategies that better integrate regional land use and transportation planning, and that help meet the State’s greenhouse gas (“GHG”) emission reduction mandates; and WHEREAS, SB 375 provides various California Environmental Quality Act (“CEQA”) streamlining provisions for projects that are consistent with an adopted applicable “sustainable communities strategy” and meet certain objective criteria, and one such CEQA streamlining tool is the Sustainable Communities Environmental Assessment (“SCEA”) process; and WHEREAS, the Southern California Association of Governments (“SCAG”) is the metropolitan planning organization for the County of San Bernardino, including the City, and SCAG’s Regional Council adopted the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (“2020-2045 RTP/SCS”) on September 3, 2020; and Redlands Joint Special Meeting of the
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WHEREAS, SB 375 allows the City, acting as the CEQA Lead Agency, to prepare a SCEA as the environmental CEQA clearance for “transit priority projects” that are consistent with SCAG’s 2020-2045 RTP/SCS; and
WHEREAS, SB 375 provides CEQA streamlining benefits to qualifying “transit priority projects,” and for purposes of projects in the SCAG region, a qualifying transit priority project is a project that meets the following four criteria (see, Public Resources Code sections 21155 (a) and (b));
a. Is consistent with the general use designation, density, building intensity, and applicable policies specified for the project area in the SCAG 2020-2045 RTP/SCS; b. Contains at least 50 percent residential use, based on total building square footage and, if the project contains between 26 and 50 percent nonresidential uses, a floor area ratio of not less than 0.75;
c. Provides a minimum net density of at least 20 dwelling units per acre; and d. Is within one-half mile of a major transit stop or high-quality transit corridor included in a regional transportation plan; and
WHEREAS, the Project meets the above-referenced four criteria; and WHEREAS, qualifying transit priority projects that have incorporated all feasible mitigation measures, performance standards, or criteria set forth in the prior applicable EIR (SCAG’s 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy Program EIR), and that are determined to not result in significant and unavoidable environmental impacts, may be approved with a Sustainable Communities Environmental Assessment (“SCEA”); and WHEREAS, pursuant to section 21067 of the Public Resources Code, and section 15367 of the State California Environmental Quality Act (“CEQA”) Guidelines (Cal. Code Regs., title 14, § 15000 et seq.), the City is the lead agency for the proposed Project; and WHEREAS, consistent with CEQA (Pub. Resources Code, § 21000 et seq.) and the State CEQA Guidelines (Cal. Code Regs., title 14, section 15000 et seq.), the City prepared a Draft Sustainable Communities Environmental Assessment (“Draft SCEA”) and circulated that Draft SCEA for public review and comment for a period of thirty (30) days beginning on November 5, 2021, and ending on December 6, 2021; and
WHEREAS, the Notice of Availability (“NOA”) and Notice of Intent (“NOI”) to adopt a Sustainable Communities Environmental Assessment was published in the Redlands Daily Facts, a newspaper of general circulation, on November 4, 2021; and WHEREAS, the NOA and NOI to adopt a Sustainable Communities Environmental Assessment was posted for public review/comment by the San Bernardino County Clerk of the Board on November 5, 2021, and by the State Clearinghouse website on November 5, 2021; and

WHEREAS, consistent with CEQA and the State CEQA Guidelines, the City prepared a Final Sustainable Communities Environmental Assessment (“Final SCEA”), consisting of the Redlands Joint Special Meeting of the
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Draft SCEA, all technical appendices prepared in support of the Draft SCEA, all comment letters received on the Draft SCEA, written responses to all comment letters received on the Draft SCEA, and errata to the Draft SCEA and technical appendices; and WHEREAS, the Sustainable Communities Environmental Assessment consists of the Final SCEA and its attachments and appendices, as well as the Draft SCEA and its attachments and appendices (as modified by the Final SCEA); and
WHEREAS, on April 12, 2022, the Planning Commission held a public hearing at the City Council Chambers on at a regularly scheduled meeting, notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code, and considered the Initial Study/SCEA, written comments submitted during the 30-day public review period, and the testimony and any written evidence submitted by members of the public; and
WHEREAS, on April 29, 2022, notice of the public hearing before the City Council and the Planning Commission for the Project and Initial Study/SCEA was published in the Redlands Daily Facts and notices were mailed to property owners within a 300-foot radius, and notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code; and WHEREAS, on May 10, 2022, the Planning Commission held a public hearing at the City Council Chambers, and considered the Initial Study/SCEA, written comments submitted during the 30-day public review period, and the testimony and any written evidence submitted by members of the public, and made a recommendation to the City Council; and WHEREAS, on May 10, 2022, the City Council held a public hearing at the City Council Chambers, and considered the Initial Study/SCEA, written comments submitted during the 30-day public review period, and the testimony and any written evidence submitted by members of the public;

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS:

Section 1. California Environmental Quality Act. The Project is subject to the California Environmental Quality Act (“CEQA”) and the City has prepared an Initial Study and SCEA for the Project, exercised its own independent judgment and analysis and there is no substantial evidence that the Project may have any significant effects on the environment, the custodian of records is the Planning Division of the Development Services Department, and the SCEA document has been prepared in accordance with Public Resources Code Section 21155.2(b) and applicable provisions of the State CEQA Guidelines.

Section 2. Independent Judgment of Lead Agency. The SCEA prepared for the Project reflects the City’s independent judgment and analysis. The City has exercised independent judgment and analysis in accordance with Public Resources Code Section 21082.1(c)(3) in managing as appropriate the environmental consultant, and directing the consultant in the Redlands Joint Special Meeting of the
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preparation of the SCEA and related technical studies and analyses. The City Council has independently reviewed and analyzed the SCEA and accompanying technical studies/reports, and finds that the SCEA reflects the independent judgment and analysis of the City.

Section 3. Required Findings. The City Council finds, based on the information contained in Section 2 (Environmental Setting), Section 3 (Project Description), Section 4 (Sustainable Communities Environmental Assessment Criteria), Section 5 (Incorporation of 2020- 2045 RTP/SCS Program EIR Mitigation Measures), and Section 6 (Sustainable Communities Environmental Analysis/Checklist) of the Initial Study/SCEA, that preparation of a SCEA in accordance with Public Resources Code Section 21155.2(b) is appropriate for the Project for the following reasons:
a. The Project is consistent with the general use designations, density, building intensity, and applicable policies specified for the area of the Project site in the 2020-2045 RTP/SCS prepared by SCAG, which is the metropolitan planning organization for the City;
b. The State Air Resources Board, pursuant to subparagraph (H) of paragraph (2) of subdivision (b) of Section 65080 of the Government Code, has accepted SCAG’s determination that the sustainable communities strategy adopted by SCAG in the 2020-2045 RTP/SCS would, if implemented, achieve the GHG emission reduction targets;
c. The Project qualifies as a transit priority project pursuant to Public Resources Code Section 21155, in that: the Project contains more than 50 percent residential use; provides a minimum net density greater than 20 units an acre; and is within onehalf mile of a major transit stop or high-quality transit corridor included in a regional transportation plan;
d. The Project is a residential or mixed-use project as defined by Public Resources Code Section 21159.28(d);
e. The Project incorporates all feasible mitigation measures, performance standards, or criteria set forth in the prior environmental reports and adopted findings made pursuant to PRC Section 21081, including the 2020-2045 RTP/SCS Program EIR; f. All potentially significant or significant effects required to be identified and analyzed pursuant to CEQA in an Initial Study have been identified and analyzed in an Initial Study; and,
g. As outlined in detail in Section 6, Sustainable Communities Environmental Analysis/Checklist, changes or alterations have been required in or incorporated into the Project that avoid or mitigate the significant effects to a level of less than significant.

Section 4. Adoption of the Environmental Document. The SCEA is hereby adopted by the City Council in compliance with CEQA.

Section 5. Adoption of Mitigation Monitoring and Reporting Program. In accordance with Public Resources Code section 21081.6, the City Council hereby adopts the Mitigation Monitoring/Reporting Program attached to the SCEA, and all mitigation measures are included as conditions of approval for the Project.

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Section 6. Notice of Determination. The City Council hereby directs staff to file and post a Notice of Determination in accordance with the State CEQA Guidelines.

Section 7. Custodian of Records. The custodian of documents and other material which constitute the record of proceedings upon which its decision is based is the Development Services Director or designee, and all records are located in the City’s Development Services Department.

Section 8. Effective Date. This Resolution shall become effective upon adoption.

ADOPTED, SIGNED, AND APPROVED this 10th day of May, 2022.

Paul T. Barich, Mayor
ATTEST:

Jeanne Donaldson, City Clerk
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I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was duly adopted by the Planning Commission at a special meeting thereof held on the 10th day of May, 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Jeanne Donaldson, City Clerk
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
911 of 1044
RESOLUTION NO. 8338

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING GENERAL PLAN AMENDMENT NO. 142 FOR APPROXIMATELY

1.1 ACRES LOCATED AT THE SOUTHEAST CORNER OF EUREKA STREET AND WEST CITRUS AVENUE TO THE ‘COMMERCIAL’ LAND USE

DESIGNATION AS A PART OF THE PROPOSED STATE STREET VILLAGE PROJECT.

WHEREAS, Village Partners Ventures, LLC (“Applicant”) has submitted an application for General Plan Amendment No. 142 to amend the General Plan land use designation of 1.1 acres from Public/Institutional to Commercial located at the southeast corner of West Citrus Avenue and Eureka Street for the proposed project (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251- 08-0000, 0171-251-09-0000, 0171-251-10-0000); and
WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1156 and Commission Review and Approval No. 934 to construct a 14,500 squarefoot retail building with drive-through pharmacy window located at the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08- 0000, 0171-251-09-0000, 0171-251-10-0000); and
WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1155 and Commission Review and Approval No. 933 to construct a mixed use project with 700 dwelling units and a total of 84,106 square-feet of commercial floor area on approximately 11.15 acres located at the southwest corner of Orange Street and Redlands Boulevard (APNs: 0171-053-01-0000, 0171-053-02-0000, 0171-053-03-0000, 0171-053-04- 0000, 0171-053-05-0000, 0171-053-06-0000); and
WHEREAS, the Applicant has submitted an application for Tentative Tract Map No. 20425 to merge and subdivide a total of approximately 12.25 acres for development purposes for the Project; and
WHEREAS, the above-referenced applications filed with the City are referred to hereinafter as the “Project” and “Project Entitlements;” and WHEREAS, the Planning Commission has reviewed the Project, and found the Project to be consistent with the 2035 General Plan including the central organizing strategy of the “Transit Village Concept” to permit the development of high-density residential and non-residential users within walking distance of Metrolink stations to reduce vehicular usage, improve air quality and provide health benefits, and provide economic development opportunities; and WHEREAS, the proposed land use as a retail store located at the southeast corner of West Citrus Avenue and Eureka Street is permitted (and drive-through window subject to approval of a Conditional Use Permit) in the C-3, General Commercial zoning district wherein the subject property is located; and
WHEREAS, on April 12, 2022, the Planning Commission held a public hearing at the City Redlands Joint Special Meeting of the
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Council Chambers on at a regularly scheduled meeting, notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code, considered General Plan Amendment No. 142, and considered the testimony and other public comments submitted by members of the public; and WHEREAS, on April 29, 2022, notice of the public hearing before the City Council for General Plan Amendment No. 142, and notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code; and
WHEREAS, on May 10, 2022, the Planning Commission held a public hearing at the City Council Chambers, considered General Plan Amendment No. 142, and made a recommendation to the City Council; and
WHEREAS, on May 10, 2022, the City Council held a public hearing at the City Council Chambers, and determined that approval of General Plan Amendment No. 142 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. In accordance with City Council Resolution No. 8337, the Sustainable Communities Environmental Assessment prepared for the Project has been adopted in compliance with the California Environmental Quality Act.

Section 2. General Plan Consistency. The proposed amendment to ‘Commercial’ land use for five parcels located at the southeast corner of West Citrus Avenue and Eureka Street will be consistent with the surrounding properties, is consistent with the existing zoning designation as General Commercial (C-3), and will be consistent with the existing and future land uses on the subject properties.

Section 3. Approval of General Plan Amendment. The requested General Plan Amendment No. 142 to the ‘Commercial’ land use designation for approximately 1.1 acres located on the south side of West Citrus Avenue between Eureka Street and South Fourth Street, as shown in Exhibit “A,” attached hereto, is hereby approved.

Section 4. Effective Date. This Resolution shall become effective upon adoption.

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ADOPTED, SIGNED AND APPROVED this 10th day of May, 2022. ______________________________
Paul T. Barich, Mayor
ATTEST:

______________________________
Jeanne Donaldson, City Clerk
I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was duly adopted by the City Council at a special meeting thereof held on the 10th day of May, 2022.

AYES:

NOES:

ABSENT:

ABSTAINED:

______________________________
Jeanne Donaldson, City Clerk
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
914 of 1044

EXHIBIT A

GENERAL PLAN AMENDMENT AREA
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RESOLUTION NO. 8339

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING CONDITIONAL USE PERMIT NO. 1155 AND APPROVING COMMISSION REVIEW AND APPROVAL NO. 933, FOR THE REDLANDS

MALL SITE AND THE SOUTHEAST CORNER OF EUREKA STREET AND WEST CITRUS AVENUE.

WHEREAS, Village Partners Ventures, LLC (“Applicant”) has submitted development applications for Conditional Use Permit No. 1155 and Commission Review and Approval No. 933 to construct a mixed use project with 700 dwelling units and a total of 84,106 square-feet of commercial floor area on approximately 11.15 acres located at the southwest corner of Orange Street and Redlands Boulevard (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08- 0000, 0171-251-09-0000, 0171-251-10-0000); and
WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1155 and Commission Review and Approval No. 933 to construct a 14,500 squarefoot retail building with drive-through pharmacy window located at the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08- 0000, 0171-251-09-0000, 0171-251-10-0000); and
WHEREAS, the Applicant has submitted an application for Tentative Tract Map No. 20425 to merge and subdivide a total of approximately 12.25 acres for development purposes, plus condominium airspace units; and
WHEREAS, the above-referenced applications filed with the City of Redlands are referred to hereinafter as the “Project” and “Project Entitlements;” and WHEREAS, the Planning Commission has reviewed the Project, and found the Project to be consistent with the 2035 General Plan including the central organizing strategy of the “Transit Village Concept” to permit the development of high-density residential and non-residential users within walking distance of Metrolink stations to reduce vehicular usage, improve air quality and provide health benefits, and provide economic development opportunities; and WHEREAS, the Planning Commission has reviewed the Project, found the Project to be consistent with the City’s 2021-2029 Housing Element, and that the proposed mixed use Project will provide up to 700 dwelling units that will result in more housing opportunities in Redlands; and
WHEREAS, the proposed land uses are conditionally permitted in the C-3, General Commercial zoning district (subject to approval of a Conditional Use Permit) wherein the Project site is located; and
WHEREAS, redevelopment of the vacant Redlands Mall properties will result in up to approximately 84,106 square-feet of new retail, commercial, restaurant, and office uses in the core of Downtown Redlands, will generate new property taxes and sales taxes for the City, will result in new business license fees and other fees for the City’s General Fund, and will provide and encourage other economic development benefits for the larger community; and Redlands Joint Special Meeting of the
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WHEREAS, on April 12, 2022, the Planning Commission held a public hearing at the City Council Chambers on at a regularly scheduled meeting, notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code, considered the proposed Project and related entitlement applications, and considered the testimony and other public comments submitted by members of the public; and,
WHEREAS, on April 29, 2022, notice of the public hearing before the City Council and the Planning Commission for the proposed Project and related entitlement applications, and notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code; and WHEREAS, on May 10, 2022, the Planning Commission held a public hearing at the City Council Chambers, considered the proposed Project and related entitlement applications, and considered the testimony and other public comments submitted by members of the public, and made a recommendation to the City Council; and
WHEREAS, on May 10, 2022, the City Council held a public hearing at the City Council Chambers, and determined that approval of the proposed Project 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. Compliance with the California Environmental Quality Act. In accordance with City Council Resolution No. 8337, the Sustainable Communities Environmental Assessment prepared for the project has been adopted in compliance with the California Environmental Quality Act.

Section 2. Determination of General Plan Consistency. The Project is consistent with the existing General Plan land use designation as ‘Commercial’ and applicable policies for the

11.15 acres located at the southwest corner of Orange Street and Redlands Boulevard. The mixed use Project will satisfactorily implement the Transit Villages Concept and strategy in the 2035 General Plan to the extent feasible. Upon approval of General Plan Amendment No. 142 to the ‘Commercial’ land use designation for approximately 1.1 acres located at the southeast corner of West Citrus Avenue and Eureka Street (shown in Exhibit “A” attached hereto), the proposed single-tenant retail use will be consistent.

Section 3. Findings for Approval of Conditional Use Permit No. 1155. The proposed Conditional Use Permit No. 1155 is hereby approved based upon the following findings, and subject to the Conditions of Approval from the Development Services Department (Exhibit “A”), Municipal Utilities and Engineering Department (Exhibit “B”), and Fire Department (Exhibit “C”) attached hereto:

1. That the proposed development will not adversely affect the applicable land use plans Redlands Joint Special Meeting of the
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of the city.

The Project will be consistent with numerous Principles and Actions in the 2035 General Plan (see list attached to staff report). A primary strategy of the 2035 General Plan is to encourage more transit-oriented and mixed use developments in close proximity to the three future train stations in the core areas of Redlands, known as the Transit Village Concept. The Transit Village concept and strategy emphasizes a mix of complementary and mutually-supportive land uses (such as higher-density multifamily residential uses with retail, restaurant, office, and similar commercial uses) in conjunction with a higher density/intensity of uses around the train stations including the Downtown station located 650 feet to the north of the Project site. The General Plan calls for more high-density residential units to be constructed in the downtown area and around the train stations, and this proposed project will introduce appropriate new dwelling units to the downtown area.

2. That the proposed development will not be detrimental to the public health, safety and welfare.

The Project will not be detrimental to the public health, safety and welfare. The Project will be constructed in compliance with all applicable design and engineering requirements, including the California Building Code, California Fire Code, applicable provisions of the Redlands Municipal Code, and all applicable site design and engineering standards. The conceptual site plan indicates vehicular access will be provided by a new extension of West State Street (to the west of Orange Street) to connect to a new extension of Third Street.

The proposed new street extensions will result in a street grid similar to that which existed prior to construction of the Redlands Mall in the mid-1970s, which will result in shorter block lengths that are more convenient to pedestrians and pedestrian-oriented design. There will be no anticipated conflicts or hazards in terms of vehicle traffic or pedestrians traveling along Orange Street, Redlands Boulevard, Eureka Street, Citrus Avenue, or nearby intersections.

3. That the proposed development will comply to the maximum extent feasible with the regulations of the city's general plan, the applicable zoning district and the city's development standards.

The Project will comply to the maximum extent feasible with the regulations of the City's 2035 General Plan, the applicable zoning district, and the City's development standards.

The General Plan designation for the Project site is Commercial, and the C-3 zoning permits mixed uses (residential combined with commercial uses) subject to a Conditional Use Permit. The conceptual site plan indicates the proposed development will be in conformance with the applicable development standards of the C-3, General Commercial zone and applicable design and development standards.

4. That the proposed development is appropriate at the proposed location.

The Project location for the mixed use development is within 500 to 1,200 feet (less than one-quarter mile) of the downtown train station including the Metrolink and Arrow train Redlands Joint Special Meeting of the
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platforms, and is consistent with the Transit Village Concept in the 2035 General Plan. The existing C-3, General Commercial zoning designation permits residential uses combined with commercial uses (retail, restaurant, and office) subject to approval of a Conditional Use Permit. The proposed site plan includes extensions of West State Street and Third Street similar to the historical street pattern prior to the Mall’s development, and will enable multiple means of multi-modal transportation including direct pedestrian access to the downtown train platforms. The proposed floor plans of the new building (e.g., with commercial uses on ground floors and residential uses on upper and ground floors) are appropriate for the mix of land uses. A primary strategy of the 2035 General Plan (adopted in December 2017) is to encourage more transit-oriented development in close proximity to the three train stations in the core areas of Redlands, rather than continuing the pattern of subdivisions and sprawling development around the periphery of the city. This strategy is referred to as the “Transit Village Concept” in Chapter 4, Livable Community. The Transit Village Concept emphasizes mixing of land uses (such as residential with retail, restaurant, office, and similar commercial uses) and higher density/intensity of uses around the train stations for the intended purposes of supporting transit use, enhancing walkability and pedestrian orientation around the station areas, and discouraging use of automobiles within the pedestrian-friendly station areas and downtown. The concept for the Project, that of a mixed use project and pedestrian-friendly design, is consistent with numerous Policies and Actions contained in the 2035 General Plan which envisions compact and infill development around the downtown train station in Redlands.

Section 4. Findings for Approval of Commission Review and Approval No. 933. The proposed Commission Review and Approval No. 933 is hereby approved based upon the following findings, and subject to the Conditions of Approval from the Development Services Department (Exhibit “A”), Municipal Utilities and Engineering Department (Exhibit “B”), and Fire Department (Exhibit “C”) attached hereto:

1. The site for the intended use is adequate in size and shape to accommodate the use, and all of the required yards, setbacks, walls or fences, landscaping and other features will adjust the use to those existing or permitted future uses of land in the neighborhood.

The Project site is approximately 11.15 acres in size and meets the requirements of the C3, General Commercial zone for the construction of five mixed use buildings including the required building setbacks, public and private landscape areas, required on-site parking, and other required site improvements. The Project, with a total of 700 dwelling units (i.e., a combined total of approximately one million square-feet for residential uses and amenities) and a total of 84,106 square-feet for commercial space, is consistent with the current General Plan designation for the site and the immediate surroundings. Surrounding and nearby properties have existing uses which include many downtown businesses (retail, restaurants, offices, personal services, medical and dental services, etc.), a movie theatre, a Post Office, Police Annex, Smiley Library, public parks, Redlands Civic Center, public utility building, CVS Pharmacy (proposed to be relocated across West Citrus Avenue), downtown train station, and a variety of entertainment and cultural amenities.

2. The site for the proposed use relates to streets and highways which are properly Redlands Joint Special Meeting of the
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designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed use.

The Project site for the proposed mixed uses 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 Project will be consistent with the 2035 General Plan, Figure 5-5 (Roadway Classification), in that Redlands Boulevard along the project site’s northerly frontage is designated a “Boulevard,” West Citrus Avenue along the project site’s south frontage is designated as a “Major Arterial,” Orange Street and Eureka Street are designated as “Minor Arterial,” and State Street and Third Street are designated as “Local Roads.” The proposed mixed use project will ultimately generate slightly more vehicle traffic than the prior Redlands Mall (multi-tenant retail uses), and the existing and proposed street network will be adequate to serve the proposed use.

The environmental document (Sustainable Communities Environmental Assessment) prepared for the Project has fully analyzed potential environmental impacts, and all potential effects are either considered less than significant or can be mitigated to a less than significant level, ensuring that there will not be any significant detrimental effects to public health, safety, or welfare. The Project will provide pedestrian, bicycle, and motor vehicle access as required by the General Plan or the Redlands Municipal Code. All required vehicle parking will be provided entirely on private property (subterranean parking garages and one above-ground parking structure) and will meet the requirements of the Redlands Municipal Code, with access to Redlands Boulevard, Eureka Street, and Orange Street.

3. The conditions set forth in the approval and those shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare.

The conditions imposed on the Project are adequate to protect the public health, safety and general welfare. The project will also comply with development and design standards and the applicable provisions of the Redlands Municipal Code.

Section 5. Effective Date. This Resolution shall take effect upon adoption.

ADOPTED, SIGNED AND APPROVED this 10th day of May, 2022.

______________________________
Paul T. Barich, Mayor
ATTEST:

______________________________
Jeanne Donaldson, City Clerk
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
920 of 1044
I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was duly adopted by the City Council at a special meeting thereof held on the 10th day of May, 2022.

AYES:

NOES:

ABSENT:

ABSTAINED:

______________________________
Jeanne Donaldson, City Clerk
Redlands Joint Special Meeting of the
City Council and Planning Commission
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EXHIBIT “A”

CONDITIONS OF APPROVAL

DEVELOPMENT SERVICES DEPARTMENT
(CUP No. 1155 & CRA No. 933)
Planning Division

1. This permit/approval for Conditional Use Permit No. 1155 and Commission Review and Approval No. 933 is issued for the “State Street Village” project generally described as the following:
a. Five (5) multistory buildings consisting of four (4) mixed use buildings and one (1) residential building with private amenities for the project’s residents; b. Up to seven hundred (700) multifamily dwelling units, to include apartments and condominiums;
c. Up to 10,000 square-feet of floor area for commercial/office uses on the upper floors of Building 2 (such as professional, administrative, financial, medical, and similar administrative and professional uses as listed in the Transit Villages Specific Plan for the Village Center district);
d. Up to 74,106 square-feet of floor area for retail and commercial uses including onsite alcoholic beverage sales for bone-fide restaurants (to include retail stores, quick-serve and sit-down restaurants, personal services, retail commercial services for consumers, professional office uses, and similar retail/commercial uses); e. Common recreational open space (privately-owned with private access) both indoors and outdoors for use by the project’s residents and residential guests; f. Public open space (privately-owned and available for the general public’s use) in the form of pedestrian walkways and paseos, outdoor seating and dining areas, planters and landscape areas, central public plaza (note: see Condition No. 19), and other pedestrian amenities typical in a pedestrian-oriented and transit-oriented development;
g. New extension of West State Street (from Orange Street to Third Street), and new extension of Third Street (from Redlands Boulevard to Citrus Avenue); h. Frontage and street improvements in accordance with the civil engineering plans; i. Construction phasing shall be consistent with the Phasing Plan submitted by the Applicant and attached to this Resolution.

2. This permit/approval for a Conditional Use Permit and Commission Review and Approval shall automatically expire 24 months after the approval date (will expire on May 10, 2024) unless Developer has diligently developed the proposed project, as shown by the issuance for a grading, foundation, engineering, or building permit(s). An extension of time may be granted in accordance with Sections 18.12.140 and 18.92.090 of the Redlands Municipal Code. The city council may, upon submittal of a written application for a time extension by the holder of the permit and prior to the expiration date, grant a one year extension of time; provided, however, that the total number of extensions shall not exceed three (3).

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3. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or exactions imposed by the City as a condition of approval of this project are subject to a statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest period for those fees, dedications, reservations and exactions which are subject to Government Code Section 66020(a) has commenced to run on the date this project was approved by the City.

4. The applicant for this permit, and its successors and assigns, shall defend, indemnify and hold harmless the City of Redlands, and its elected officials, officers, agents and employees, from and against any and all claims, actions, and proceedings to attack, set aside, void or annul the approval of this permit by the City, or brought against the City due to acts or omissions in any way connected to the applicant’s project that is the subject of this permit. This indemnification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of attorneys’ fees. In the event any such action is commenced to attack, set aside, void or annul all, or any, provisions of this permit, or is commenced for any other reason against the City for acts or omissions relating to the applicant’s project, within fourteen (14) City business days of the same, the applicant shall file with the City a performance bond or irrevocable letter of credit (together, the “Security”) in a form satisfactory to the City and in the amount of Three Hundred Thousand Dollars ($300,000), to ensure applicant’s performance of its defense and indemnity obligations under this condition. The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted for the project pursuant to this permit. The City shall have no liability to the applicant for the exercise of City’s right to revoke this permit.

5. By signing and/or using this permit, the permittee acknowledges all of the conditions imposed and accepts this permit subject to those conditions and with full awareness of the applicable provisions of the Redlands Municipal Code including Title 15 (Buildings and Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), and Title 18 (Zoning Regulations). Failure of the permittee to sign these conditions does not affect their enforceability by the City or other responsible entity. These conditions are binding upon all future property owners and occupants of the subject property.

6. This permit/approval is granted for the project plans dated May 4, 2022 (“the plans”) on file with the Planning Division. The project shall conform to the plans, except as otherwise specified in these conditions.

7. Prior to issuance of any building or engineering permits for any building or phase of the mixed use development project, a Notice of Land Use Restrictions and Conditions (on a form provided and approved by the City) shall be recorded on all current and future Assessor’s Parcel Number(s) for the subject property.

8. The issuance of any permits shall comply with all applicable provisions of the Redlands Redlands Joint Special Meeting of the
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Municipal Code.

9. All plans submitted to the City shall reflect all Planning Commission and/or City Council approvals and any other changes required by the Commission, Council and/or staff. This condition applies to site plans, landscape plans, elevations, grading, and all other illustrations, text, or plans submitted to the City in connection with the project.

10. No Certificate of Occupancy shall be granted for a building or phase, or building permit shall receive final approval and signature, until all applicable Conditions of Approval have been satisfied for that building or phase.

11. The applicant shall not make any modifications or changes during construction that are in conflict or contrary to the project’s approved site design, grading plan, landscape plan, or building elevations without first consulting with the Development Services Director or designee.

12. The proposed central public plaza (approximately one-half acre in size) located at the new intersection of West State Street and Third Street is approved in concept only. A final proposal for design and activity programming for the plaza area has not been prepared or submitted for review. Prior to issuance of any grading, engineering, building, or other permits for the plaza area, the Developer shall prepare a final design proposal and shall be subject to subsequent and separate review and approval with a Commission Review and Approval process in accordance with Chapter 18.12 of the Redlands Municipal Code. The Commission Review and Approval permit shall be reviewed by the Planning Commission.

13. A copy of the approved Conditions of Approval shall be included on the cover page of the construction plans submitted to the Building Division.

14. The applicant shall comply with all applicable federal, state, and local laws. Violations or convictions of any of those laws in connection with the use may be cause for revocation of this permit.

15. Developer shall provide off-street parking for the project, including the number/types of spaces, stall dimensions, paving, striping, location, and access, as required by the Redlands Municipal Code. Parallel (or 0-degree) parking spaces (within the Building 4 subterranean garage and on-street parking) shall be a minimum of 8’0” in width and 24’0” in length. Prior to issuance of a building permit for any building, the Developer shall provide the typical drive aisle width and typical parking space dimensions for each row of parking (within each parking area, lot, garage, or structure) shown on the Site Plan, Floor Plan, and Civil Plans. Prior to issuance of an engineering permit for new streets and off-site improvements, the Developer shall provide the typical parking space dimensions for each row of parking (for each on-street parking area or row) shown on the Street Improvement Plans.

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16. Developer may not modify any use approved by this permit unless the Planning Division determines that Developer has provided the parking required by the Redlands Municipal Code for the modified use.

17. Developer shall provide off-street loading area(s) for the project, including the number of spaces (or equivalent area), dimensions, paving, striping, location, and access, as required by Redlands Municipal Code Section 18.164.340. Minimum required dimensions are not less than: ten feet (10') in width; twenty feet (20') in length; and fourteen feet (14') in height without overhead obstruction from buildings, street trees, or other structures.

18. Prior to issuance of a building permit, Developer shall submit final exterior building material(s) and color scheme for review and approval by the Development Services Director or designee. Plans submitted by Developer with building permit applications shall show on the building elevation sheets: all exterior building materials and colors, including product and finish manufacturer name, color name and number, and surface finish type (such as: stucco with sand finish, plaster with smooth finish, etc.); trim features and dimensions around doors, windows, and other openings; exterior lighting, including all fixtures, models and numbers, and light cut sheets or manufacturer sheets; and rooftop equipment screening.

19. The proposed central public plaza (at the intersection of the new West State Street and Third Street extensions) shall be subject to subsequent design review and final design/ programming approval prior to issuance of any building permit(s) for Building 1. The design review process shall be conducted with a Commission Review and Approval permit, and subject to review and approval by the Planning Commission.

20. Prior to issuance of a building permit for a building or phase, Developer shall submit landscape and irrigation construction plans for the building, site, or phase. Approved preliminary landscape plans (for shrubs and groundcovers) are conceptual and not adequate for construction, and require a greater level of detail and a precise planting plan prior to construction permit issuance. Developer shall coordinate with staff to finalize the precise planting plan, including but not limited to: specifying landscape screening for any ground-mounted equipment or utilities; clustering or greater density of planting around focal points (e.g., major entries and intersection corners); accommodating the required corner cutoff area where driveways intersect streets (i.e., to remove visual obstructions such as trees within a driver’s line of sight toward oncoming traffic) or corner intersections; avoiding excessive use of decorative rock, gravel, or wood chips as a substitute for organic groundcover; and avoid creating the appearance of any “green wall” (e.g., Ligustrum texanum (columnar), Prunus caroliniana, etc.) that provides continuous opaque screening more than 5’0” high around the site perimeter or street-side planters of the project site.

21. All landscaped areas noted on the site plan shall be permanently maintained with healthy planting material, and whenever necessary shall be replanted with suitable vegetation.

Shrubs, hedges, groundcovers, screening landscape, etc., shall be required to be Redlands Joint Special Meeting of the
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maintained and/or replaced on the subject properties in substantial conformance with the approved landscape planting plan. A qualified arborist or horticulturist may be consulted.

22. Trees shall be allowed to grow to the full genetic height and habit (trees shall not be topped or overly trimmed). Trees shall be maintained using standard arboriculture practices.

Trees shall be required to be maintained and/or replaced on the subject properties in substantial conformance with the approved tree planting plan. A qualified arborist or horticulturist may be consulted.

23. Transformer cabinets and commercial gas meters shall not be located within required setbacks and/or adjacent to public streets, and shall be screened from public view either by architectural treatment or with landscaping. Multiple electrical meters and panels shall be fully enclosed and incorporated into the overall architectural design of the building(s).

Backflow preventers shall be enclosed with landscaping that will provide complete screening upon maturity. The location and method of enclosure or screening of this equipment shall be shown on the construction plans and landscape plans prior to building permit issuance. Location of said equipment shall be coordinated with appropriate utility company (i.e., Southern California Gas Company or Southern California Edison Company). The applicant shall submit plans showing details of screening subject to review and approval by the Development Services Director, prior to issuance of building permits.

24. Plans submitted for plan check shall include an exterior lighting plan, including fixture and pole designs, for review and approval by the Development Services Director or designee. Prior to building permit issuance, a lighting and photometric plan shall be submitted demonstrating that adequate lighting ranges will be provided throughout the development without creating light spillover, light pollution, or conflicts with surrounding factors such as tree locations, off-site or adjacent lighting.

25. Prior to issuance of building permits, Developer shall demonstrate that light poles will not conflict with tree locations. Developer shall submit a plan showing both the lighting and landscape on the same sheet. Fixtures on exterior light poles shall direct lighting downward (e.g., contain a flat lens and/or have shielding that directs light downward and contains glare).

26. Interior parking structures shall provide uniform illumination at a minimum level of two (2.0) foot-candles average maintained across the horizontal surface shall be provided inside each parking structure/garage, and a minimum of one (1.0) foot-candle for exterior parking areas. Higher levels are recommended for remote areas subject to security problems (e.g., stairways, elevators, and other pedestrian access points). For energy conservation, motion sensor devices may be utilized to automatically dim and brighten the lighting (e.g., 50%).

27. 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.

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Screening of air conditioning units and other equipment on the buildings shall be incorporated into or compatible with the architectural design of the buildings. All equipment shall be screened from public view of adjacent roadways and freeways.

Plumbing vents, ducts and other appurtenances protruding from the roof of structures shall be placed so that they will not be visible from the front of the property or other major public vantage points. Developer shall include a note on the construction plumbing drawings of exterior elevations to indicate to contractors that roof features shall be grouped and located in the described manner. Roof vents shall be shown on construction drawings and painted to match roof material color.

28. Any gutters, downspouts, pipes, and other drainage appurtenances shall be designed and shall be placed (e.g., internal to the building or inside the exterior walls) so that they will not be visible from the front of the property (i.e., from public right-of-way) or other major public vantage points.

29. Utility meters shall be fully screened and incorporated into the overall architectural design of the building (e.g., interior room, cabinet with wing wall, or equivalent complete screening). Any enclosures or screening shall be architecturally treated to match the exterior of the attached structure.

30. Telecommunications and television equipment or satellite dishes shall not be located on the exterior of any building (including but not limited to balconies, patios, exterior railings, rooflines, etc.). Dwelling units shall be internally wired for all available utility and telecommunications services, with service devices, panels, or meters located within a centralized equipment room. The equipment room(s) in each building shall be fully enclosed and incorporated into the overall architectural design of the building(s). Any satellite dishes/receivers shall only be located on the roof and shall be completely screened from public view on all sides.

31. Where any public sidewalks are adjacent to slopes or parkways with slopes (e.g., downslopes), a 6” concrete curb may be required to be constructed with the sidewalk.

Hand railings or guard rails should be avoided, if feasible. Prior to permit issuance, Developer shall identify any areas with slopes and parkways on the civil plans and identify construction of a 6” concrete curb as-needed (such as the southeast corner of the project site abutting Citrus Avenue).

32. The project site shall be kept in a weed and dust free condition throughout all periods of construction.

33. Prior to issuance of any building or engineering permit for any building or phase of the project, the Developer shall prepare and submit a Construction Parking Management Plan for all contractors, workers, and deliveries related to the project site. The Construction Parking Management Plan shall identify areas of the project site, surrounding private properties (with property owner’s authorization), and surrounding public streets that construction personnel may utilize. Deliveries of construction materials, equipment, trailers, vehicles, etc., shall be performed on the project site to the extent practicable, and Redlands Joint Special Meeting of the
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avoid the use of public streets and rights-of-way if possible. The Developer and/or on-site primary general contractor (superintendent) shall have responsibility for monitoring and enforcing the approved parking management plan. The plan shall be subject to review and approval by the Development Services Director or designee, and may be modified by the City after approval to mitigate any unanticipated impacts or public nuisance conditions.

34. Prior to any use of any public street or right-of-way for construction-related activities, the Developer shall submit and receive approval for a Traffic Control Plan. Developer shall be responsible for repairing, replacing, or financially compensating any damages to public rights-of-way (including but not limited to paving, sidewalks, driveways, curbs and gutters, storm drain facilities, parkway landscape, street trees, public utilities, etc.) to the satisfaction of the Director(s) of the Municipal Utilities and Engineering Department and/or the Facilities and Community Services Department, or their designee(s), as applicable.

35. Prior to issuance of a Certificate of Occupancy for a building or phase, Developer shall remove all construction materials and vehicles from the subject property.

36. Developer shall arrange for materials collection during construction, demolition, and occupancy with the City's Solid Waste Division, or Developer shall arrange for selfhauling to an authorized facility.

37. Commercial Parking: All commercial parking for the retail, restaurant, office, and commercial components of the mixed use project (a total of 274 spaces required based on square-footage) are located in the above-ground parking structure within Building 2 located at the southwest corner of Redlands Boulevard and Orange Street. Prior to issuance of a building permit, Developer shall prepare and submit a Parking Management Plan for review and approval by the Development Services Director.

38. Residential Tenant Parking: All required residential tenant parking for the residential components of the mixed use project (a total of 700 spaces required, and 777 provided) shall be provided in each building to serve the total dwelling units within that building.

Building 1 requires 392 resident spaces (and 394 provided in the subterranean garage), Building 2 requires 140 resident spaces (and 140 provided in the parking structure), Building 3 requires 21 resident spaces (and 21 provided in the subterranean garage), Building 4-A requires 103 resident spaces and Building 4-B requires 114 resident spaces (and a total of 222 spaces provided in the shared subterranean garage). a. A Residential Parking Plan shall be required for the project, and shall be subject to review and approval by the Development Services Director or designee. The Residential Parking Plan may be modified after approval by the City to mitigate any unanticipated impacts or public nuisance conditions. The on-site Property Manager or property management company shall be responsible for monitoring and enforcing the parking management plan.
b. All residential tenant parking spaces shall be located in the same building in which the assigned dwelling unit is located.

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c. All residential tenant parking spaces shall be designated and reserved for the unit to which it is assigned (1.0 space per D.U. for units up to 999 square-feet in size,

1.5 spaces per D.U. for units between 1,000 to 1,499 square-feet in size, and 1.0 space per live/work unit up to 1,499 square-feet in size), and in accordance with the approved Residential Parking Plan for the project.
d. For rental apartments, the owner or management company shall be required to rent or charge a separate fee for the parking space(s) assigned to each dwelling unit in the applicable lease (i.e., “unbundled” parking), for the purpose of reducing unnecessary automobile ownership and reducing motor vehicle trips in a transitoriented development. Condominium (ownership) units shall not be subject to the unbundling provision.

39. Residential Guest Parking: All residential Guest parking for the residential components of the mixed use project (a total of 175 spaces required, and 175 provided) are provided in the above-ground parking structure within Building 2 located at the southwest corner of Redlands Boulevard and Orange Street. As such, Building 2 shall be required to provide and maintain in good condition all required residential Guest parking for all other owners and tenants located within Buildings 1, 2, 3, 4-A and 4-B (i.e., the mixed use development).
a. All residential Guest parking spaces shall be available on a first-come, first-serve basis, and the owner shall not designate, reserve, stripe, sign, or otherwise restrict residential Guest parking spaces for individual residential or commercial tenants.

All residential Guest parking spaces shall remain equally open and available to all residential guests, visitors, and others.
b. The owner or management company shall not rent or charge a separate fee for residential Guest parking spaces.
c. In accordance with Section 18.92.080(B) of the Redlands Municipal Code, up to 100% of the residential Guest parking spaces may be shared for joint use with all commercial tenants within the mixed use development.

40. On-Street Parking: All on-street parking (either on public or private streets) shall be available on a first-come, first-serve basis, and the owner shall not designate, reserve, stripe, sign, or otherwise restrict on-street parking spaces for any individual residential or commercial tenant. The owner or management company shall be responsible for maintaining, repairing, or improving any privately-owned on-street spaces (i.e., along West State Street and Third Street extensions within the mixed use development).

41. Loading Zones: A minimum of the following shall be required for each new building based on commercial square-footage (per building) and RMC Chapter 18.164, Article IV, and precise location to be finalized in Plan Check prior to issuance of construction permits:
a. Building No. 1 with two (2) designated loading zones, which shall be placed along the Third Street frontage, Citrus Avenue frontage, and/or Eureka Street frontage. b. Building No. 2 with two (2) designated loading zones, which shall be placed along the West State Street frontage, on the Orange Street frontage, and/or along the Redlands Joint Special Meeting of the
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Redlands Blvd. frontage. If re-striping of Orange Street to one southbound lane cannot be accommodated, then no Loading Zone shall be placed on Orange Street, and an alternative location shall be provided.
c. Building No. 3 is not required to provide any commercial loading zones. d. Building No. 4-A with one (1) designated loading zone, which shall be placed along the Citrus Avenue frontage and/or the West State Street frontage. e. Building No. 4-B with one (1) designated loading zone, which shall be placed along the Citrus Avenue frontage and/or the West State Street frontage. If re-striping of Orange Street to one southbound lane cannot be accommodated, then no Loading Zone shall be placed on Orange Street, and an alternative location shall be provided. f. Minimum required Loading Zone dimensions are not less than: ten feet (10') in width; twenty feet (20') in length; and fourteen feet (14') in height without overhead obstruction from buildings, street trees, or other structures. g. Commercial loading and unloading activities for Buildings 1, 2, 4-A and 4-B shall be limited to the hours of 7:00 A.M. to 10:00 P.M. on weekdays, and 7:00 A.M. to 10:00 P.M. on weekends and holidays.

42. Prior to issuance of off-site improvements for West Citrus Avenue, the proposed median relocation in West Citrus Avenue (for purposes of implementing Complete Streets concepts to include bicycle and pedestrian network connectivity) and design and improvements shall be coordinated with the Development Services, Municipal Utilities and Engineering, and Facilities and Community Services departments. a. A pedestrian crosswalk including ADA-accessibility shall be installed to align with the Third Street extension within the State Street Village development and shall include: pavement markings, flashing safety lighting, in-pavement LED lighting, signs, and other improvements as required by the City Engineer. b. A pedestrian deterrent (e.g., decorative fence or plantings) may be installed within the median for pedestrian and traffic safety.
c. Prior to issuance of a street improvement permit for West Citrus Avenue, the planting plan shall be coordinated with the Facilities and Community Services Department to ensure a consistent street theme and aesthetic appearance with other City streets to the extent practicable.

43. Loading and unloading of household goods: The loading/unloading of household goods or materials for the residential units (e.g., including but not limited to furniture, appliances, construction materials, and other large items) that takes place within any public or private street, shall be limited to the hours of 7:00 A.M. to 10:00 P.M. on weekdays, and 7:00 A.M. to 10:00 P.M. on weekends and holidays.

44. Noise Notification: As a required element of lease disclosures to potential tenants, residents of the mixed use development project shall be notified in writing that they will be living in an urban area and within a commercial land use district (i.e., a downtown business district and/or near a train station), and that the intermittent and ambient noise levels may be higher than a purely residential neighborhood due to nearby business activities, pedestrian activities, special events, motor vehicle traffic, Metrolink and Arrow Redlands Joint Special Meeting of the
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trains operating at the nearby train station, public services (by City of Redlands or others), and various other noise sources that may not be known at the present time. The commercial noise-generating sources and activities shall have the right to continue operating in accordance with the City’s Noise Ordinance regulations applicable in a commercial zone (see RMC Chapter 8.06, including Sections 8.06.070 and 8.06.080). The signature of the residents shall confirm receipt and understanding of this information.

45. Prior to issuance of any buildings permits for any building, the Developer shall prepare and submit a Trash Management Plan for the mixed use development. The plan shall provide estimates of trash generation for both residential and commercial uses, estimates for the numbers and sizes of containers and facilities, schedule for City services, pertinent instructions for on-site maintenance staff (e.g., bins and containers shall not be placed on public streets and left unattended outdoors for more than two hours before or after trash service pick-up, bins and containers shall not be placed or staged in a manner that obstructs any vehicle travel lanes, etc.), and other necessary information as required by the City.

The plan shall be subject to review and approval by the Facilities and Community Services Department and the Development Services Department, and may be modified by the City after approval to mitigate any unanticipated impacts or public nuisance conditions. a. Each building and building pad shall be designed to accommodate all necessary refuse storage rooms, bins and containers, hallways, access paths, and other structural elements to be completely enclosed and internal to the building. Refuse and recycling storage rooms and all bins or containers shall be completely screened from view from any streets (when not placed outdoors for scheduled pick-up and hauling).

46. Bus Stop: Prior to issuance of any building or engineering (site improvement) permits, Developer shall coordinate placement of the bus stop on the new Site Plan (i.e., new or relocated bus stop location along Redlands Boulevard abutting the project site), in accordance with RMC Section 18.224.020(F).
a. Omnitrans stated the existing downtown bus stop (hub for three bus routes) is likely to be relocated further to the west (e.g., westerly of the Third Street intersection or possibly nearer the Eureka Street intersection) to avoid potential conflicts of traffic movements created by the construction of Building 2 and two new access driveways on Redlands Boulevard immediately adjacent to the existing bus stop. Developer shall coordinate placement of the relocated bus stop on the new Site Plan in cooperation with Omnitrans and the City, and Developer shall construct the necessary improvements including but not limited to concrete boarding area and sidewalk (e.g., sidewalk shall be a minimum of 10’0” in depth from the curb to accommodate bus shelter, and minimum of 25’0” in length).
b. Developer shall purchase one (1) Omnitrans Premium Shelter manufactured by Tolar Mfg. Co., 17 feet in length with a solar e-sign for real-time bus arrival information (or an equivalent approved by the City in consultation with Omnitrans) Redlands Joint Special Meeting of the
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for delivery to Omnitrans. Omnitrans will be responsible for installing the new shelter at the final location.

47. Bicycle Facilities: New nonresidential and multi-family (of 10 or more units) developments shall install bicycle racks or secured lockers at a rate of one per thirty (30) parking spaces with a minimum of a three (3) space bicycle rack. A bicycle storage room within each mixed use building (or one building if multiple buildings are connected internally) or multifamily residential building providing the required facilities will satisfy this requirement. Exterior bicycle racks shall also be required for visitors. Plans submitted to Plan Check shall include information and specifications to verify this requirement has been met.

48. If any bollards or similar devices are used along street frontages for pedestrian safety (e.g., plaza area, West State Street extension), then bollards or the equivalent shall be decorative and subject to review and approval by the Development Services Director or designee in Plan Check prior to permit issuance. If any steel bollards or pour-in-place bollards are installed, they shall only be installed for protecting utility devices (e.g., transformers above-ground) and shall be painted a dark color (e.g., dark green, brown, or black) to blend with surrounding landscape screening.

49. Before placing or constructing any signs on the project property, Developer shall obtain a sign permit from the City. Sign locations and illumination are subject to review and approval by the Planning Division under separate permit.

50. A Sign Program shall be required for the commercial portions of the project with a multitenant mixed use building (e.g., for commercial tenants of Buildings 1, 2, 4-A and 4-B). The Sign Program shall specify the types of permitted signs, development standards for different types of allowable signs (e.g., location, placement, dimensions, sign area, text or lettering, graphics or images, colors, illumination, installation methods, etc.), provide appropriate formulas and calculations, provide sign area allotment for each tenant space, and provide a review checklist for use by future commercial tenants.

Subdivision Conditions

51. This Vesting Tentative Tract Map No. 20425 authorizes the subdivision of a total of approximately 12.24 acres as follows: approximately 11.15 acres located on the Redlands Mall site subdivided into seven (7) lots for development purposes plus condominium dwelling units located at the southwest corner of Redlands Boulevard and Orange Street; and approximately 1.1 acres located at the southeast corner of Citrus Avenue and Eureka Street subdivided into one (1) new commercial lot for a new retail store.

52. This Vesting Tentative Subdivision Map shall automatically expire 36 months after the approval date for the project, unless Developer has diligently developed the proposed project, as shown by the recordation of a Final Map with the San Bernardino County Recorder’s Office. This Vesting Tentative Subdivision Map is approved for phases, and Redlands Joint Special Meeting of the
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filing of multiple Final Maps may extend the expiration in accordance with the applicable provisions of the Subdivision Map Act.

53. This permit/approval is granted for the plans dated April 4, 2022 (“the plans”) on file with the Planning Division. The project shall conform to the plans, except as otherwise specified in these conditions.

54. The Final Tract Map(s) shall comply with the Subdivision Map Act and the Redlands Municipal Code (RMC).

55. The Final Tract Map(s) shall be in substantial conformance with the Vesting Tentative Tract Map and plans submitted by the applicant and placed on file in the office of the Planning Division.

56. This permit or approval may be modified or revoked by the City should it be determined that the proposed use as permitted by this approval 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.

57. By signing and/or using this permit, the permittee acknowledges all of the conditions imposed and accepts this permit subject to those conditions and with full awareness of the provisions of Redlands Municipal Code Title 15 (Buildings and Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), and Title 18 (Zoning Regulations).

Failure of the permittee to sign these conditions does not affect their enforceability by the City or other responsible entity. These conditions are binding upon all future property owners and occupants of the subject property.

58. Residential condominium construction or future condominium conversions shall comply with the requirements of Chapter 18.156, Article IV (Condominiums and Condominium Conversions), of the Redlands Municipal Code. Such requirements include but are not limited to:
a. Wall and floor-ceiling assemblies shall conform to the sound insulation performance criteria promulgated in title 25, California Administrative Code, section 1092, or its successor.
b. The consumption of gas and electricity within each dwelling unit shall be separately metered so that the unit owner can be separately billed for each utility. A water shutoff valve shall be provided for each unit.
c. All permanent mechanical equipment, including domestic appliances, which is determined by the building official to be a source or potential source of vibration or noise, shall be shock mounted, isolated from the floor and ceiling, or otherwise installed in a manner approved by the building official to lessen the transmission of vibration and noise.
d. The anchorages of the permanent mechanical equipment are to be designed to resist the lateral seismic forces, as required by the current edition of the uniform building code. Failure of the city to identify potential sources of vibration on the approval Redlands Joint Special Meeting of the
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of a specific vibration system does not prevent the city from subsequently requiring additional modification to the mechanical equipment to prevent vibration or noise from being detected in other condominium dwelling units. e. The proposed condominium project shall comply with all requirements of building, fire and housing codes, zoning provisions, and other applicable regulations in effect at the time of the application.

59. Noise Notification and Signage and Marketing Requirements: As a required element of disclosure to potential condominium purchasers, potential buyers within the mixed use development project shall be notified in writing that they will be living in an urban area and within a commercial land use district (i.e., a downtown business district and/or near a train station), and that the intermittent and ambient noise levels may be higher than a purely residential neighborhood due to nearby business activities, pedestrian activities, special events, motor vehicle traffic, Metrolink and Arrow trains operating at the nearby train station, public services (by City of Redlands or others), and various other noise sources that may not be known at the present time. The commercial noise-generating sources and activities shall have the right to continue operating in accordance with the City’s Noise Ordinance regulations applicable in a commercial zone (see RMC Chapter

8.06, including Sections 8.06.070 and 8.06.080). Signage and Marketing Requirements shall be performed consistent with the regulations contained in RMC Chapter 17.28 (specifically, Sections 17.28.030 and 17.28.050) to advise buyers of the existing commercial zoning and noise environment.

60. Any application(s) for an extension of time of the above expiration date shall be filed with the Planning Division not less than 90 days prior to the expiration date and shall comply with Title 17 (Subdivision Regulations) of the Redlands Municipal Code. Upon application by the subdivider prior to the expiration of the approved or conditionally approved tentative map, the tentative map shall be automatically extended in accordance with the Subdivision Map Act.

61. Prior to Final Tract Map clearance, the applicant shall submit one (1) copy of each of the final Articles of Incorporation, Bylaws of the Homeowners’ Association, and Declaration of Covenants, Conditions, and Restrictions (CC&Rs) to the Planning Division for review and approval. After recordation of the final CC&Rs, two (2) copies of said recorded CC&Rs shall be submitted to the Planning Division.

62. The applicant shall include the following within the CC&Rs:
a. The CC&Rs shall identify that all sewer lines connecting each unit to the existing public sewers are privately owned, maintained, and operated by the Homeowners’ Association.
b. The CC&Rs shall designate that it is the responsibility of the Homeowners’ Association to obtain appropriate waste containers to facilitate recycling and to instruct tenants and owners on how to participate in the City’s recycling program.

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c. The establishment of reserves for common area maintenance and repairs shall be provided.
d. Each condominium dwelling unit shall be provided a minimum of one (1) parking space for units up to 999 square-feet, one and one-half (1.5) parking spaces for units between 1,000 to 1,499 square-feet, and two (2) parking spaces for each unit of 1,500 squarefeet or greater. Each parking space shall be located in a fully enclosed garage or parking structure. These residential tenant parking spaces shall be permanently and irrevocably assigned to particular units within the project. In addition, one-half (0.5) open guest parking spaces for each condominium dwelling unit shall be provided (and shall be located either on-site in the parking garage for the same building within which the dwelling unit is located, or within the Building 2 parking structure at the southwest corner of Redlands Boulevard and Orange Street).
e. The CC&Rs shall prohibit the storage or parking of trailers, boats, mobile homes, recreational vehicles, and inoperable vehicles.
f. Any amendments to the CC&Rs, which would affect the parking facilities, common areas, waste recycling, or which would alter the description of land and improvements or maintenance reserve accounts governed by said CC&Rs shall first require the written approval of the City of Redlands.
g. The condominium units shall be constructed and maintained in accordance with the development standards contained in Chapter 18.156 of the Redlands Municipal Code, Article IV (Condominiums and Condominium Conversions), if applicable. h. The CC&Rs shall designate that any required guest parking spaces shall be owned, maintained, and operated by the Homeowners’ Association.

63. Prior to Tract Map clearance, the applicant must obtain a building permit showing occupancy to be condominiums for the applicable dwelling units.

SCEA Mitigation Measures (MM), Project Design Features (PDF), and/or Existing Plans, Programs, Policies (PPP):

64. PDF AQ-1: Tier III Equipment. Project construction will utilize equipment during demolition, grading, and site preparation phases that equal or exceed Environmental Protection Agency (EPA) and California Air Resource Board (CARB) Tier III engine emissions standards.

65. PPP AQ-1: Rule 403. All applicable measures included in Rule 403, shall be incorporated into Project plans and specifications as implementation of Rule 403, which include but are not limited to:
• All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions.

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• The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are limited to 15 miles per hour or less.
• The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather.

Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the mid-morning, afternoon, and after work is done for the day.

66. PPP AQ-2: Rule 1113. The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 1113 (2):
• Only “Low-Volatile Organic Compounds (VOC)” paints (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1113 shall be used.

67. PPP AQ-3: Rule 445. The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 445 (3):
• Rule 445 prohibits the use of wood burning stoves and fireplaces in new developments.

68. MM BIO-1: Pre‐construction Nesting Bird Survey. Construction plans and Project specifications shall state that if construction or other Project activities are scheduled to occur during the bird breeding season (February through August for raptors and March through August for most migratory bird species), a pre‐construction nesting bird survey shall be conducted by a qualified biologist to ensure that active bird nests, will not be disturbed or destroyed. The survey shall be completed no more than three days prior to initial ground disturbance. The nesting bird survey shall include the Project area and adjacent areas where proposed Project activities have the potential to affect active nests, either directly or indirectly due to construction activity or noise. If an active nest is identified, a qualified biologist shall establish an appropriate disturbance limit buffer around the nest using flagging or staking. Construction activities shall not occur within any disturbance limit buffer zones until the nest is deemed inactive by the qualified biologist.

69. MM CUL-1: Archaeological Monitoring. The Applicant shall retain a qualified archaeologist to perform archaeological monitoring and the archaeologist shall be present during initial ground-disturbing activities (e.g., site preparation, demolition of historic structures, and grading up to ten feet below surface) to identify and assess any known or suspected archaeological and/or cultural resource. The qualified archaeologist shall develop a Cultural Resources Management Plan to address the details, timing, and responsibility of all archaeological and cultural resource activities that occur on the Project site. The plan shall include a scope of work, project grading and development scheduling, pre-construction meeting (with consultants, contractors, and monitors), a monitoring schedule during all initial ground-disturbance related activities, safety requirements, and protocols to follow in the event of previously unknown cultural resources discoveries that could be subject to a cultural resources evaluation. The plan shall be submitted to the City and the Consulting Tribe(s) for review and comment, prior to final approval by the City. The Monitoring and Treatment Plan shall incorporate the components described in Mitigation Measure TCR-1.

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70. PPP GEO-1: California Building Code. The Project is required to comply with the California Building Code as included in the City’s Municipal Code Chapter 15.04 to preclude significant adverse effects associated with seismic hazards. California Building Code related and geologist and/or civil engineer specifications for the Project are required to be incorporated into grading plans and specifications as a condition of Project approval.

71. MM PAL-1: Paleontological Resources. Prior to the issuance of the first grading permit, the applicant shall provide a letter to the City of Redlands Planning Department, or designee, from a paleontologist selected from the roll of qualified paleontologists maintained by the County, stating that the paleontologist has been retained to provide services for the project. The paleontologist shall develop a Paleontological Resources Impact Mitigation Plan (PRIMP) to mitigate the potential impacts to unknown buried paleontological resources that may exist onsite for the review and approval by the City.

The PRIMP shall require that the paleontologist be present at the pre-grading conference to establish procedures for paleontological resource surveillance. The PRIMP shall also require paleontological monitoring for ground disturbing activities greater than five feet in depth within native soil, as determined by the Project paleontologist.

In the event paleontological resources are encountered, ground-disturbing activity within 50 feet of the area of the discovery shall cease. The paleontologist shall examine the materials encountered, assess the nature and extent of the find, and recommend a course of action to further investigate and protect or recover and salvage those resources that have been encountered.

Criteria for discard of specific fossil specimens will be made explicit. If a qualified paleontologist determines that impacts to a sample containing significant paleontological resources cannot be avoided by project planning, then recovery may be applied. Actions may include recovering a sample of the fossiliferous material prior to construction, monitoring work and halting construction if an important fossil needs to be recovered, and/or cleaning, identifying, and cataloging specimens for curation and research purposes.

Recovery, salvage and treatment shall be done at the Applicant’s expense. All recovered and salvaged resources shall be prepared to the point of identification and permanent preservation by the paleontologist. Resources shall be identified and curated into an established accredited professional repository. The paleontologist shall have a repository agreement in hand prior to initiating recovery of the resource.

72. PPP HAZ-1: California UST Regulations. Underground storage tank (UST) repairs and/or removals will be conducted in accordance with the California UST Regulations (Title 23, Chapter 16 of the California Code of Regulations). Any unauthorized release of hazardous materials will require release reporting, initial abatement, and corrective actions that will be completed with oversight from the Regional Water Quality Control Board, Department of Toxic Substances Control, Riverside County Environmental Health Division, South Coast Air Quality Management District, and/or other regulatory agencies, as necessary.

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in accordance with the California UST Regulations (Title 23, Chapter 16 of the California Code of Regulations).

73. PPP WQ-1: Prior to grading permit issuance, the project developer shall have a Stormwater Pollution Prevention Plan (SWPPP) prepared by a QSD (Qualified SWPPP Developer) pursuant to the Municipal Code Chapter 13.54. The SWPPP shall incorporate all necessary Best Management Practices (BMPs) and other City requirements to comply with the National Pollutant Discharge Elimination System (NPDES) requirements to limit the potential of polluted runoff during construction activities. Project contractors shall be required to ensure compliance with the SWPPP and permit periodic inspection of the construction site by City of Redlands staff or its designee to confirm compliance.

74. PPP WQ-2: Prior to grading permit issuance, the project developer shall have a Water Quality Management Plan (WQMP) approved by the City for implementation. The project shall comply with the City’s Municipal Code Section 13.54 and the Municipal Separate Storm Sewer System (MS4) permit requirements in effect for the Regional Water Quality Control Board (RWQCB) at the time of grading permit to control discharges of sediments and other pollutants during operations of the Project.

75. PPP N-1: The Project plans shall state the Project is required to comply with construction hours of operation outlined in Section 8.06.120 of the City’s Municipal Code; construction activities shall take place between the hours of 7:00 am and 8:00 pm on weekdays, including Saturdays, with no activity taking place at any time on Sundays or federal holidays. In addition, all motorized equipment used in such activities are required to be equipped with functioning mufflers.

76. PPP PS-1: Schools Development Impact Fees. Prior to issuance of building permit, the Developer shall pay applicable school development impact fees levied by the Redlands Unified School District pursuant to the School Facilities Act (Senate Bill [SB] 50, Stats. 1998, c.407).

77. PPP PS-2: Park Fees. As a Condition of Approval of a tentative map, the Developer shall pay applicable park related fees pursuant to Redlands Municipal Code Chapter 3.32.

78. PPP PS-3: Development Impact Fees. As a standard requirement and included as a Condition of Approval for the Project, and prior to issuance of any building permits for the Project, the Developer shall pay all applicable City of Redlands Development Impact Fees (DIF) pursuant to the Redlands Municipal Code and/or adopted fee schedules.

79. MM TCR-1: The archaeologist shall develop a Cultural Resources Management Plan and include the specifics as to how each Project mitigation measure will be carried out. Any and all cultural documents created as a part of the project (Tribal Cultural Resources Management Plan, Monitoring and Treatment Plans, isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency and disseminated to consulting tribe(s) for review. The Cultural Resource Management Plan shall incorporate:

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a. Project grading and development scheduling. Native American Monitor(s) should attend and be present at the pre-construction meeting to establish communication protocols, cultural sensitivity, and provide information and/or training to construction contractors.
b. A schedule for monitoring during initial ground-disturbing activities (Ground disturbance is defined as any activity that compacts or disturbs the ground within a project area, including: the actual construction activities, permanent easements, temporary construction easements, staging areas for supplies and equipment, and borrow pits. Ground disturbance can also be caused by the use of hand tools, heavy equipment and heavy trucks. Trenching, bulldozing, excavating, scraping, and plowing are typical examples of ground disturbance activities), this may include, but is not limited to, archaeological testing, and data recovery on the Project site, if determined appropriate. The Cultural Resource Management Plan shall include scheduling, safety requirements, and duties, based on the scope of work, and address the Native American Tribal Monitors’ authority to stop and redirect grading activities in coordination with the Project Archaeologist. c. The protocols and stipulations that the Applicant, Native American Tribal Monitor(s), Project Archaeologist, and City of Redlands shall follow in the event that cultural resources, items of Native American cultural patrimony, or tribal cultural resources are inadvertently discovered during the course of Project related ground disturbing activities.

80. MM TCR-2: If significant tribal cultural resources are discovered and avoidance or relocation cannot be ensured, the City shall engage in discussions with the Consulting Tribes to determine the best course of action for preservation of the resource.

81. MM TCR-3: Designated Native American Monitor(s) from the consulting tribe(s), who wish to partake in the monitoring program, shall be present during all initial grounddisturbing activities (Ground disturbance is defined as any activity that compacts or disturbs the ground within a project area, including: the actual construction activities, permanent easements, temporary construction easements, staging areas for supplies and equipment, and borrow pits. Ground disturbance can also be caused by the use of hand tools, heavy equipment and heavy trucks. Trenching, bulldozing, excavating, scraping, and plowing are typical examples of ground disturbance activities), which may include but is not limited to testing, and date recovery if determined appropriate. If initial grounddisturbing activities yield no discoveries of tribal cultural resources, the Consulting Tribe(s) may limit, suspend or terminate monitoring efforts at their discretion. The Monitoring Agreement(s) with the consulting tribe(s) shall be provided to the City of Redlands Development Services Department prior to issuance of any demolition, grading, or construction permits.

82. MM TCR-4: In the event that cultural resources, including historic and pre-contact materials, items of Native American cultural patrimony, or Tribal Cultural Resources are discovered during the course of ground disturbance, the following procedures shall be Redlands Joint Special Meeting of the
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implemented:
a. All work in the immediate vicinity of the find (within a 50-foot buffer) shall cease and the find shall be assessed by a qualified archaeologist in coordination with the Native American Monitor(s) from the Consulting Tribe(s). Work on the other portions of the Project, outside of the buffered area, may continue during this assessment period.
b. Notification and information regarding the nature of the find shall be made to the representatives of all consulting tribe(s).
c. Temporary Curation and Storage: During construction, any cultural resources discovered shall be temporarily curated in a secure onsite location, as determined appropriate with consideration of input from consulting tribe(s). The removal of any cultural resources from the Project site shall be thoroughly inventoried and overseen by the Native American Tribal Monitor(s).
d. Treatment and Final Disposition: The land owner(s) shall relinquish ownership of all items of Native American cultural patrimony and tribal cultural resources (including but not limited to sacred items, burial goods, archaeological artifacts, and non-human remains) that may be discovered. The land owner(s) shall relinquish ownership of tribal cultural resources and items of Native American Cultural Patrimony through one or more of the following methods and provide the City of Redlands with evidence of same:
i. Accommodate the process for on-site reburial of the discovered items with the Participating Tribes. This shall include measures and provisions to protect the future reburial area from any future impacts. Reburial shall not occur until all cataloguing and recordation have been completed. A final report which includes associated State DPR Forms, containing an inventory of the items reburied, along with UTM parameters for the reburial location, shall be completed and provided to the City, the Consulting Tribes and filed with the California Historical Resource Information System (CHRIS).
ii. A curation agreement with an appropriate qualified repository that meets federal standards per 36 CFR Part 79 and therefore would be professionally curated and made available to other archaeologists or researchers for further study. The collections and associated records shall be transferred, including title and associated fees, to an appropriate curation facility. iii. If more than one Native American Tribe or Band is involved with the Project and cannot come to a consensus as to the disposition of tribal cultural resources within one hundred and twenty (120) days from the initial recovery of the items, the cultural resources shall be curated at the San Bernardino County Museum.

A curation agreement with an appropriate qualified repository shall be developed between the landowner and museum that legally and physically transfers the collections and associated records to the facility. This agreement shall stipulate the payment of fees necessary for permanent curation of the collections and associated records and the obligation of the Project developer/applicant to pay for those fees.

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83. MM TCR-5: Discovery of Human Remains. In the event that human remains are encountered on the Project site, the construction contractor’s designated Native American Tribal Monitor shall immediately stop all work within 100 feet of the discovery. The Developer shall immediately notify the San Bernardino County Coroner, the City of Redlands Police Department, and the City of Redlands Development Services Department. The County Coroner shall be permitted to examine the remains consistent with the requirements of California Code of Regulations (CCR) §15064.5(e). California Health & Safety Code §7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code (PRC) §5097.98. If the remains are determined to be Native American, the County Coroner shall notify the Native American Heritage Commission (NAHC), which shall determine and notify a Most Likely Descendant (MLD). The MLD shall complete the inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site.

The specific location of Native American burials and reburials will be proprietary and not disclosed to the general public. The locations will be documented by the Project Archaeologist in conjunction with the various stakeholders and a report of findings will be filed with the Eastern Information Center (EIC).

According to California Health & Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052).

84. The approved Phasing Plan for the project (prepared and submitted by the Applicant) shall be implemented as described on the following two pages.

State Street Village
Phasing Description
Alternative 1
Phase Building Residential Non Residential Parking
Phase 1A Building 2 134 DU 32,000 SF Retail
12,000 SF Office
686 Parking Spaces
Phase 1B Building 1,
Building 3, and
Pharmacy
364 DU B1: 15,000 SF Retail
Pharmacy: 14,500 SF
Retail
B1: 415 Parking
Spaces
Pharmacy: 61 Parking
Spaces
Phase 2A Building 4A & 4B 202 DU 24,000 SF Retail 225 Parking Spaces TOTALS 700 DU 85,500 SF Retail 1,326 Parking Spaces
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12,000 SF Office
[Staff Note: In this alternative, with Building 2 constructed first (i.e., five-level parking structure), it will provide all the commercial parking for State Street Village (minimum of 274 spaces) plus the residential guest parking (minimum of 175 spaces).]
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State Street Village
Phasing Description
Alternative 2
Phase Building Residential Non Residential Parking
Phase 1 Building 2,
Building 1,
Building 3
498 DU B2: 32,000 SF Retail
B2: 12,000 SF Office
B1: 15,000 SF Retail
B2: 686 Parking
Spaces
B1: 415 Parking
Spaces
Phase 2 Pharmacy 0 DU Pharmacy: 14,500 SF
Retail
Pharmacy: 61
Parking Spaces
Phase 3 Building 4A & 4B 202 DU 24,000 SF Retail 225 Parking Spaces TOTALS 700 DU 85,500 SF Retail
12,000 SF Office
1,326 Parking
Spaces
[Staff Note: In this alternative, if B1 and B3 are constructed before B2 (i.e., the parking structure), then the existing parking lot on the south side of Citrus Avenue between Eureka and Fourth Streets shall provide 142 spaces to provide the commercial parking and residential guest parking for B1 and B3 (142 minimum) until the B2 parking structure is available to provide the required residential guest parking and commercial parking for B1 and B3.]
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85. Prior to recordation of a Final Map, the Developer shall dedicate to the City a nonexclusive easement(s) for the benefit of the City for purposes of public access across private streets, sidewalks, and paseos to provide access for pedestrians, bicycles, and vehicles (such as commercial customers and employees as well as residential guests).

Developer shall be responsible for the maintenance, repair, and replacement of private streets, sidewalks, and paseos within the development.

Building & Safety Division

86. Project shall comply with currently adopted California Building Codes at time of construction document submittal for plan review, including the Building Code (CBC), the California Electrical Code, California Mechanical Code, California Plumbing Code, Building Energy Efficiency Standards (Energy Code), California Green Building Standards Code, and applicable provisions of Title 15 (Buildings and Construction) of the Redlands Municipal Code.

87. Project is located within FEMA Flood zone AO and design will be required to comply with Redlands Municipal Code (RMC) Chapter 15.32.

88. Project shall comply with California Building Code for Building Heights, Area limitations, Fire design features and building separation distances, means of egress, and accessibility.

89. A demolition permit is required for removal of existing structures and supporting infrastructure.

90. An inspection and structural analysis of Zanja Channel Storm Drain along Lots 1, 2 and 6 shall be performed, and any recommended repairs to the existing storm drain and/or design recommendations to structures adjacent to Storm Drain shall incorporated into plan submittal.

91. An analysis by a California registered professional engineer on the changes caused to the floodplain as a result of the water displacement caused by grading and proposed structures.

92. Residential condominium construction or future condominium conversions shall comply with the requirements of Chapter 18.156, Article IV (Condominiums and Condominium Conversions), of the Redlands Municipal Code. Such requirements include but are not limited to:
a. Wall and floor-ceiling assemblies shall conform to the sound insulation performance criteria promulgated in title 25, California Administrative Code, section 1092, or its successor.

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b. The consumption of gas and electricity within each dwelling unit shall be separately metered so that the unit owner can be separately billed for each utility. A water shutoff valve shall be provided for each unit.
c. All permanent mechanical equipment, including domestic appliances, which is determined by the building official to be a source or potential source of vibration or noise, shall be shock mounted, isolated from the floor and ceiling, or otherwise installed in a manner approved by the building official to lessen the transmission of vibration and noise.
d. The anchorages of the permanent mechanical equipment are to be designed to resist the lateral seismic forces, as required by the current edition of the uniform building code. Failure of the city to identify potential sources of vibration on the approval of a specific vibration system does not prevent the city from subsequently requiring additional modification to the mechanical equipment to prevent vibration or noise from being detected in other condominium dwelling units. e. The proposed condominium project shall comply with all requirements of building, fire and housing codes, zoning provisions, and other applicable regulations in effect at the time of the application.

93. Approved hours for construction activities are: Monday through Friday, 7:00 a.m. to 6:00 p.m.; and Saturday, 7:00 a.m. to 6:00 p.m. No construction is permitted by contractors or subcontractors after hours, on Sundays, or Federal holidays (RMC Chapter 8.06; RMC

8.06.090(F); RMC 8.06.120(G)).

Other City Departments/Divisions

94. The attached conditions of approval from the following City Departments/Divisions are applicable to the project, and are hereby incorporated by reference:
a. Municipal Utilities & Engineering Department
b. Fire Department
End of Conditions of Approval
_____________________
Brian Desatnik
Development Services Director
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EXHIBIT “B”

CONDITIONS OF APPROVAL

MUNICIPAL UTILITIES & ENGINEERING DEPARTMENT
[ATTACHED]
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EXHIBIT “C”

CONDITIONS OF APPROVAL

FIRE DEPARTMENT
[ATTACHED]
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City of Redlands
Brian Foote
Reference Number: CRA 933 & 934 State Street Village
The following conditions have been applied to the above reference project pursuant to the City of Redlands Fire Department adopted codes and standards, the 2019 California Fire Code and applicable rules, regulations and standards.

Conditions must be complied with as directed by Redlands Fire Department and shall be reviewed, permitted, inspected, tested and approved in accordance with the requirements set forth.

Required Not
Required Reports and Comments
☐ ☒ Special Reports or Comments - Prior to final conditions. ☐ Draft Conditions ☒ Final Conditions

PRIOR TO MAP
Required Not
Required Condition
☐ ☒ Minimum road width for fire apparatus in Planned Residential Developments is ☐20 ft. ☐ 26 ft. ☐28 ft. ☐____ft., if no parking is allowed, 30 feet if parking allowed on one side and 40 feet if parking is allowed on both sides.
☐ ☒ The applicant shall grant an easement for the fire lane on the tentative tract map. ☐ ☒ The applicant shall submit covenants or CC&Rs for review and approval by the Community Development Department, Engineering Division and Fire Department. The covenants or CC&Rs shall be recorded concurrently with the final map, and shall provide for the following:

A. The maintenance of the required fire lane, with no obstructions, within an area that is a minimum of ☐ 20 ft. ☐ 26 ft. ☐ 28 ft. ☐____ft. wide and 13.6 ft. in height.

Designated fire apparatus roads, streets, cul-de-sacs and turn-around (hammerhead) and/or any other emergency access within the development shall be maintained accessible and usable by emergency vehicles. Usable conditions include but are not limited to the following:

1. An all-weather road surface shall be maintained, first lift of asphalt minimum.

2. Road shall support imposed loads of fire apparatus at 75,000 pounds. ☐ Special Reports/Comments needed
☐ DRAFT Conditions of Approval
☒ FINAL Conditions of Approval
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3. No parking-fire lane signs shall be repaired or replaced as needed.

4. A monument entry sign with required address numbers shall be provided.

5. Fire lanes, streets and roads or other areas designated no parking-fire lane at time of development shall remain free at all times of any obstruction including but not limited to: vehicles, storage, debris, etc.

B. The provision and maintenance of fire resistive trees for the project. Trees shall not overhang or grow into the fire lane or hammerhead turn-around. Trees shall not grow within five feet of any proposed chimneys. Vegetation, other than ground cover, shall not be permitted within five feet of fire protection systems.

C. Dwellings constructed with required fire and life safety features including fire sprinklers, ignition resistant construction, smoke and carbon monoxide detectors and fire resistive landscaping shall maintain these features in accordance with state and local codes in use and applicable at the time of construction or installation. These codes include the California Fire Code, California Building Code, California Vehicle Code (fire lanes), City of Redlands Municipal Code and any other applicable codes, standards and law.
☐ ☒ Private residential, public residential, commercial and industrial fire access roads shall provide an access roadway with a minimum unobstructed width of ☐ 20 ft. ☐ 26 ft. ☐ 28 ft. ☐____ft., wide and a minimum 13’6” vertical clearance. Additional width requirements may be applied to individual projects as determined by the Fire Marshal.
☐ ☒ Roadways shall be extended to within one hundred and fifty feet (150) feet of all portions of the exterior walls as measured by an approved path of travel. An approved turn around shall be provided when the roadway exceeds one hundred and fifty (150) feet as directed by Redlands Fire Department. Fire Department turn around requirements shall be installed as directed, pursuant to the California Fire Code, Appendix D.
☐ ☒ Grades for driveway and fire apparatus access roads shall not exceed 12%. Fire Department approval and additional conditions are required for grades above 12% maximum. Angle of approach and departure for driveways shall not exceed 7 degrees. Grades exceeding 12% shall be concrete with a deep broom finish perpendicular to the access roadway. ☐ ☐

PRIOR TO ISSUANCE OF A BUILDING OR GRADING PERMIT
Required Not
Required Condition
☐ ☒ A hazardous materials inventory and disclosure shall be provided with a complete listing of SDS sheets, storage locations, how they are stored, and types of containers. A technical report and opinion prepared by an approved consultant shall be submitted for review and approval prior to or as part of the submission for a building permit. Operational permits may be required and must be applied for prior to certificate occupancy. Application and permits shall be made to San Bernardino County Fire Department for CUPA compliance. Compliance with disclosure and requirements placed on the project for the CUPA shall be complied with prior to certificate of occupancy.
☐ ☒ The building has the potential for storage of combustible stock in excess of ☐ 6 ft. ☐ 12 ft. (rubber tires) in height, meeting the requirements of high-piled combustible storage as defined in Chapter 32 of the California Fire Code. Significant modifications to the structure, including but not limited to, smoke and heat vents or mechanical ventilation, draft curtains, special access doors, upgraded sprinkler systems and hose connection requirements must be achieved in Redlands Joint Special Meeting of the
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PRIOR TO ISSUANCE OF A BUILDING OR GRADING PERMIT
Required Not
Required Condition
compliance with the California Fire Code Chapter 32 should such storage occur. Minimum design densities for fire sprinkler systems within spec. buildings shall be 0.33/3000. If high-piled combustible storage is proposed then plans, specifications, and a technical opinion and report shall be submitted from an approved consultant with the construction drawings to ensure fire protection requirements. High piled combustible storage requires an annual operational permit pursuant to the California Fire Code with appropriate fees paid prior to issuance and renewal. ☐ ☒ To determine the acceptability of technologies, processes, products, facilities, materials and uses attending the design, operation or use of a building or premises subject to inspection by the fire code official, the fire code official is authorized to require the owner or agent to provide, without charge to the jurisdiction, a technical opinion and report. The opinion and report shall be prepared by a qualified engineer, specialist, laboratory, or fire safety specialty organization acceptable to the fire code official and shall analyze the fire safety properties of design, operation or use of the building or premises and the facilities and appurtenances situated thereon, to recommend necessary changes. The fire code official is authorized to require design submittals to be prepared by, and bear the stamp of, a registered design professional. ☒ ☐ Redlands Fire Department at time of plan or permit submission will charge certain fees for plan review and inspections. Fees will be determined at time of plan review and/or inspections. ☒ ☐ Redlands Fire Department at time of operational permit application will charge certain fees for permit issuance which will have, at a minimum, annual fees charged. Failure to pay required annual fees will be cause to issue a “Cease and Desist” order. ☒ ☐ The proposed project shall comply with the applicable codes and standards of Title 24, Part 1-12. ☒ ☐ The proposed project shall pay all applicable development impact fees, pursuant to the City of Redlands Ordinances in effect at the time and that are amended from time to time. ☐ ☒ A fire command center for fire department operations shall be provided for Factories, Mercantile, and storage occupancies that are greater than 50,000 square feet. The fire command center shall be a minimum of 200 square feet and meet the requirements of the California Fire Code as amended by Local Ordinance 2900 - RMC Section 15.20.500. ☒ ☐ The required fire flow shall be 4,000 GPM for a 4-hour duration at 20 PSI residual operating pressure. Documentation is required from the Municipal Utilities & Engineering Department (MUED) or an approved third party verifying that the system is capable of meeting the required fire flow prior to conditions of approval being established. If a third party is being used they must be approved by the Fire Marshal. If the system is not capable of meeting the required fire flow documentation shall be provided showing financial arrangements have been made and water system improvement plans have been submitted and approved by Redlands Fire Department and MUED to upgrade the existing system prior to release of building permits. ☐ ☐

PRIOR TO CONSTRUCTION
Required Not
Required Condition
☒ ☐ Private residential, public residential, commercial and industrial fire access roads shall provide an access roadway with a minimum unobstructed width of ☐ 20 ft. ☒ 26 ft. ☐ 28 ft. ☐____ft. and Redlands Joint Special Meeting of the
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PRIOR TO CONSTRUCTION
Required Not
Required Condition
a minimum 13’6” vertical clearance. Additional width requirements may be applied to individual projects as determined by the Fire Marshal. Project complies with fire access ☐ ☒ Roadways shall be extended to within one hundred and fifty feet (150) feet of all portions of the exterior walls as measured by an approved path of travel. An approved turn around shall be provided when the roadway exceeds one hundred and fifty (150) feet as directed by Redlands Fire Department, pursuant to the California Fire Code, Chapter 5 & Appendix D and as amended locally. Fire Department turn around requirements shall be installed as directed and shall be inspected and approved prior to lumber drop.
☒ ☐ All fire apparatus access roadways must be maintained unobstructed and drivable by fire apparatus throughout the construction process. Access roadways shall be hard surfaced (paved/concrete) and capable of holding an imposed load of 75,000 pounds including in adverse weather conditions.
☐ ☒ Prior to combustible construction, grades for driveway and fire apparatus access roads shall not exceed 12%. Fire Department approval and additional conditions are required for grades exceeding 12% maximum. Angle of approach and departure for driveways shall not exceed 7 degrees. Grades exceeding 12% shall be concrete with a deep broom finish perpendicular to the access roadway along with other conditions as determined by the Fire Marshal. ☐ ☒ The development and each phase thereof shall have a minimum of 2-points of vehicular access for fire and emergency equipment and for routes of safe egress of citizens regardless of the culde-sac length and shall be required as directed by Redlands Fire Department. ☒ ☐ All required fire apparatus access roads, fire lanes, fire department turn- around and entry/exit drives shall have a minimum ☐ 20 ft. ☒ 26 ft. ☐ 28 ft. ☐____ft. turning radius for fire apparatus depending on size, location and type of project. Site plans shall provide a fire department turning radius template along the fire access roadway or within a detail confirming that the radius meets Redlands Fire Department requirements. Project complies with fire access ☒ ☐ Fire Apparatus Access roads (all roads in project) shall be usable (paved), accessible and fire hydrant(s) shall be capable of flowing required GPM and shall be tested/accepted by Fire Dept. prior to dropping any lumber for construction.
☒ ☐ Loading zones are required adjacent to loading doors and shall be designated on the Development Site or Plot Plan and shall be marked on the appropriate ground surface. Loading zones shall not interfere with required Fire Lanes or emergency egress capabilities. ☒ ☐ Roadway design features (speed humps, bumps, speed control dips, etc.) which may interfere or delay emergency apparatus responses shall not be installed or allowed to remain on the emergency access roadways.
☒ ☐ Any gate or barrier across a fire access roadway, whether manual or automatic, must meet the Redlands Fire Department requirements and have specific plans and permits approved prior to installation. Gates serving multi-family, assembly, educational, hazardous, institutional, or storage structures must be automatic and meet UL 325 and ASTM F 2200 standards. Knox brand key-operated electric key switch keyed to Redlands Fire Department specification are required.

The Knox switch shall override all gate functions and open the gate. Other access control systems, such as Opticom, are required and must be installed as directed by the Fire Marshal.

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PRIOR TO CONSTRUCTION
Required Not
Required Condition
☒ ☐ Water improvement plans shall be approved by Redlands Fire Department. The Developer shall furnish Redlands Fire Department with three (3) copies of the water improvement plans designed by a Registered Engineer and/or Licensed Contractor. On-site private fire service mains shall have a minimum of eight (8) inch water mains with six (6) inch laterals and risers. Larger pipes maybe required to meet required fire flow requirements. Fire hydrants shall provide one 4” port and 2- 2 ½ ports and must be an approved fire hydrant type. The private fire hydrant system must be approved, installed, tested, and accepted, prior to combustible construction. ☒ ☐ Fire hydrant water mains that supply two (2) or more fire hydrants shall be looped to provide adequate supply.
☐ ☒ Buildings that exceed 200,000 square feet, or meet the requirements of the Municipal Utilities & Engineering Department, shall have at least two separate points of connection to a water supply, as approved by Redlands Fire Department.
☒ ☐ The existing fire hydrant system is insufficient to provide the required fire flow. This system is required to be upgraded to meet the required fire flow as identified above. ☒ ☐ Prior to combustibles being brought to the site, the developer shall provide written certification from Municipal Utilities & Engineering Department (MUED), dated within the last thirty days, that:

A. All public fire hydrants or water purveyor connections required of the project have been installed, tested, and approved by MUED, and
B. Are permanently connected to the public water main system, and C. Are capable of supplying the required fire flow as required by Redlands Fire Department. ☐ ☒ Group R-3 and U Occupancies: An approved water supply capable of supplying the required fire flow for fire protection shall be provided to all premises upon which facilities, buildings, or portions of buildings are hereafter constructed or moved into or within the jurisdiction. When any portion of the facility or building protected is in excess of 600 feet (122 mm) from a water supply on a public street, as measured by an approved route around the exterior of the facility or building, on-site fire private hydrants and mains capable of supplying the required flow shall be provided when required by the Fire Code official. The size of fire hydrant outlets shall be a minimum of one 4 inch and one 2-½ inch NST outlet or greater as required by the Fire Code official.
☒ ☐ In multi-family zones and in commercial and industrial zones, fire hydrants shall be installed at intersections, at the beginning radius of cul-de-sacs, and every 300 feet of fire access roadways, regardless of parcel size. The size of fire hydrant outlets shall be a minimum of one 4 inch and two 2-½ inch NST outlet as required by the Fire Code official.

Exception: When improved methods of fire protection are provided, beyond those required by the Code, and accepted by the Fire Code official, adjusted spacing of fire hydrants from those set forth above may be considered.
☒ ☐ Private Fire hydrants shall be painted per Redlands Fire Department and Municipal Utilities & Engineering Department standards and be maintained free of obstructions. Blue reflective raised pavement markers shall be installed on the pavement at approved locations marking each fire hydrant location.
☒ ☐ Public and private water utility mains must provide the level of reliability/redundancy determined necessary by Redlands Fire Department and the Municipal Utilities & Engineering Department.

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PRIOR TO CONSTRUCTION
Required Not
Required Condition
☒ ☐ If any fire hydrant is taken “OUT OF SERVICE” – Redlands Fire Department shall be notified immediately and the hydrant marked, bagged, or otherwise identified as OUT OF SERVICE as directed by the Fire Marshal.
☐ ☒ Buildings on easement shall have additional street number signs at the intersections of the easement and/or the roadway, and at additional locations as required by Redlands Fire Department.
☐ ☒ Street signs meeting the requirements of the City Engineer standards shall be installed at all intersections prior to final occupancy approval. Temporary street signs may be required, during construction, at the discretion of the fire code official. ☐ ☒ All flammable vegetation shall be removed from each building site with slopes less that 15% at a minimum distance of thirty (30) feet from all structures or to the property line, whichever is less. ☐ ☒ A fuel modification or fire protection plan is required. An approved Fire Protection Consultant that specializes in these types of complex plans shall prepare the plan. Plans and specifications shall be submitted, reviewed and approved by Redlands Fire Department prior to issuance of building construction permits.
☐ ☒ The minimum fire flow in the Very High Fire Hazard Severity Zone is 2,500 GPM at 20 PSI for two hours for new subdivisions, tracts, multi-family and commercial/industrial buildings. ☐ ☐

PRIOR TO OCCUPANCY
Required Not
Required Condition
☒ ☐ Fire lane designations shall be required for all fire access roadways as determined by Redlands Fire Department. Posted signs which state “FIRE LANE, NO PARKING” shall be installed every 50 feet. Curbs shall be painted red and stenciled with white letters indicating the same on the face and top of any curb as directed by Redlands Fire Department. All Fire lanes shall be marked and identified prior to Certificate of Occupancy.
☒ ☐ Prior to Fire Department clearance for occupancy, an automatic fire sprinkler system shall be installed. The system shall comply with NFPA #13 Standards for Automatic Fire Sprinkler Systems. Three sets of plans, two sets of hydraulic calculations, and two material specification’s sheets for all equipment used in the system shall be submitted by a State of California Licensed C-16 Contractor for review, approval, and permits must be issued prior to commencing work. ☐ ☒ Prior to Fire Department clearance for occupancy, an automatic fire sprinkler system shall be installed. The system shall comply with NFPA #13-D Standard for Automatic Fire Sprinkler Systems-Single Family Dwelling. Three sets of plans, two sets hydraulic calculations, and two material specification’s sheets for all equipment used in the system shall be submitted by a State of California Licensed C-16 Contractor for review, approval, and permits must be issued prior to commencing work.

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PRIOR TO OCCUPANCY
Required Not
Required Condition
☒ ☐ Prior to Fire Department clearance for occupancy, and automatic fire sprinkler system shall be installed. The system shall comply with NFPA #13-R Standard for Automatic Fire Sprinkler Systems-Multi-Family Dwellings. Three sets of plans, two sets of hydraulic calculations, and two sets of material specification’s sheets for all equipment used in the system shall be submitted by a State of California Licensed C-16 Contractor for review, approval, and permits must be issued prior to commencing work.
☒ ☐ A class I standpipe system is required. A State of California Licensed C-16 Contractor shall submit three (3) sets of plans, specifications, and two sets of hydraulic calculations to the Fire Department for review, approval, and permits must be issued prior to commencing work. ☒ ☐ Prior to Fire Department Clearance for occupancy, and automatic fire alarm system shall be installed. The system shall comply with NFPA #72 standard for Fire Alarm Systems. Three sets of plans, two sets of material specification’s sheets for all equipment used in the system and California State Fire Marshal listings shall be submitted by a State of California Licensed C-7 and/or C-10 Contractor for review, approval, and permits must be issued prior to commencing work.
☒ ☐ Prior to final inspection or occupancy, hand portable fire extinguishers are required to be installed as directed by Redlands Fire Department Community Risk Reduction staff. The size, location, and markings shall be illustrated on the floor plan of the construction documents. Prior to installation the client is directed to request a fire inspection to confirm the locations of the fire extinguishers due to field changes with business systems that could conflict with the construction documents.
☐ ☒ An automatic smoke removal system is required. This system shall comply with the California Fire Code, NFPA and all other applicable standards. The applicant shall submit three (3) sets of detailed plans, two sets of specifications, and testing criteria to Redlands Fire Department for review, approval and permits must be issued prior to commencing work. ☐ ☒ An automatic smoke removal ventilation system (fusible link type) is required. Roof vents, venting ratios and draft curtains shall be provided in accordance with the California Fire Code, NFPA and all other applicable standards. This information shall be provided in sufficient detail on the building construction drawings and submitted to Redlands Fire Department for review, approval and permits must be issued prior to commencing work. ☒ ☐ An automatic hood and duct fixed fire suppression system is required. A State of California licensed C-16 Contractor shall submit three (3) sets of detailed plans and two sets of specifications to Redlands Fire Department for review, approval and permits must be issued prior to commencing work.
☒ ☐ Permanent commercial/industrial three-dimensional street numbers, minimum 12 inches in height with a ½ inch stroke, shall be provided on the address side of the building at the highest point and furthest projection of the structure. The address shall be illuminated and be visible from the street and shall not be obstructed in any manner. ☐ ☒ Permanent residential three-dimensional street numbers, minimum 4 inches in height, shall be provided on the address side of the building at the highest point and furthest projection of the structure. The address shall be illuminated and be visible form the street and shall not be obstructed in any manner.

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PRIOR TO OCCUPANCY
Required Not
Required Condition
☐ ☒ Permanent Multi-family three-dimensional street numbers, minimum 12 inches in height, shall be provided on the address side of the building at the highest point and furthest projection of the structure. The address shall be illuminated and be visible from the street and shall not be obstructed in any manner. Building letter designations shall be a minimum of 12 inches in height and shall be installed as directed by Redlands Fire Department fire code official. ☒ ☐ Address numbers and suite numbers are required to be installed or painted on the rear of access doors to multiple suite facilities. Numbers or letters shall be a minimum of four (4) inches in height and placed on a contrasting background and be durable for the weather conditions exposed.
☐ ☒ A lighted directory (site map) meeting Redlands Fire Department specifications is required at each entrance to the complex as directed by Redlands Fire Department. A site plan with all building locations identified by a number or letter, space numbers, fire protection equipment, etc. and shall be reviewed and approved by Redlands Fire Department prior to installation. ☒ ☐ Knox emergency access key box is required at each building, with specific mounting locations approved by Redlands Fire Department. Recessed mount key boxes are required. Premise keys for all buildings and areas shall be marked and placed in the box prior to final inspection to ensure emergency access. The building owner/occupants shall provide replacement keys whenever locks are changed.
☒ ☐ An emergency responder radio coverage plan is required to be submitted, reviewed, approved and permits issued, prior to commencing work. Emergency responder radio coverage must meet the requirements of the California Fire Code, Chapter 5, Section 510 and Redlands Fire Department. Field tests are required prior to final inspection or occupancy. ☒ ☐ A fire department operational permit is required for certain specific operations regulated by the California Fire Code. The permit is issued after application has been made to Redlands Fire Department and full compliance of the requirements for the operation has been adhered to. An annual fee is charged to the applicant for review and inspection of such permits on an annual basis. Some permits require additional inspections and permit compliance that may require additional fees to be paid semi-annually.
☒ ☐ Provide plans as a PDF file for pre-fire planning use by the fire department. Information shall include locations of all exits, stairwells and roof access. Also, the location of fire hydrants, fire department connections, post indicator valves, backflow prevention, gas, electrical, water, fire sprinkler risers and standpipe valves and shutoffs, and elevator and electrical equipment rooms, fire alarm panels, and remote annunciators. The symbols used for the pre-fire plan must be obtained from Redlands Fire Department.
☒ ☐ Final fire protection plans, hydraulics, specifications, and technical books shall be submitted in a PDF file and checked for quality control, prior to occupancy. The PDF must contain the approved plan stamps from Redlands Fire Department.
☐ ☐
Yours in Service,
Christopher P. Jensen
Christopher P. Jensen, Fire Marshal
Redlands Joint Special Meeting of the
City Council and Planning Commission
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RESOLUTION NO. 8340

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING CONDITIONAL USE PERMIT NO. 1156 AND APPROVING COMMISSION REVIEW AND APPROVAL NO. 934, FOR THE REDLANDS

MALL SITE AND THE SOUTHEAST CORNER OF EUREKA STREET AND WEST CITRUS AVENUE.

WHEREAS, Village Partners Ventures, LLC (“Applicant”) has submitted development applications for Conditional Use Permit No. 1156 and Commission Review and Approval No. 934 to construct a mixed use project with 700 dwelling units and a total of 84,106 square-feet of commercial floor area on approximately 11.15 acres located at the southwest corner of Orange Street and Redlands Boulevard (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08- 0000, 0171-251-09-0000, 0171-251-10-0000); and
WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1156 and Commission Review and Approval No. 934 to construct a 14,500 squarefoot retail building with drive-through pharmacy window located at the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08- 0000, 0171-251-09-0000, 0171-251-10-0000); and
WHEREAS, the Applicant has submitted an application for Tentative Tract Map No. 20425 to merge and subdivide a total of approximately 12.25 acres for development purposes, plus condominium airspace units; and
WHEREAS, the above-referenced applications filed with the City are referred to hereinafter as the “Project” and “Project Entitlements;” and WHEREAS, the Planning Commission has reviewed the Project, and found the Project to be consistent with the 2035 General Plan including the central organizing strategy of the “Transit Village Concept” to permit the development of high-density residential and non-residential users within walking distance of Metrolink stations to reduce vehicular usage, improve air quality and provide health benefits, and provide economic development opportunities; and WHEREAS, the Planning Commission has reviewed the Project, found the Project to be consistent with the City’s 2021-2029 Housing Element, and the proposed mixed use project will provide up to 700 dwelling units that will result in more housing opportunities in Redlands; and WHEREAS, the proposed land uses are conditionally permitted in the C-3, General Commercial zoning district (subject to approval of a Conditional Use Permit) wherein the Project site is located; and
WHEREAS, redevelopment of the vacant Redlands Mall properties will result in up to approximately 84,106 square-feet of new retail, commercial, restaurant, and office uses in the core of Downtown Redlands, will generate new property taxes and sales taxes for the City, will result in new business license fees and other fees for the City’s General Fund, and will provide and encourage other economic development benefits for the larger community; and Redlands Joint Special Meeting of the
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WHEREAS, on April 12, 2022, the Planning Commission held a public hearing at the City Council Chambers on at a regularly scheduled meeting, notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code, considered the proposed Project and related entitlement applications, and considered the testimony and other public comments submitted by members of the public; and,
WHEREAS, on April 29, 2022, notice of the public hearing before the City Council and the Planning Commission for the Project and related entitlement applications, and notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code; and
WHEREAS, on May 10, 2022, the Planning Commission held a public hearing at the City Council Chambers, considered the Project and related entitlement applications, and considered the testimony and other public comments submitted by members of the public, and made a recommendation to the City Council; and
WHEREAS, on May 10, 2022, the City Council held a public hearing at the City Council Chambers, and determined that approval of the proposed Project 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. Compliance with the California Environmental Quality Act. In accordance with City Council Resolution No. 8337, the Sustainable Communities Environmental Assessment prepared for the project has been adopted in compliance with the California Environmental Quality Act.

Section 2. Determination of General Plan Consistency. The Project is consistent with the existing General Plan land use designation as ‘Commercial’ and applicable policies for the

11.15 acres located at the southwest corner of Orange Street and Redlands Boulevard. The Project will satisfactorily implement the Transit Villages Concept and strategy in the 2035 General Plan to the extent feasible. Upon approval of General Plan Amendment No. 142 to the ‘Commercial’ land use designation for approximately 1.1 acres located at the southeast corner of West Citrus Avenue and Eureka Street (shown in Exhibit “A” attached hereto), the proposed single-tenant retail use will be consistent.

Section 3. Findings for Approval of Conditional Use Permit No. 1156. Conditional Use Permit No. 1156 is hereby approved based upon the following findings, and subject to the Conditions of Approval from the Development Services Department (Exhibit “A”), Municipal Utilities and Engineering Department (Exhibit “B”), and Fire Department (Exhibit “C”) attached hereto:

1. That the proposed development will not adversely affect the applicable land use plans of the city.

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The proposed General Plan Amendment will designate the subject properties at the southeast corner of Citrus Avenue and Eureka Street as “Commercial” (from Public/Institutional) in order to be consistent with the existing zoning designation as C-3, General Commercial. The General Commercial zone allows drive-through services with a Conditional Use Permit. The proposed single drive-through lane would be for the proposed retail/pharmacy use (one drive-through window for pharmacy pick-up). Vehicular access to the drive-through lane would be provided by alley access from Eureka Street and Fourth Street (side streets abutting the project site) and the drive-through lane will be substantially screened from adjacent public rights-of-way by perimeter landscaping and a low screen wall.

2. That the proposed development will not be detrimental to the public health, safety and welfare.

The proposed retail store with pharmacy will not be detrimental to public health, safety, and welfare. The store and pharmacy will provide a variety of common retail and household products as well as pharmacy services to the Redlands community. The drive-through element of the project is ancillary and subordinate to the pharmacy activities, provides a convenient means of access to pharmacy products and services, and in and of itself is not the primary retail service of the store. The conceptual site plan indicates vehicular access will be provided by an alley connected to Eureka Street and Fourth Street (side streets) with low volumes of vehicle traffic and negligible pedestrian traffic. There will be no anticipated conflicts or hazards in terms of vehicle traffic or pedestrians traveling along Eureka Street, Fourth Street, or nearby intersections.

3. That the proposed development will comply to the maximum extent feasible with the regulations of the city's general plan, the applicable zoning district and the city's development standards.

East Citrus Avenue along the project site’s northerly frontage is designated a Major Arterial in the 2035 General Plan, Figure 5-5 (Roadway Classification), and meets the requirement in RMC Section 18.156.370 for a drive-through store or service to be on a site that abuts and has access to a major or secondary highway. The conceptual site plan indicates the proposed development will be in conformance with the applicable development standards of the General Commercial (C-3) zone and design guidelines.

4. That the proposed development is appropriate at the proposed location.

The proposed pharmacy with drive-through service complies with the site and design requirements of the Redlands Municipal Code (Sections 18.156.350 through 18.156.380) including location, site dimensions, parking, landscaping, and screening. The C-3, General Commercial zone allows for drive-through sales and/or service subject to approval of a Conditional Use Permit to ensure appropriateness of the use at the proposed location and to prevent any detrimental or nuisance effects to surrounding properties. The single drivethrough lane for one pharmacy window (a low-intensity drive-through service) is unique Redlands Joint Special Meeting of the
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for the downtown core business district, but is necessary to relocate the existing CVS Pharmacy from its existing store on the Redlands Mall site.

Section 4. Findings for Approval of Commission Review and Approval No. 934. The proposed Commission Review and Approval No. 934 is hereby recommended for approval based upon the following findings, and subject to the Conditions of Approval from the Development Services Department (Exhibit “A”), Municipal Utilities and Engineering Department (Exhibit “B”), and Fire Department (Exhibit “C”) attached hereto:

1. The site for the intended use is adequate in size and shape to accommodate the use, and all of the required yards, setbacks, walls or fences, landscaping and other features will adjust the use to those existing or permitted future uses of land in the neighborhood.

The project site is approximately 1.1 acres in size and meets the requirements of the C-3, General Commercial zone for the construction of one retail store with a single drivethrough lane (for a pharmacy window), building setbacks, landscape areas and screening, required parking and parking lot improvements, and other required site improvements. The proposed retail use with one drive-through pharmacy window (a low-intensity drive through service) is unique for the downtown core business district, but is necessary to relocate the existing CVS Pharmacy from its existing store on the Redlands Mall site. The retail/pharmacy store project is consistent with the current General Plan designation for the site and the immediate surroundings. Surrounding properties include a variety of existing uses which include a Post Office, professional offices, Smiley Library, public park, Police Annex, public utility building, CVS Pharmacy to the north, and vacant Redlands Mall facility (proposed to be redeveloped with a mixed use project).

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 project is consistent with the 2035 General Plan. Roadways in the area have been designed and planned to accommodate the type and quantity of traffic to be generated by the proposed retail store and drive-through pharmacy window. West Citrus Avenue along the project site’s north frontage is designated as a Major Arterial. Development on the project site will provide connections to the roads abutting the project site consistent with the General Plan designations for those streets. The project includes conditions of approval which will ensure that project will be constructed in accordance with design standards.

3. The conditions set forth in the approval and those shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare.

The conditions included in the Resolution are adequate to protect the public health, safety and general welfare. The proposed use will provide a local pharmacy store including household retail goods for residents in the area. The environmental document (Sustainable Communities Environmental Assessment) prepared for the project has fully analyzed potential environmental impacts, and all potential effects are either considered less than Redlands Joint Special Meeting of the
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significant or can be mitigated to a less than significant level, ensuring that there will not be any significant detrimental effects to public health, safety, or welfare. The project will provide pedestrian, bicycle, and motor vehicle access as required by the General Plan or the Redlands Municipal Code. Surface parking on-site will meet the requirements of the Redlands Municipal Code, with access to Citrus Avenue, Eureka Street, and Fourth Street.

All landscaping within the project site is privately owned and maintained, and meets the zoning requirements.

Section 5. Effective Date. This Resolution shall take effect upon adoption.

ADOPTED, SIGNED AND APPROVED this 10th day of May, 2022.

______________________________
Paul T. Barich, Mayor

ATTEST:

______________________________
Jeanne Donaldson, City Clerk
I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was duly adopted by the City Council at a special meeting thereof held on the 10th day of May, 2022.

AYES:

NOES:

ABSENT:

ABSTAINED:

______________________________
Jeanne Donaldson, City Clerk
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EXHIBIT “A”

CONDITIONS OF APPROVAL

DEVELOPMENT SERVICES DEPARTMENT

FOR RETAIL STORE/PHARMACY WITH DRIVE-THROUGH
(CUP No. 1156 & CRA No. 934)
Planning Division

1. This permit/approval for Conditional Use Permit No. 1156 and Commission Review & Approval No. 934 is issued for the retail store/pharmacy project consisting of an approximately 14,500 square-foot commercial building for one tenant, to include one drive-through pharmacy window and a single drive-through lane, on approximately 1.1 acres located at the southeast corner of West Citrus Avenue and Eureka Street (APNs:
0171-251-06, 0171-251-07, 0171-251-08, 0171-251-09, and 0171-251-10) in the C-3, General Commercial zoning district.

2. Drive-through lane activities and pharmacy window sales/transactions shall only be permitted between the hours of 6:00 AM to 10:00 PM daily.

3. This permit/approval for a Conditional Use Permit and Commission Review & Approval shall automatically expire 24 months after the approval date (will expire on May 10, 2024) unless Developer has diligently developed the proposed project, as shown by the issuance for a grading, foundation, engineering, or building permit(s). An extension of time may be granted in accordance with Sections 18.12.140 and 18.92.090 of the Redlands Municipal Code. The city council may, upon submittal of a written application for a time extension by the holder of the permit and prior to the expiration date, grant a one year extension of time; provided, however, that the total number of extensions shall not exceed three (3).

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.

5. The applicant for this permit, and its successors and assigns, shall defend, indemnify and hold harmless the City of Redlands, and its elected officials, officers, agents and employees, from and against any and all claims, actions, and proceedings to attack, set aside, void or annul the approval of this permit by the City, or brought against the City due to acts or omissions in any way connected to the applicant’s project that is the subject of this permit. This indemnification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of attorneys’ fees. In the event any such action is commenced to attack, set aside, void or annul all, or any, provisions of this permit, or is commenced for any other reason against Redlands Joint Special Meeting of the
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the City for acts or omissions relating to the applicant’s project, within fourteen (14) City business days of the same, the applicant shall file with the City a performance bond or irrevocable letter of credit (together, the “Security”) in a form satisfactory to the City and in the amount of Three Hundred Thousand Dollars ($300,000), to ensure applicant’s performance of its defense and indemnity obligations under this condition. The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted for the project pursuant to this permit. The City shall have no liability to the applicant for the exercise of City’s right to revoke this permit.

6. By signing and/or using this permit, the permittee acknowledges all of the conditions imposed and accepts this permit subject to those conditions and with full awareness of the applicable provisions of the Redlands Municipal Code including Title 15 (Buildings and Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), and Title 18 (Zoning Regulations). Failure of the permittee to sign these conditions does not affect their enforceability by the City or other responsible entity. These conditions are binding upon all future property owners and occupants of the subject property.

7. This permit/approval is granted for the project plans dated May 4, 2022 (“the plans”) on file with the Planning Division. The project shall substantially conform to the approved plans, except as otherwise specified in these conditions.

8. Prior to issuance of any building or engineering permits for the retail building, a Notice of Land Use Restrictions and Conditions (on a form provided and approved by the City) shall be recorded on all current and future Assessor’s Parcel Number(s) for the subject property.

9. The applicant shall comply with all applicable federal, state, and local laws. Violations or convictions of any of those laws in connection with the use may be cause for revocation of this permit.

10. The issuance of any permits shall comply with all applicable provisions of the Redlands Municipal Code.

11. All plans submitted to the City shall reflect all Planning Commission and/or City Council approvals and any other changes required by the Commission, Council and/or staff. This condition applies to site plans, landscape plans, elevations, grading, and all other illustrations, text, or plans submitted to the City in connection with the project. a. Prior to issuance of a building permit for the retail/pharmacy store, the design of the top of the tower feature for the retail/pharmacy store shall be redesigned with a dome (or similar architectural treatment) to be consistent with the adjacent historic Post Office building.

12. No Certificate of Occupancy shall be granted, or building permit shall receive final Redlands Joint Special Meeting of the
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approval and signature, until all applicable Conditions of Approval have been satisfied for the retail building.

13. The applicant shall not make any modifications or changes during construction that are in conflict or contrary to the project’s approved site design, grading plan, landscape plan, or building elevations without first consulting with the Development Services Director or designee.

14. Developer shall provide off-street parking for the project, including the number/types of spaces, stall dimensions, paving, striping, location, and access, as required by the Redlands Municipal Code. Standard parking spaces (90-degree) shall be a minimum of 9’0” in width and 19’0” in length; the length dimension may overhang a planter area by up to 1’0” and without obstructing shrubs or trees. Prior to issuance of a building permit for any building, the Developer shall provide the typical drive aisle width and typical parking space dimensions for each row of parking shown on the Site Plan, Floor Plan, and Civil Plans.

15. Prior to any expansion or addition to the drive-through lane, or any other substantial alteration to the site or the building that will result in an increase of the capacity of the drive-through lane (such as increasing the lane length or adding a second lane), an application accompanied by the appropriate application fee(s) for a Revision to this Conditional Use Permit shall be required and approval by the Planning Commission shall be required.

16. This Conditional Use Permit is approved for the use of one drive-through lane with a window for pharmacy sales/services. Prior to any major change of use or increase to the intensity of use for the drive-through lane and service window (such as to a fast-food restaurant, any alcoholic beverage sales, any non-pharmaceutical retail store that utilizes the drive-through window, or any other major change of use), the proposed change or intensification shall be reviewed by the Development Services Director or designee. The Director may refer the proposed modification to the Planning Commission for review and approval, and if so, then an application accompanied by the appropriate application fee(s) for a Revision to this Conditional Use Permit shall be required and approval by the Planning Commission shall be required.

17. Prior to issuance of a building permit for a building or phase, Developer shall submit landscape and irrigation plans for the building, site, or phase. Approved preliminary landscape plans (for shrubs and groundcovers) are conceptual and not adequate for construction, and require a greater level of detail and a precise planting plan prior to construction permit issuance. Developer shall coordinate with staff to finalize the precise planting plan, including but not limited to: clustering or greater density of planting around focal points (e.g., planters at intersection corners at Eureka Street and Fourth Street); specifying landscape screening for any ground-mounted equipment or utilities; and avoid creating the appearance of any “green wall” (e.g., Ligustrum texanum (columnar), Prunus caroliniana, etc.) that provides continuous opaque screening more than 5’0” high around the site perimeter or street-side planters of the project site.

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18. All landscaped areas noted on the site plan shall be permanently maintained with healthy planting material, and whenever necessary shall be replanted with suitable vegetation.

Shrubs, hedges, groundcovers, screening landscape, etc., shall be required to be maintained and/or replaced on the subject properties in substantial conformance with the approved landscape planting plan. A qualified arborist or horticulturist may be consulted.

19. Trees shall be allowed to grow to the full genetic height and habit (trees shall not be topped or overly trimmed). Trees shall be maintained using standard arboriculture practices.

Trees shall be required to be maintained and/or replaced on the subject properties in substantial conformance with the approved tree planting plan. A qualified arborist or horticulturist may be consulted.

20. Prior to issuance of building permits, Developer shall demonstrate that light poles will not conflict with tree locations. Developer shall submit a plan showing both the lighting and landscape on the same sheet. Fixtures on exterior light poles shall direct lighting downward (e.g., contain a flat lens and/or have shielding that directs light downward and contains glare).

21. All parking lot and driveway lighting shall provide uniform illumination at a minimum level of one (1.0) foot-candle average maintained across the horizontal surface. For energy conservation, motion sensor devices may be utilized to automatically dim and brighten the lighting (e.g., 50%).

22. A copy of the approved Conditions of Approval shall be included on the cover page of the construction plans submitted to the Building Division.

23. Prior to issuance of a building permit, Developer shall submit final exterior building material(s) and color scheme for review and approval by the Development Services Director or designee.

24. Plans submitted by Developer with building permit applications shall show on the building elevation sheets: all exterior building materials and colors, including product and finish manufacturer name, color name and number, and surface finish type (such as: stucco with sand finish, plaster with smooth finish, etc.); trim features and dimensions around doors, windows, and other openings; exterior lighting, including all fixtures, models and numbers, and light cut sheets or manufacturer sheets; and rooftop equipment screening.

25. The drive-through lane shall be screened from view from public right-of-way, to a height equal to or greater than that of standard vehicular headlights. Screening shall include a decorative wall a minimum of 36 inches high (up to 48 inches high maximum) within the north side front planter for a length of twenty (20) feet from the building (i.e., to the east as measured from northeast corner of building), to be placed within the planter area fronting Citrus Avenue behind the property line and include landscape screening. The screen wall shall be decorative (such as earth-tone color CMU split-face block with cap rock, or plaster/stucco to match the building). Landscape and trees shall be installed Redlands Joint Special Meeting of the
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around the exterior of the screen wall in substantial conformance with the preliminary landscape plan.

26. Transformer cabinets and commercial gas meters shall not be located within required setbacks and/or adjacent to public streets, and shall be screened from public view either by architectural treatment or with landscaping. Multiple electrical meters and panels shall be fully enclosed and incorporated into the overall architectural design of the building(s).

Backflow preventers shall be enclosed with landscaping that will provide complete screening upon maturity. The location and method of enclosure or screening of this equipment shall be shown on the construction plans and landscape plans prior to building permit issuance. Location of said equipment shall be coordinated with appropriate utility company (i.e., Southern California Gas Company or Southern California Edison Company). The applicant shall submit plans showing details of screening subject to review and approval by the Development Services Director, prior to issuance of building permits.

27. If any steel bollards or pour-in-place bollards are installed, they shall only be installed for protecting utility devices (e.g., transformer above-ground) and shall be painted a dark color (e.g., dark green, brown, or black) to blend with surrounding landscape screening.

28. Developer shall provide off-street parking for the project, including the number/types of spaces, stall dimensions, paving, striping, location, and access, as required by the Redlands Municipal Code. Prior to issuance of a building permit, the Developer shall provide the drive aisle width and typical parking space dimensions for each row of parking (within each parking area lot) shown on the Site Plan.

29. Developer may not modify any use approved by this permit unless the Planning Division determines that Developer has provided the parking required by the Redlands Municipal Code for the modified use.

30. Developer shall provide off-street loading area(s) for the project, including the number of spaces (or equivalent area), dimensions, paving, striping, location, and access, as required by Redlands Municipal Code Section 18.164.340. Minimum required dimensions are not less than: ten feet (10') in width; twenty feet (20') in length; and fourteen feet (14') in height without overhead obstruction from buildings, street trees, or other structures.

31. The refuse enclosure shall not be located within the corner cutoff area at the intersection of the alley and Fourth Street (i.e., traffic sight safety area). The refuse enclosure shall be relocated to be outside of the corner cutoff area (e.g., to the west side of the drive aisle near the entrance to the drive-through lane as an acceptable alternative). Refuse enclosure walls shall be decorative (e.g., split-face CMU block) with cap rock or a decorative alternative approved in Plan Check. Landscaping (e.g., climbing vines or hedge-type shrubs) shall be provided around exterior side of the enclosure walls that are visible from public right-of-way. A paved path of travel from the building is recommended.

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32. Plans submitted for plan check shall include an exterior lighting plan, including fixture and pole designs, for review and approval by the Development Services Director or designee. Prior to building permit issuance, a lighting and photometric plan shall be submitted demonstrating that adequate lighting ranges will be provided throughout the development without creating light spillover, light pollution, or conflicts with surrounding factors such as tree locations, off-site or adjacent lighting.

33. 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 alleyways, pathways, streetscapes, and open spaces proposed throughout the development. A minimum of one (1) foot-candles average maintained across the horizontal surface shall be provided for each parking lot. For energy conservation, motion sensor devices may be utilized to automatically dim and brighten the lighting (e.g., 50%).

34. Prior to the issuance of building permits, the applicant shall submit plans detailing that roof screening is of adequate height to screen any roof-top equipment from public view on all sides, subject to review and approval by the Development Services Director.

Screening of air conditioning units and other equipment on the buildings shall be incorporated into or compatible with the architectural design of the buildings. All equipment shall be screened from public view of adjacent roadways and freeways.

Plumbing vents, ducts and other appurtenances protruding from the roof of structures shall be placed so that they will not be visible from the front of the property or other major public vantage points. Developer shall include a note on the construction plumbing drawings of exterior elevations to indicate to contractors that roof features shall be grouped and located in the described manner. Roof vents shall be shown on construction drawings and painted to match roof material color.

35. Any gutters, downspouts, pipes, and other drainage appurtenances shall be designed and shall be placed (e.g., internal to the building or inside the exterior walls) so that they will not be visible from the front of the property (i.e., from public right-of-way) or other major public vantage points.

36. Utility meters shall be fully screened and incorporated into the overall architectural design of the building (e.g., interior room, cabinet with wing wall, or equivalent complete screening). For any exterior utility meter panels, Developer shall screen and/or paint such panels to match the structure upon which it is located. Such panels shall be located to take advantage of screening (e.g., exterior walls, wing walls, landscaping, or other building elements) from public right-of-ways, to the maximum extent feasible. Any enclosures or screening shall be architecturally treated to match the exterior of the attached structure.

37. Prior to issuance of any building or engineering permit for the retail building, the Developer shall prepare and submit a Construction Parking Management Plan for all contractors, workers, and deliveries related to the project site. The Construction Parking Management Plan shall identify areas of the project site, surrounding private properties (with property owner’s authorization), and surrounding public streets that construction Redlands Joint Special Meeting of the
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personnel may utilize. Deliveries of construction materials, equipment, trailers, vehicles, etc., shall be performed on the project site to the extent practicable, and avoid the use of public streets and rights-of-way if possible. The Developer and/or on-site primary general contractor (superintendent) shall have responsibility for monitoring and enforcing the approved parking management plan. The plan shall be subject to review and approval by the Development Services Director or designee, and may be modified after approval to mitigate any unanticipated impacts or public nuisance conditions.

38. Prior to any use of any public street, alley, or right-of-way for construction-related activities, the Developer shall submit and receive approval for a Traffic Control Plan.

Developer shall be responsible for repairing, replacing, or financially compensating any damages to public rights-of-way (including but not limited to paving, sidewalks, driveways, curbs and gutters, storm drain facilities, parkway landscape, street trees, public utilities, etc.) to the satisfaction of the Director(s) of the Municipal Utilities & Engineering Department and/or the Facilities & Community Services Department, or their designee(s), as applicable.

39. Prior to issuance of a Certificate of Occupancy for the retail building, Developer shall remove all construction materials and vehicles from the subject property.

40. Developer shall arrange for materials collection during construction, demolition, and occupancy with the City's Solid Waste Division, or Developer shall arrange for selfhauling to an authorized facility.

41. Before placing or constructing any signs on the project property, Developer shall obtain a sign permit from the City. Sign locations and illumination may be subject to review and approval by the Planning Division under separate permit.

SCEA Mitigation Measures (MM), Project Design Features (PDF), and/or Existing Plans, Programs, Policies (PPP):

42. PDF AQ-1: Tier III Equipment. Project construction will utilize equipment during demolition, grading, and site preparation phases that equal or exceed Environmental Protection Agency (EPA) and California Air Resource Board (CARB) Tier III engine emissions standards.

43. PPP AQ-1: Rule 403. All applicable measures included in Rule 403, shall be incorporated into Project plans and specifications as implementation of Rule 403, which include but are not limited to:
• All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. • The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are limited to 15 miles per hour or less.
• The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather.

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Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the mid-morning, afternoon, and after work is done for the day.

44. PPP AQ-2: Rule 1113. The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 1113 (2):
• Only “Low-Volatile Organic Compounds (VOC)” paints (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1113 shall be used.

45. PPP AQ-3: Rule 445. The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 445 (3):
• Rule 445 prohibits the use of wood burning stoves and fireplaces in new developments.

46. MM BIO-1: Pre‐construction Nesting Bird Survey. Construction plans and Project specifications shall state that if construction or other Project activities are scheduled to occur during the bird breeding season (February through August for raptors and March through August for most migratory bird species), a pre‐construction nesting bird survey shall be conducted by a qualified biologist to ensure that active bird nests, will not be disturbed or destroyed. The survey shall be completed no more than three days prior to initial ground disturbance. The nesting bird survey shall include the Project area and adjacent areas where proposed Project activities have the potential to affect active nests, either directly or indirectly due to construction activity or noise. If an active nest is identified, a qualified biologist shall establish an appropriate disturbance limit buffer around the nest using flagging or staking. Construction activities shall not occur within any disturbance limit buffer zones until the nest is deemed inactive by the qualified biologist.

47. MM CUL-1: Archaeological Monitoring. The Applicant shall retain a qualified archaeologist to perform archaeological monitoring and the archaeologist shall be present during initial ground-disturbing activities (e.g., site preparation, demolition of historic structures, and grading up to ten feet below surface) to identify and assess any known or suspected archaeological and/or cultural resource. The qualified archaeologist shall develop a Cultural Resources Management Plan to address the details, timing, and responsibility of all archaeological and cultural resource activities that occur on the Project site. The plan shall include a scope of work, project grading and development scheduling, pre-construction meeting (with consultants, contractors, and monitors), a monitoring schedule during all initial ground-disturbance related activities, safety requirements, and protocols to follow in the event of previously unknown cultural resources discoveries that could be subject to a cultural resources evaluation. The plan shall be submitted to the City and the Consulting Tribe(s) for review and comment, prior to final approval by the City. The Monitoring and Treatment Plan shall incorporate the components described in Mitigation Measure TCR-1.

48. PPP GEO-1: California Building Code. The Project is required to comply with the California Building Code as included in the City’s Municipal Code Chapter 15.04 to preclude significant adverse effects associated with seismic hazards. California Building Redlands Joint Special Meeting of the
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Code related and geologist and/or civil engineer specifications for the Project are required to be incorporated into grading plans and specifications as a condition of Project approval.

49. MM PAL-1: Paleontological Resources. Prior to the issuance of the first grading permit, the applicant shall provide a letter to the City of Redlands Planning Department, or designee, from a paleontologist selected from the roll of qualified paleontologists maintained by the County, stating that the paleontologist has been retained to provide services for the project. The paleontologist shall develop a Paleontological Resources Impact Mitigation Plan (PRIMP) to mitigate the potential impacts to unknown buried paleontological resources that may exist onsite for the review and approval by the City.

The PRIMP shall require that the paleontologist be present at the pre-grading conference to establish procedures for paleontological resource surveillance. The PRIMP shall also require paleontological monitoring for ground disturbing activities greater than five feet in depth within native soil, as determined by the Project paleontologist.

In the event paleontological resources are encountered, ground-disturbing activity within 50 feet of the area of the discovery shall cease. The paleontologist shall examine the materials encountered, assess the nature and extent of the find, and recommend a course of action to further investigate and protect or recover and salvage those resources that have been encountered.

Criteria for discard of specific fossil specimens will be made explicit. If a qualified paleontologist determines that impacts to a sample containing significant paleontological resources cannot be avoided by project planning, then recovery may be applied. Actions may include recovering a sample of the fossiliferous material prior to construction, monitoring work and halting construction if an important fossil needs to be recovered, and/or cleaning, identifying, and cataloging specimens for curation and research purposes.

Recovery, salvage and treatment shall be done at the Applicant’s expense. All recovered and salvaged resources shall be prepared to the point of identification and permanent preservation by the paleontologist. Resources shall be identified and curated into an established accredited professional repository. The paleontologist shall have a repository agreement in hand prior to initiating recovery of the resource.

50. PPP HAZ-1: California UST Regulations. Underground storage tank (UST) repairs and/or removals will be conducted in accordance with the California UST Regulations (Title 23, Chapter 16 of the California Code of Regulations). Any unauthorized release of hazardous materials will require release reporting, initial abatement, and corrective actions that will be completed with oversight from the Regional Water Quality Control Board, Department of Toxic Substances Control, Riverside County Environmental Health Division, South Coast Air Quality Management District, and/or other regulatory agencies, as necessary.

Use of existing USTs will also have to be conducted (i.e., used, maintained and monitored) in accordance with the California UST Regulations (Title 23, Chapter 16 of the California Code of Regulations).

51. PPP WQ-1: Prior to grading permit issuance, the project developer shall have a Stormwater Pollution Prevention Plan (SWPPP) prepared by a QSD (Qualified SWPPP Redlands Joint Special Meeting of the
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Developer) pursuant to the Municipal Code Chapter 13.54. The SWPPP shall incorporate all necessary Best Management Practices (BMPs) and other City requirements to comply with the National Pollutant Discharge Elimination System (NPDES) requirements to limit the potential of polluted runoff during construction activities. Project contractors shall be required to ensure compliance with the SWPPP and permit periodic inspection of the construction site by City of Redlands staff or its designee to confirm compliance.

52. PPP WQ-2: Prior to grading permit issuance, the project developer shall have a Water Quality Management Plan (WQMP) approved by the City for implementation. The project shall comply with the City’s Municipal Code Section 13.54 and the Municipal Separate Storm Sewer System (MS4) permit requirements in effect for the Regional Water Quality Control Board (RWQCB) at the time of grading permit to control discharges of sediments and other pollutants during operations of the Project.

53. PPP N-1: The Project plans shall state the Project is required to comply with construction hours of operation outlined in Section 8.06.120 of the City’s Municipal Code; construction activities shall take place between the hours of 7:00 am and 8:00 pm on weekdays, including Saturdays, with no activity taking place at any time on Sundays or federal holidays. In addition, all motorized equipment used in such activities are required to be equipped with functioning mufflers.

54. PPP PS-2: Park Fees. As a Condition of Approval of a tentative map, the Developer shall pay applicable park related fees pursuant to Redlands Municipal Code Chapter 3.32.

55. PPP PS-3: Development Impact Fees. As a standard requirement and included as a Condition of Approval for the Project, and prior to issuance of any building permits for the Project, the Developer shall pay all applicable City of Redlands Development Impact Fees (DIF) pursuant to the Redlands Municipal Code and/or adopted fee schedules.

56. MM TCR-1: The archaeologist shall develop a Cultural Resources Management Plan and include the specifics as to how each Project mitigation measure will be carried out. Any and all cultural documents created as a part of the project (Tribal Cultural Resources Management Plan, Monitoring and Treatment Plans, isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency and disseminated to consulting tribe(s) for review. The Cultural Resource Management Plan shall incorporate:
a. Project grading and development scheduling. Native American Monitor(s) should attend and be present at the pre-construction meeting to establish communication protocols, cultural sensitivity, and provide information and/or training to construction contractors.
b. A schedule for monitoring during initial ground-disturbing activities (Ground disturbance is defined as any activity that compacts or disturbs the ground within a project area, including: the actual construction activities, permanent easements, temporary construction easements, staging areas for supplies and equipment, and borrow pits. Ground disturbance can also be caused by the use of hand tools, heavy Redlands Joint Special Meeting of the
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equipment and heavy trucks. Trenching, bulldozing, excavating, scraping, and plowing are typical examples of ground disturbance activities), this may include, but is not limited to, archaeological testing, and data recovery on the Project site, if determined appropriate. The Cultural Resource Management Plan shall include scheduling, safety requirements, and duties, based on the scope of work, and address the Native American Tribal Monitors’ authority to stop and redirect grading activities in coordination with the Project Archaeologist. c. The protocols and stipulations that the Applicant, Native American Tribal Monitor(s), Project Archaeologist, and City of Redlands shall follow in the event that cultural resources, items of Native American cultural patrimony, or tribal cultural resources are inadvertently discovered during the course of Project related ground disturbing activities.

57. MM TCR-2: If significant tribal cultural resources are discovered and avoidance or relocation cannot be ensured, the City shall engage in discussions with the Consulting Tribes to determine the best course of action for preservation of the resource.

58. MM TCR-3: Designated Native American Monitor(s) from the consulting tribe(s), who wish to partake in the monitoring program, shall be present during all initial grounddisturbing activities (Ground disturbance is defined as any activity that compacts or disturbs the ground within a project area, including: the actual construction activities, permanent easements, temporary construction easements, staging areas for supplies and equipment, and borrow pits. Ground disturbance can also be caused by the use of hand tools, heavy equipment and heavy trucks. Trenching, bulldozing, excavating, scraping, and plowing are typical examples of ground disturbance activities), which may include but is not limited to testing, and date recovery if determined appropriate. If initial grounddisturbing activities yield no discoveries of tribal cultural resources, the Consulting Tribe(s) may limit, suspend or terminate monitoring efforts at their discretion. The Monitoring Agreement(s) with the consulting tribe(s) shall be provided to the City of Redlands Development Services Department prior to issuance of any demolition, grading, or construction permits.

59. MM TCR-4: In the event that cultural resources, including historic and pre-contact materials, items of Native American cultural patrimony, or Tribal Cultural Resources are discovered during the course of ground disturbance, the following procedures shall be implemented:
a. All work in the immediate vicinity of the find (within a 50-foot buffer) shall cease and the find shall be assessed by a qualified archaeologist in coordination with the Native American Monitor(s) from the Consulting Tribe(s). Work on the other portions of the Project, outside of the buffered area, may continue during this assessment period.
b. Notification and information regarding the nature of the find shall be made to the representatives of all consulting tribe(s).

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c. Temporary Curation and Storage: During construction, any cultural resources discovered shall be temporarily curated in a secure onsite location, as determined appropriate with consideration of input from consulting tribe(s). The removal of any cultural resources from the Project site shall be thoroughly inventoried and overseen by the Native American Tribal Monitor(s).
d. Treatment and Final Disposition: The land owner(s) shall relinquish ownership of all items of Native American cultural patrimony and tribal cultural resources (including but not limited to sacred items, burial goods, archaeological artifacts, and non-human remains) that may be discovered. The land owner(s) shall relinquish ownership of tribal cultural resources and items of Native American Cultural Patrimony through one or more of the following methods and provide the City of Redlands with evidence of same:
i. Accommodate the process for on-site reburial of the discovered items with the Participating Tribes. This shall include measures and provisions to protect the future reburial area from any future impacts. Reburial shall not occur until all cataloguing and recordation have been completed. A final report which includes associated State DPR Forms, containing an inventory of the items reburied, along with UTM parameters for the reburial location, shall be completed and provided to the City, the Consulting Tribes and filed with the California Historical Resource Information System (CHRIS). ii. A curation agreement with an appropriate qualified repository that meets federal standards per 36 CFR Part 79 and therefore would be professionally curated and made available to other archaeologists or researchers for further study. The collections and associated records shall be transferred, including title and associated fees, to an appropriate curation facility. iii. If more than one Native American Tribe or Band is involved with the Project and cannot come to a consensus as to the disposition of tribal cultural resources within one hundred and twenty (120) days from the initial recovery of the items, the cultural resources shall be curated at the San Bernardino County Museum.

A curation agreement with an appropriate qualified repository shall be developed between the landowner and museum that legally and physically transfers the collections and associated records to the facility. This agreement shall stipulate the payment of fees necessary for permanent curation of the collections and associated records and the obligation of the Project developer/applicant to pay for those fees.

60. MM TCR-5: Discovery of Human Remains. In the event that human remains are encountered on the Project site, the construction contractor’s designated Native American Tribal Monitor shall immediately stop all work within 100 feet of the discovery. The Developer shall immediately notify the San Bernardino County Coroner, the City of Redlands Police Department, and the City of Redlands Development Services Department. The County Coroner shall be permitted to examine the remains consistent with the requirements of California Code of Regulations (CCR) §15064.5(e). California Health & Safety Code §7050.5 states that no further disturbance shall occur until the Redlands Joint Special Meeting of the
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County Coroner has made a determination of origin and disposition pursuant to Public Resources Code (PRC) §5097.98. If the remains are determined to be Native American, the County Coroner shall notify the Native American Heritage Commission (NAHC), which shall determine and notify a Most Likely Descendant (MLD). The MLD shall complete the inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site.

The specific location of Native American burials and reburials will be proprietary and not disclosed to the general public. The locations will be documented by the Project Archaeologist in conjunction with the various stakeholders and a report of findings will be filed with the Eastern Information Center (EIC).

According to California Health & Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052).

Building & Safety Division

61. Project shall comply with currently adopted California Building Codes at time of construction document submittal for plan review, including the Building Code (CBC), the California Electrical Code, California Mechanical Code, California Plumbing Code, Building Energy Efficiency Standards (Energy Code), California Green Building Standards Code, and applicable provisions of Title 15 (Buildings and Construction) of the Redlands Municipal Code.

62. Project is located within FEMA Flood zone AO and design will be required to comply with Redlands Municipal Code (RMC) Chapter 15.32.

63. Project shall comply with California Building Code for Building Heights, Area limitations, Fire design features and building separation distances, means of egress, accessibility.

64. A demolition permit is required for removal of existing structures and supporting infrastructure.

65. An analysis by a California registered professional engineer on the changes caused to the floodplain as a result of the water displacement caused by grading and proposed structures.

66. Approved hours for construction activities are: Monday through Friday, 7:00 a.m. to 6:00 p.m.; and Saturday, 7:00 a.m. to 6:00 p.m. No construction is permitted by contractors or subcontractors after hours, on Sundays, or Federal holidays (RMC Chapter 8.06; RMC

8.06.090(F); RMC 8.06.120(G)).

Other City Departments/Divisions
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67. The attached conditions of approval from the following City Departments/Divisions are applicable to the project, and are hereby incorporated by reference:
a. Municipal Utilities & Engineering Department
b. Fire Department
End of Conditions of Approval
_____________________
Brian Desatnik
Development Services Director
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EXHIBIT “B”

CONDITIONS OF APPROVAL

MUNICIPAL UTILITIES & ENGINEERING DEPARTMENT
[ATTACHED]
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EXHIBIT “C”

CONDITIONS OF APPROVAL

FIRE DEPARTMENT
[ATTACHED]
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10/10/2021
City of Redlands
Brian Foote
Reference Number: CRA 933 & 934 State Street Village
The following conditions have been applied to the above reference project pursuant to the City of Redlands Fire Department adopted codes and standards, the 2019 California Fire Code and applicable rules, regulations and standards.

Conditions must be complied with as directed by Redlands Fire Department and shall be reviewed, permitted, inspected, tested and approved in accordance with the requirements set forth.

Required Not
Required Reports and Comments
☐ ☒ Special Reports or Comments - Prior to final conditions. ☐ Draft Conditions ☒ Final Conditions

PRIOR TO MAP
Required Not
Required Condition
☐ ☒ Minimum road width for fire apparatus in Planned Residential Developments is ☐20 ft. ☐ 26 ft. ☐28 ft. ☐____ft., if no parking is allowed, 30 feet if parking allowed on one side and 40 feet if parking is allowed on both sides.
☐ ☒ The applicant shall grant an easement for the fire lane on the tentative tract map. ☐ ☒ The applicant shall submit covenants or CC&Rs for review and approval by the Community Development Department, Engineering Division and Fire Department. The covenants or CC&Rs shall be recorded concurrently with the final map, and shall provide for the following:

A. The maintenance of the required fire lane, with no obstructions, within an area that is a minimum of ☐ 20 ft. ☐ 26 ft. ☐ 28 ft. ☐____ft. wide and 13.6 ft. in height.

Designated fire apparatus roads, streets, cul-de-sacs and turn-around (hammerhead) and/or any other emergency access within the development shall be maintained accessible and usable by emergency vehicles. Usable conditions include but are not limited to the following:

1. An all-weather road surface shall be maintained, first lift of asphalt minimum.

2. Road shall support imposed loads of fire apparatus at 75,000 pounds. ☐ Special Reports/Comments needed
☐ DRAFT Conditions of Approval
☒ FINAL Conditions of Approval
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3. No parking-fire lane signs shall be repaired or replaced as needed.

4. A monument entry sign with required address numbers shall be provided.

5. Fire lanes, streets and roads or other areas designated no parking-fire lane at time of development shall remain free at all times of any obstruction including but not limited to: vehicles, storage, debris, etc.

B. The provision and maintenance of fire resistive trees for the project. Trees shall not overhang or grow into the fire lane or hammerhead turn-around. Trees shall not grow within five feet of any proposed chimneys. Vegetation, other than ground cover, shall not be permitted within five feet of fire protection systems.

C. Dwellings constructed with required fire and life safety features including fire sprinklers, ignition resistant construction, smoke and carbon monoxide detectors and fire resistive landscaping shall maintain these features in accordance with state and local codes in use and applicable at the time of construction or installation. These codes include the California Fire Code, California Building Code, California Vehicle Code (fire lanes), City of Redlands Municipal Code and any other applicable codes, standards and law.
☐ ☒ Private residential, public residential, commercial and industrial fire access roads shall provide an access roadway with a minimum unobstructed width of ☐ 20 ft. ☐ 26 ft. ☐ 28 ft. ☐____ft., wide and a minimum 13’6” vertical clearance. Additional width requirements may be applied to individual projects as determined by the Fire Marshal.
☐ ☒ Roadways shall be extended to within one hundred and fifty feet (150) feet of all portions of the exterior walls as measured by an approved path of travel. An approved turn around shall be provided when the roadway exceeds one hundred and fifty (150) feet as directed by Redlands Fire Department. Fire Department turn around requirements shall be installed as directed, pursuant to the California Fire Code, Appendix D.
☐ ☒ Grades for driveway and fire apparatus access roads shall not exceed 12%. Fire Department approval and additional conditions are required for grades above 12% maximum. Angle of approach and departure for driveways shall not exceed 7 degrees. Grades exceeding 12% shall be concrete with a deep broom finish perpendicular to the access roadway. ☐ ☐

PRIOR TO ISSUANCE OF A BUILDING OR GRADING PERMIT
Required Not
Required Condition
☐ ☒ A hazardous materials inventory and disclosure shall be provided with a complete listing of SDS sheets, storage locations, how they are stored, and types of containers. A technical report and opinion prepared by an approved consultant shall be submitted for review and approval prior to or as part of the submission for a building permit. Operational permits may be required and must be applied for prior to certificate occupancy. Application and permits shall be made to San Bernardino County Fire Department for CUPA compliance. Compliance with disclosure and requirements placed on the project for the CUPA shall be complied with prior to certificate of occupancy.
☐ ☒ The building has the potential for storage of combustible stock in excess of ☐ 6 ft. ☐ 12 ft. (rubber tires) in height, meeting the requirements of high-piled combustible storage as defined in Chapter 32 of the California Fire Code. Significant modifications to the structure, including but not limited to, smoke and heat vents or mechanical ventilation, draft curtains, special access doors, upgraded sprinkler systems and hose connection requirements must be achieved in Redlands Joint Special Meeting of the
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PRIOR TO ISSUANCE OF A BUILDING OR GRADING PERMIT
Required Not
Required Condition
compliance with the California Fire Code Chapter 32 should such storage occur. Minimum design densities for fire sprinkler systems within spec. buildings shall be 0.33/3000. If high-piled combustible storage is proposed then plans, specifications, and a technical opinion and report shall be submitted from an approved consultant with the construction drawings to ensure fire protection requirements. High piled combustible storage requires an annual operational permit pursuant to the California Fire Code with appropriate fees paid prior to issuance and renewal. ☐ ☒ To determine the acceptability of technologies, processes, products, facilities, materials and uses attending the design, operation or use of a building or premises subject to inspection by the fire code official, the fire code official is authorized to require the owner or agent to provide, without charge to the jurisdiction, a technical opinion and report. The opinion and report shall be prepared by a qualified engineer, specialist, laboratory, or fire safety specialty organization acceptable to the fire code official and shall analyze the fire safety properties of design, operation or use of the building or premises and the facilities and appurtenances situated thereon, to recommend necessary changes. The fire code official is authorized to require design submittals to be prepared by, and bear the stamp of, a registered design professional. ☒ ☐ Redlands Fire Department at time of plan or permit submission will charge certain fees for plan review and inspections. Fees will be determined at time of plan review and/or inspections. ☒ ☐ Redlands Fire Department at time of operational permit application will charge certain fees for permit issuance which will have, at a minimum, annual fees charged. Failure to pay required annual fees will be cause to issue a “Cease and Desist” order. ☒ ☐ The proposed project shall comply with the applicable codes and standards of Title 24, Part 1-12. ☒ ☐ The proposed project shall pay all applicable development impact fees, pursuant to the City of Redlands Ordinances in effect at the time and that are amended from time to time. ☐ ☒ A fire command center for fire department operations shall be provided for Factories, Mercantile, and storage occupancies that are greater than 50,000 square feet. The fire command center shall be a minimum of 200 square feet and meet the requirements of the California Fire Code as amended by Local Ordinance 2900 - RMC Section 15.20.500. ☒ ☐ The required fire flow shall be 4,000 GPM for a 4-hour duration at 20 PSI residual operating pressure. Documentation is required from the Municipal Utilities & Engineering Department (MUED) or an approved third party verifying that the system is capable of meeting the required fire flow prior to conditions of approval being established. If a third party is being used they must be approved by the Fire Marshal. If the system is not capable of meeting the required fire flow documentation shall be provided showing financial arrangements have been made and water system improvement plans have been submitted and approved by Redlands Fire Department and MUED to upgrade the existing system prior to release of building permits. ☐ ☐

PRIOR TO CONSTRUCTION
Required Not
Required Condition
☒ ☐ Private residential, public residential, commercial and industrial fire access roads shall provide an access roadway with a minimum unobstructed width of ☐ 20 ft. ☒ 26 ft. ☐ 28 ft. ☐____ft. and Redlands Joint Special Meeting of the
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PRIOR TO CONSTRUCTION
Required Not
Required Condition
a minimum 13’6” vertical clearance. Additional width requirements may be applied to individual projects as determined by the Fire Marshal. Project complies with fire access ☐ ☒ Roadways shall be extended to within one hundred and fifty feet (150) feet of all portions of the exterior walls as measured by an approved path of travel. An approved turn around shall be provided when the roadway exceeds one hundred and fifty (150) feet as directed by Redlands Fire Department, pursuant to the California Fire Code, Chapter 5 & Appendix D and as amended locally. Fire Department turn around requirements shall be installed as directed and shall be inspected and approved prior to lumber drop.
☒ ☐ All fire apparatus access roadways must be maintained unobstructed and drivable by fire apparatus throughout the construction process. Access roadways shall be hard surfaced (paved/concrete) and capable of holding an imposed load of 75,000 pounds including in adverse weather conditions.
☐ ☒ Prior to combustible construction, grades for driveway and fire apparatus access roads shall not exceed 12%. Fire Department approval and additional conditions are required for grades exceeding 12% maximum. Angle of approach and departure for driveways shall not exceed 7 degrees. Grades exceeding 12% shall be concrete with a deep broom finish perpendicular to the access roadway along with other conditions as determined by the Fire Marshal. ☐ ☒ The development and each phase thereof shall have a minimum of 2-points of vehicular access for fire and emergency equipment and for routes of safe egress of citizens regardless of the culde-sac length and shall be required as directed by Redlands Fire Department. ☒ ☐ All required fire apparatus access roads, fire lanes, fire department turn- around and entry/exit drives shall have a minimum ☐ 20 ft. ☒ 26 ft. ☐ 28 ft. ☐____ft. turning radius for fire apparatus depending on size, location and type of project. Site plans shall provide a fire department turning radius template along the fire access roadway or within a detail confirming that the radius meets Redlands Fire Department requirements. Project complies with fire access ☒ ☐ Fire Apparatus Access roads (all roads in project) shall be usable (paved), accessible and fire hydrant(s) shall be capable of flowing required GPM and shall be tested/accepted by Fire Dept. prior to dropping any lumber for construction.
☒ ☐ Loading zones are required adjacent to loading doors and shall be designated on the Development Site or Plot Plan and shall be marked on the appropriate ground surface. Loading zones shall not interfere with required Fire Lanes or emergency egress capabilities. ☒ ☐ Roadway design features (speed humps, bumps, speed control dips, etc.) which may interfere or delay emergency apparatus responses shall not be installed or allowed to remain on the emergency access roadways.
☒ ☐ Any gate or barrier across a fire access roadway, whether manual or automatic, must meet the Redlands Fire Department requirements and have specific plans and permits approved prior to installation. Gates serving multi-family, assembly, educational, hazardous, institutional, or storage structures must be automatic and meet UL 325 and ASTM F 2200 standards. Knox brand key-operated electric key switch keyed to Redlands Fire Department specification are required.

The Knox switch shall override all gate functions and open the gate. Other access control systems, such as Opticom, are required and must be installed as directed by the Fire Marshal.

Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
1013 of 1044

PRIOR TO CONSTRUCTION
Required Not
Required Condition
☒ ☐ Water improvement plans shall be approved by Redlands Fire Department. The Developer shall furnish Redlands Fire Department with three (3) copies of the water improvement plans designed by a Registered Engineer and/or Licensed Contractor. On-site private fire service mains shall have a minimum of eight (8) inch water mains with six (6) inch laterals and risers. Larger pipes maybe required to meet required fire flow requirements. Fire hydrants shall provide one 4” port and 2- 2 ½ ports and must be an approved fire hydrant type. The private fire hydrant system must be approved, installed, tested, and accepted, prior to combustible construction. ☒ ☐ Fire hydrant water mains that supply two (2) or more fire hydrants shall be looped to provide adequate supply.
☐ ☒ Buildings that exceed 200,000 square feet, or meet the requirements of the Municipal Utilities & Engineering Department, shall have at least two separate points of connection to a water supply, as approved by Redlands Fire Department.
☒ ☐ The existing fire hydrant system is insufficient to provide the required fire flow. This system is required to be upgraded to meet the required fire flow as identified above. ☒ ☐ Prior to combustibles being brought to the site, the developer shall provide written certification from Municipal Utilities & Engineering Department (MUED), dated within the last thirty days, that:

A. All public fire hydrants or water purveyor connections required of the project have been installed, tested, and approved by MUED, and
B. Are permanently connected to the public water main system, and C. Are capable of supplying the required fire flow as required by Redlands Fire Department. ☐ ☒ Group R-3 and U Occupancies: An approved water supply capable of supplying the required fire flow for fire protection shall be provided to all premises upon which facilities, buildings, or portions of buildings are hereafter constructed or moved into or within the jurisdiction. When any portion of the facility or building protected is in excess of 600 feet (122 mm) from a water supply on a public street, as measured by an approved route around the exterior of the facility or building, on-site fire private hydrants and mains capable of supplying the required flow shall be provided when required by the Fire Code official. The size of fire hydrant outlets shall be a minimum of one 4 inch and one 2-½ inch NST outlet or greater as required by the Fire Code official.
☒ ☐ In multi-family zones and in commercial and industrial zones, fire hydrants shall be installed at intersections, at the beginning radius of cul-de-sacs, and every 300 feet of fire access roadways, regardless of parcel size. The size of fire hydrant outlets shall be a minimum of one 4 inch and two 2-½ inch NST outlet as required by the Fire Code official.

Exception: When improved methods of fire protection are provided, beyond those required by the Code, and accepted by the Fire Code official, adjusted spacing of fire hydrants from those set forth above may be considered.
☒ ☐ Private Fire hydrants shall be painted per Redlands Fire Department and Municipal Utilities & Engineering Department standards and be maintained free of obstructions. Blue reflective raised pavement markers shall be installed on the pavement at approved locations marking each fire hydrant location.
☒ ☐ Public and private water utility mains must provide the level of reliability/redundancy determined necessary by Redlands Fire Department and the Municipal Utilities & Engineering Department.

Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
1014 of 1044

PRIOR TO CONSTRUCTION
Required Not
Required Condition
☒ ☐ If any fire hydrant is taken “OUT OF SERVICE” – Redlands Fire Department shall be notified immediately and the hydrant marked, bagged, or otherwise identified as OUT OF SERVICE as directed by the Fire Marshal.
☐ ☒ Buildings on easement shall have additional street number signs at the intersections of the easement and/or the roadway, and at additional locations as required by Redlands Fire Department.
☐ ☒ Street signs meeting the requirements of the City Engineer standards shall be installed at all intersections prior to final occupancy approval. Temporary street signs may be required, during construction, at the discretion of the fire code official. ☐ ☒ All flammable vegetation shall be removed from each building site with slopes less that 15% at a minimum distance of thirty (30) feet from all structures or to the property line, whichever is less. ☐ ☒ A fuel modification or fire protection plan is required. An approved Fire Protection Consultant that specializes in these types of complex plans shall prepare the plan. Plans and specifications shall be submitted, reviewed and approved by Redlands Fire Department prior to issuance of building construction permits.
☐ ☒ The minimum fire flow in the Very High Fire Hazard Severity Zone is 2,500 GPM at 20 PSI for two hours for new subdivisions, tracts, multi-family and commercial/industrial buildings. ☐ ☐

PRIOR TO OCCUPANCY
Required Not
Required Condition
☒ ☐ Fire lane designations shall be required for all fire access roadways as determined by Redlands Fire Department. Posted signs which state “FIRE LANE, NO PARKING” shall be installed every 50 feet. Curbs shall be painted red and stenciled with white letters indicating the same on the face and top of any curb as directed by Redlands Fire Department. All Fire lanes shall be marked and identified prior to Certificate of Occupancy.
☒ ☐ Prior to Fire Department clearance for occupancy, an automatic fire sprinkler system shall be installed. The system shall comply with NFPA #13 Standards for Automatic Fire Sprinkler Systems. Three sets of plans, two sets of hydraulic calculations, and two material specification’s sheets for all equipment used in the system shall be submitted by a State of California Licensed C-16 Contractor for review, approval, and permits must be issued prior to commencing work. ☐ ☒ Prior to Fire Department clearance for occupancy, an automatic fire sprinkler system shall be installed. The system shall comply with NFPA #13-D Standard for Automatic Fire Sprinkler Systems-Single Family Dwelling. Three sets of plans, two sets hydraulic calculations, and two material specification’s sheets for all equipment used in the system shall be submitted by a State of California Licensed C-16 Contractor for review, approval, and permits must be issued prior to commencing work.

Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
1015 of 1044

PRIOR TO OCCUPANCY
Required Not
Required Condition
☒ ☐ Prior to Fire Department clearance for occupancy, and automatic fire sprinkler system shall be installed. The system shall comply with NFPA #13-R Standard for Automatic Fire Sprinkler Systems-Multi-Family Dwellings. Three sets of plans, two sets of hydraulic calculations, and two sets of material specification’s sheets for all equipment used in the system shall be submitted by a State of California Licensed C-16 Contractor for review, approval, and permits must be issued prior to commencing work.
☒ ☐ A class I standpipe system is required. A State of California Licensed C-16 Contractor shall submit three (3) sets of plans, specifications, and two sets of hydraulic calculations to the Fire Department for review, approval, and permits must be issued prior to commencing work. ☒ ☐ Prior to Fire Department Clearance for occupancy, and automatic fire alarm system shall be installed. The system shall comply with NFPA #72 standard for Fire Alarm Systems. Three sets of plans, two sets of material specification’s sheets for all equipment used in the system and California State Fire Marshal listings shall be submitted by a State of California Licensed C-7 and/or C-10 Contractor for review, approval, and permits must be issued prior to commencing work.
☒ ☐ Prior to final inspection or occupancy, hand portable fire extinguishers are required to be installed as directed by Redlands Fire Department Community Risk Reduction staff. The size, location, and markings shall be illustrated on the floor plan of the construction documents. Prior to installation the client is directed to request a fire inspection to confirm the locations of the fire extinguishers due to field changes with business systems that could conflict with the construction documents.
☐ ☒ An automatic smoke removal system is required. This system shall comply with the California Fire Code, NFPA and all other applicable standards. The applicant shall submit three (3) sets of detailed plans, two sets of specifications, and testing criteria to Redlands Fire Department for review, approval and permits must be issued prior to commencing work. ☐ ☒ An automatic smoke removal ventilation system (fusible link type) is required. Roof vents, venting ratios and draft curtains shall be provided in accordance with the California Fire Code, NFPA and all other applicable standards. This information shall be provided in sufficient detail on the building construction drawings and submitted to Redlands Fire Department for review, approval and permits must be issued prior to commencing work. ☒ ☐ An automatic hood and duct fixed fire suppression system is required. A State of California licensed C-16 Contractor shall submit three (3) sets of detailed plans and two sets of specifications to Redlands Fire Department for review, approval and permits must be issued prior to commencing work.
☒ ☐ Permanent commercial/industrial three-dimensional street numbers, minimum 12 inches in height with a ½ inch stroke, shall be provided on the address side of the building at the highest point and furthest projection of the structure. The address shall be illuminated and be visible from the street and shall not be obstructed in any manner. ☐ ☒ Permanent residential three-dimensional street numbers, minimum 4 inches in height, shall be provided on the address side of the building at the highest point and furthest projection of the structure. The address shall be illuminated and be visible form the street and shall not be obstructed in any manner.

Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
1016 of 1044

PRIOR TO OCCUPANCY
Required Not
Required Condition
☐ ☒ Permanent Multi-family three-dimensional street numbers, minimum 12 inches in height, shall be provided on the address side of the building at the highest point and furthest projection of the structure. The address shall be illuminated and be visible from the street and shall not be obstructed in any manner. Building letter designations shall be a minimum of 12 inches in height and shall be installed as directed by Redlands Fire Department fire code official. ☒ ☐ Address numbers and suite numbers are required to be installed or painted on the rear of access doors to multiple suite facilities. Numbers or letters shall be a minimum of four (4) inches in height and placed on a contrasting background and be durable for the weather conditions exposed.
☐ ☒ A lighted directory (site map) meeting Redlands Fire Department specifications is required at each entrance to the complex as directed by Redlands Fire Department. A site plan with all building locations identified by a number or letter, space numbers, fire protection equipment, etc. and shall be reviewed and approved by Redlands Fire Department prior to installation. ☒ ☐ Knox emergency access key box is required at each building, with specific mounting locations approved by Redlands Fire Department. Recessed mount key boxes are required. Premise keys for all buildings and areas shall be marked and placed in the box prior to final inspection to ensure emergency access. The building owner/occupants shall provide replacement keys whenever locks are changed.
☒ ☐ An emergency responder radio coverage plan is required to be submitted, reviewed, approved and permits issued, prior to commencing work. Emergency responder radio coverage must meet the requirements of the California Fire Code, Chapter 5, Section 510 and Redlands Fire Department. Field tests are required prior to final inspection or occupancy. ☒ ☐ A fire department operational permit is required for certain specific operations regulated by the California Fire Code. The permit is issued after application has been made to Redlands Fire Department and full compliance of the requirements for the operation has been adhered to. An annual fee is charged to the applicant for review and inspection of such permits on an annual basis. Some permits require additional inspections and permit compliance that may require additional fees to be paid semi-annually.
☒ ☐ Provide plans as a PDF file for pre-fire planning use by the fire department. Information shall include locations of all exits, stairwells and roof access. Also, the location of fire hydrants, fire department connections, post indicator valves, backflow prevention, gas, electrical, water, fire sprinkler risers and standpipe valves and shutoffs, and elevator and electrical equipment rooms, fire alarm panels, and remote annunciators. The symbols used for the pre-fire plan must be obtained from Redlands Fire Department.
☒ ☐ Final fire protection plans, hydraulics, specifications, and technical books shall be submitted in a PDF file and checked for quality control, prior to occupancy. The PDF must contain the approved plan stamps from Redlands Fire Department.
☐ ☐
Yours in Service,
Christopher P. Jensen
Christopher P. Jensen, Fire Marshal
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
1017 of 1044
RESOLUTION NO. 8341

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING VESTING TENTATIVE TRACT MAP NO. 20425 TO
CONSOLIDATE AND SUBDIVIDE APPROXIMATELY 12.25 ACRES FOR

THE STATE STREET VILLAGE MIXED USE PROJECT LOCATED AT THE

REDLANDS MALL SITE AND THE SOUTHEAST CORNER OF EUREKA
STREET AND WEST CITRUS AVENUE.

WHEREAS, Village Partners Ventures, LLC (“Applicant”) has submitted a subdivision application for Vesting Tentative Tract Map No. 20425 (the “Tentative Tract Map”) to merge and subdivide a total of approximately 12.25 acres for development purposes, plus condominium airspace units, located at the southwest corner of Orange Street and Redlands Boulevard (APNs:
0171-251-06-0000, 0171-251-07-0000, 0171-251-08-0000, 0171-251-09-0000, 0171-251-10- 0000), and located at the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171- 251-06-0000, 0171-251-07-0000, 0171-251-08-0000, 0171-251-09-0000, 0171-251-10-0000); and
WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1155 and Commission Review and Approval No. 933 to construct a mixed use project with 700 dwelling units and a total of 84,106 square-feet of commercial floor area on approximately 11.15 acres located at the southwest corner of Orange Street and Redlands Boulevard (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08-0000, 0171-251-09- 0000, 0171-251-10-0000); and
WHEREAS, the Applicant has submitted development applications for Conditional Use Permit No. 1156 and Commission Review and Approval No. 934 to construct a 14,500 squarefoot retail building with drive-through pharmacy window located at the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08- 0000, 0171-251-09-0000, 0171-251-10-0000); and
WHEREAS, the above-referenced applications filed with the City are referred to hereinafter as the “Project” and “Project Entitlements;” and WHEREAS, the Planning Commission has reviewed the Tentative Tract Map, and found the Tentative Tract Map to be consistent with the 2035 General Plan as well as the applicable provisions of Redlands Municipal Code Title 17 (Subdivision Regulations) and Title 18 (Zoning Regulations); and
WHEREAS, an Initial Study was prepared for the Project and circulated for public review for a period of thirty days beginning on November 5, 2021, and ending on December 6, 2021, in accordance with all applicable provisions of the California Environmental Quality Act; and WHEREAS, on April 12, 2022, the Planning Commission held a public hearing at the City Council Chambers on at a regularly scheduled meeting, notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Joint Special Meeting of the
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05-10-22
1018 of 1044
Redlands Municipal Code, considered the Project and related entitlement applications, and considered the testimony and other public comments submitted by members of the public; and, WHEREAS, on April 29, 2022, notice of the public hearing before the City Council and the Planning Commission for the Project and related entitlement applications, and notice of said public hearing having been duly given as required by law and in accordance with the provisions of the Government Code and Redlands Municipal Code; and
WHEREAS, on May 10, 2022, the Planning Commission held a public hearing at the City Council Chambers, considered the Project and related entitlement applications, and considered the testimony and other public comments submitted by members of the public, and made a recommendation to the City Council; and
WHEREAS, on May 10, 2022, the City Council held a public hearing at the City Council Chambers, and determined that approval of the Tentative Tract Map 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. Findings. Vesting Tentative Tract Map No. 20425 is hereby approved by the City Council based upon the following findings and subject to the Conditions of Approval from the Development Services Department (Exhibit “A”), Municipal Utilities and Engineering Department (Exhibit “B”), and Fire Department (Exhibit “C”) attached hereto:

1. That the proposed map is consistent with the general plan or any applicable specific plan, or other applicable provisions of this code.

The Tentative Tract Map and 11.15 acres of the Project site is designated for Commercial land uses on the General Plan Land Use Map. The Applicant has applied for a General Plan Amendment for 1.1 acres located on the south side of West Citrus Avenue (for a CVS store and pharmacy) to be changed to Commercial. The existing zoning designation for all subject properties is currently C-3, General Commercial, and the General Plan land use designation as “Commercial” is and will be consistent. The land lot sizes will significantly exceed the minimum dimensions and required lot size for the C-3 zone. The Tentative Tract Map will also create condominium airspace units within Buildings 1, 2, 3, 4-A and 4-B, and the gross square-footage of the project at 1,073,832 square-feet (or Floor-Area Ratio of 2.85) will be less than the maximum Floor-Area Ratio of 4.0 that is allowable in the C3, General Commercial zoning district.

2. That the site is physically suitable for the type of development.

The Project site is physically suitable for the type of development, which consists of multiple mixed use buildings (on the Mall site) plus one single-tenant retail store (on the south side of Citrus Avenue). The site has a generally flat and level topography, has been previously graded and developed for urban development, and is suitable to be developed Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
1019 of 1044
in accordance with the Floor-Area Ratio and other requirements of the applicable C-3, General Commercial zone. All on-site improvements and off-site improvements proposed as part of the project’s design will meet all applicable City standards. The Project will provide a safe, attractive, affordable, and cost-effective environment for the future residents, workers, and visitors, in addition to many of the city’s current residents, workers, and visitors.

3. That the site is physically suitable for the density of development.

The Tentative Tract Map will combine a total of eleven lots and subdivide into eight new parcels for development purposes, plus create condominium dwelling units. The proposed project’s gross square-footage of 1,073,832 square-feet (or Floor-Area Ratio of 2.85) will be less than the total maximum Floor-Area Ratio permitted in the C-3, General Commercial zoning district. Due to the mixed use design and operational character of the proposed project, Floor-Area Ratio is the appropriate index to measure the proposed density/intensity of use(s). The project site’s topography is predominantly flat and level, and the design of the map will generally follow with the existing grade of the project site and will not require an excessive amount of grading or ground contouring. In addition to the multiple mixed use structures, the site is large enough to accommodate the proposed perimeter improvements, open space areas, landscape areas, public roads and walkways, pedestrian improvements and amenities, and other site design features.

4. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The City retained an environmental consultant to fully analyze the Project, prepare an Initial Study, and review technical reports provided by the applicant. An Initial Study/Sustainable Communities Environmental Assessment document has been prepared in accordance with current State law, and is recommended for the Project. There are no environmental effects or impacts that cannot be mitigated to a level of less than significant, and there is no information or evidence of any potentially significant environmental impacts. Mitigation measures are included with the environmental documents, and will be included as Conditions of Approval for the Project.

5. That the design of the subdivision or type of improvements are not likely to cause serious public health problems.

The Tentative Tract Map will combine a total of eleven lots and then subdivide into eight lots for development purposes, plus additional condominium airspace dwelling units, and is designed to accommodate the mixed use project and CVS retail store. The Tentative Tract Map is not likely to cause any serious public health problems, as the Project is designed with public and private improvements that comply all applicable City and State building and fire codes. The Project’s operational activities are not expected to generate any significant detrimental emissions or odors, dust, vibration, or hazardous conditions.

Construction noise during various phases will not significantly affect nearby commercial, Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
1020 of 1044
residential, or City properties because noise will be mitigated to a level that is less than significant.

6. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.

The Project requires merging of lots and will improve access within the project site by requiring the construction of West State Street and Third Street to their ultimate right-ofway widths and will include appropriate public sidewalks and rights-of-way. The Project will also widen certain public rights-of-way abutting the project site including Eureka Street, West Citrus Avenue, and Orange Street (Redlands Boulevard right-of-way does not require widening). Pedestrian access will be provided around and through the Project site on all interior streets and other walkways, and will connect to off-site pedestrian sidewalks providing direct access to the Santa Fe Depot train station (fully improved sidewalks within public rights-of-way along Third Street, Eureka Street, and Orange Street) and surrounding areas. The Project will not conflict with any easements for the public at large, including the existing storm drain and associated easement through the northwest corner of the project site.

7. Subject to Section 66474.4 of the Subdivision Map Act, that the land is not subject to a contract entered into pursuant to the California land conservation act of 1965 (commencing with section 51200 of the Government Code) and that the resulting parcels following a subdivision of the land would be too small to sustain their agricultural use.

The Project site and all properties are not subject to a Williamson Act Contract. The proposed development of the Project was analyzed by the Initial Study, there will be no impacts to agricultural land, and no mitigation measures are required.

Section 2. Effective Date. This Resolution shall become effective upon adoption.

ADOPTED, SIGNED AND APPROVED this 10th day of May, 2022.

______________________________
Paul T. Barich, Mayor
ATTEST:
______________________________
Jeanne Donaldson, City Clerk
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
1021 of 1044
I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was duly adopted by the City Council at a special meeting thereof held on the 10th day of May, 2022.

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Jeanne Donaldson, City Clerk
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
1022 of 1044
EXHIBIT “A”

CONDITIONS OF APPROVAL

DEVELOPMENT SERVICES DEPARTMENT
Vesting Tentative Tract Map No. 20425

1. This approval is for Vesting Tentative Tract Map No. 20425 submitted by Village Partners Ventures, LLC (“Applicant”), to merge and subdivide a total of approximately 12.25 acres for development purposes, plus condominium airspace units, located at the southwest corner of Orange Street and West Redlands Boulevard (APNs: 0171-251-06-0000, 0171- 251-07-0000, 0171-251-08-0000, 0171-251-09-0000, 0171-251-10-0000), and located at the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08-0000, 0171-251-09-0000, 0171-251-10-0000).

2. This Vesting Tentative Subdivision Map shall automatically expire twenty four (24) months after the approval date for the project, unless Developer has diligently developed the proposed project, as shown by the recordation of a Final Map with the San Bernardino County Recorder’s Office. An extension to the expiration date may also be approved as provided in Redlands Municipal Code Section 17.07.120. This Vesting Tentative Subdivision Map is approved for phases, and filing of multiple Final Maps may extend the expiration in accordance with the applicable provisions of the Subdivision Map Act and/or Redlands Municipal Code Section 17.07.110.

3. This permit/approval is granted for the plans dated May 4, 2022 (“the plans”) on file with the Planning Division. The project shall conform to the plans, except as otherwise specified in these conditions.

4. The applicant for this permit, and its successors and assigns, shall defend, indemnify and hold harmless the City of Redlands, and its elected officials, officers, agents and employees, from and against any and all claims, actions, and proceedings to attack, set aside, void or annul the approval of this permit by the City, or brought against the City due to acts or omissions in any way connected to the applicant’s project that is the subject of this permit. This indemnification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of attorneys’ fees.

In the event any such action is commenced to attack, set aside, void or annul all, or any, provisions of this permit, or is commenced for any other reason against the City for acts or omissions relating to the applicant’s project, within fourteen (14) City business days of the same, the applicant shall file with the City a performance bond or irrevocable letter of credit (together, the “Security”) in a form satisfactory to the City and in the amount of Three Hundred Thousand Dollars ($300,000), to ensure applicant’s performance of its defense and indemnity obligations under this condition. The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted for the project pursuant to this permit. The City shall have no liability to the applicant for the exercise of City’s right to revoke this permit.

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5. 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.

6. Any conditions of approval determined by the City to not be completed prior to Final Map approval shall be included within the Subdivision Improvement Agreement (if applicable) entered into by the Applicant/Developer with the City.

7. The Final Tract Map(s) shall comply with the Subdivision Map Act and the Redlands Municipal Code (RMC).

8. The Final Tract Map(s) shall be in substantial conformance with the Vesting Tentative Tract Map and plans submitted by the applicant and placed on file in the office of the Planning Division.

9. This permit or approval may be modified or revoked by the City should it be determined that the proposed use as permitted by this approval 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.

10. By signing and/or using this permit, the permittee acknowledges all of the conditions imposed and accepts this permit subject to those conditions and with full awareness of the provisions of Redlands Municipal Code Title 15 (Buildings and Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), and Title 18 (Zoning Regulations).

Failure of the permittee to sign these conditions does not affect their enforceability by the City or other responsible entity. These conditions are binding upon all future property owners and occupants of the subject property.

11. Residential condominium construction or future condominium conversions shall comply with the requirements of Chapter 18.156, Article IV (Condominiums and Condominium Conversions), of the Redlands Municipal Code. Such requirements include but are not limited to:
a. Wall and floor-ceiling assemblies shall conform to the sound insulation performance criteria promulgated in title 25, California Administrative Code, section 1092, or its successor.
b. The consumption of gas and electricity within each dwelling unit shall be separately metered so that the unit owner can be separately billed for each utility. A water shutoff valve shall be provided for each unit.
c. All permanent mechanical equipment, including domestic appliances, which is determined by the building official to be a source or potential source of vibration Redlands Joint Special Meeting of the
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or noise, shall be shock mounted, isolated from the floor and ceiling, or otherwise installed in a manner approved by the building official to lessen the transmission of vibration and noise.
d. The anchorages of the permanent mechanical equipment are to be designed to resist the lateral seismic forces, as required by the current edition of the uniform building code. Failure of the city to identify potential sources of vibration on the approval of a specific vibration system does not prevent the city from subsequently requiring additional modification to the mechanical equipment to prevent vibration or noise from being detected in other condominium dwelling units. e. The proposed condominium project shall comply with all requirements of building, fire and housing codes, zoning provisions, and other applicable regulations in effect at the time of the application.

12. Noise Notification and Signage and Marketing Requirements: As a required element of disclosure to potential condominium purchasers, potential buyers within the mixed use development project shall be notified in writing that they will be living in an urban area and within a commercial land use district (i.e., a downtown business district and/or near a train station), and that the intermittent and ambient noise levels may be higher than a purely residential neighborhood due to nearby business activities, pedestrian activities, special events, motor vehicle traffic, Metrolink and Arrow trains operating at the nearby train station, public services (by City of Redlands or others), and various other noise sources that may not be known at the present time. The commercial noise-generating sources and activities shall have the right to continue operating in accordance with the City’s Noise Ordinance regulations applicable in a commercial zone (see RMC Chapter 8.06, including Sections 8.06.070 and 8.06.080). Signage and Marketing Requirements shall be performed consistent with the regulations contained in RMC Chapter 17.28 (specifically, Sections

17.28.030 and 17.28.050) to advise buyers of the existing commercial zoning and noise environment.

13. Any application(s) for an extension of time of the above expiration date shall be filed with the Planning Division not less than 90 days prior to the expiration date and shall comply with Title 17 (Subdivision Regulations) of the Redlands Municipal Code. Upon application by the subdivider prior to the expiration of the approved or conditionally approved tentative map, the tentative map shall be automatically extended in accordance with the Subdivision Map Act.

14. Prior to Final Tract Map clearance, the applicant shall submit one (1) copy of each of the final Articles of Incorporation, Bylaws of the Homeowners’ Association, and Declaration of Covenants, Conditions, and Restrictions (CC&Rs) to the Planning Division for review and approval. After recordation of the final CC&Rs, two (2) copies of said recorded CC&Rs shall be submitted to the Planning Division.

15. The applicant shall include the following within the CC&Rs:

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a. The CC&Rs shall identify that all sewer lines connecting each unit to the existing public sewers are privately owned, maintained, and operated by the Homeowners’ Association.
b. The CC&Rs shall designate that it is the responsibility of the Homeowners’ Association to obtain appropriate waste containers to facilitate recycling and to instruct tenants and owners on how to participate in the City’s recycling program. c. The establishment of reserves for common area maintenance and repairs shall be provided.
d. Each condominium dwelling unit shall be provided a minimum of one (1) parking space for units up to 999 square-feet, one and one-half (1.5) parking spaces for units between 1,000 to 1,499 square-feet, and two (2) parking spaces for each unit of 1,500 squarefeet or greater. Each parking space shall be located in a fully enclosed garage or parking structure. These residential tenant parking spaces shall be permanently and irrevocably assigned to particular units within the project. In addition, one-half (0.5) open guest parking spaces for each condominium dwelling unit shall be provided (and shall be located either on-site in the parking garage for the same building within which the dwelling unit is located, or within the Building 2 parking structure at the southwest corner of Redlands Boulevard and Orange Street).
e. The CC&Rs shall prohibit the storage or parking of trailers, boats, mobile homes, recreational vehicles, and inoperable vehicles.
f. Any amendments to the CC&Rs, which would affect the parking facilities, common areas, waste recycling, or which would alter the description of land and improvements or maintenance reserve accounts governed by said CC&Rs shall first require the written approval of the City of Redlands.
g. The condominium units shall be constructed and maintained in accordance with the development standards contained in Chapter 18.156 of the Redlands Municipal Code, Article IV (Condominiums and Condominium Conversions), if applicable. h. The CC&Rs shall designate that any required guest parking spaces shall be owned, maintained, and operated by the Homeowners’ Association.

16. Prior to Tract Map clearance, the applicant must obtain a building permit showing occupancy to be condominiums for the applicable dwelling units.

17. Prior to recordation of a Final Map, the Developer shall dedicate to the City a non-exclusive easement(s) for the benefit of the City for purposes of public access across private streets, sidewalks, and paseos to provide access for pedestrians, bicycles, and vehicles (such as commercial customers and employees as well as residential guests). Developer shall be responsible for the maintenance, repair, and replacement of private streets, sidewalks, and paseos within the development.

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18. All mitigation measures identified in the Mitigation Monitoring/Reporting Program adopted with the Sustainable Communities Environmental Assessment (SCEA) adopted for this project are hereby incorporated by reference as Conditions of Approval.

Other Departments

19. Conditions of Approval from the following City Departments/Divisions are applicable to the project, and are hereby incorporated by reference:
a. Municipal Utilities & Engineering Department (Exhibit B) End of Conditions of Approval
_____________________
Brian Desatnik
Development Services Director
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EXHIBIT “B”

CONDITIONS OF APPROVAL

MUNICIPAL UTILITIES & ENGINEERING DEPARTMENT
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