Community Development
Department
Planning Division
RIVERSIDE
City of Arts & Innovation
July 28, 2021
Darrell Butler
FB215, LLC
2552 Walnut Avenue, Suite 230
Tustin, CA 92780
SUBJECT: OLD 215 BUSINESS PARK - NW OF OLD 215 FRONTAGE ROAD AND COTTONWOOD AVENUE - PLANNING CASES PR-2020-00958 (DESIGN REVIEW AND TENTATIVE
PARCEL MAP)
Dear Mr. Butler:
On July 28, 2021 the Development Review Committee (DRC) approved a Design Review and a Tentative Parcel Map for the construction of three multi-tenant industrial warehouse buildings, totaling 118,580 square feet, on Parcels 1 through 3 and Water Quality infiltration basins on Parcel A. Please refer to the attached staff report and conditions of approval.
There is a ten-day appeal and referral period commencing on July 29, 2021 and ending on August 9, 2021. Any interested person aggrieved or affected by the decision of the DRC may appeal that decision to the City Council by filing a letter and the required $2,529 appeal fee to the Planning Division of the Community & Economic Development Department. The Mayor or any member of the City Council can also refer the matter for consideration on the Council's discussion calendar agenda.
If not appealed or referred by the City Council within the 10-calendar-day appeal period, the action of the DRC is final.
Should you have any questions regarding this matter, please contact me at (951) 826-3969 or [email protected].
Sincerely,
Juany Eging
Judy Egüez
Associate Planner
3900 Main Street, Riverside, CA 92522 | Phone: (951) 826-5371 | RiversideCA.gov CITY OF Development Review
RIVERSIDE Committee
Memorandum
Community & Economic Development Department Planning Division 3900 Main Street, Riverside, CA 92522 | Phone: (951) 826-5371 | RiversideCA.gov
TENTATIVE PARCEL MAP AND DESIGN REVIEW
Development Review Committee Date: April 22, 2020
Approval Date: July 28, 2021
Case Number PR-2021-000958 (Design Review, Parcel Map)
To consider the following entitlements to facilitate an industrial development consisting of three warehouse buildings totaling 118,580 square feet: 1) Request Tentative Parcel Map 37902 to subdivide five contiguous parcels, totaling
8.12 acres, into four parcels and vacate approximately 75,119 square feet of excess right-of-way along Old 215 Frontage Road; and 2) Design Review of project plans.
Applicant Darrell Butler of FB215, LLC
Northwest corner of Old 215
Project Location Frontage Road and
Cottonwood Avenue
263-070-048, 263-070-059, DRACAEA AVE
APNs 263-080-020, 263-080-016,
and 263-080-018
ALLYN DR ARVONNA ST
Project Area 8.12 acres
Ward 2
Sycamore Canyon/Canyon 1215 FWY
Neighborhood OLD 215 FRONTAGE RD
Springs
Specific Plan Sycamore Canyon Business
Park
General Plan OLD HIGHWAY 215
B/OP - Business/Office Park
Designation | 215 FWY
BMP-SP - Business and
Zoning Manufacturing Park and
NORTH
Specific Plan (Sycamore
Designation Canyon Business Park)
Judy Egüez, Associate Planner
Staff Planner
[email protected]
SITE BACKGROUND
The 8.12-acre project site is triangular in configuration and consists of five contiguous vacant parcels. It is situated on the north side of Cottonwood Avenue, between Old 215 Frontage Road and I-215 freeway. The site is disturbed with little to no vegetation. The elevation of the project site ranges from 2 to 12 feet above the elevation of the I-215 freeway right-of-way along the west property line. The topography of the site is primarily flat, with an average natural slope of 5.1%.
The site contains a gradual slope from north to south and a man-made depressional area in the southern portion of the site.
A cement-lined culvert conveys runoff from the residential areas to the east under Old 215 Frontage Road onto the project site. Runoff enters the site near the southeast corner and flows west then ponds in the southwest portion of the site. The site also contains a row of utility poles that trespass the site along the west portion of the site and a chain link fence along the west property line, adjacent to the I-215 freeway.
Surrounding lands uses include vacant parcels, scattered single family homes and mixed uses to the northeast (Across Old 215 Frontage Road in the City of Moreno Valley), industrial and residential uses to the south, and I-215 freeway to the west.
PROPOSAL
The applicant is requesting approval of a Parcel Map and Design Review for the construction of three multi-tenant industrial warehouse buildings, totaling 118,580 square feet, on Parcels 1 through 3 and Water Quality infiltration basins on Parcel A.
The proposed Parcel Map will consolidate five contiguous parcels totaling 8.12-acre project site into four parcels and vacate approximately 75,119 square feet of excess right-of-way along Old 215 Frontage Road. The Parcel Map also proposes to dedicate right-of-way to complete the Cottonwood Avenue cul-de-sac to its ultimate street width and will relocate and vacate several easements on the site to accommodate the proposed development. • Parcel A
Parcel A consists of 0.72-acres and is situated at the southwest end of the project site. Parcel A is reserved for two Water Quality infiltration basins designed to retain and treat onsite runoff.
The parcel will also be encumbered by several easements. There is no development proposed on Parcel A.
• Parcel 1
Parcel 1 is situated on the northwest corner of Cottonwood Avenue and Old 215 Frontage Road and consists of 2.40 acres. Parcel 1 is proposed to be developed with a 36,534 square foot multi-tenant warehouse building consisting of 18,217 and 18,317 square feet of tenant spaces and 4,000 square feet of office space. A total of 10 loading docks are proposed on the west side of the building screened with a 6-foot-high concrete tilt up wall, painted to match the building. Access is provided from a driveway along Old 215 Frontage Road and two driveways on Cottonwood Avenue. Swing arm gates are proposed along Cottonwood Avenue. The building will be served by 57 parking spaces. • Parcel 2
Parcel 2 is situated in the middle of the project site and consists of 3.71 acres. Parcel 2 is proposed to be developed with a 61,032 square foot multi-tenant warehouse building consisting of tenant spaces ranging from 11,012 to 17,672 square feet and 8,000 square feet of office space. A total of 9 loading docks are proposed on the west side of the building and Development Review Committee 2 of 25 July 28, 2021
PR-2021-000958
4 loading docks are proposed on the north side of the building. The loading area on the north side will be screened with a 12-foot-high concrete tilt up screen wall painted to match the building. Access is provided from two shared driveways on Old 215 Frontage Road and from two shared driveways on Cottonwood Avenue. Metal gates, 8 feet in height, will secure the Old 215 Frontage Road entrance. The proposed building will be served by 86 parking spaces. • Parcel 3
Parcel 3 is situated at the north end of the project site and consists of 1.29 acres. Parcel 3 is proposed to be developed with a 21,014 square foot warehouse building that includes a 2,000 square foot office. A total of three loading docks are proposed on the north side of the building screened with a 10-foot-high concrete tilt up screen wall painted to match the building. The parcel is accessed from a driveway on Old 215 Frontage Road. Metal gates, 8 feet in height, will secure the Old 215 Frontage Road entrance. The proposed building will be served by 28 parking spaces.
Building elevations reflect a modern concrete tilt-up industrial style design, which includes: a varied roof line, articulated walls, spandrel glass, and score lines. The proposed buildings are anchored by office spaces that front onto Old 215 Frontage Road and include architectural enhancements such as large storefront glazing systems. The color scheme consists of an industrial color palette comprised of various colors of gray and white. All roof mounted equipment will be fully screened from the public right-of-way by proposed parapet walls.
A combination of wall and fence sections consisting of 8-foot-high tubular steel fence and 8-foot- high concrete tilt up walls is proposed to replace the existing chain link fence along the west side, adjacent to the 215 freeway, and the north and south sides of the project site. Proposed landscaping focuses on the entrances to define the edge of the industrial use. Conceptual landscape plans provide a minimum 10-foot-wide landscape setback along Old 215 Frontage Road proposed to be lined with California Sycamore trees in addition to shrubs and ground cove to screen the parking areas. Shade trees are located throughout the parking areas and the proposed buildings will be softened by a variety of shrubs and ground cover.
It is anticipated that the buildings will operate 24 hours a day, Monday through Sunday. No tenant has been identified at this time.
PROJECT ANALYSIS
Authorization and Compliance Summary
Consistent Inconsistent
General Plan 2025
The proposed project is consistent with the underlying General Plan Land Use designation of B/OP - Business/Office Park, which provides for industrial uses that do not create nuisances. The proposed project is consistent with the General Plan land use designation and furthers the Objectives and Policies of the General Plan, specifically: •
Objective LU-80: Establish Sycamore Canyon Business Park and Canyon Springs as a center for economic growth.
Policy LU-80.6: Promote the development of Sycamore Canyon to achieve economic success defined by a diverse and compatible industrial base that provides economic opportunities for all its citizens. The City preferred outcome is to promote light Development Review Committee 3 of 25 July 28,2021
PR-2021-000958
industrial/flex space to maximize employment opportunities and utilization of the limited land supply. To achieve this goal, the City must first overcome complex infrastructure issues that limit development in the area. Large "big box" distribution or warehouse facilities will be necessary on a limited basis to create the critical mass required to solve some of these infrastructure issues.
Specific Plan (Sycamore Canyon Business Park)
The project site is located within the Industrial Subarea of the yamore canyon Business Park Specific Plan. The project is consistent with the purpose and intent of the Specific Plan which encourages and facilitates high quality industrial developments ir M • the area. Warehouse uses, including wholesale distribution anc manufacturing, are permitted by right in this Subarea.
Furthermore, the proposed project was analyzed for compliance with the development standards and was found to be consistent with the standards established in the Specific Plan.
Zoning Code Land Use Consistency (Title 19)
The project site is zoned BMP - Business and Manufacturing Park Zone, consistent with the B/OP - Business/Office Park General Plan land use designation. The proposed warehouse development is permitted in the BMP Zone subject to the approval of a Design Review.
On November 10, 2020 the City Council approved amendments to the BMP Zone development standards of the Zoning Code ir • entitlement projects that were submitted prior to the adoption of amended Zoning Code, and deemed substantially complete
standards established in the Zoning Code at the time the entitlement application was submitted to the City.
City's Adopted Good Neighbor Guidelines
On November 10, 2020 City of Riverside adopted a revised version of the Good Neighbor Guidelines (GNG). The project was received prior to adoption of the revised GNG. City Council action allowed any project achieving substantial completion within 90 days of the effective date of the implementing ordinance to continue to be subject to the 2008 GNG. As this Project was deemed complete prior to adoption of the updated GNG, it does not need to comply with the updated GNG. Nevertheless, the Project is consistent with the updated GNG. The Project is consistent with and would not conflict with the implementation of the applicable 2008 Good Neighbor Guidelines
Subdivision Code Consistency (Title 18)
The proposed Parcel Map to subdivide the 8.12-acre project site M from five contiguous parcels into four parcels and to vacate approximately 75,119 square feet of excess right-of-way along Old Development Review Committee 4 of 25 July 28, 2021
PR-2021-000958
215 Frontage Road complies with the standards of the Subdivision Code for subdividing industrial areas.
Compliance with Citywide Design & Sign Guidelines
The proposed project substantially meets the objectives of the Itywide Design Guidelines for new development related t vilding siting and orientation, massing, articulation an architectural treatment, parking layout, landscaping, and lighting.
As proposed and conditioned, the proposed project is consistent with the Citywide Design Guidelines.
Riverside County Airport Land Use Compatibility Plan
The site is located within Zone B1 and Accident Potential Zone (APZ) Il of the March Air Reserve Base/Inland Port Airport Land Use Compatibility Plan (March ALUCP). The Project was not required to oe submitted to the Riverside County Airport Land Use Commissior • (ALUC) for review, as the City's General Plan is consistent with the March ALUCP and the Project does not require an amendment to the General Plan or Specific Plan land use designation, or Zone.
Each building will have a limited occupancy in order to comply with the density allowed within the B1-APZ Zone-ll. As conditioned, the proposed project is consistent with the March ALUCP.
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COMPLIANCE WITH APPLICABLE DEVELOPMENT STANDARDS
Parcel 1 (Tentative Parcel Map 37902) - Building 1
Sycamore Canyon Business Park Specific Plan (Industrial Subarea East of I-215) Standard Proposed Consistent Inconsistent
Min. Lot Area 0.5 acres 2.40 acres
125 feet
Min. Lot Width (Old 215 Frontage Road) 341 feet X
Front Yard
(Old 215 Frontage 10 feet 60 feet
Road)
Min. Building Interior Side (North) O feet 23 feet, 6 inches • Setbacks Street Side Yard
10 (Cottonwood 11 feet, 10 inches X L
Feet
Avenue)
Rear (West) 20 feet 128 feet, 6 inches •
Front Yard
(Old 215 Frontage 10 feet 10 feet •
Min. Landscape Road)
Setback Street Side Yard
(Cottonwood 10 feet | 11 feet, 10 inches X •
Avenue)
Chapter 19.130 - Business and Manufacturing Park Development Standards Min. Lot Depth 100 feet 336 feet X
Floor Area Ratio 1.50 0.35 •
Max. Building 45 feet 34 feet
Height L
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Parcel 2 (Tentative Parcel Map 37902) - Building 2
Sycamore Canyon Business Park Specific Plan (Industrial Subarea East of I-215) Standard Proposed Consistent Inconsistent
Min. Lot Area 0.5 acres 3.71 acres X L
125 feet
Min. Lot Width 1,447.23 feet X
(Old 215 Frontage Road)
Front Yard
Old 215 Frontage 10 feet 60 feet •
Road)
Min. Building Interior Side (North) O feet 120 feet X • Setbacks
Interior Side (South) 0 Feet 23 feet, 6 inches •
Rear (West) 20 feet 38 feet
Front Yard
Min. Landscape (Old 215 Frontage
• 10 feet 10 feet
Setback
Road)
Chapter 19.130 - Business and Manufacturing Park Development Standards Min. Lot Depth 100 feet 301 feet •
Floor Area Ratio 1.50 0.38 •
Max. Building
Height 45 feet 34 feet •
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Parcel 3 (Tentative Parcel Map 37902) - Building 3
Sycamore Canyon Business Park Specific Plan (Industrial Subarea East of I-215) Standard Proposed Consistent Inconsistent
Min. Lot Area 0.5 acres 1.29 acres X
125 feet
Min. Lot Width (Old 215 Frontage Road) 547.23 feet •
Front Yard
(Old 215 Frontage 10 feet 10 feet
Road)
Min. Building Interior Side (South) O feet O feet L
Setbacks
Street Side (I-215 10 Feet 10 feet
Freeway)
Rear Yard (west) 20 feet 34 feet •
Front Yard
Min. Landscape
(Old 215 Frontage 10 feet 10 feet X
Setback
Road)
Chapter 19.130 - Business and Manufacturing Park Development Standards Min. Lot Depth 100 feet 138 feet •
Floor Area Ratio 1.50 0.37 X •
Max. Building
45 feet 27 feet-6 inches
Height
Chapter 19.580 - Parking and Loading Minimum Parking Requirement Standard Parking Parking
Provided Consistent Inconsistent
Required
Office (4,000 SF): 16
1 space/250 SF spaces 57
49 Building 1
Warehouse Spaces Spaces
33 32,534 SF):
1 space/1,000 SF spaces
Office (8,000 SF): 32
1 space/250 SF spaces 85 86
Building 2 Warehouse Spaces Spaces
53 •
(53,032 SF):
1 space/1,000 SF spaces
Office (2,000 SF): 8
1 space/250 SF spaces
27 28
Building 3 Warehouse Spaces spaces
(19,014 SF): 19
spaces
1 space/1,000 SF
161 171
Total Parking Spaces Spaces
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TENTATIVE PARCEL MAP
The proposed parcel map allows for an industrial subdivision that is in compliance with the Zoning Code, Subdivision Code, and the Sycamore Canyon Business Park Specific Plan. The proposed lot area and lot widths are adequate for each of the parcels to be developed with a warehouse building. A condition of approval is recommended requiring a reciprocal parking and access agreement to be recorded between Parcels 1 and 2 to allow for shared parking and access. The parcel map includes a 75,119 square foot vacation of excess right-of-way along Old 215 Frontage Road. The portion of excess right-of-way proposed to be vacated is not improved, does not contain easements, and is not necessary for circulation along Old 215 Frontage Road. The proposed vacation is consistent with the General Plan and Sycamore Canyon Business Park Specific Plan.
DESIGN REVIEW
The project has been designed in a manner that is complimentary with the character of the neighborhood and will not be detrimental to the orderly and harmonious development of the area. The project proposes adequate circulation for truck access and turning movement.
Landscaping has been designed to enhance the project site with a variety of shade and ornamental trees, shrubs and ground cover. The proposed building architecture is consistent with recently constructed warehouse buildings located to the south, as well as Design Guidelines of the Sycamore Canyon Business Park Specific Park, and the Citywide Design and Sign Guidelines.
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration (MND) and Mitigation and Monitoring Reporting Program (MMRP) have been prepared for this project in accordance with the California Environmental Quality Act (CEQA). Mitigation measures related to Air Quality, Biological Resources, Cultural Resources, Geology and Soils, and Transportation/Traffic are recommended to reduce impacts to less than significant thresholds.
Pursuant to CEQA, a 30-day review and comment period was provided from June 18, 2021 to June 19, 2021. The Notice of Intent to Adopt was mailed to various Federal, State, regional, and local government agencies, as well as interested parties. Staff received a total of three comment letters, from the following interested parties:
1. Law Office of Mitchell M. Tsai, on behalf of the Southwest Regional Council of Carpenters
2. Center for Community and Environmental Justice
3. Riverside County Flood Control and Water Preservation District The agencies and interested parties expressed concerns regarding impacts related to greenhouse gases, hazards and hazardous materials, transportation/traffic, and air quality. The Law Office of Mitchell M. Tsai retracted its comment letter indicating that the applicant has committed to additional environmental measures that will reduce the project's environmental impacts. Responses have been prepared addressing the other two comment letters. In summary, the comments do not raise any additional impacts that have not already been addressed in the MND.
The MND concludes that all impacts have been identified as less than significant or have been reduced to below the level of significance with mitigation. Potential impacts related to greenhouse gases, hazards and hazardous materials, transportation/traffic, and air quality were adequately addressed in the MND; no further mitigation is necessary.
APPEAL INFORMATION
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Actions by the Development Review Committee including any environmental finding, may be appealed to the City Council within ten calendar days after the decision. Appeal filing and processing information may be obtained from the Planning Division front counter, 3rd Floor, City
DEVELOPMENT REVIEW COMMITTEE DECISION
The Development Review Committee Staff concur that the project is approved, subject to the conditions of approval from each Department/Division.
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CITY OF
RIVERSIDE
COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT PLANNING DIVISION
STAFF RECOMMENDED CONDITIONS OF APPROVAL
PLANNING CASE: PR-2021-000958 (Tentative Parcel Map and Design Review) All mitigation measures are noted by an asterisk (*).
Planning
1. The subject property shall be developed and operated substantially as described in the text of this report and as shown on the plot plan and floor plan on file with this case except for any specific modifications that may be required by these conditions of approval.
2. All mitigation measures, as outlined in the Mitigation, Monitoring and Reporting Program in the Mitigated Negative Declaration, shall be completed in accordance with the designated schedule.
3. Advisory: Signs shall be permitted in accordance with Chapter 19.620 of the Zoning Code.
Any new signs shall be subject to separate review and assessment. A separate sign application, including fees and additional sets of plans, will be necessary prior to sign permit issuance.
Site Operation Standards:
4. Occupancy shall be limited as follows, in compliance with the B1-APZ Zone II of the March ALUCP:
a. Building 1, Parcel 1 - 58 occupants
b. Building 2, Parcel 2 - 54 occupants
c. Building 3, Parcel 3 - 38 occupants
5. All operations shall be in compliance with Title 7 (Noise Control) of the Riverside Municipal Code.
Prior to Map Recordation:
6. The applicant shall submit a declaration of covenants, conditions and restrictions (CC&R's) with the final map establishing a Master Property Owner Association subject to the City's Planning Division and City Attorney's Office approval. Such declaration shall set forth provisions for maintenance of all common open space areas, and all other privileges and responsibilities of the common ownership. The CC&R's shall include provisions prohibiting the Master Property Association (MPA) from quitclaiming, selling, or otherwise transferring the land held in common ownership to private property owners.
7. The CC&Rs shall contain the following conditions and restrictions:
a. Establish a Master Property Owners Association (MPA); b. The MPA shall be responsible for common maintenance of all open space, detention basins, private drainage easements, and well as the implementation of water quality management facilities on each lot;
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c. Reciprocal parking and access agreements shall be provided between Parcels 1 and 2 within this map; and
d. Outdoor storage shall be prohibited.
Prior to Grading Permit Issuance:
8. Parcel Map shall be recorded.
9. * MM AIR-1: Reduce DPM Emissions. To reduce potential short-term adverse health risks associated with PMI0 exhaust emissions, including emissions of diesel particulate matter (DPM), generated during project construction activities, the Applicant and their contractors personnel shall implement the following construction equipment restrictions for the project:
a. Electric-powered and liquefied or compressed natural gas equipment (including generators) shall be employed instead of diesel-powered equipment to the maximum extent feasible.
b. All construction equipment with a rated power-output of 50 horsepower or greater shall meet U.S. EPA and CARB Tier IV Final Emission Standards for PM10. This may be achieved via the use of equipment with engines that have been certified to meet Tier IV emission standards, or through the use of equipment that has been retrofitted with a CARB-verified diesel emission control strategy (e.g., oxidation catalyst, particulate filter) capable of reducing exhaust PM10 emissions to levels that meet Tier IV standards.
As an alternative to using equipment that meets Tier IV Final Emissions Standards for off- road equipment with a rated power-output of 50 horsepower or greater, the Applicant may prepare and submit a refined construction health risk assessment to the City once additional Project-specific construction information is known (e.g., specific construction equipment type, quantity, engine tier, and runtime by phase). The refined health risk assessment shall demonstrate and identify any measures necessary such that the proposed Project's incremental cancerogenic health risk at nearby sensitive receptor locations is below the applicable SCAQMD threshold of 10 cancers in a million
10. *MM BIO-1: Burrowing Owl (BUOW). Prior to commencement of ground-disturbing activities (i.e., earthwork, clearing, and/or grubbing), Step II surveys shall be conducted to determine the presence or absence of BUOW on the project site. The surveys shall be conducted in accordance with the County's survey protocol (2006). If BUOW is not detected during the Step Il surveys, a pre-construction survey shall be conducted on the project site within 30 days prior to ground disturbance to determine presence of BUOW. If the preconstruction survey is negative and BUOW is confirmed absent, then ground- disturbing activities shall be allowed to commence and no further mitigation is required.
If BUOW is observed on the project site during the Step II surveys, a DBESP assessment shall be completed to ensure that the proposed alternative provides for replacement of any lost functions and values of habitat. At least 90 percent of the area with long-term conservation value and BUOW pairs shall be conserved on-site if the project site including adjacent areas supports three or more pairs BUOWs; supports greater than 35 acres of suitable habitat; and is non-contiguous with MSHCP Conservation Area lands. If BUOW is observed during the Step II surveys or the pre-construction survey, active burrows shall be avoided by the project in accordance with the CDFW's Staff Report on BUOW Mitigation (2012) or CDFW's most recent guidelines. The project proponent shall inform the RCA of BUOW observations. A BUOW Protection and Relocation Plan (plan) shall be prepared by a qualified biologist, which must be sent for approval by RCA prior to initiating ground disturbance. The RCA will coordinate directly with CDFW as needed to ensure that the Development Review Committee 12 of 25 July 28, 2021
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plan is consistent with the MSHCP and CDFW guidelines. The plan shall detail avoidance measures that shall be implemented during construction and passive or active relocation methodology. Relocation shall only occur outside of the nesting season (September 1 through January 31).
11. * MM BIO-2: Nesting Birds. To the extent feasible, (i.e., earthwork, clearing, and grubbing) shall occur outside of the general bird nesting season for migratory birds. The general nesting season is February 15 through August 31 for songbirds and January 15 through August 31 for raptors. If construction activities (i.e., earthwork, clearing, and grubbing) must occur during the general bird nesting season for migratory birds and raptors (January 15 through August 31), a qualified biologist shall perform a pre-construction survey of potential nesting habitat to confirm the absence of active nests belonging to migratory birds and raptors afforded protection under the MBTA and CFG Code. The pre- construction survey shall be performed no more than seven days prior to the commencement of construction activities. If construction is inactive for more than seven days, an additional survey shall be conducted. The results of the pre-construction survey shall be documented by the qualified biologist. If the qualified biologist determines that no active migratory bird or raptor nests occur, the activities shall be allowed to proceed without any further requirements. If the qualified biologist determines that an active migratory bird or raptor nest is present, no impacts within 300 feet (500 feet for raptors) of the active nest shall occur until the young have fledged the nest and the nest is confirmed to no longer be active, or as determined by the qualified biologist. The biological monitor may modify the buffer or propose other recommendations in order to minimize disturbance to nesting birds.
12. * MM BIO-3: Jurisdictional Resources. Prior to impacts to jurisdictional resources, the Proiect Applicant shall obtain regulatory permits from the RWQCB and/or CDFW. Compensatory mitigation for permanent impacts to jurisdiction shall be required as part of subsequent permitting requirements. Permanent impacts to jurisdiction shall be mitigated through purchase of streambed rehabilitation credits at a ratio no less than 2:1 within an agency approved mitigation bank or in-lieu fee program.
13. *MM CUL-1: Tribal Coordination. Prior to grading permit issuance, if there are any changes to project site design and/or proposed grades, the Applicant and the City shall contact consulting tribes to provide an electronic copy of the revised plans for review. Additiona consultation shall occur between the City, developer/applicant, and consulting tribes to discuss any proposed changes and review any new impacts and/or potentia avoidance/preservation of the cultural resources on the project site. The City and the developer/applicant shall make all attempts to avoid and/or preserve in place as many cultural resources and paleontological resources as possible that are located on the project site if the site design and/or proposed grades should be revised. In the event of inadvertent discoveries of archaeological resources, work shall temporarily halt until agreements are executed with consulting tribe, to provide tribal monitoring for ground disturbing activities.
14. * MM CUL-2: Archaeological and Paleontological Monitoring. At least 30 days prior to application for a grading permit and before any grading, excavation and/or ground disturbing activities take place, the developer/applicant shall retain a Secretary of Interior Standards qualified archaeological monitor to monitor all ground-disturbing activities in an effort to identify any unknown archaeological resources. a. The project archaeologist, in consultation with consulting tribes, the Developer, and the City, shall develop an Archaeological Monitoring Plan to address the details, timing, and responsibility of all archaeological and cultural activities that will occur on the project site. Details in the plan shall include:
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i. Project grading and development scheduling;
ii. The development of a schedule in coordination with
developer/applicant, the project archaeologist, and for designated Native American Tribal Monitors from the consulting tribes for grading, excavation, and ground-disturbing activities on the site, including the scheduling, safety requirements, duties, scope of work, and project archeologist and_Native American Tribal Monitors' authority to stop and redirect grading activities; ili. The protocols and stipulations that the Applicant, tribes and project archaeologist/paleontologist will follow in the event of inadvertent cultural resources discoveries, including any newly discovered cultural resource deposits, or nonrenewable paleontological resources that shall be subject to a cultural resources evaluation;
iv. In conjunction with the Archeological Monitors), the Native American Monitors) shall have the authority to temporarily divert, redirect or halt the ground disturbance activities to allow identification, evaluation, and potential recovery of cultural resources;
v. Treatment and final disposition of any archeological and cultural and paleontological resources, sacred sites, if discovered on the project site; vi. The scheduling and timing of the Cultural Sensitivity Training noted in mitigation measure MM CUL-5.
15. * MM CUL-3: Native American Monitor. Prior to issuance of grading permit, the developer/permit applicant shall engage each of the consulting tribe(s) regarding Native American Monitoring. The developer/permit applicant shall provide evidence to the City that they have reached an agreement with each of the consulting tribe(s) regarding the a. The treatment of known cultural resources;
b. The treatment and final disposition of any tribal cultural resources, sacred sites, human remains or archaeological and cultural resources inadvertently discovered on the Project site;
c. Project grading, ground disturbance (including but not limited to excavation, trenching, cleaning, grubbing, tree removals, grading and trenching) and development scheduling; and
d. The designation, responsibilities, and participation of professional Tribal Monitors) during grading, excavation and ground disturbing activities.
If mutually agreed upon, any agreement with the tribe/s) may include compensation for the Tribal Monitors. If the developer/permit applicant and the consulting tribe(s) are unable to reach an agreement regarding compensation, the mitigation measure shall be considered satisfied if the developer/permit applicant provides sufficient evidence that they have made a reasonable effort to reach an agreement with the consulting tribes with regards to items a-d, as listed above).
16. *MM CUL-5: Cultural Sensitivity Training. The Secretary of Interior Standards County certified archaeologist and Native American monitors shall attend the pre-grading meeting with the developer/permit holder's contractors to provide Cultural Sensitivity Training for all construction personnel. This shall include the procedures to be followed during ground disturbance in sensitive areas and protocols that apply in the event that Development Review Committee 14 of 25 July 28, 2021
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unanticipated resources are discovered. Only construction personnel who have received this training can conduct construction and disturbance activities in sensitive areas. A sign- in sheet for attendees of this training shall be included in the Phase IV Monitoring Report.
17. *MM PAL-1: Conduct Paleontological Sensitivity Training for Construction Personnel. Prior to the start of grading, the applicant shall retain a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology and shall conduct a paleontological sensitivity training for construction personnel prior to commencement of excavation activities. The training will include a handout and will focus on how to identify paleontological resources that may be encountered during earthmoving activities and the procedures to be followed in such an event, the duties of paleontological monitors, notification and other procedures to follow upon discovery of resources, and the general steps a qualified professional paleontologist would follow in conducting a salvage investigation if one is necessary.
18. A 40-scale precise grading plan shall be submitted to the Planning Division and include the following:
a. Hours of construction and grading activity are limited to between 7:00 a.m. and 7:00 p.m. weekdays and 8:00 a.m. and 5:00 p.m. Saturdays. No construction noise is permitted on Sundays or Federal Holidays;
b. Compliance with City adopted interim erosion control measures; c. Compliance with all recommendations of the required Project specific Water Quality Management Plan;
d. Compliance with any applicable recommendations of qualified soils engineer to minimize potential soil stability problems; and
e. Include a note requiring the developer to contact Underground Service Alert at least 48 hours prior to any type of work within pipeline easement.
During Grading and Construction Activities:
19. * MM BIO-4: Construction Limitations. During ground disturbing activities, the following minimization measures shall be implemented during construction:
a. The work limits shall be clearly marked with flags and/or fencing prior to the initiation of construction activities.
b. A biological monitor shall be present during vegetation clearing and trimming to limit removals to the lowest practicable amount.
c. Use of standard Best Management Practices (BMPs) to minimize the impacts during construction.
d. Construction-related equipment will be stored in developed areas, outside of drainages.
e. Source control and treatment control BMPs will be implemented to minimize the potential contaminants that are generated during and after construction. Water quality BMPs will be implemented throughout the project to capture and treat potential contaminants.
f. To avoid attracting predators during construction, the project shall be kept clean of debris to the extent possible. All food-related trash items shall be enclosed in sealed containers and regularly removed from site.
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g. Employees shall strictly limit their activities, vehicles, equipment and construction material to the proposed project footprint, staging areas, and designated routes of travel.
20. *MM CUL-4: Treatment and Disposition of Cultural Resources: In the event that Native American cultural resources are inadvertently discovered during the course of grading for this Project. The following procedures will be carried out for treatment and disposition of a. Consulting Tribes Notified: within 24 hours of discovery, the consulting tribe(s) shall be notified via email and phone. Consulting tribe(s) will be allowed access to the discovery, in order to assist with the significance evaluation. b. Temporary Curation and Storage: During the course of construction, all discovered resources shall be temporarily curated in a secure location on site or at the offices of the project archaeologist. The removal of any artifacts from the project site shall require the approval of the Consulting Tribes and all resources subject to such removal must be thoroughly inventoried with a tribal monitor from each consulting tribe to oversee the process; and
c. Treatment and Final Disposition: The landowners) shall relinquish ownership of all cultural resources, including sacred items, burial goods, and all archaeological artifacts and non-human remains as part of the required mitigation for impacts to cultural resources. The Applicant shall relinquish the artifacts through one or more of the following methods and provide the City of Riverside Community and Economic Development Department with evidence of same:
i. Preservation-In-Place of the cultural resources, if feasible as determined through coordination between project
archeologist, developer/applicant, and consulting tribal monitor (s).
Preservation in place means avoiding the resources, leaving them in the place where they were found with no development affecting the integrity of the resources in perpetuity.
ii. Accommodate the process for on-site reburial of the discovered items with the consulting Native American tribes or bands. This shall include measures and provisions to protect the future reburial area from any future impacts. Reburial shall not occur until all cataloguing and basic recordation have been completed, with an exception that sacred items, burial good and Native American human remains are excluded. No cataloguing, analysis, or other studies may occur on human remains and grave goods. Any reburial process shall be culturally appropriate. List of contents and location of the reburial shall be included in the confidential Phase IV Report.
The Phase IV report shall be prepared by the project archeologist and shall be filled with the City under a confidential cover and not subject to a Public Records Request;
ili. If reburial is not feasible, a curation agreement with an appropriate qualified repository within Riverside County that meets federal standards per 36 CFR Part 79 and therefore will be professionally curated and made available to other archaeologists/researchers for further study. The collections and associated records shall be transferred, including title, to an appropriate curation facility within Development Review Committee 16 of 25 July 28, 2021
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Riverside County, to be accompanied by payment of the fees necessary for permanent curation; and
iv. At the completion of grading, excavation, and ground-disturbing activities on the site, a Phase IV Monitoring Report shall be submitted to the City documenting monitoring activities conducted by the project archaeologist and Native Tribal Monitors within 60 days of completion of grading. This report shall document the impacts to the known resources on the property; describe how each mitigation measure was fulfilled; document the type of cultural resources recovered and the disposition of such resources; provide evidence of the required cultural sensitivity training for the construction staff held during the required pre-grade meeting; and, in a confidential appendix, include the daily/weekly monitoring notes from the archaeologist. All reports produced will be submitted to the City of Riverside, Eastern Information Center, and consulting tribes.
21. *MM CUL-6: Discovery of Human Remains: In the event that human remains (or remains that may be human) are discovered at the Project site during grading or earthmoving, the construction contractors, Project Archaeologist, and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The Project proponent shall then inform the Riverside County Coroner and the City of Riverside Community & Economic Development Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b) unless more current State law requirements are in effect at the time of the discovery. Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains until the coroner can determine whether the remains are those of a Native American. If human remains are determined as those of Native American origin, the Native American Heritage Commission shall be contacted within the period specified by law (24 hours). The coroner shall contact the NAHC to determine the most likely descendants). The MLD shall complete his or her inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site. The Disposition of the remains shall be overseen by the most likely descendants) to determine the most appropriate means of treating the human remains and any associated grave artifacts. The specific locations of Native American burials and reburials will be proprietary and not disclosed to the general public. The County Coroner will notify the Native American Heritage Commission in accordance with California Public Resources Code 5097.98. According to California Health and 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). The disposition of the remains shall be determined in consultation between the Project proponent and the MLD. In the event that the Project proponent and the MLD are in disagreement regarding the disposition of the remains, State law will apply and the median and decision process will occur with the NAHC (see Public Resources Code Section 5097.98(e) and 5097.94(k)).
22. * MM PAL-2: Conduct Periodic Paleontological Spot Checks during Grading and Earth- moving Activities. Prior to the start of grading, the applicant shall retain a professional paleontologist who meets the qualifications set forth by the Society of Vertebrate Paleontology. During grading the paleontologist shall conduct periodic Paleontological Spot Checks beginning at depths below five feet to determine if construction excavations have extended into older Quaternary deposits. After the initial paleontological spot check, further periodic checks will be conducted at the discretion of the qualified paleontologist.
If the qualified paleontologist determines that construction excavations have extended into the older Quaternary deposits, construction monitoring for paleontological resources Development Review Committee 17 of 25 July 28, 2021
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will be required. The applicant shall retain a qualified paleontological monitor, who will work under the guidance and direction of a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology. The paleontological monitor shall be present during all construction excavations (e.g., grading, trenching, or clearing/grubbing) into the older Pleistocene alluvial deposits. Multiple earth-moving construction activities may require multiple paleontological monitors. The frequency of monitoring shall be based on the rate of excavation and grading activities, proximity to known paleontological resources and/or unique geological features, the materials being excavated (native versus artificial fill soils), and the depth of excavation, and if found, the abundance and type of paleontological resources and/or unique geological features encountered. Full-time monitoring can be reduced to part-time inspections if determined adequate by the qualified professional paleontologist.
23. * MM PAL-3: Cease Ground-Disturbing Activities and Implement Treatment Plan if Paleontological Resources Are Encountered. If paleontological resources and/or unique geological features are unearthed during ground-disturbing activities, ground-disturbing activities shall be halted or diverted away from the vicinity of the find so that the find can be evaluated. A buffer area of at least 50 feet shall be established around the find where construction activities shall not be allowed to continue until an appropriate paleontological treatment plan has been approved by the applicant and the City. Work shall be allowed to continue outside of the buffer area. The applicant and City shall coordinate with a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology, to develop an appropriate treatment plan for the resources. Treatment may include the implementation of paleontological salvage excavations to remove the resource along with subsequent laboratory processing and analysis or preservation in place. At the paleontologist's discretion and to reduce construction delay, the grading and excavation contractor shall assist in removing rock samples for initial processing.
24. MM PAL-4: Prepare Report Upon Completion of Paleontological Monitoring or Salvage Services. Within 60 days of completion of monitoring and/or salvage activities (if required), the professional paleontologist shall prepare a report summarizing the results of the monitoring and salvaging efforts, the methodology used in these efforts, as well as a description of the fossils collected and their significance. The report shall be submitted to the applicant, the City, the Natural History Museum of Los Angeles County, and representatives of other appropriate or concerned agencies to signify the satisfactory completion of the project and required mitigation measures.
25. The Construction Contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction.
26. During all project site construction, the Construction Contractor shall limit all construction- related activities that would result in a noise disturbance to between the hours of 7:00 a.m. and 7:00 p.m., Monday through Friday and between the hours of 8:00 a.m. and 5:00 p.m. on Saturdays. No construction is permitted on Sundays or federal holidays.
27. To reduce construction related particulate matter air quality impacts of projects the following measures shall be required:
a. The generation of dust and fugitive dust shall be controlled as required by SCAQMD Rule 403;
b. Grading activities shall cease during period of high winds (greater than 25mph); Development Review Committee 18 of 25 July 28, 2021
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C. Trucks hauling soil, dirt or other emissive materials shall have their loads covered with a tarp or other protective cover as determined by the City Engineer; d. Contractor shall prepare and maintain a traffic control plan, prepared, stamped and signed by either a licensed Traffic Engineer or a Civil Engineer. The preparation of the plan shall be in accordance with Chapter 5 of the latest edition of the Caltrans Traffic Manual and the State Standard Specifications. The plan shall be submitted to Public Works Department for review and approval. The Traffic Plan shall include, but is not limited to, rerouting construction related traffic off congested streets, consolidating truck deliveries, and providing temporary dedicated turn lanes for movement of construction traffic to and from site. Work shall not commence without an approval traffic control plan from the Public Works Department;
e. Sweep streets at the end of the day if visible soil material is carried onto adjacent paved public roads;
f. Wash off trucks and other equipment leaving the site; g. Replace ground cover in disturbed areas immediately after construction; h. Keep disturbed/loose soil moist at all times; and
i. Enforce a 15 mile per hour speed limit on unpaved portions of the construction site.
28. The project shall comply with all existing State Water Quality Control Board and City storm water regulations, including compliance with NDES requirements related to construction and operation measures to prevent erosion, siltation, transport or urban pollutants, and flooding.
29. The applicant shall be responsible for erosion and dust control during both the grading and construction phases of the project.
30. To reduce diesel emissions associated with construction, construction contractors shall provide temporary electricity to eliminate the need for diesel powered generators, or provide evidence that electrical hook ups at construction sites are not cost effective or feasible.
Prior to Building Permit Issuance:
31. *MM BIO-5: MSHCP Landscaping Restrictions. In accordance with MSHCP Section 6.1.4, no species listed in Table 6-2, Plants that Should Be Avoided Adiacent to the MSHCP Conservation Area, shall be used in the project landscape plans (including hydroseed mix used for interim erosion control).
32. * MM BIO-6: Habitat Conservation Plan Fees. The project applicant is subject to the MSHCP Local Development Mitigation Fee and the SKR Habitat Conservation Plan Fee, which shall be paid prior to issuance of any building permit.
33. Photometric/Lighting Plan: Plans submitted for Building Plan Check shall include an exterior lighting plan, and shall include the following:
a. A photometric study and manufacturer's cut sheets of all exterior lighting shall be submitted with the exterior lighting plan. All on-site lighting shall provide a minimum intensity of one foot-candle and a maximum intensity of ten foot-candles at ground level throughout the areas serving the public and used for parking, with a ratio of average light to minimum light of four to one (4:1). The light sources shall be shielded to minimize offsite glare, shall not direct light skyward and shall be directed away from adjacent properties and public right-of-ways. If lights are proposed to be mounted on buildings, down-lights shall be utilized. Per the Sycamore Canyon Development Review Committee 19 of 25 July 28, 2021
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Business Park Specific Plan, light poles shall not exceed 25 feet in height, including the height of any concrete or other base material.
34. Landscape and Irrigation Plans shall be submitted for Design Review approval. Design modifications may be required as deemed necessary. Separate applications and filing fees are required.
35. Staff Required Landscape and Irrigation Conditions: Plans submitted for Building Plan Check shall include the following:
a. Landscaping consisting of vines and shrubs shall be planted along the southern property line of Parcel 3 (Building 3);
b. The 10-foot landscape setback area along Old 215 Frontage Road shall be planted with a shrub hedge and/or accent plant materials, to adequately screen the parking lot from public view; and
c. Ornamental trees shall be incorporated within the 10-foot landscape setback along Old 215 Frontage Road.
36. Staff Required Wall Conditions: Plans submitted for Building Plan Check shall include the following:
a. The height of the screen concrete tilt up wall on the west side of Building 1 shall be increased to 6 feet.
37. Submit three sets of plans depicting the preferred location for above ground utility transformer of capacity to accommodate the planned or speculative uses within the building(s) or subject site. These plans shall be reviewed and approved by the Planning Division and Public Utilities Department - Electric Division prior to the issuance of a building permit. The proposed location of the transformer shall be level, within 100 feet of the customer's service point, accessible to service trucks and in a location where the transformer can be adequately screened from public view, either by buildings or landscape screening. If landscape screening is the preferred screening method, no andscaping except ground cover shall be allowed within 10 feet of the transformer. The applicant is advised to consult with the City of Riverside Public Utilities, Electrical Engineering Division, at (951)826-5489 prior to preparing these plans.
38. Plans submitted for Plan check review shall specify the location, design and color of all domestic water meters, backflow preventers, and all on- and off-site utility cabinets subject to Planning Division and Public Utilities' review and approval. The visibility of such facilities shall be minimized and include use of the smallest preventer possible, be painted green, and consist of some form of screening including but not limited to berming, landscaping, and/or installation of a screen wall.
39. Roof and building mounted equipment shall be fully screened from the public right-of- way. Screening material shall be at least as high as the proposed roof mounted equipment and shall be architecturally integrated with the proposed structure.
40. Ground mounted equipment shall be fully screened from the public right-of-way.
Prior to Issuance of Certificate of Occupancy:
41. Install the landscape and irrigation per the approved plans and submit the completed "Certificate of Substantial Completion" (Appendix C of the water Efficient Landscaping and Irrigation Ordinance Summary and Design Manual) signed by the Designer/auditor responsible for the project. Contact the Case Planner, at (951) 826-5371 to schedule the final inspection at least one week prior to needing the release of utilities.
Standard Conditions:
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42. There is a 36 month time limit in which to satisfy the conditions and record this map. Six subsequent one-year time extensions may be granted by the Community & Economic Development Director upon request by the applicant. Application for a one-year time extension must be made prior to the expiration date of the map. No time extension may be granted for applications received after the expiration date of the map.
43. Design Review, related to an implementing subdivision, may be granted time extensions by the Community & Economic Development Director or their designee up to a total of six years beyond the original approval expiration date prior to issuance of any building permits. Once a building permit has been issued, the Design Review will be considered vested and time extensions will no longer be needed.
44. The Project must be completed per the Design Review approved by the Development Review Committee, including all conditions listed in this report. Any substantial changes to the Project must be approved by the Development Review Committee or by Planning Staff. Upon completion of the Project, a Staff inspection must be requested, and UTILITIES will not be released until it is confirmed that the approved plans and all conditions have been implemented.
45. Within 30 days of approval of this case by the City, the developer shall execute an agreement approved by the City Attorney's Office to defend, indemnify, including reimbursement, and hold harmless the City of Riverside, its agents, officers and employees from any claim, action, or proceeding against the City of Riverside, its agents, officers, or employees to attack, set aside, void, or annul, an approval by the City's advisory agency, appeal board, or legislative body concerning this approval, which action is brought within the time period provided for in Section 66499.37 of the Government Code. The City will promptly notify the developer of any such claim; action or proceeding and the City will cooperate in the defense of the proceeding.
46. This approval is for design concept only, and does not confirm the project has been thoroughly checked for compliance with all requirements of law. As such, it is not a substitute for the formal building permit plan check process, and other changes may be required during the plan check process.
47. This Project shall fully and continually comply with all applicable conditions of approval, State, Federal and local laws in effect at the time the permit is approved and exercised and which may become effective and applicable thereafter, and in accordance with the terms contained within the staff report and all testimony regarding this case. Failure to do so will be grounds for Code Enforcement action, revocation or further legal action.
Fire Department
Prior to Issuance of Building Permits:
48. An automatic fire sprinkler system is required by City Ordinance 16.32.080. Under separate cover, submit plans for the automatic fire sprinkler systems) and obtain approval from the Fire Department prior to installation. Systems exceeding 20 sprinkler heads shall be provided with supervisory service and shall be monitored by a UL Central Station (UUFX) and shall be UL, FM or ETL certificated for the life of the system. Post Indicator valves, Detector Check control valves and water flow switches are required to be supervised by an UL listed central station.
Have a UL, FM or ETL listed and licensed C10 fire alarm contractor submit plans and obtain approvals prior to installation. Alarm contractor shall provide a copy of a maintenance contract complying with N.F.P.A. 72.
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Contact the Riverside Public Utilities Department at (951) 826-5285 for the requirements for the dedicated fire service and backflow requirements.
49. The Riverside Municipal Code, Section 16.36.010 to 16.36.090 requires a Public-Safety Radio Amplification System in:
a. New buildings greater than fifty thousand (50,000) square feet. b. In existing buildings greater than fifty thousand (50,000) square feet when modifications or repairs exceed fifty percent (50%) of the value of the existing building(s) and are made within any twelve (12) month period or the usable floor area is expanded or enlarged by more than fifty percent (50%) c. All basements where the occupant load is greater than fifty (50), regardless of the occupancy, or sub-level parking structures over ten thousand (10,000) square feet.
Plans shall be submitted to the Riverside Police Communication Analyst (951) 353-7270, for review and approval. The Riverside Police Communication Analyst will conduct an acceptance test of the system and a copy of the report shall be forwarded to the Fire Department.
50. Requirements for construction shall follow the currently adopted California Building Code and California Fire Code with City of Riverside amendments.
51. Construction plans shall be submitted and permitted prior to construction.
52. Fire Department access shall be maintained during all phases of construction.
53. All Fire department access roadways shall meet the 80,000-pound load and all-weather surface. The turning radius shall meet the minimum required 28' inside radius and 48'outside radius.
54. Any required fire hydrants shall be installed and operational prior to Fire Department release of permit. Plans shall be submitted to the fire department for the private fire service underground for review and permit. All public hydrants shall be reviewed and approved by Western Municipal Water (WMWD) at (951) 571-7276. Contact WMWD for the requirements for the dedicated fire service and backflow requirements.
55. Provide for fire department access to the gate. "Knox" key devices are available for use in the city. Contact the Fire Department for applications and details. An "Infrared Automatic Gate System" is required for all electric gates. Contact the Fire Prevention Division for information. (CFC, Sec. 503.5)
Provide for fire department access to the facility. "Knox" key devices are available for use in the city. Contact the Fire Department for applications and details. (CFC, Sec. 506).
56. A covenant and agreement establishing common fire protection water service document for maintenance, repair or replacement shall be provided with the submittal of the architectural plans to Building and Safety. This is a legal and binding document for the APN #263-070-059-2; 263-080-020-7; 263-070-048-2; 263-080-016-4; 263-080-018-6 of buildings that share fire service located at Old 215 Frontage Rd, Riverside, California. (CFC, Sec. 507.5.3).
Parks, Recreation & Community Services - Park Planning
Prior to Map Recordation:
57. Developer shall make payment of all applicable Park Development Impact fees (regional/reserve and trail fees) for all recorded ROW, HOA Common landscape areas or private street lots.
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Prior to Building Permit Issuance:
58. Developer shall make payment of all applicable Park Development Impact Fees (local, aquatic, regional/reserve and trail fees) for privately developed areas.
Public Utilities - Electric
59. Plot existing electrical distribution facilities on the original site plan.
60. Show proposed location for transformer locations & electric room/switchgears.
61. Blanket PUE's on all parcels.
62. Pad mounted switch and PJC's will be required.
Public Works
Prior to Building Permit Issuance:
63. * VMT-4: VMT Mitigation Bank Program. Prior to issuance of a building permit, the project applicant shall pay their Project Fair-Share fee of 0.11 percent of the $61,583,924.03 total cost toward the City's bicycle and pedestrian projects, which will be used to develop a Vehicle Miles Traveled mitigation bank study. The Project Fair-Share Cost is estimated to be $6/,142.32 and shall be paid to the City of Riverside by the Project applicant.
Prior to Issuance of Certificate Occupancy:
64. *MM-VMT-1: Pedestrian Network Improvements. The project shall install sidewalks along the west side of Old 215 Frontage Road adjacent to its property prior to the issuance of a certificate of occupancy.
65. * MM-VMT-2: Telecommuting/Alternative Work Schedules. Until such time as the City adopts a VMT Mitigation Plan, each owner/tenant of a project building(s) shall prepare a Telecommuting/ Alternative Work Schedule Plan for review and approval by the City. This Plan will require employers to allow their workers to telecommute or adopt alternative work schedules to the greatest extent feasible. Alternative work schedules could take the form of staggered starting times, flexible schedules, or compressed work weeks. This Plan shall be approved annually by the City until it adopts a VMT Mitigation Plan. Any employer that participates in the City VMT Mitigation Program will no longer have to file an annual Telecommuting/Alternative Work Schedule Plan.
66. * MM-VMT-3: Ride-Sharing Programs. Until such time as the City adopts a VMT Mitigation Plan, each owner/tenant of a project building(s) shall prepare a Ride-Sharing Plan for review and approval by the City. This Plan will require employers to establish or actively participate in established carpool and/or vanpool programs for the Riverside area to the greatest extent feasible. This Plan shall be approved annually by the City until it adopts a VMT Mitigation Plan. Any employer that participates in the City VMT Mitigation Program will no longer have to file an annual Ride-Sharing Plan.
Conditions to be fulfilled prior to occupancy unless otherwise noted:
67. Storm Drain construction will be contingent on engineer's drainage study.
68. Proper conveyance of Riverside County Flood Control and Conservation District storm drain pipe (Line LL) through site. Approval from RCFC required prior to permit issuance.
69. Deed for widening Cottonwood Avenue to 33 feet from monument centerline to Public Works specifications. Westerly terminus of Cottonwood Avenue to incorporate southerly portion of industrial cul-de-sac per City Standards.
70. Installation of curb and gutter at 22 feet from monument centerline, sidewalk and matching paving on Cottonwood Ave to Public Works specifications.
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71. Installation of curb and gutter at 43 feet from monument centerline, sidewalk and matching paving on Old 215 Frontage Road to Public Works specifications.
72. Off-site improvement plans to be approved by Public Works prior to map recordation.
73. "FINAL MAP" shall be processed with the Public Works Department and recorded with the County Recorder. The "FINAL MAP" shall be prepared by a Land Surveyor or Civil Engineer authorized to practice Land Surveying I the State of California and shall comply with the State Subdivision Map Act and Title 18 of the Riverside Municipal Code. All applicable checking and recording fees are the responsibility of the applicant.
74. Installation of sewers and sewer laterals to serve this project to Public Works specifications.
Project falls within Edgemont sewer service area. Please contact Edgemont for requirements to connect to their sewer and provide a will serve letter.
75. A surety prepared by Public Works to be posted to guarantee the required off-site improvements prior to map recordation.
76. Driveway(s) size and location to Public Works specifications.
77. Prior to final inspection for the development project, the applicant shall pay the Transportation Uniform Mitigation Fee (TUMF) in accordance with the fee schedule in effect at the time of payment. If the project improvements include qualifying right-of-way dedications and/or street improvements to a TUMF regional arterial roadway as identified on the Regional System of Highways and Arterials, the developer may have the option to enter into a Credit/ Reimbursement Agreement with the City and Western Riverside Council of Governments (WRCOG) to recover costs for such work based on unit costs as determined by WROG.
The terms of the agreement shall be in accordance with the RMC Chapter 16.68 and the TUMF Administrative Plan requirements. Credit/reimbursement agreements must be fully executed prior to receiving any credit/reimbursement. An appraisal is required for credit/reimbursement of right of way dedications and credit/reimbursement of qualifying improvements requires the public bidding and payment of prevailing wages in accordance with State Law. For further assistance, please contact the Public Works
78. Prior to issuance of a building or grading permit, the applicant shall submit to the City for review and approval, a project-specific WQMP that:
a. Addresses Site Design BMP's such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or "zero discharge" areas and conserving natural areas;
b. Incorporates the applicable Source Control BMP's as described in the Santa Ana River Region WQMP and provides a detailed description of their implementation; c. Incorporates Treatment Control BMP's as described in the Santa Ana River Region WQMP and provides information regarding design considerations; d. Describes the long-term operation and maintenance requirements for BMP's requiring long-term maintenance; and
e. Describes the mechanism for funding the long-term operation and maintenance of the BMP's requiring long-term maintenance.
79. Prior to issuance of any building or grading permits, the property owner shall record a "Covenant and Agreement" with the County-Clerk Recorder or other instrument acceptable to the City Attorney to inform future property owners of the requirement to implement the approved project-specific WQMP. Other alternative instruments for Development Review Committee 24 of 25 July 28, 2021
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requiring implementation of the approved project-specific WQMP include: requiring the implementation of the project-specific WQMP in the Home Owners Association or Property Owners Association Conditions, Covenants and Restrictions (C,C&R's); formation of Landscape, Lighting and Maintenance Districts, Assessment Districts or Community Service Areas responsible for implementing the project-specific WQMP; or equivalent may also be considered. Alternative instruments must be approved by the City prior to the issuance of any building or grading permits.
80. If the project will cause land disturbance of one acre or more, it must comply with the statewide General Permit for Storm Water Discharges Associated with Construction Activity. The project applicant shall cause the approved final project-specific WQMP to be incorporated by reference or attached to the project's Storm Water Pollution Prevention Plan as the Post-Construction Management Plan.
81. Prior to building or grading permit closeout or the issuance of a certificate of occupancy or certificate of use, the applicant shall:
a. Demonstrate that all structural BMP's described in the project-specific WQMP have been constructed and installed in conformance with approved plans and specifications;
b. Demonstrate that applicant is prepared to implement all non-structural BMP's described in the approved project-specific WQMP; and
c. Demonstrate that an adequate number of copies of the approved project-specific WQMP are available for the future owners/ occupants.
82. On all plans, provide linear footage labels along all parcel lines. Please add the following notes to all landscape plans: PROTECT IN PLACE existing Street Trees. If existing Street Trees are found by Tree Inspector to be in dead, missing, or in poor condition, they will need to be replaced with 24" box size Street Trees to match existing. Additional 24" box size Street Trees may be required Planting, staking, irrigation, root barriers to Landscape & Forestry specifications.
83. Trash enclosures required per City standards.
84. Vacation of excess right of way along Old 215 Frontage Road to Public Works standards and specifications. City to reserve 55' from monument centerline.
85. Cash payment for half the cost of future median improvement construction along project frontage in Old 215 Frontage Road to Public Works specifications.
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