REVISED RECOMMENDED CONDITIONS & GENERAL INFORMATION NOTES PLANNING CASE: PR-2022-001434 (General Plan Amendment, Zoning Code Amendment, Design Review, Summary Vacation)
*Conditions marked with an asterisk are mitigation measures.
Planning Division
1. The subject property shall be developed substantially as described in the text of this report and as shown on the plans on file with this case, except for any specific modifications that may be required by these conditions of approval.
2. Any future modifications to the approved design shall be submitted to the Planning Division for consideration. A separate application and fee may be required.
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.
Prior to Grading Permit Issuance:
4. General Plan Amendment (DP-2022-01519) shall be finalized and/or adopted.
5. Zoning Code Map Amendment (DP-2022-01520) shall be finalized and/or adopted.
6. The summary vacation to vacate Pliny Street, Samuels Street, and Cary Street within the projects boundaries shall be completed.
7. *MM-CUL-1: 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. Additional consultation shall occur between the City, developer/applicant, and consulting tribes to discuss any proposed changes and review any new impacts and/or potential 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.
8. *MM-CUL-2: On call Project Archaeologist: Prior to the issuance of a grading permit, the Property Owner/Developer shall provide a letter from a County certified Archaeologist and Paleontologist stating that the Property Owner/Developer has retained these individuals, and that the Archaeologist and Paleontologist shall be on call during all grading and other significant ground-disturbing activities in native sediments.
9. *MM-CUL-4: Worker’s Environmental Awareness Program (WEAP) 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 conduct mandatory Worker Environmental Awareness Program Training Program (WEAP) training to all construction grading personnel. The training will include a brief review of the cultural sensitivity of the project and the surrounding area, summarize and show examples of the types of resources that could be identified during earthmoving activities and provide notification protocols to be followed in the event suspected cultural resources are identified. Safety protocols would also be discussed to ensure the safety of the monit ors and construction crew. 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.
10. 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 any applicable recommendations of qualified soils engineer to minimize potential soil stability problems;
d. Include a note requiring the developer to contact Underground Service Alert at least 48 hours prior to any type of work within pipeline easement; and e. Identification of location, exposed height, material, and finish of any proposed retaining walls.
During Grading and Construction Activities:
11. *MM-CUL-3: Treatment and Disposition of Cultural Resources: 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 the discoveries:
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 Storag e: 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 landowner(s) 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 the 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 excl uded. 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. The Tribe(s) should be able to access these areas in the future through enforceable agreement;
iii. 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/re searchers for further study. The collections and associated records shall be transferred, including title, to an appropriate curation facility within Riverside County, to be accompanied by payment of the fees necessary for permanent curation; 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 com pletion 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.
12. 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 Americ an Heritage Commission shall be contacted within the period specified by law (24 hours). The coroner shall contact the NAHC to determine the most likely descendant(s). 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 descendant(s) 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)).
13. Construction and operation activities on the property shall be subject to the City’s Noise Code (Title 7), which limits construction noise to 7:00 a.m. to 7:00 p.m. weekdays, and 8:00 a.m. to 5:00 p.m. Saturdays. No construction noise is permitted on Sundays or federal holidays.
14. The project shall comply with all existing State Water Quality Control Board and City storm water regulations, including compliance with NPDES requirements related to constr uction and operation measures to prevent erosion, siltation, transport of urban pollutants, and flooding.
15. The Construction Contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site.
16. 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.
17. To reduce construction related particulate matter air quality impacts of the project, the following measures shall be required:
a. The generation of dust shall be controlled as required by the AQMD; b. 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; c. The project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards; d. Sweep streets at the end of the day if visible soil material is carried onto adjacent paved public roads;
e. Trucks and other equipment leaving the site shall be washed off; f. Disturbed/loose soil shall be kept moist at all times; g. All grading activities shall be suspended when wind speeds exceed 25 miles per hour; and
h. A 15 mile per hour speed limit shall be enforced on unpaved portions of the construction site.
18. The applicant shall be responsible for erosion and dust control during construction phases of the project.
19. To reduce diesel emissions associated with construction, construction contractors shall provide temporary electricity to the site to eliminate the need for diesel- powered electric generators or provide evidence that electrical hook ups at construction sites are not cost effective or feasible.
Prior to Building Permit Issuance:
20. Landscape and Irrigation : Plans shall be submitted for Planning staff approval. Separate application and filing fee are required. Landscape plans shall include the following:
a. Tiered landscaping along the Railroad Avenue frontage to adequately screen the parking lot, subject to the satisfaction of staff.
b. Landscaping within visibility triangle along project driveways shall be limited to 15 - inches high.
21. Fences & Walls: Plans submitted for Building Plan Check shall include the following:
a. The 6 -foot-high perimeter security fence along th e south property line shall be constructed of decorative wrought iron or decorative block. b. The 6-foot-high perimeter sound wall along the south property line shall be constructed with decorative block and a decorative cap. Areas where walls and fences terminate a column shall be constructed.
22. Elevations: Plans submitted for Building Plan Check shall include the following:
a. A total of six murals located on the west elevations shall be approved by the Arts & Cultural Affairs Division. Said murals shall be similar in size and remain a dominant architectural/artistic feature consistent with those depicted on the Building Elevations (Sheets A11 through A13).
23. Photometric/Lighting Plan: An exterior lighting plan shall be submitted to staff for review and approval. A photometric study and manufacturer's cut sheets of all exterior lighting on the building, in the landscaped areas and in the parking-lot shall be submitted with the exterior lighting plan. All on -site lighting shall provide a minimum intensity of one foot - candle and a maximum 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 off -site glare, shall not direct light skyward and shall be directed away from adjacent properties and public rights-of-ways. If lights are proposed to be mounted on buildings, down -lights shall be utilized. Light poles shall not exceed fourteen (14) feet in height, including the height of any concrete or other base material.
24. Roof and building mounted equipment shall be fully screened from the public right -of- way. Screening material shall be integrated with the design of the building and be at least as high as the proposed roof mounted equipment.
25. Ground mounted equipment shall be screened from view on all sides with solid masonry walls or similar permanent structures. Such masonry wall or structure shall be of a neutral color. Screening with wood, chain-link, or similar fencing materials shall not be permitted.
26. Construction 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 equipment possible, be painted green, and include of some form of screening including but not limited to berming, landscaping, and/or installation of a screen wall.
27. Submit three sets of plans depicting the prefe rred 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 scree ned from public view, either by buildings or landscape screening.
Prior to Release of Utilities and/or Occupancy:
28. An Affordable Housing Agreement shall be prepared and submitted for City staff review pursuant to Zoning Code Section 19.545.090 – Affordable Housing Agreement.
29. All landscape and irrigation shall be installed per the approved plans . A “Certificate of Substantial Completion,” signed by the Designer/auditor responsible for the project, shall be completed and submitted as part of the landscape and irrigation plans (Appendix C of the water Efficient Landscaping and Irrigation Ordinance Summary and Design Manual). Additional plant material may be required upon final inspection if better coverage is needed..
30. A final site inspection shall be required prior to Certificate of occupancy or the commencement of site operations.
31. The applicant shall provide written evidence to the Planning Division and the Police Department that they will be participating in the City’s Crime Free Multi-Housing Program.
Operational Conditions:
32. Outdoor private balconies shall be kept uncovered and shall not be used as storage.
33. Storage of personal belongings shall be prohibited on outdoor patios and in open space or landscaped areas.
34. All vehicles parked on site in conjunction with this use shall be maintained in operable condition.
35. The applicant shall be responsible for maintaining the area adjacent to the premises over which they have control and shall keep it free of litter.
36. The applicant shall be responsible for maintenance of all common open space areas and all other privileges and responsibilities of the common ownership.
37. All carport spaces shall remain free and clear for the parking of vehicles.
Standard Conditions:
38. There is a 24-month time limit in which to commence construction of the project beginning the day following approval by the Planning Commission unless a public hearing is held by City Council; in that event the time limit begins the day following City Council approval.
39. The Design Review may be granted time extensions by the Community & Economic Development Director, or their designee, up to a total of two years beyond the original approval expiration date prior to issuance of any building permits. Once a building permit has been issued, the development will be considered vested and time extensions are no longer needed.
40. Prior to the expiration of the entitlements, if building permits have not been obtained, a time extension request shall be submitted to the Planning Division. The request shall include a letter stating the reasons for the extension of time and associated fee shall be submitted to the Planning Division.
PLEASE BE ADVISED THAT THE APPLICANT WILL NOT BE NOTIFIED BY THE PLANNING DIVISION ABOUT THE PENDING EXPIRATION OF THE SUBJECT ENTITLEMENT.
41. 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.
42. 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 thereafte r, 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.
43. Enumeration of the conditions herein shall not e xclude or excuse compliance with all applicable rules and regulations in effect at the time this permit is exercised.
44. The subject property shall be developed and operated substantially as described in the text of this report and as shown on the plot plan on file with this case except for any specific modifications that may be required by these conditions of approval.
45. The applicant shall continually comply with all applicable rules and regulations in effect at the time permit is approved and exercised and which may become effective and applicable thereafter.
Environmental Compliance
Prior to Issuance of Building Permits:
46. Details regarding common laundry room lint clarifier for the Apartment Complex must be submitted to EC for review and appro val. Approved lint clarifier must be installed prior to opening for business. Domestic waste shall not be allowed to pass through the lint clarifier.
47. If a sampling station is required—submit proposed installation on corrected plans.
48. Applicant must request inspection to verify the required installation or construction via inspection by EC Section representative, with a report stating that conditions have been met, and the permit card (if applicable) signed off by EC Inspector.
49. Other items for correction may need to be completed after actual plans are submitted for a formal review.
Fire Department
Prior to Issuance of Building Permits:
50. An automatic fire sprinkler system is required by City Ordinance 16.32.080. Under separate cover, submit plans for the automatic fire sprinkler system(s) 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, F M 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.
Contact the Riverside Public Utilities Department at (951) 826-5285 for the requirements for the dedicated fire service and backflow requirements.
51. Group R, Division 2 occupancies shall be provided with a manual and automatic fire alarm system in apartment houses three or more stories in height or containing 16 or more dwelling units. (See California Fire Cod e for exceptions). Submit plans and obtain approvals from the Fire Department prior to installation. New fire alarm systems shall be UL, FM or ETL certificated for the life of the system. Central Station shall be UL UUFX.
52. Provide for fire department access to any proposed gates To comply with all applicable requirements per CFC, Chapter 33 (Fire Safety During Construction and Demolition.. "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.
53. 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.
54. Requirements for construction shall follow the currently adopted California Building Code and California Fire Code with City of Riverside amendments.
55. Construction plans shall be submitted and permitted prior to construction
56. Fire Department access shall be maintained during all phases of construction.
57. Two (2) new public fire hydrants shall be provided on Railroad Avenue spaced a maximum of 500 feet apart.
58. To comply with all applicable requirement s per CFC, Chapter 33 (Fire Safety During Construction and Demolition.
Parks, Recreation and Community Services
Prior to Issuance of Building Permits:
59. 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
Prior to Issuance of Building Permits:
60. Developer is responsible for all trenching, installation of conduit and sub-structures required to provide power to the site. In addition to installing spare conduits, streetlights, also stub & cap along property frontage.
61. Plot existing electrical distribution facilities on the original site plan.
62. Street crossing required intercept existing conduits and extend to new PJC.
63. Provide, switch, PJC, transformer, & switchgear location.
Public Utilities – Water
64. Twelve-inch (12”) water main extension required In Railroad Ave. from Winstrom Street. to Madison Street.
65. New water main and service installations are processed under a separate plan and permit submitted directly to the Public Utilities Department. Water plan must be submitted prior to issuance of building permit.
66. New domestic, landscape and fire services will be required for the project.
67. An executed master meter agreement is required to permit private sub- metering and billing of individual tenants. Submeters must be installed to measure tenants actual use for a master meter agreement to be executed.
Public Works – Land Development
Conditions to be fulfilled prior to issuance of occupancy unless otherwise noted:
68. Storm Drain construction will be contingent on engineer's drainage study.
69. Deed for widening Railroad Street along project frontage to 33’ from monument centerline to Public Works specifications.
70. Additional public sidewalk easement is required for sidewalk that does not fall within City right of way.
71. Deed for widening Madison Street along project frontage to 140’ from monument centerline to Public Works specifications
72. Installation of curb adjacent sidewalk along project frontage on Railroad Avenue to Public Works specifications.
73. Vacation of excess right of way along Pliny Street, Cary Street and Samuel Street to Public Works standards and specifications.
74. Prior to Building Permit Issuance, the Developer shall complete a lot line adjustment to consolidate the project site parcels to the satisfaction of the Planning Division and Public Works Department.
75. Installation of sewers and sewer laterals to serve this project to Public Works specifications.
A Sewer extension will be required to bring public sewer available to project. All sewer onsite to be private.
76. Off-site improvement plans to be approved by Public Works prior to issuance of construction permit.
77. A surety prepared by Public Works to be posted to guarantee the required off -site improvements prior to map recordation.
78. Size, number and location of driveways to Public Works specifications.
79. Closure of unused driveway(s) to Public Works specifications.
80. All security gates or facilities proposed now or in the future will be located on -site and adequate stacking space and vehicle turn-around area will have to be provided to Public Works and Fire Department specifications.
81. PRIOR TO PERMIT ISSUANCE, add the following notes to the site/plot or landscape plans and email PDF to [email protected] for review and approval:
PLANT 24” box size Pistacia atlantica 'Red Push' (Red Push pistache) in PUBLIC RIGHT-OF-WAY along the project frontage on RAIL ROAD AVE (typical spacing 25’ O.C.) & Lagerstroemia indica (crape myrtle) along MADISON ST (typical spacing 20’ O.C.). Prior to any planting, Tree Inspector to determine precise locations at time of scheduled site inspection after fine grading and hardscape installation is complete. Planting, staking, irrigation, root barriers to Landscape & Forestry specifications.
82. Trash enclosures required per public works specifications.
83. 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, t he 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 WRCOG.
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 Department.
84. Prior to issuance of a building o r 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, creat ing 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.
85. 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 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.
86. 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.
87. 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.
88. Prior to grading permit issuance, an encroachment permit is required from BNSF Railroad to allow proposed off-site grading.
89. Property owner shall landscape, irrigate and maintain City owned parcel adjacent to Madison Avenue. Property shall be fenced around the perimeter, with access for property management to maintain.
Public Works – Traffic
90. Prior to the issuance of a Certificate of Occupancy, the applicant shall construct a bike rack(s) that can accommodate a minimum of five bikes. The installation of the bike racks shall be completed to the satisfaction of the Director of Public Works. The applicant is solely responsible for the procurement and installation of this infrastructure improvement.
91. Prior to the issuance of a Certificate of Occupancy, the applicant shall complete following improvements:
a. Construct a stop sign (R1-1), stop bar, stop legend, at the project driveways. Stop signs must conform to City Standard 664 and the markings must conform to the California Manual on Uniform Traffic Control Devices, Part 2A and 2B:
https://dot.ca.gov/programs/safety-programs/camutcd/camutcd-files .
b. Install two speed feedback signs (one in each direction) along Railroad Ave between Madison St and Winstrom St. The specifications of the speed feedback signs shall be to the satisfaction of the City Traffic Engineer.
c. For the intersection of Winstorm Street and Railroad Avenue:
Construct a stop sign (R1 -1), stop bar, stop legend, at north, east and west approaches. Stop signs must conform to City Standard 664 and the markings must conform to the California Manual on Uniform Traffic Control Devices, Part 2A and 2B: https://dot.ca.gov/programs/safety-programs/camutcd/camutcd-files.
Stop signs on the main street approaches (Railroad Ave., total of two signs) shall be equipped with solar powered flashing LEDs, specifications shall be to the satisfaction of the City Traffic Engineer.
d. Install 50 feet red curb on the south side of Railroad Avenue on the west side of project driveway 1 to implement parking restriction as included in the Traffic Study submitted on 06/07/2023.
e. Install centerline, edge line striping, pavement m arkings and associated signage improvements along Railroad Ave from Madison St to Ricca St. f. All signage and striping improvements must comply with the most current California Manual of Uniform Traffic Control Devices (MUTCD) standards. The applicant shall hire a contractor to install MUTCD & City of Riverside Standard compliant signage & striping and median improvements. The applicant shall obtain any necessary permits and approvals to complete the improvements. The applicant is solely responsible for the procurement and installation of the improvements to the satisfaction of the Director of Public Works.
92. Signing and striping improvements along Railroad Ave from Madison St to Ricca St shall be provided on a separate traffic design plans signed by a licensed civil or traffic engineer and to the satisfaction of the Director of Public Works.
93. Prior to the issuance of a Certificate of Occupancy, the applicant shall furnish and install a new traffic signal controller at the intersection of Madison St and Indiana Av e. The new traffic signal controller shall be a McCain 2070 LX OMNI signal controller or approved equal. The applicant shall hire a contractor to install the traffic signal equipment to its intended operating conditions. The contractor shall complete the c onstruction work with an approved Public Works Permit. The installation of the traffic signal equipment shall be completed to the satisfaction of the Director of Public Works.
94. Should installation of private gates be proposed in the future, a site plan, sho wing the proposed improvements, and an empirical Gate Stacking Analysis, consisting of a feasibility study illustrating adequate vehicle turn around area in front of the gates as well as emergency vehicle access, shall be submitted to the Public Works Depa rtment and Planning Division for review. Site plan changes shall be subject to consideration by the Development Review Committee (DRC) or Planning Commission, as applicable, and may require a revision to this Planning entitlement.