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2011-05 RESOLUTION NO. 11-05 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GRAND TERRACE APPROVING SITE AND ARCHITECTURAL REVIEW 11-02 AND SIGN PROGRAM 11-02; AND ADOPTING A MITIGATED NEGATIVE DECLARATION TO DEVELOP A 37,700 SQUARE FOOT COMMERCIAL CENTER; AND RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE PARCEL MAP 11-01 LOCATED AT THE NORTHWEST CORNER OF BARTON ROAD AND MOUNT VERNON AVENUE ZONED BRSP-VILLAGE COMMERCIAL AND ADMINISTRATIVE PROFESSIONAL (ASSESSOR'S PARCEL NUMBERS 0275-251-14, 21 27, 30, 31, 32, 55, 73 AND 74) WHEREAS, Evergreen DevCo, Inc., represented by Katie'Rounds, has applied- _. for the approval of Site and Architectural Review (SA) 11-02, Tentative Parcel Map 11-01 (Tentative Map No. 19131), Sign Program 11-02, General Plan Amendment (GPA) 11-01, Zone Change (ZC) 11-01, and Specific Plan Amendment (SPA) 11-01 to resubdivide approximately 3.6 acres into four lots and develop, in two Phases, a 37,700 square foot commercial center with 1,800 square feet of outdoor seating. The Sign Program establishes the sign standards for the commercial center. ,- WHEREAS, the concurrent GPA, ZC and SPA applications propose to amend the designations on the northerly 0.75 acres by amending the General Plan land use designation from Office ,Commercial to General Commercial, change the zoning classification from Administrative Professional, to BRSP-Village Commercial, and amend the boundaries of the Barton Road Specific Plan to include the northerly 0.75 acres of the site into the Specific Plan. WHEREAS, an environmental Initial Study was prepared for the Project pursuant to the California Environmental Quality Act (CEQA), which was circulated for public review from June 13, 2011 to July 12, 2011. The Initial Study determined that the project would not have a significant effect on the environment because mitigation measures have been incorporated into the project to reduce all potential impacts to insignificant levels. WHEREAS, on July 14, 2011, the Planning Commission conducted a duly noticed public hearing on the Project at the Grand Terrace Council Chambers located at 22795 Barton Road, Grand Terrace, California 92313 and concluded the hearing on said date. WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Grand Terrace: 1 1. The Planning Commission hereby finds that, based on the Initial Study, the public hearing, and substantial evidence in the record, the Project will not have a significant effect on the environment because all potential environmental impacts have been mitigated to a level of non-significance through the incorporation of mitigation measures in the Project approval. The Mitigated Negative Declaration and Mitigation Monitoring Plan prepared in connection with the Project have been reviewed and considered and reflect the independent judgment of the Planning Commission, and are hereby adopted. 2. The Planning Commission finds as follows with respect to Site and Architectural Review 11-02: a. The proposed project, with General Plan Amendment 11-01, Zone Change and Specific Plan Amendment 11-01, is consistent with the intent of the Grand Terrace Municipal Code and the General Plan. The Project is consistent with the BRSP-Village Commercial zoning designation. The BSRP-VC zoning district permits a variety of commercial uses such as drug stores, markets, cafes, bakeries, gift shops, bookstores, food and restaurant uses, and other similar commercial retail uses of a scale and quality. The Project is consistent with the development standards contained in the BRSP, and Zoning Code relating to setbacks, building height, off-street parking, lot and landscaping coverage, and building architecture. The Project has been conditioned to comply with applicable ordinances and regulations of the Municipal Code, such as the Noise Ordinance. The Project is consistent with the intended land uses for the General Commercial land use designation of the General Plan which is intended for neighborhood shopping centers. The Project has been designed as a cohesive commercial center avoiding the appearance of strip commercial, and with a deeper setback along the residential uses to the west, and incorporates a solid block wall and landscaping in accordance with the Land Use Element. It complies with Circulation Element because a Traffic Impact Analysis was prepared which identified appropriate traffic mitigation so that all study intersections will operate at acceptable levels of service, and the developer will be required to dedicate and improve additional right of way along Project frontages. It is in compliance with the Open Space and Conservation Element regarding protection of water quality in that the Project .has been evaluated to identify and address potential point and non-point sources of groundwater contamination and to enforce compliance with NPDES, WQMP, BMP and RWQCB requirements. It is consistent with the Noise Element because all potential noise impacts have been mitigated. The Project promotes several General Plan policies relating to energy conservation, water conservation and construction recycling. Page 2 of 11 b. The location and configuration of all structures associated with this Project are visually harmonious with this site and surrounding sites and structures, that they do not interfere with the neighbors' privacy, that they do not unnecessarily block scenic views from other structures and/or public areas and are in scale with the townscape and natural landscape of the area. The design and appearance of the structures are consistent with adjacent commercial development. They height of the buildings are less than 28 feet in height except for a few architectural elements which extend to approximately 30 feet in height. The site will be appropriately landscaped to blend in with existing development and views of Blue Mountain will not be significantly impacted. C. The architectural design of structures, their materials and colors are visually harmonious with surrounding development, natural landforms, are functional for the proposed project and are consistent with the Grand Terrace Municipal Code. The Project has been designed in conformance design guidelines of the City and the Barton Road Specific Plan. The buildings are proposed to have a stucco finish with the incorporation of ledger stone wainscoting, variation in building walls and roof lines, the use of trellises, and insets, consistent with the design guidelines of the BRSP. - d. The plan for landscaping and open spaces provides a functional and visually pleasing setting for the structures on this site and is harmonious with the natural landscape of the area and nearby developments. Through the application of development incentives a landscape reduction has been applied; however, the landscaping provided will be visual pleasing, functional and in keeping with adjacent developments. e. There is no indiscriminate clearing of property, destruction of trees or natural vegetation or the excessive and unsightly grading of hillsides, thus the natural of the city, it's setting and natural landforms are preserved. Grading is limited to that necessary to establish building pads and meet accessibility mandates. f. The design and location of all signs associated with this Project are consistent with the scale and character of the buildings to which they are attached or otherwise associated with and are consistent with the Grand Terrace Municipal Code. The Sign program provides a uniform integrated design that complements the architectural theme for the Project, and provides a creative and innovative sign program that achieves cohesive design and tenant identification for the Project. In accordance with the BRSP, the Planning Commission has the authority to allow deviations from the sign ordinance to approve creative and innovative sign. ,I Page 3 of 11 g. Conditions of approval for this project necessary to secure the purposes of the Grand Terrace have been applied to the Project. 3. The Planning Commission approves Sign Program 11-02 based on the following findings: a. The Sign Program exceeds the maximum requirements of the BRSP in terms of the total number of permissible signs, number of wall signs for anchor stores, sign area, and freestanding sign height. However, pursuant to the provisions of the BRSP, the Planning Commission has the authority to allow deviations from the sign ordinance to approve creative and innovative sign programs. As such, the Sign Program provides a uniform, integrated design within the Project that' complements the architectural theme established by the Project. b. The Sign Program achieves the goals and objectives of the BRSP, and provides a creative and innovative sign program that achieves a cohesive design and tenant identification for a village commercial center. BE IT FURTHER RESOLVED that Site and Architectural Review 11-01 and Sign Program 11-02 are hereby approved subject to the following conditions, and the Mitigation Monitoring Program attached hereto. 1. Site and Architectural Review 11-02 and Sign Program 11-02 are approved based on the application materials submitted by Evergreen Devco, Inc., represented by Katie Rounds on March 30, 2011, as revised on June 28, 2011. This approval includes the construction of a 14,820 square foot Walgreen's drug store with pharmacy pick up window; a 10,581 square foot market with off-site alcohol sales; a 5,300 multi-tenant restaurant building; and facade improvements to an existing 6,900 square foot multi-tenant commercial building. Phase 1 includes grading the entire site and construction of all onsite utilities a 14,820 square foot Walgreens drug store, re-facade of the existing 6,900 square foot building and site improvements. Phase 2 includes the construction of a 10,581 square foot grocery store, a 5,400 square restaurant/retail pad building, and remaining site improvements. 2. . This approval shall expire twelve (12) months from the date of adoption of this resolution unless building permits have been issued and a substantial investment has occurred; 'all conditions of approval have been met; or a time extension has been granted by the City, in accordance with Chapter 18.63 of the Zoning Code. Time extensions shall be filed at least sixty (60) days prior to the expiration date. Page 4 of 11 j 3. Approval of Site and Architectural Review 11-02 and Sign Program 11-02 shall not be effective unless and until, the City Council approves Tentative Parcel Map 11-01 (Tentative Parcel Map No.19131), General Plan Amendment 11-01, Zone Change 11-02, and Specific Plan Amendment 11-01. 4. The applicant shall defend, indemnify, and hold harmless the City of Grand Terrace and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Grand Terrace, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Grand Terrace concerning this project, including but not limited to any approval or condition of approval of the Planning Commission, or Community and Economic Development Director. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter. 5. Upon approval of these conditions and prior to becoming final and binding, the applicant must sign and return an "Acceptance of Conditions" form. The form and content shall be prepared by the Community and Economic Development Department. 6. In the event that exhibits and written conditions are inconsistent, the written conditions shall prevail. 7. Building permits shall not be issued until Tentative Parcel Map 11-01 (TPM No. 19131) is recorded at the Office of the San Bernardino County Recorders Office. 8. The project shall be constructed in accordance with all the approved plans and conditions of approval, including but not limited to site plans, grading plans, phasing plans, wall plans, and building elevations, as they may be modified by these conditions of approval. 9. The applicant shall pay all applicable development impact fees, and demonstrate the payment of school impact fees to the Building and Safety Department. 10. Construction and operational activities associated with the project shall comply with the regulations of the City's Noise Ordinance, Chapter 8.108 of the Grand Terrace Municipal Code. 11. The applicant shall comply with all requirements of the City of Grand Terrace Director of Building and Safety/Public Works, including the conditions of approval contained in the Director's memorandum dated May 11, 2011, attached hereto as Exhibit 1. 12. The applicant shall comply with all requirements of the San Bernardino County Fire Department, Office of the Fire Marshal Community Safety Division, including Page 5 of 11 the conditions of approval contained in their letter dated May 5, 2011, attached hereto as Exhibit 2. 13. The applicant shall comply with the Mitigation Monitoring Plan prepared for the Project, attached hereto as Exhibit 3. 14. Building permits shall not be issued until Tentative Parcel Map 11-01 (TPM No. 19131) is recorded at the Office of the San Bernardino County Recorders Office. 15. Phase 1 shall include the following improvements: a. All onsite grading and installation of utilities, retention basins, and retaining walls. b. Right of way dedication and improvements along Mount Vernon Avenue and Barton Road, including the installation of a median in Barton Road. C. Installation of parking lot, landscaping, and lighting improvements, as shown on the phasing plan. d. Construction of Walgreens drugstore. e. Architectural facade improvements to existing retail building consistent with Attachment 8b of the December 18, 2008, approval. lf. Improve the intersection of Project Access 1 (NS) at Barton Road (EW) shall be improved to provide the following geometrics: i. Northbound: N/A ii. Southbound: one shared left-turn and right-turn lane iii. Eastbound: one left-turn lane, two through lanes iv. Westbound: one through lane, one shared through and right-turn lane g. Improve the intersection of Project Access 2 (NS) at Barton Road (EW) shall be improved to provide the following geometrics: i. Northbound: N/A ii. Southbound: one right-turn lane iii. Eastbound: two through lanes iv. Westbound: one through lane, one shared through and right-turn lane h. The intersection of Project Access 3 (NS) at Barton Road (EW) shall be improved to provide the following geometrics i. Northbound: one left-turn lane, two through lanes ii. Southbound: one through lane, one shared through and right-turn lane iii. Eastbound: one shared left-turn and right-turn lane Page 6 of 11 iv. Westbound: N/A 16. Phase 2 shall include the following improvements: a. Obtain Planning Commission approval of an Administrative Site and Architectural Review of final architectural drawings for the proposed Market. b. Installation of parking lot, landscaping, and lighting improvements, as shown on the phasing plan. C. Construction of Market and new retail/restaurant building. 17. A precise grading plan with soils report shall be submitted to the Building and Safety Department for review and approval. 18. The applicant shall incorporate into the project design all existing easements within the project boundaries, or obtain abandonment of said easements from the affected easement holder(s). If this requirement cannot be accomplished, the project shall be redesigned. 19. The location and method of screening for all roof-mounted and building-mounted equipment shall be demonstrated on the elevations, including but not limited to kitchen exhaust vents, air conditioning and heating units, utility boxes, and backflow devices. All equipment shall be screened from public view and designed to be an integral component of the building design. All roof-mounted equipment shall be screened from view by parapet walls or other architectural means. The applicant shall demonstrate to the satisfaction of the Community and Economic Development Director that no roof-mounted equipment will be visible from the public right-of-way. Screening shall be compatible with main structures and include landscaping where appropriate. 20. All ground mounted equipment, including utility boxes, shall be screened in a manner that does not impede traffic visibility. 21. The location of all building-mounted light fixtures shall be shown on the elevations. A detail of said fixtures shall be shown on the elevations, and fixtures shall be decorative and complementary to the building architecture. 22. Prior to the issuance of building permits, the applicant shall submit three (3) copies of a photometric plan to the Building and Safety Division for review and approval by the Community and Economic Development Department. The photometric plan shall include details of all lighting fixtures and luminaires and demonstrate compliance with the following: a. Show the location of light standards and fixtures, including building-mounted light fixtures, to illuminate the parking area and other areas accessible to members of the public and the proposed illumination levels of these lights, -�' extending ten (10) feet beyond the property line. Page 7 of 11 -4 b. Illumination shall not create off-site light and glare, and shall be designed to reflect away from residential districts and public roadways. c. Maximum permitted luminaire height shall be eighteen (18) feet within parking lots. d. No lighting shall create illumination on an adjacent property which exceeds five (5) foot-candles (measured at ground level). Shielding shall be installed on light fixtures adjacent to residential uses at the northwest boundary. 23. Prior to the issuance of building permits, the applicant shall submit three (3) copies of landscape and irrigation prepared in accordance with the City's Water Efficient Landscape Ordinance (Chapter 15.56) to the Community and Economic Development Department for review and approval. The plans shall demonstrate the following: a. Large plant and tree sizes shall be used. 75% of all trees shall be 24-inch box trees or larger, and 65% of all shrubs shall be 5 gallon shrubs or larger. b. The installation of landscaping within the public parkway located along project frontages. C. The incorporation of potted plants along building entrances and outdoor seating areas. Except that the applicant may incorporate potted plants at the front of the Market or install a planter along the front of the Market building. d. Fast-growing evergreen trees shall be installed at the northwest boundary adjacent to residential uses. 24. Parking stalls adjacent to street frontages shall be screened through the use of a combination of a low profile wall, and/or enhanced landscape material. 25. Access rights shall be granted to the City for the purpose of allowing access over private drives within the development for all City vehicles, including police, fire, and other emergency vehicles. The document(s) recording this access shall be prepared by the applicant for review and approval by the City Engineer, prior to recordation. 26. Easements for all on-site facilities, public and private, shall be reviewed and approved by the City Engineer prior to recordation. Such easements may include, but are not limited to, sewer, water, electric, gas, telephone, storm drains, detention basins, and landscaping. 27. The proposed dining/sitting area shown on the east side of the existing commercial building, adjacent to Mount Vernon Avenue; shall not encroach into the public right of way. Page 8 of 11 28. Architectural elements to provide visual interest, such as plant-ons, trellis, or other similar elements, shall be incorporated into the north building elevation for the proposed 5,300 square foot restaurant building to the satisfaction and approval of the Community and Economic Development Director. 29. All exposed retaining walls, perimeter walls and trash enclosures walls shall be decorative, which may include the incorporation or combination of stucco, split- face block, stone veneer and/or other materials that match the colors and materials of the project. The retaining wall shall incorporate additional architectural interest. 30. Loading and unloading delivery activities shall not occur between the hours of 9:00 p.m. and 7:00 a.m. for all uses on the site. 31. Outdoor display of merchandise shall be taken indoors between the hours of 10:00 p.m. and 7:00 a.m., or at the close of business, whichever comes first, for all uses on the site. 32. The construction contractor shall stage construction equipment and material storage a minimum of one hundred (100) feet from any existing off site structures and a minimum of fifty (50) feet from property lines. 33. The drug store pick up window shall be for the exclusive use of the pharmacy, and related pharmacy transactions, such as prescription drop off and pick up and similar medicinal items sold at the pharmacy department. In no event, shall food, beverages, including alcoholic beverages, or other non-pharmacy related items be sold through the pick up window facility. 34. All pick up window speakers must be internally located within the building wall or pedestal mounted. 35. All operators of food sales must obtain the requisite permits and clearances from the County of San Bernardino, Environmental Health Services Division. 36. The applicant shall prepare Covenants, Conditions, and Restrictions (CC&R's) for the commercial center and submit the CC&R's to the City for review and approval, prior to recordation. The CC&R's shall include provisions for the maintenance of common area improvements including landscaping, perimeter fencing, infrastructure improvements, and parking areas; and structural BMP's identified in the WQMP. The CC&R's shall be recorded on the property, and the applicant shall be responsible for all City Attorney costs regarding review of said CC&R's. 37. Decorative paving, measuring a minimum of fifteen (15) feet wide shall be installed at all project entrances, and within the Britton Way drive aisle. Page 9 of 11 38. Routine maintenance activities, including parking lot cleaning, shall be prohibited �J between the hours of 9:00 p.m. and 7:00 a.m. 39. Prior to initiation of business activities and opening of the business to the general public, the applicant shall obtain a Business License from the Finance Division, which shall be maintained as long as the business is in operation. 40. The applicant shall be responsible for regular and ongoing upkeep and maintenance of the site, including parking lot paving condition and striping, clearing of trash, weeds and debris, lighting, and other site improvements. All parking facilities shall be maintained in good condition. The maintenance thereof may include, but shall not be limited to the repaving, sealing, and striping of a parking area and the repair, restoration and/or replacement of any parking area design features when deemed necessary by the City to insure the health, safety, and welfare of the general public. 41. All on-site and parkway landscaping shall be maintained by the applicant in good condition at all times. 42. All on-site utilities shall be placed underground, as determined by the Public Works Director. All frontage utilities shall be placed underground, as feasible, in coordination with the utility companies. 43. Outdoor dining furniture shall be constructed of quality materials and workmanship, and shall be subject to the review and approval of the Community and Economic Development Director. 44. A minimum of 5 bicycle storage spaces shall be provided. 45. A sign permit is required for all on site signs. Sign permit exhibits for monument signs shall demonstrate that a clear line of sight is maintained. 46. The applicant shall provide a copy of EPA Form 7520-16 (Inventory of Injection Wells) with the Facility ID Number assigned to the Building Official prior to issuance of the grading permit for any underground Water Quality.Management Plan (WQMP) best management practices (BMPs). 47. The land owner shall provide an inspection report on a biennial basis for the underground infiltration chambers to the Building Official. The land owner shall maintain on a regular basis as described in the Storm Water Quality Management Plan prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. l Page 10 of 11 PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace, �., California, at a special meeting held on the 14th of July, 2011. AYES: 4 - Chairman Wilson, Commissioners Addington, Comstock & Bailes NOES: 0 ABSENT: 1 — Commissioner Kongtang ABSTAIN: 0 ATTEST: -r�rrva' ivicact rG1C�� �1�1C �r�Z Doug Wilson City Clerk Chairman r Page 11 of 11 Exhibit 1 Building and Safety/Public Works Department Conditions of Approval Date: May 11, 2011 Applicant: Barton Circle, LLC. Dr. Robert Ha Site Location: Northwest Corner of Barton Road and Mount Vernon Avenue. Barton Plaza Development Project W.O. # 12-8-5450, SA 11-02, TPM 11-01, TPM 19131 Provide four (4) construction plans and information for review of the proposed project. Below is a list of the plans and documents needed for plan review. The initial plan review usually will take three weeks on most projects. You have received work order number 12-8.5450, for the proposed project. This number will be needed to obtain information regarding your plan review. A plan review fee and permit fee will be charged at the time plans are approved and are ready to issue. Provide the following sets of plans and documents for the proposed project. Public Works/Engineerinq submittal's required at first plan review. (2) Parcel Map 19131, see attached checklist for submittal requirements. (2) Title Reports (1) Grant Deed showing all easements (2) Street Utility Plans (1) Street Water Plans. (2) Street Sewer Plans. (2) Storm Water Plans (1) Dedications of right of way prepared by a licensed Civil Engineer. (2) Street improvement plans prepared by a licensed Civil Engineer. (2) Proposed utility easement documents. Building and Safetv submittal's required at first plan review for each building. (4) Architectural Plans (4) Structural Plans (2) Structural Calculations (4) Plot/Site Plans (4) Electrical Plans (4) Electrical Load Calculations (4) Plumbing Plans/Isometrics, Water, Sewer and Gas (4) Mechanical Plans (4) Mechanical Duct Layout Plans (2) Roof and Floor Truss Plans 1 (2) Title 24 Energy Calculations (4) Precise Grading Plan (2) Water Quality Management Plan, (WQMP) and Erosion Control Plan (2) Storm Water Pollution Prevention Plan, (SWPPP) (2) Soils reports that include percolation information for any proposed storm water facility. Buildinq & Safety/Public Works General Information All structures shall be designed in accordance with the 2010 California Building Code, 2010 California Mechanical Code, 2010 California Plumbing Code, 2010 California Electrical Code and the 2010 California Green Building Standards Code adopted by the State of California and the City of Grand Terrace. All construction work performed in the public right of way shall comply with the San Bernardino County Public Works Standards and the City of Grand Terrace Specifications for Construction Within Public Right of Way. The Developer/Owner is responsible for the coordination of the final occupancy. The Developer/Owner shall obtain clearances from each department and division prior to requesting a final building inspection from Building & Safety. Each agency shall sign the bottom of the Building & Safety Job Card. Building & Safety inspection requests and Public Works inspection requests can be made twenty four (24) hours.in advance for next day inspection. Please contact (909) 825-3825. You may also request inspections at the Building & Safety public counter. All construction sites must be protected by a security fence and screening. The fencing and screening shall be maintained at all times. The city right of way next to the construction site shall be maintained at all times to protect pedestrians. Toilet facilities shall be provided for construction workers. Toilet facilities shall be maintained in a sanitary condition at all times. Construction toilet facilities of the non sewer type shall conform at ANSI ZA.3. All construction projects are required to divert at least sixty percent of the estimated tonnage of construction and demolition materials generated. Sixty percent of the estimated tonnage of construction materials shall not include any inert materials that are disposed in an inert backfill site. The project will be required to comply with Grand Terrace Ordinance No. 243, see attached ordinance. Construction projects which require temporary electrical power shall obtain an Electrical Permit from Building & Safety. No temporary electrical power will be granted to a project unless one of the following items is in place and approved by Building & Safety. (A) Installation of a construction trailer. or, 2 (B) Security fenced and screened area where the electrical power will be located. Installation of construction/sales trailers must be located on private property. No trailers can be located in the public street right of way. Construction vehicles and construction workers vehicles shall be parked on site at all times. Work hours are from 7:00 am, to 7:00 pm, or sundown Monday through Saturday. No construction shall be permitted on Sunday or national holidays. Public Works and Enqineerinq Conditions 1. The applicant shall pay all development impact fees prior to obtaining Grading permits. 2. All on site utilities are required to be underground to all new proposed structures. 3. Performance, labor and materials bonds are required before work begins in the public right of way. 4. All proposed public street improvements shall be designed by persons registered and licensed pursuant to the Business and Professions Code. 5. The applicant shall dedicate and construct all missing and proposed public improvements on Barton Road and Mount Vernon Avenue. The missing public improvements shall include, but are not limited to, pavement, curb, gutter, sidewalk, driveway approach, corner ramps, cross gutters and street light and all necessary right of way construction all of which shall be shown on the street improvement plans. 6. Curb return radius at all entrances and exit driveways shall be set at 35—feet minimum. The curb radius at the northwest corner of Britton Way and Mount Vernon Avenue can be reduced to no less than 15 feet to accommodate a disabled ramp and a building structural column in this area if desired. Creative disabled ramp designs can be proposed to allow for a greater radius above 15 foot on this corner. All traffic sight lines shall be checked against San Bernardino County Transportation Department Standards. 7. Existing disabled ramp and radius on the northwest corner of Mount Vernon and Barton shall be upgraded to comply with current standards and ADA requirements. 8. Street work performed on Mount Vernon Avenue will be required to incorporate petromate underpavement prior to paving repairs. All street repairs and work in 3 �- the public right of way shall be in accordance with the City of Grand Terrace Paving Policy. 9. Pursuant to the City of Grand Terrace Circulation Element, a median is required on Barton Road from Mount Vernon Avenue west to the projects limits. The median will be constructed with an opening west of the median to allow full turning access in and out of the projects westerly driveway. The City reserves the right to study movements generated from the westerly driveway in the event the City finds that this area has encounter vehicular movement problems. 10, Applicant shall make all necessary public right of way improvements as required by the City Traffic Engineer. 11. Submit Tentative Parcel Map 19131, and all standard engineering conditions of approval used by the City. 12. Submit utility alteration and utility easement plans and documents for review. Buildinq Permit Conditions 1. Prior to issuance of Building Permits, on site water service shall be installed and approved by the responsible agency. On site Fire Hydrants shall be approved by the Fire Department. No flammable materials will be allowed on the site until the Fire Hydrants are established and approved. 2. Prior to issuance of permits, site grading and pad certifications shall be submitted to Building & Safety. Prior to concrete placement, submit a certification for the finish floor elevations and set backs of structures. The certification needs to reflect that the structures are in conformance with the Precise Grading Plans. Compaction reports shall accompany pad certifications. 3. Prior to issuance of building permits, provide a certificate from Colton Joint Unified School District stating that all school fees have been paid. 4. Prior to issuance of building permits, provide Building & Safety with a will service letter from Riverside Highland Water Company. (909) 825-4128. 5. Pay all required state storm water fees and provide copy of payment along with the Notice of Intent prior to grading permits. 6. All construction projects shall comply with the National Pollutant Discharge Elimination Systems (NPDES) and the current San Bernardino County MS-4 permit requirements. 4 Exhibit DO It 2 SAN BERNAR014 ;C4UVT COUNTY OF:SAN1 BERNIN PUBLICAND.SUPPORT' FIRE DEPARTMENT +, �`, SERVICES GROUP '1FFICE QF THE FIRE MARSHAL q MARK A: H RTVVIG OMMUNITY SAFETY QIVISION Fire Chief fi20 Sou#h"E":Street: �' r�. Sari Bernard mo,.Ca.:924154179 (909)38,6.84fi5-Fax(909)=38fi�846Q �z � x DATE: May5,2011 EXPIRATION WY201:2 EVERGREEN DEVCO, INC 2390E CAMEL`-ACK RD,STE 4,1U PHOENIX,-AZ 05010 PERMIT NUMBER; F201100228 PROJECT NUMBER; LOCATION: NORTHW59-,TICORNER OF'BARTON RD&.MO.UNT'VERNON AVE PROJECT'TYPE': SPRM` OCCUPANCY TYPE:' APN, 0275451,-14*000, PRO',PSAL:: PLANNER: SA I RA WLINA ' Dear.Applicant:. 1th respect to the conditions of:`approval regarding, the above: referenceri project, the 'San Bernardino .County Fire partment requires the following fire protection measures to be provided, in:accordance with applicable local ordinances;,: codes,,"an d/or recognized fire protection standards. The Fire Condftrons.Aftachmenf of this-ocurTient,sets forth the:F/RE CONDITIONS and 9.STANDARDwhich are applied'fo this,proect: FIRE,CONb#IONS All FIRE CONDITIONS FOR THlS PROJECT ARE ATTACHED; REVISION'TO.AN APPROVED AC 'ION: Page;_of Sincerely,_ Mar Anderson, Fire,Prevention Specialist San Bernardino County Fire Department' Valley Division GommunitySafety Division Duty', Honor; Community- FIRE CONDITIONS ATTACHMENT DATE: Q5-05=2011 "+` ^ROJECT.,; x 'ERIVIT NUMBER: F201100220 LOCATJOW, NQRTHWEST'CORNMO:FIVA BARTON RD &,MOUNT VE: PARCEL; 0275:25`t-14=1?000. „� 'C:ONDiTC�h1S. Conti: 17.01 Juns4ictiom The<"above referenced pro}ect is priclo Ike jurisdiction of th`e San B"ernardinb"County Fire_Department herein {"Fice.;Department"};.Prior any construction occurnng;ah any`parceL the" applicant shall,contact the Fire.D.epartrnent for verification of current fire protection u ireoemtreqretq s.Anewonstructio � mlwhe biiform"FCd s.andc si all appli'cable.statutes codes;ordinances and's poclards'of the Fire Dep:arfinent..[F01] Cond:F05' Water System:"Priorlo any,land disturbance, the water systems shall be:designed to meet the required:fire low for this,dbvelopmen`t and shall be approved by the Fire Depp,m.ent" TF e,req'J"d `fre flow shall:be=determined:by using:Appendix IIIAsof:the.Uniform'Fire Code [F:i] ] :Cond F.bbg Fire_Flow Test:Your submiftaa did not riclude,a flow.,test reportto::establish whetherthe public water supply is capable of meeting your project fire flow demand:You wil(be required toeither produce a current flowtest report from yourwa`ter purveyor=demonstrating that the-'fire flow demand, is satisfied or you must install`an approved f"' sprinkler system. This requirement shall,be. conipl.eted prior to com. ination nsp:ection 6y"Builtlg;and Safety.[F05B] nd: F41 cess,The development shall have a mininmurn of', points of vehicular'access. These are.for fire/emergency`e-quiprr ent access and for evacuation routes Standard"90.2.2,'1 Single Stqr Road Access Wdfih. AG buildings stlall"have:access pr..ovi ed by approved"roads, all44 nd.private drives=wifh<a minimum twenty six(26)foot unobstructed width and vertically to fourteen ("14}feet six(6).inches: in height q"ther recognized staniiardrs may tie morerest"rictive by,"requiring wider access provisions,: Multi-story Road Access Width-t Buildings three(3)stories in height:`:or,more,shall)lave a minimum access.of thirty(WO)f..eet unobstructed width and:vertically to fourteen(14)feet six(6)inches in,height iF41;] 'Cond:.`F54 UVater,8ystem Commercial..-:A water,system approved and;inspecied byte Fire,epartment is;required. The system shall.be:operafional, prior to any-combustibles'being.stored".on the'site.All fire hydrants shall; e spaced no more than three:hundred (300;)feet apart(as measured along vehicular, travel=w"ays);,and.no moreahan three t undred,[W ,0)feet from any:pprtion of a structure.[F54], :Cond: F57 Water"System Certification.The applicant shall provide the Fire:Department with a lette ,from the serving water company„certifying,that the'requiebd::f6 improvements-have been made or that the existing fire;b rants and water�system.will meet'distance and fire,dw.requirements..F reflow water supplyshall"tie in;place..prior placing com..usfible materiial:s on the:job-site. [F57-j id: F59. r�G Sprinkler-NFRA#13 An:automatc.fire sprinkler ystem complying with NFPA:Pamphlet#13 and .. Page `2- of FIRE:CONDITIONS ATTACHMENT DATA'; 05'-05-201'I _ �• t ' �' RO.J,ECT ERM.iT NUMBER: F201 0,0228 LOCATION: NQRTHWEST CORNEt '(OF Wit. t3ARTON RP &,MOt1N7 VE: xi PARCEL 0 275 261-14 . the Flee Department standards rs required.The applicant_shailhir.&a'Fire Department approved,fire sprinkle.r contractor.The fire:sprinkler contrk:r'shall submit three(3)-sets of detarled:plans to the Fire Department for„review and,.approval.Thep lans.(miriimurn 1/81'scald)shall-include hydraulic calculatrons arid,manufackures specification sheets.T.he.¢ontractor-shall submit plans showing type of storage acid use with the apph' ble protection system:The required fees-,,shall be, paid at;the time of plan submittal 5fartdard;_191:: [F'59] Coed;F62 Fire Alarm Art'autornat►c rnonrtormg fine alarm system complying 1+vrfh.the:Calrforhra Fire,Code;NFPA< end all applicable codes rs required far 100:he8ds ar more The applicant shall hire a Fire, Department approved fire alarm contractor..The fire alarm contractor shall submit three;'(3)sets of detoiled,plans.to th, ,hr`e 0eppijm, qf.fo.rreyiiOwqnd appr.,oval.The requ.ired,fees:shall tie paid''-at the.time of.plan submittal. Standard 1067,1,1 FA [F62J;; Cond'::F65. Hood And Duct Suppression:An automaticshood,and duct fire extinguish ng system Is required A Fire Department.approveci designer/installer shall submit three(3)sets;afdeEasled plans (mir rmumi 1/8" ?scale)with manufactures specifibationsheets-.to the Fire Departrr�ent for review:and approval.:11 required feesshall:be=paid atthe,'time of plan submittal. [F65] Cond F8Z romrn." -ial Addressing. Commercial and industrial developments of 100;000 sq:ft or less shall have s street addre' ihstalled:od.,fhe building with.numbers that are:a minimum six(6)inches it rght;and with a:three quarter(3/4)inchstrok& T,he street:address. hall'be visible from the street,Du.ring'the h'ups df-darkn $1 the numbers shall be electrically illummated-(internal or. external).'Wtiere the burltling:s trvo bu .dred:(200)feet or:more more. -,the roadway, additional' non ►Ilurriinated.coritrasting;six,(6)inch num:6ers shall be dsplayed.at.fhe property access: entrances Standard 901 4 4j.F$21 Cod; F85 I<ey Box An,approyed;Frre Departmentkey`box...... equired'.The.key box'shall,be;provided with.j- farnper�switch and shall be.mcinitored by a Fire Department approved central monitoring service. In commercial,,industrial and rnu1 tr fdrnily complexes.;all swing gates 'hall:lave an appfoved fire. department,Kr ox Lock; Standard 902A[F85j Cond: F88' Fire Extirigyishers, Nand portable fire exfinguishers are regalred..The location, type, an'd cabinet desigri shall be approved by�ahe;Fire Department:[F881 'Cond.: F93. Fire Lanes The applicant shall submit a fire'lane plan to the Fire;Department for review.and approval Fire,lane curbs shall be.painted red The"N,o Parking;Fire Lane"signs shall.be installed on public/private roads.in°aceordance.wifh the-approved plan ,Standard 901..4[F93j Cond: CON(i016878; Vegetation.management is to be provided to maintain twenty six feet width and a clear height af' fourteen feef six inches, Cond:C.ON009,6879; Any planned rooftop ph`oo1dV6.ltaic.arrays requires a.separatesubmiital to the Fire;Departmenffnr Page 1 of MITIGATION MONITORING AND REPORTING PROGRAM cM BARTON PLAZA X EVERGREEN DEVCO, INC. w PAGE 1 of 10 Responsible Timing of Method of Monitoring Date Sanctions Mitigation Measure Party Verification Verification Frequency Verified for Non- Initials Compliance Aesthetics AESTH-01: All exposed retaining and Community and Prior to Review of During Withhold perimeter walls shall be decorative, Economic issuance of a grading plans construction grading which may include the incorporation or Development grading permits permits combination of stucco, split-face block, Director or and approval of and/or stop stone veneer and/or other materials that designee landscape work order for match the colors and materials of the plans grading Project; and shall include the installation operations. of landscape material along the west boundary retaining wall to the satisfaction of the Community and Economic Development Department. Air Quality AQ-01: Vehicle Emissions-The Building Official Prior to Submittal of During Withhold following measures are recommended to or designee issuance of a evidence on construction grading further reduce vehicle emission impacts grading permit grading plans permits during Project construction: that include and/or stop a. Construction equipment shall be appropriate work order for maintained in proper tune. measures to grading b. Utilize gasoline or electricity-powered satisfy the operations. equipment instead of diesel intent of this equipment whenever possible. measure. c. Suspend use of heavy construction equipment during first stage smog alerts. MITIGATION MONITORING AND REPORTING PROGRAM BARTON PLAZA EVERGREEN DEVCO, INC. PAGE 2 of 10 Responsible Timing of Method of Monitoring Date Sanctions Mitigation Measure Verified for Non- party Verification Verification Frequency / Initials Compliance d. All construction vehicles shall be prohibited from excessive idling. Excessive idling is defined as five minutes or longer. e. Encourage use of"clean diesel" equipment if modified engines (catalyst equipped or newer Moyer Program retrofit)are available at a reasonable cost. AQ-02: Fugitive Dust Emissions and Building Official Prior to Submittal of During Withhold Control--To reduce fugitive dust or designee issuance of a evidence on construction grading emissions during construction,the use of grading permit grading plans permits best available control measures (BACM) that include and/or stop shall be implemented during grading, appropriate work order for including the following: measures to grading a. Water all active construction areas satisfy the operations. three times daily. intent of this b. Cover all haul trucks or maintain at measure. least 2 feet of freeboard. c. Pave or apply water three times daily to all unpaved parking or staging areas. d. Reduce speed on unpaved roads to less than 15 mph. e. Sweep or wash any site access. points within 30 minutes of any visible dirt deposition on any public roadway. MITIGATION MONITORING AND REPORTING PROGRAM BARTON PLAZA EVERGREEN DEVCO, INC. PAGE 3 of 10 Responsible Timing of Method of Monitoring Date Sanctions Mitigation Measure Verified for Non- Party Verification Verification Frequency / Initials Compliance f. Cover or water twice daily any on- site stockpiles of debris, dirt or other dusty material. g. Suspend all operations on any unpaved surface if winds exceed 25 mph. h. Take measures to limit daily disturbance area to 5 acres or less. AQ-03 Off-Site Impacts--The following Building Official Prior to Submittal of During Withhold measures are recommended to further or designee issuance of a evidence on construction grading reduce construction-related air quality grading permit grading plans permits impacts: that include and/or stop a. Encourage car pooling for appropriate work order for construction workers. measures to grading b. Limit lane closures to off-peak travel. satisfy the operations. periods,when feasible. intent of this measure c. Park construction vehicles off traveled roadways. d. Wet down or cover dirt hauled off- site. e. Wash or sweep access points daily. f. Encourage receipt of materials during non-peak traffic hours, when feasible. g. Sand/gravel bag construction sites for erosion control. 0 MITIGATION MONITORING AND REPORTING PROGRAM BARTON PLAZA EVERGREEN DEVCO, INC. PAGE 4 of 10 Responsible Timing of Method of Monitoring Date Sanctions Mitigation Measure Verified for Non- Party Verification Verification Frequency / Initials Compliance Biological Resources BIO-01: Removal of existing on-site trees Building Official Prior to Submittal of During Withhold must be conducted outside the avian or designee issuance of a evidence to construction. grading nesting season (February through grading permit City that a nest permits August). If construction occurs during the or other earth- survey(if and/or stop avian nesting season, the Project moving activity required) has work order for applicant shall provide evidence to the been grading City that a pre-construction nesting bird conducted and operations. survey has been conducted within 7 days the inclusion in prior to any ground disturbance activities. construction If birds are found to be nesting inside or documents of within 250 feet(500 feet for raptors)of the appropriate area of constraint, the nest or nesting tree measures to plus a 250-foot buffer must be flagged satisfy the and avoided until it is determined by a intent of this qualified biologist that active nesting no measure longer is occurring. Cultural Resources CUL-01: In the event that a Community and Prior to Incorporation of During Issuance of a paleontological, archeological, and/or Economic issuance of a MM CUL-01 on construction Stop Work historical resource are uncovered during Development grading permit grading plan Order and/or the course of the construction phase of Director or citation the project, ground disturbing activities in designee the vicinity of the find should be redirected until the nature and extent of the find can MITIGATION MONITORING AND REPORTING PROGRAM BARTON PLAZA EVERGREEN DEVCO, INC. PAGE 5 of 10 Mitigation Measure Responsible Timing of Method of Monitoring Date Sanctions Verified for Non- party Verification Verification Frequency Initials Compliance CUL-01 Con't. be evaluated by a qualified archaeologist and/or paleontologist(as determined by the City). Any such resource uncovered during the course of project-related to grading or construction shall be recorded and/or removed per applicable City and/or State regulations. GEOLOGY GEO-01 The design and construction of Building Official Prior to Review of Prior to Withhold all structures and facilities, site grading or designee issuance of construction construction building and soil preparation activities within the building permit documents permit Project limits shall be in accordance with the regulations and recommendations established by the City of Grand Terrace, applicable and appropriate measures identified in the Uniform Building Code, California Building Code and the site- specific recommendations of the geotechnical investigation prepared for the proposed Project. GREENHOUSE GAS EMISSIONS GHG-01 The following measures are Building Official Prior to Submittal of During Withhold recommended to further reduce vehicle or designee issuance of evidence on construction grading emission impacts during Project grading permit grading plans permits construction that include and/or stop a. Construction equipment shall be appropriate work order for maintained in proper tune. measures to grading satisfy the operations. intent of this measure MITIGATION MONITORING AND REPORTING PROGRAM BARTON PLAZA EVERGREEN DEVCO, INC. PAGE 6 of 10 Responsible Timing of Method of Monitoring Date Sanctions Mitigation Measure Party Verification Verification Frequency Verified for Non- Initials Compliance b. Utilize gasoline or electricity-powered equipment instead of diesel equipment whenever possible. c. Suspend use of heavy construction equipment during first stage smog alerts. d. All construction vehicles shall be prohibited from excessive idling. Excessive idling is defined as five minutes or longer. e. Encourage use of"clean diesel' equipment if modified engines (catalyst equipped or newer Moyer Program retrofit) are available at a reasonable cost. GHG-02 Encourage building construction Building Official Prior to Submittal of During Withhold design to exceed the minimum statewide or designee issuance of evidence on construction building energy requirements of Title 24; this may building permit building permits. include but is not limited to: construction a. Use of low emission water heaters plans that include b. Use of central air heating systems appropriate c. Use of energy efficient appliances measures to d. Use of increased insulation satisfy the e. Use of energy-efficient parking lot intent of this lights measure f. Use of lighting controls and energy efficient lighting. MITIGATION MONITORING AND REPORTING PROGRAM BARTON PLAZA EVERGREEN DEVCO, INC. PAGE 7 of 10 Responsible Timing of Method of Monitoring Date Sanctions Mitigation Measure Verified for Non- party Verification Verification Frequency Initials Compliance NOISE NOS-01: During all Project site Building Official Throughout On-site During grading Stop work excavation and grading on site, the or designee construction inspection and construction order and/or project contractors shall equip all activities citation construction equipment,fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers' standards. NOS-02: The Project contractor shall Building Official Throughout Show During grading Stop work place all stationary construction or designee construction construction and construction order and/or equipment so that emitted noise is staging area on activities citation directed away from sensitive receptors site plan/On- nearest the project site. site inspection NOS-03: The construction contractor Building Official Throughout Show During grading Stop work shall locate equipment staging, building or designee construction construction and construction order and/or materials, and grading debris a minimum staging area on activities citation of 50 feet from the west property line site plan/On- during all Project construction. site inspection NOS-04: On-site construction activities Building Official Throughout On-site During grading Stop work shall be restricted to the hours permitted or designee construction inspection and construction order and/or under the City's Noise Ordinance. The activities citation Noise Ordinance prohibits noise associated with construction activities between the hours of eight p.m. and seven a.m. on weekdays, including Saturday, or at any time on Sunday or a national holiday. NOS-05: A six-foot high shielding wall Building Official Prior to On-site Prior to Withhold shall be constructed along the northwest or designee issuance of inspection occupancy certificate of corner property line (adjacent to occupancy occupancy residential units)and along the Market (Phase II) loading dock. MITIGATION MONITORING AND REPORTING PROGRAM BARTON PLAZA EVERGREEN DEVCO, INC. PAGE 8 of 10 Responsible Timing of Method of Monitoring Date Sanctions Mitigation Measure Verified for Non- party Verification Verification Frequency / Initials Compliance NOS-06: Truck deliveries and loading Community and Ongoing On-site Ongoing Issuance of a dock activity shall be limited to between Economic throughout inspection throughout citation the hours of 7:00 AM to 9:00 PM. Development occupancy of occupancy of Director, Code site site Enforcement NOS-07: Deliveries should limit their Community and Ongoing On-site Ongoing Issuance of a engines to idle 5 minutes or less. Trucks Economic throughout inspection throughout citation should be encouraged to turn off engines Development occupancy of occupancy of once they reach loading dock Director, Code site site destination. Enforcement TRANSPORTATION TRANS-01: Prior to the issuance of Building Official Prior to Evidence of the Prior to issuance Withhold grading permits for Phase 1 of the or designee issuance of payment of of grading grading Project, the Developer shall participate in grading permits impact fees permit and/or a fair-share contribution, via the payment building of Development Impact Fees, for the permit construction of a southbound left turn lane and an eastbound thru lane at the 1-215 Southbound Ramps and Barton Road. TRANS-02: Prior to the issuance of Building Official Prior to Evidence of the Prior to issuance Withhold grading permits for Phase 1 of the or designee issuance of payment of of grading grading Project, the Developer shall participate in grading permits impact fees permit and/or a fair-share contribution, via the payment building of Development Impact Fees,for the permit construction of a northbound left-turn lane and Michigan Street and Barton Road. MITIGATION MONITORING AND REPORTING PROGRAM BARTON PLAZA EVERGREEN DEVCO, INC. PAGE 9 of 10 Responsible Timing of Method of Monitoring Date Sanctions Mitigation Measure Verified for Non- party Verification Verification Frequency / Initials Compliance TRANS-03: The Developer shall Building Official Prior to Acceptance of Prior to issuance Withhold complete any remaining half-section or designee occupancy improvements of grading grading street improvements along Mount Vernon by the City permit permit and/or Avenue and Barton Road, directly building adjacent to the Project boundaries. permit TRANS-04: The Developer shall submit Building Official Prior to grading Site inspection Prior to issuance Withhold a signing and striping plan prior to the or designee permit issuance and acceptance of grading grading issuance of grading permits, and signing and prior to of improvements permit and prior permit or and striping shall be completed prior to occupancy to occupancy occupancy opening of Phase 1. TRANS-05: Prior to the issuance of Building Official Prior to Acceptance of Prior to issuance Withhold building permits for Phase 2 of the or designee occupancy improvements of grading grading Project, the Developer shall implement by the City permit permit and/or Mitigation Measures TRANS-01 through building TRANS-05, if not already completed. permit TRANS-06: Construct on-site circulation Building Official Prior to On-site Prior to Withhold system per the detailed site plan; or designee occupancy inspection occupancy of occupancy including the phasing plan. each Phase. TRANS-07: Install stop signs, stop bars, Building Official Prior to On-site Prior to Withhold and stop legends at all Project access or designee occupancy inspection occupancy of occupancy points. each Phase. TRANS-08: Install one (1)southbound Building Official Prior to On-site Prior to Withhold left/right turn land and one (1)eastbound or designee occupancy inspection occupancy of occupancy left turn lane at Project Access 1 at each Phase. Barton Road. TRANS-09: Install one (1)southbound Building Official Prior to On-site Prior to Withhold right turn lane at Project Access 2 at or designee occupancy inspection occupancy of occupancy Barton Road. each Phase. 1 MITIGATION MONITORING AND REPORTING PROGRAM BARTON PLAZA EVERGREEN DEVCO, INC. PAGE 10 of 10 Responsible Timing of Method of Monitoring Date Sanctions Mitigation Measure Verified for Non- party Verification Verification Frequency Initials Compliance TRANS-10: Install one (1) northbound Building Official Prior to On-site Prior to Withhold left turn lane at Mount Vernon Avenue or designee occupancy inspection occupancy of occupancy and Project Access 3. each Phase. TRANS-11: Prior to the certificate of Building Official Prior to On-site Prior to Withhold occupancy, the Developer shall or designee occupancy inspection occupancy of occupancy implement Mitigation Measures TRANS- each Phase. 05 through TRANS-10, if not already completed.