Loading...
HomeMy WebLinkAbout7691 RESOLUTION NO 7691 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING TENTATIVE PARCEL MAP NO 19956 WHEREAS, Larry Jacinto proposes to subdivide approximately Is 54 acres into forty (40) single family residential lots and two (2) lettered lots (the "Project") and a Tentative Tract Map application has been filed by Larry Jacinto for property located at the northeast corner of Highland Avenue and Wabash Avenue (Assessor's Parcel Nos 0299-101-01, and 04), and WHEREAS, in conjunction with the filing of Tentative Tract Map No 19956, the Jacinto Project also includes the filing of Armexation No 92, General Plan Amendment No 134, and Zone Change No 450, collectively known as the Jacinto Project Entitlements, and WHEREAS, the City Council has the authority per Chapter 17 07 of the City of Redlands Municipal Code to take action on Tentative Tract No 19956 to subdivide approximately 1S 54 acres into forty(40) single family residential lots and two (2) lettered lots, and WHEREAS, on November 22, 2016, the City of Redlands' Planning Coininission held a noticed public hearing at which interested persons had an opportunity to testify in support of, or in opposition to, the tentative tract map and the Jacinto Project Entitlements at which the Planning Commission considered the project, and WHEREAS, at the public hearing on November 22, 2016, the Planning Coininission considered, heard public coiiiments on, and recommended approval to the City Council of a Mitigated Negative Declaration, Socio-Economic Cost/Benefit Study, General Plan Amendment No 134, Zone Change No 450, and Tentative Tract Map No 19956, collectively known as the Jacinto Project Entitlements, and WHEREAS on November 17, 2016, notice of this City Council's public hearing for Tentative Tract Map No 19956 and the Jacinto Project Entitlements was published in the Redlands Daily Facts by the City Clerk, and WHEREAS, on December 20, 2016,the City Council held a public hearing and considered the staff written and oral reports,the reconiinendation of the Planning Coininission, the testimony and written evidence submitted by and on behalf of the applicant, and testimony by members of the public, and WHEREAS, at the public hearing on December 20, 2016, the City Council considered, heard public comments on Tentative Tract Map No 19956, and the Jacinto Project Entitlements, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS 11cclerklResolutionslRes 7600-769917691 TTM19956 12 20 16 doex SECTION 1 The City Council of the City of Redlands hereby approves Tentative Tract Map No 19956 for the Project subject to the conditions of approval identified in Exhibit "A" of this Resolution, and based upon the following findings A TENTATIVE TRACT MAP NO 19956 IS CONSISTENT WITH APPLICABLE GENERAL PLAN, AS WELL AS APPLICABLE PROVISIONS OF THE REDLANDS MUNICIPAL CODE The property within Tentative Tract Map No 19956 ("TTM 19956") encompasses the area containing the subdivision of forty (40) single-family residential lots and two (2) lettered lots on 18 54 acres As addressed in greater detail in the Mitigated Negative Declaration prepared in connection with Aninexation No 92, General Plan No 134, TPM 19956, and Change No 450, pursuant to the California Envi-oiunental Quality Act ("CEQA"), TPM 19956 advances the goals and policies of the City of Redlands General Plan (the "General Plan") The proposed project would have a proposed General Plan land use designation of Very Low Density Residential and a proposed zoning of R-E (Residential Estate) and will be consistent with both the General Plan and the Municipal Code, B THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED TYPE OF DEVELOPMENT The project site, which is located east of Wabash Avenue, south side of Citrus Avenue, and north side of Highland Avenue, is physically suitable for the type of development The site has relative flat grade, with a gradual fall towards the northwest corner of the site over distance, and is large enough to subdivide into forty(40) lots in accordance with density standards On-site and off-site improvements proposed as part of the project's design will ensure the property is consistent with adjacent developments and mitigate potential mlpacts to traffic and other envi-omnental factors to a less than significant level C THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF DEVELOPMENT With the approval of the General Plan amendment, to change the General Plan land use designation from Rural Living to Very-Low-Density Residential, the maximum density allowed would be 2 7 units per gross area The project area is relatively flat, with gradual fall to the northwest, and does not include the creation of residential lots on land with slopes exceeding fifteen percent (15%) As indicated in the analysis above, the project proposes a density oft 15 units per net acre As such, the site is physically suitable for the density of development proposed D THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR THEIR HABITIAT A project-specific "General Biological Reconnaissance Survey", completed by ECORP Consulting, Inc on May 13, 2016, revealed no special status plant or wildlife species within the I 1cclerklReso1utionslRes 7600-769917691 TTMI9956 12 20 16 docx project site, with no potential for special status plant or wildlife species to occur due to the disturbed, agricultural nature of the project site and lack of suitable habitat Wildlife species observed or detected on the Project site were mostly natives typical of the surrounding semi-arid communities, as well as some species associated with urban development Additionally, the project site is not within designated critical habitat for any listed plant or wildlife species and is not located within any sensitive plant communities The habitat assessment did not identify signs of San Bernardino kangaroo rat or Primary Constituent Elements (PCE) required to support this species The Mitigated Negative Declaration includes thirty-two (32) Mitigation Measures to reduce potential impacts to a less than significant level, which have also been incorporated into Conditions of Approval One(1) of such measure is included under Biological Resources to avoid substantial environmental damage or substantially and avoidably inure wildlife, requiring a pre- construction burrowing owl and nesting bird survey The property does not include any existing wetlands E THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS An Air Quality Impact Analysis has been completed for the project and the project will be required to comply with all Mitigation Measures addressing air quality impacts One (1) Mitigation Measure has been included in the Mitigated Negative Declaration and incorporated as Conditions of Approval to reduce any potential impact to a less than significant level As such, the residential project is not likely to cause any serious public health problems F THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS WILL NOT CONFLICT WITH EASEMENTS ACQUIRED BY THE PUBLIC AT LARGE FOR ACCESS THROUGH OR USE OF PROPERTY WITHIN THE PROPOSED SUBDIVISION The project will improve access in the immediate vicinity by installing public improvements such as sidewalks along adjoining streets Additionally public streets and pedestrian access will be provided throughout the project site G THE PROPOSED SUBDIVISION WILL NOT RESULT IN PARCELS THAT WOULD BE TOO SMALL TO SUSTAIN THEIR AGRICULTURAL USE PURSUANT TO THE CALIFORNIA LAND CONSERVATION ACT ("WILLIAMSON ACT") The property is not under Williamson Act Contract As there are a number of current and future non-agricultural developments in the area,the transition into a more intensive use represents a logical, outward expansion of urban development Thus,the City Council finds that the approval of TPM 19956 will not result in parcels of land that would be too small to sustain their agricultural use pursuant to the Williamson Act SECTION 2 EFFECTIVE DATE This Resolution shall take effect of the effective date of City of Redlands Ordinance No 2843 I 1cc1erk\Reso1utions\Res 7600-769917691 TTM19956 12 20 16 docx ADOPTED, SIGNED AND APPROVED this 20'' day of December, 2016 mayor ATTEST �� J e Donaldson, City Clerk I 1cc1erk\Reso1ut1ons\Res 7600-769917691 TTM19956 12 20 16 doex I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was adopted brthe City Council at a regular meeting thereof held on the 20th day of December, 2016 by the following vote AYES Councilineinbers Harrison, Gilbreath, Barich, Tejeda, Mayor Foster NOES None ABSTAIN None ABSENT None nne Donaldson, City Clerk DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION CONDITIONS OF APPROVAL AND DEVELOPMENT INFORMATION FOR TENTATIVE TRACT NO 18988 Date of Preparation November 16, 2016 Planning Commission Date November 22, 2016 Applicant Larry Jacinto Location East side of Wabash Avenue, South of Citrus Avenue, North of Highland Avenue (APNs 0299-101-01 and 04) CONDITIONS OF APPROVAL TENTATIVE TRACT NO 19956 1. The issuance of any permits shall comply with all provisions of the Redlands Municipal Code 2. Unless the Final Map is recorded, or a time extension is granted in accordance with Title 17 of the Redlands Municipal Code, this tentative tract map shall expire two vears after the date of City Council approval 3 This approval is for a Tentative Tract to subdivide approximately 18 54 acres into forty (40) single-family residential lots and two (2) lettered lots located on the east side of Wabash Avenue, north side of Highland Avenue and the south side of Citrus Avenue (Proposed change to R-E District) 4 The subdivision shall be subject to the provisions of the Residential Development Allocation process under the Growth Management Ordinance, Title 19 of the Redlands Municipal Code 5 All plans submitted to the City shall reflect the Planning Commission and City Council approval and any other changes required by the Commission/Council andfor staff 6 The applicant shall not make any modifications or changes during construction that are in conflict or contrary to the project's approved tentative map, site design, grading plan, landscaping plan, or building elevations without first consulting with the Development Services Director or his designee 7 Pursuant to Government Code Section 66020(d), certain fees dedications, reservations or exactions imposed by the City as a condition of approval of ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 2 this protect are subject to a statutory ninety (90) day protest period Please be advised that the ninety (90) day protest period for those fees, dedications, reservations and exactions which are subject to Government Code Section 66020(a) has commenced to run on the date this project was approved by the City 8 The property owner and applicant and their successors and assigns, shall defend, by paying for the defense costs of the City of Redlands (for counsel retained by the City), indemnify and hold harmless the City of Redlands, and its elected officials, officers, employees, and agents, from and against any and all claims, actions, and proceedings (collectively "Claims") to attack, set aside, void or annul the approval of this Conditional Use Permit by the City, or Claims brought against the City due to acts or omissions in any way connected to the applicant's protect that is the subject of this permit This indemnification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of costs or attorneys' fees. In the event any such action is commenced to attack, set aside, void or annul all, or any, provisions of this permit, or is commenced for any other reason against the City for acts or omissions relating to the applicant's project, within fourteen (14) City business days following notice of such action from the City, the applicant shall file with the City a performance bond or irrevocable letter of credit, or other form of security satisfactory to the City (the "Security") in a form satisfactory to the City, and in the amount of $100,000, to ensure applicant's performance of its defense and indemnity obligations under this condition The Secunty amount shall not limit the total indemnity obligation of the applicant pursuant to this condition The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and nght, without objection by the applicant, to revoke all entitlements granted for the protect pursuant to this permit The City shall have no liability to the applicant for the exercise of City's nght to revoke this permit 9 Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the applicant and approved by the City for the project which address the conditions of approval imposed upon the project The CC&Rs shall contain the following a. a provision which reads substantially as follows "The City shall have the right to review and approve any proposed amendment or ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 3 termination of [the CC&Rs] when such termination or amendment would alter, amend, terminate or otherwise impair the rights of the City under those provisions of [the CC&Rs] which satisfy the conditions of approval imposed by the City for the project All proposed amendments shall be submitted to the City's Development Services Director and shall be approved in writing by the City Attorney as a precondition of and prior to the recordation of such amendment " b a provision which reads substantially as follows "[The CC&Rs] shall be covenants running with the land, and shall, in any event, and without regard to technical classification or designation, legal or otherwise, be, to the fullest extent permitted by law and equity, binding for the benefit and the favor of, and enforceable by the City of Redlands Although the City of Redlands shall be a beneficiary of [the CC&Rs], and shall have a right to enforce [them], the City of Redlands shall not be obligated hereunder to exercise such rights of enforcement " 10 The CC&Rs shall be subject to a joint review by the all affected City Department Directors and the City Attorney's Office The applicant shall be required to pay for the review of the CC&Rs by the affected Department Directors and the City Attomey's Office at such persons' hourly billing rates 11 The CC&Rs shall be submitted to the City at least twenty (20) days prior to the submission of any request for approval of the final map The CC&Rs shall subsequently be recorded, in the form approved by the City, prior to or at the same time as the final map 12 The grading plan shall be designed so that the incorporation of retaining walls are not necessary on-site No retaining walls shall be incorporated into the design of the grading plan 13 The applicant shall record the lots by tract map 14 The applicant shall ensure that the project shall be kept in weed and dust free condition throughout all penods of development 15 All utilities on-site shall be placed underground, including utility vaults Prior to approval of the final map the applicant shall bond for undergrounding of utilities, and submit plans to be approved by the Development Services ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 4 Director that detail undergrounding of all utilities found on-site Bonds shall be calculated and included in any bonds required by the City of Redlands Municipal Utilities and Engineering Department 16 Prior to the recordation of the final map, the applicant shall submit final landscape and irrigation plans, and will and fence plans for review and approval by the Development Services Director 17 Any conditions of approval determined by the City to not be completed prior to Final Map approval shall be the subject of a Subdivision Improvements Agreement entered into by the developer with the City 18 The final map shall conform with the tentative map as approved by the City Council 19 The applicant shall provide a subdivision improvement bond to ensure the installation of common area landscaping, recreational open space facilities and equipment, and the required noise barrier walls and perimeter walls 20 AES-1 To mitigate the potential impacts identified in I (a) of the Environmental Checklist, the project shall preserve the mature Canary Island Date Palm trees, which currently line Wabash and Highland Avenues, through relocation of the trees on the project site, to accommodate dedication of right- of-way and associated street widening. To be monitored by the Development Services Department, Building & Safety Division and Planning Division, through the review of construction pians and the conducting of on-site inspections during the construction process 21 AGRA To mitigate the potential impacts identified in 11 (a) of the Environmental Checklist, the project developer will fund acquisition of farmland or farmland conservation easements at a ratio of 0 50/1 Based on the 19 acre area of the protect site, a total of 9.5 acres of prime agricultural land or conservation easements over 9 5 acres of prime agricultural land shall be acquired and permanently protected The prime agricultural land or the conservation easement shall be acquired and made available to an existing farmland trust or comparable organization prior to issuance of a grading permit, or a farmland trust or comparable organization shall verify that it has received sufficient funds to acquire prime agricultural land or a conservation easement over such lands The protect developer shall submit verification to ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 5 the City of Redlands Development Services Department that the acquisition of farmland has been completed A receipt from the farmland conservation agency will serve as adequate verification The City concludes that implementation of this measure provides reasonable mitigation based on the magnitude of the impact pursuant State CEQA Guidelines Section 15370 To be monitored by the Development Services Department, Planning Division, and satisfied through the receipt of verification of acquisition prior to the issuance of a grading permit 22 AQ-1 To mitigate the potential impacts identified in III (b) of the Environmental Checklist, the project is required to comply with regional rules that assist in reducing short-term air pollutant emissions, including SCAQMD Rule 403, which requires that fugitive dust be controlled with best-available control measures so that the presence of such dust does not remain visible in the atmosphere beyond the property line of the emission source SCAQMD Rule 403 requires implementation of dust-suppression techniques to prevent fugitive dust from creating a nuisance off site Applicable dust suppression techniques from Rule 403 include watering active sites at least twice daily, covering all trucks hauling dirt, sand, soil, or other loose materials, or maintain at feast 2 feet of freeboard (vertical space between the top of the load and top of the trailer) in accordance with the requirements of California Vehicle Code (CVC) Section 23114, and controlling traffic speeds within the property to 15 mph or less To be monitored by the Development Services Department, Building and Safety Division and Planning Division, and the Municipal Utilities and Engineering Department through review of project notes on construction plans and verification through inspections in the field. 23 13110-1 To mitigate the potential impacts identified in IV (a) and (d) of the Environmental Checklist, burrowing owl and nesting bird pre-construction clearance surveys shall be conducted prior to project implementation The first survey shall be conducted 14-30 days prior to the commencement of ground disturbing activities and the second survey shall be conducted within three (3) days of ground disturbing activities If no active avian nests and no burrowing owls are found during the clearance surveys, no additional mitigation will be required If an active burrowing owl or other avian nest is discovered during the pre- construction clearance survey, construction activities shall be redirected ANNEX NO 92, GPA NO. 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 6 around the nest As determined by the City, a qualified biologist shall delineate the boundaries of any such buffer area The buffer shall be sufficient to ensure that nesting behavior is not adversely affected by the construction activity. Once the qualified biologist has determined that young birds have successfully fledged or the nest has otherwise become inactive, a monitoring report shall be prepared and submitted to the City of Redlands for review and approval prior to reinitiating construction activities within the buffer area The monitoring report shall summarize the results of the nest monitoring, describe construction restrictions currently in place, and confirm that construction activities can proceed within the buffer area without jeopardizing the survival of the young birds Construction within the designated buffer area shall not proceed until written authorization is received from CDFW If burrowing owls are observed, the area shall be flagged, and a no-work buffer of 500 feet shall be established by the protect biologist in consultation with the California Department of Fish and Wildlife (CDFW) The no-work buffer shall be clearly delineated by the biologist and monitored to ensure avoidance until consultation with the CDFW and applicant results in a plan to avoid or relocate the burrowing owl(s) A monitoring report shall be prepared and submitted to the City, and written authorization by the CDFW shall be received before construction may proceed within the no-work buffer To be monitored by the Development Services Department, Planning Division, through receipt of a copy of a signed contract between the developer and a qualified biologist, and the documented results as prepared by a qualified biologist, prior to issuance of a grading permit 24 CUL-1 An archaeological monitor shall be present on-site during all clearing and grubbing activities, including the removal of citrus trees and related irrigation lines, for the possibility of discovery of archaeological resources A copy of the contract for the archaeological monitor shall be provided to the City of Redlands Development Services Department prior to clearing and grubbing, the removal of any trees, and the issuance of a grading permit A copy of the monitoring report shall be provided to the City of Redlands Development Services Department and to the Tribes which requested consultation during the AB52 process (San Manuel Band of Mission Indians and Soboba Band of Luiseno Indians) prior to approval of the final map. To be monitored by the Development Services Department, Planning Division, through receipt of a copy of a signed contract between the developer ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19955 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 7 and a qualified archaeologist, and the documented results as prepared by a qualified archaeologist, prior clearing and grubbing and prior to issuance of a grading permit A copy of the monitoring report shall be provided to the City of Redlands Development Services Department and to the Tribes which requested consultation during the AB52 process (San Manuel Band of Mission Indians and Soboba Band of Luiseno Indians) prior to approval of the final map 25. CUL-2 If a significant archaeological resource(s) or tribal cultural resource is discovered on the property, ground disturbing activities shall be suspended one hundred feet (100) feet around the resource(s) The archaeological monitor and a representative of the appropriate Native American Tribe(s), the Project Proponent, and the City of Redlands Development Service Department shall confer regarding mitigation of the discovered resources) A treatment plan shall be prepared and implemented to protect the identified archaeological resource(s) or tribal cultural resources from damage and destruction The treatment plan shall contain a research design and data recovery program necessary to document the size and content of the discovery such that the resource(s) can be evaluated for significance under CEQA criteria. The research design shall list the sampling procedures appropriate to exhaust the research potential of the archaeological resource(s) or tribal cultural resources in accordance with current professional archaeology standards The treatment plan shall require monitoring by the appropriate Native American Tnbe(s) during data recovery and shall require that all recovered artifacts undergo basic field analysis and documentation or laboratory analysis, whichever is appropriate At the completion of the basic field analysis and documentation or laboratory analysis, any recovered archaeological or tribal cultural resources shall be processed and curated according to current professional repository standards The collections and associated records shall be donated to an appropriate curation facility, or, the artifacts may be delivered to the appropriate Native American Tnbe(s) if that is recommended by the City of Redlands A final report containing the significance and treatment findings shall be prepared by the archaeologist and submitted to the City of Redlands Development Services Department, the Eastern Information Center, and the appropriate Native American Tribe To be monitored by the Development Services Department, Planning Division, through receipt of a copy of a signed contract between the developer and a qualified archaeologist, prior to clearing and grubbing and issuance of a grading permit, and a copy final report containing the significance and treatment findings shall be prepared by the archaeologist, in the case of ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 8 discovery 26. CUL-3 The cobble stones that comprise the cobble stone retaining wall shall be retained and reused on-site in the creation of a corner entry feature (i a wall or monument sign) on "Lot A", at the northwest comer of the project site, adjacent to the intersection of Wabash Avenue and Citrus Avenue To be monitored by the Development Services Department, Building and Safety Division and Planning Division, through review and approval of construction plans and on-site inspections. 27 CUL-4 The applicant shall reuse available historic-period smudge pots or make them available to a local museum or preservation organization, as a feature of the region's citrus history To be monitored by the Development Services Department, and Planning Division, through the receipt of written verification of reuse or availability of historic-penod smudge pots and their location of preservation, and satisfied prior to issuance of a grading permit 28. CUL-5 If any fossils of any sort are discovered during grading and earth- moving activities, a qualified paleontologist must be retained and the activities halted to allow for recovery and identification of the fossils by a qualified paleontologist Recovered fossils are to be curated and deposited in an accredited and permanent scientific institution or established museum repository for the benefit of current and future generations In the case of such finds, documentation of curation and a report of such findings, prepared by qualified paleontologic personnel, with an appended itemized of specimens shall be provided to the Development Services Department prior to the issuance of building permits. To be monitored by the Development Services Department, and Planning Division, and satisfied during construction of the project 29 CUL-6 If human remains and/or "grave goods" (i e , funerary objects) are found within the project area, the City or its designee shall notify the City of Redlands Police Department and San Bernardino County coroner immediately, in any event not later than 24 hours after the time of discovery The coroner shall determine whether or not the circumstances, manner, and cause of death require further investigation as a crime scene If not, the coroner shall endeavor to determine if the remains are Native American This ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 9 shall be accomplished in consultation with a physical anthropologist, human osteologist, or other qualified specialist If the coroner determines that the remains are Native American and not evidence of a crime, he/she shall contact the Native American Heritage Commission (NAHC) per CH&SC §7050 5(b) The NAHC would then immediately identify the persons or Tribe it believes to be to be most likely descended from the deceased Native American. With the permission of the landowner, the most likely descendant (MLD) may inspect the site of the discovery and recommend means for treating or disposing of the human remains and any associated grave goods with appropriate dignity The MLD shall complete the inspection and make a recommendation within 48 hours of notification by the NAHC If the NAHC is unable to identify an MLD, or if the MLD fails to make a recommendation, or if the landowner rejects the MLD's recommendation and mediation by the NAHC fails to provide measures acceptable to the landowner, the landowner shall reinter the human remains and any associated items with appropriate dignity on the property in a location not subject to further subsurface disturbance (PRC §5097 98) If the human remains are not those of a Native American, the City shall consult with the coroner, a biological anthropologist or human osteologist, and a qualified historical archaeologist to develop an appropriate plan for treatment and to determine if historical research, further archaeological excavations, and/or other studies may be necessary before a treatment plan can be finalized. Also, if the remains are those of an identifiable individual and not evidence of a crime, the City shall notify the next-of-kin, who may wish to influence or control the subsequent disposition of the remains If the next-of-kin (for non-Indian remains) or MLD so requests, the City shall coordinate discussions among concerned parties to determine if reburial at or near the original site in a location not subject to further disturbance is feasible If a proximate reburial location is not feasible, then the City may continue to coordinate discussions until a final disposition of the remains is decided upon Following the initial discovery and identification of any human remains, funerary objects, sacred objects, or objects of cultural patrimony within the project area, no further archaeological excavation, recording, or analysis of such remains and/or objects shall occur until after the MLD has made a recommendation to the landowner with respect to the disposition of the ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 10 remains and/or objects Thereafter, the City shall take into account the recommendation of the MLD, and shall decide on the nature of any archaeological excavation, recording, or analysis to be done of the discovered remains and/or funerary objects To be monitored by the Development Services Department, and Planning Division, and satisfied during construction of the project 30 CUL-7 In the event that Native American cultural resources are inadvertently discovered during the course of grading for this project The following procedures will be carned out for treatment and disposition of the discoveries 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 Redlands Development Services Department with evidence of same a) A fully executed rebunal agreement with the appropriate culturally affiliated 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 b) A curation agreement with an appropriate qualified repository within San Bernardino County that meets federal standards per 36 CFR Part 79 and therefore would be professionally curated and made available to other archaeologists/researchers for further study The collections and associated records shall be transferred, including title, to an appropriate curation facility within San Bernardino County, to be accompanied by payment of the fees necessary for permanent curation C) If more than one Native American Group is involved with the project and cannot come to an agreement as to the disposition of cultural materials, they shall be curated at the San Bernardino County Museum by default d) Should reburial of collected cultural items be preferred, it shall not occur until after the Phase IV monitoring report has been submitted to the Redlands Development Services Department Should curation be preferred, the developer/permit applicant is responsible for all costs and the repository and curation method ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 11 shall be described in the Phase IV monitoring report To be monitored by the Development Services Department, and Planning Division, and satisfied during construction of the project 31 CUL-8 The Project applicant shall contact the consulting Native American Tribe(s) that have requested monitoring through consultation with the City during the AB 52 process (San Manuel Band of Mission Indians and Soboba Band of Luiseno Indians) The applicant shall coordinate with these Tribes to develop a Tribal Monitoring Agreement The tribes must agree upon a coordinated monitoring schedule and the applicant shall submit the agreement to the City of Redlands Development Services Department prior to any clearing and grubbing of the property and prior to the Issuance of a Grading Permit To be monitored by the Development Services Department, and Planning Division, and the Municipal Utilities and Engineering Department, and satisfied through receipt of an approved Tribal Monitoring Agreement, prior to clearing and grubbing and issuance of a grading permit 32 GEO-1 The project shall be developed in accordance with all the recommendations included in the Geotechnical/Geologic Study prepared by Hilltop Geotechnical, Inc for the subject property In addition, the proposed project will be constructed to adhere to all federal, state, and local regulations pertaining to seismic design To be monitored by the Development Services Department, Building and Safety Division, Planning Division, and the Municipal Utilities and Engineering Department prior to the issuance of any building permits. 33 GEO-2 Prior to the issuance of building permits, the applicant shall demonstrate to the City that the siting, design and construction of all structures and facilities within the project limits are in accordance with the regulations established in the California Building Code, as well as the recommendations identified in a detailed geotechnical investigation prepared for the project site To be monitored by the Development Services Department, Building and Safety Division, Planning Division prior to the issuance of any building permits, ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 12 34 HAZ-1 To mitigate the potential impacts identified in VIII (a) and (b) of the Environmental Checklist, in the event malodorous or discolored soils, liquids, containers, or other materials known or suspected to contain hazardous materials and/or contaminants are encountered, earth-moving or clearing activities in the vicinity of said material shall be halted until the extent and nature of the suspect material is determined by qualified personnel and in consultation with appropriate City staff The removal and/or disposal of any such contaminants shall be in accordance with all applicable local, State, and Federal standards to the degree that adequate public health and safety standards are maintained, to the satisfaction of the City To be monitored by the Development Services Department, Building and Safety Division and Planning Division, and satisfied during construction of the protect 35 HAZ-2 Prior to issuance of a grading permit, a soil investigation is required to assess the potential presence of agricultural pesticide chemicals on site Construction may not proceed until the extent and nature of the suspect material is determined by qualified personnel and in consultation with appropriate City staff The removal and/or disposal of any such contaminants shall be in accordance with all applicable local, State, and Federal standards to the degree that adequate public health and safety standards are maintained, to the satisfaction of the City If appropriate, the City may enter into a Voluntary Cleanup Plan (VCP) with the State Department of Toxic Substances Control (DTSC) to coordinate remediation of the site Further evaluation of soils throughout the entire project site shall be made by a CaIOSHA licensed Hazardous Materials Substances Removal contractor during demolition and clearing activities In the event malodorous or discolored soils, liquids, containers, or other materials known or suspected to contain hazardous materials and/or contaminants are encountered, demolition and clearing activities in the vicinity of said material shall be halted until the extent and nature of the suspect material is detemnined by qualified personnel and in consultation with appropriate City staff The removal andlor disposal of any such contaminants shall be in accordance with all applicable local, State, and Federal standards to the degree that adequate public health and safety standards are maintained, to the satisfaction of the City To be monitored by the Development Services Department and Municipal Utilities and Engineering Department, and satisfied prior to issuance of a grading permit. ANNEX NO 92, GPA NO 134, ZC NO 454, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 13 36 HYD-1 To mitigate the potential impacts identified in IX (a) of the Environmental Checklist, prior to the issuance of a grading permit, the project applicant shall file and obtain a Notice of Intent (NOI) with the Regional Water Quality Control Board in order to be in compliance with the State NPDES General Construction Storm Water Permit for discharge of surface runoff associated with construction activities Evidence that this has been obtained (i e , a copy of the Waste Discharger's Identification Number) shall be submitted to the City for coverage under the NPDES General Construction Permit The NOI shall address the potential for an extended and discontinuous construction period based on funding availability To be monitored by the Municipal Utilities and Engineering Services Department and the Building & Safety Division of the Development Services Department prior to issuance of grading permits 37 HYD-2 To mitigate the potential impacts identified in IX (a) of the Environmental Checklist, prior to the issuance of a grading permit, the project applicant shall submit to and receive approval from the City of Redlands of a Storm Water Pollution Prevention Plan (SWPPP) The SWPPP shall include a surface water control plan and erosion control plan citing specific measures to control on-site and off-site erosion during the entire grading and construction period In addition, the SWPPP shall emphasize structural and nonstructural Best Management Practices (BMPs) to control sediment and non-visible discharges from the site The SWPPP will include inspection forms for routine monitoring of the site during construction phase to ensure NPDES compliance and additional BMPs and erosion control measures will be documented in the SWPPP and utilized if necessary The SWPPP shall address the potential for an extended and discontinuous construction penod based on funding availability. The SWPPP will be kept on site for the entire duration of project construction and will be available to the local RWQCB for inspection at any time Some the BMPs to be implemented may include the following* • Sediment discharges from the site may be controlled by the following sandbags, silt fences, straw wattles and temporary basins (if deemed necessary), and other discharge control devices The construction and condition of the BMPs will be periodically inspected during construction and repairs will be made when necessary as required by the SWPPP • Materials that have the potential to contribute to non-visible pollutants to storm water must not be placed in drainage ways and ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 14 must be contained, elevated, and placed in temporary storage containment areas • All loose piles of soil, silt, clay, sand, debris, and other earthen material shall be protected in a reasonable manner to eliminate any discharge from the site Stockpiles will be surrounded by silt fences and covered with plastic tarps • In addition, the construction contractor shall be responsible for performing and documenting the application of BMPs identified in the SWPPP Weekly inspections shall be performed on sandbag barriers and other sediment control measures called for in the SWPPP Monthly reports and inspection logs shall be maintained by the Contractor and reviewed by the City of Redlands and the representatives of the State Water Resources Control Board In the event that it is not feasible to implement specific BMPs, the City of Redlands can make a determination that other BMPs will provide equivalent or superior treatment either on or off site. To be monitored by the Municipal Utilities and Engineering Services Department and the Building & Safety Division of the Development Services Department prior to issuance of grading permits 38 HYD-3 To mitigate the potential impacts identified in IX (a) of the Environmental Checklist, the project shall be required to comply with the submitted Water Quality Management Plan (WQMP) prepared in accordance with Santa Ana Regional Water Quality Control Board and the City of Redlands The protect shall also provide the appropriate Best Management Practices (BMPs) within the protect site to stop 'first flush" of accumulated pollutants from entering the City storm drain system The project-specific BMPs may also incorporate other measures such as bio-swales in planter areas which can also eliminate the "first flush" of accumulated pollutants on street surfaces BMPs can include onsite bio-swales, infiltration trenches, treatment units and detention basins that will reduce pollutant levels from onsite runoff to meet as defined in Municipal Code section 15 54160 The specific mix of BMPs will be reviewed and approved by the City To be monitored by the Municipal Utilities and Engineering Department and verified prior to issuance of Certificate of Occupancy 39 N0I-1 To mitigate the potential impacts identified in X11 (a) and (d) of the Environmental Checklist, all construction activities shall be limited to the hours of 7.00 a m and 6 00 p m with no construction activities permitted on ANNEX NO 92, GPA NO 134, ZC NO. 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 15 Sundays and Federal Holidays To be monitored by the Development Services Department, Building & Safety Division and Planning Division, and satisfied through notes on the approved grading and construction plans and implementation during construction of the project 40. N01E-2 All construction equipment shall be correctly tuned and operated with appropriate mufflers to ensure noise during construction activities is minimized to the maximum extent feasible To be monitored by the Development Services Department, Building & Safety Division and Planning Division, and satisfied through notes on the approved grading and construction plans and implementation during construction of the project 41 N0I-3 All noise producing equipment shall be acoustically insulated to prevent impacts on adjacent residential uses and/or sensitive receptors To be monitored by the Development Services Department, Building & Safety Division and Planning Division, and satisfied through notes on the approved grading and construction plans and implementation during construction of the project 42 PUB-1 To mitigate the potential impacts identified in XIV (a) of the Environmental Checklist, a construction site security plan approved by the police department is required, providing adequate security measures such as lights, video cameras, vehicle transponders, locks, alarms, trained security personnel, fencing etc The nature of the measures will depend on the specific requirements of the site, and may vary with the different stages of construction. The developer shall be responsible for the compliance of all sub-contractors working on the site Other impacts associated with new development are mitigated with the payment of development impact fees, and State established school fees. To be monitored by the Police Department, Development Services Department, Building and Safety Division, and Municipal Utilities and Engineering Department and completed prior to issuance of a grading and building permit ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 16 43 TRA-1 On-site site improvements and improvements adjacent to the site are required in conjunction with the proposed development to ensure adequate circulation within the project itself The necessary off-site improvement recommendations shall be implemented as described in the Traffic Impact Analysis To be monitored by the Planning Division of the Development Services Department, Building and Safety Department, and Municipal Utilities and Engineering Department and completed prior to issuance of issuance of building and construction permits 44. TRA-2 Construct Wabash Avenue from Citrus Avenue to Highland Avenue at its ultimate half- section width including landscaping and parkway improvements in conjunction with development, as necessary. To be monitored during construction and grading activities by the Planning Division of the Development Services Department, Building and Safety Department, and Municipal Utilities and Engineering Department and completed prior to issuance of Certificate of Occupancy 45 TRA-3 Construct Citrus Avenue from Wabash Avenue to the east project boundary at its ultimate half-section width including landscaping and parkway improvements in conjunction with development, as necessary To be monitored during construction and grading activities by the Planning Division of the Development Services Department, Building and Safety Department, and Municipal Utilities and Engineering Department and completed pnor to issuance of Certificate of Occupancy 46 TRA-4 Construct Highland Avenue from Wabash Avenue to the east project boundary at its ultimate half-section width including landscaping and parkway improvements in conjunction with development, as necessary To be monitored during construction and grading activities by the Planning Division of the Development Services Department, Building and Safety Department, and Municipal Utilities and Engineering Department and completed prior to issuance of Certificate of Occupancy 47 TRA-5 On-site traffic signing and striping should be implemented in conjunction with detailed construction plans for the project ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 17 To be monitored by the Municipal Utilities and Engineering Department and verified prior to issuance of building permits. 48 TRA-6 Sight distance at the project accesses shall comply with, standard California Department of Transportation and City of Redlands sight distance standards The final grading, landscaping, and street improvement plans shall demonstrate that sight distance standards are met Such plans must be reviewed by the City and approved as consistent with this measure prior to issue of grading permits To be monitored by the Municipal Utilities and Engineering Department and verified prior to issuance of grading permits 49 TRA-7 The project shall contribute towards the cost of necessary study area improvements on a fair share or "pro-rata" bans To be monitored by the Municipal Utilities and Engineering Department prior to issuance of a Certificate of Occupancy 50 TRA-8 As is the case for any roadway design, the City of Redlands should periodically review traffic operations in the vicinity of the project once the project is constructed to assure that the traffic operations are satisfactory To be monitored by the Municipal Utilities and Engineering Department during construction and operation of the project 51 TRA-9 Participate in the phased construction of off-site traffic signals through payment of traffic signal mitigation fees The traffic signals within the study area at buildout should specifically include an interconnect of the traffic signals to function in a coordinated system. To be monitored by the Municipal Utilities and Engineering Department prior to issuance of a Certificate of Occupancy Approved by ANNEX NO 92, GPA NO 134, ZC NO 450, TT NO 19956 PLANNING COMMISSION MEETING NOVEMBER 22, 2016 PAGE 18 4wrj James Tro�er, AICP Interim Development Services Director REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS TENTATIVE TRACT NO. 19956 (ANNEXATION NO. 92) Date of P C Meeting November 22,2016 Applicant: Larry Jacinto Location: Northeast Corner of Highland Avenue and Wabash Street Project Description: Subdivide Approximately 1197 Acres into Thirty Four(34) Lot Single Family Residential Planned Development with four 4 Lettered Lots The applicant shall comply with the following engineering requirements to allow for the orderly development of the surrounding area and for public health and safety All requirements for development shall be consistent with requirements set forth in the General Plan, applicable sections of Redlands Municipal Code; latest edition of "Redlands Standard Specifications and Detail Drawings for Design and Construction of Public Improvements", latest edition of American Public Works Association"Standard Plans for Public Works" and"Standard Specifications for Public Works Construction — Greenbook", latest edition of"Redlands Water Systems Standard Specifications", latest edition of"Redlands Sanitary Sewer Systems Standard Specifications", and current Redlands policies and guidelines relative to development projects A The following items are required prior to issuance of the GRADING PERMIT. 1 Pay plan check fee as established per resolution The amount will be determined at plan check submittal 2 Plans required to be submitted include a Precise Grading Plan Grading plans shall be coordinated with the existing and proposed off-site improvements b SWPPP/Erosion Control Plan Erosion/Sediment Control Plan shall be submitted for review and approval A copy of the project's Storm Water Pollution Prevention Plan (SWPPP) shall be submitted for review SWPPP Best Management Practices (BMPs) to prevent and control discharges to the municipal separate storm sewer (drain) system shall be in effect for the entire duration of project construction to its completion and acceptance by the City C Water Quality Management Plan Submit final Water Quality Management Plan (WQMP) for review and approval. WQMP shall consist of post constriction Best Management Practices (BMPs) prepared in accordance with the requirements and guidelines of the San Bernardino County Stormwater Program The requirements of the WQMP shall remain in effect throughout the life of the project All plans used as reference for design shall be listed on title sheet of all plans with reference numbers All plans shall be submitted on 24" x 36" size sheets Six (6) Tract No 19956 November 22,2016 Page 2 copies of each are required After final review, grading and SWPPP plans shall be submitted on 24" x 36" size,min 4 mil,mylar sheets for City's approval 3 Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No. 2 above. All plans submitted shall be substantially complete, and no plan check queue place-holder plans will be accepted An incomplete plan submittal will not be accepted for plan check 4 All support documentation shall be submitted with the plans to be checked Submission shall include a Hydrology Report and Hydrologic Calculations, b Geotechnical Report, c. Easement Documents 5 A final WQMP that is in substantial conformance with the preliminary WQMP and in full conformance with the WQMP Guidance Document shall be submitted and approved prior to the approval of precise grading plans 6 Cash cleanup deposit shall be submitted ($3,000 00) Deposit will be reimbursed after the work is completed and accepted by the City upon written request 7 Truck route permit is required for all construction vehicles 5 tons and over gross velucular weight (e g concrete trucks) using streets other than established truck routes NOTE: Cash cleanup deposit and truck route permit submitted during the grading process could be. transferred to be used during building construction or off-site improvement construction if it is within the time limit specified in the truck route permit, otherwise a new truck route permit must be issued 8 For all development requiring coverage under the state of California General Storm Water Permit, in effect at the time of permit issuance, and whom have filed with the State Board a Notice of Intent (N01), a copy of the Waste Discharger Identification Number (WDID) and NOI shall be submitted for review and file Call (866) 563-3107 B. The following items are required prior to RECORDATION OF TRACT MAP. 1 Pay plan check fee as established per resolution. The amount will be determined at plan check submittal 2. Plans required to be submitted shall include• a. Tract Map, b Street Improvement, C Storm Drain Construction, d Pavement Striping and Signage Plans (including reflectonzed pavement markers), Tract No 19956 November 22, 2016 Page 3 e Street Tree Installation—Street trees shall be provided as per the approved Street Tree List, f Street Light Installation -- Provide street lighting plan which show approved locations of service pedestal(s), conduits, street lights, appurtenances, and any necessary detail by Southern California Edison Company, g Potable Water Main Installation, h Sewer Main Installation, and I Community Facilities District Landscaping and hTigation All plans used as reference for design shall be listed on title sheet of all plans with reference numbers All plans shall be submitted on 24" x 36" size sheets Three (3) copies of each are required After final review, plans shall be submitted on 24" x 36" size, mm 4 mil, mylar sheets for City's approval 3 Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No 2 above All plans submitted shall be substantially complete, and no plan check queue place-holder plans will be accepted An incomplete plan submittal will not be accepted for plan check 4 All support documentation shall be submitted with the plans to be checked Submission shall include a Title Reports and backup documents for the property, b All record maps and deeds referenced on the Tract Map, c Easement Documents, d Boundary and Lot Closure Calculations, and e Record plans,maps and documents 5 Finalize and obtain all necessary permits in order to satisfy the conditions of approval for this project Such items may include a Plan approvals from County, and other agencies. 6 Pay the required development impact fees per ordinance in effect at tune of approval of Final Tract Map The exact amount will be determined based upon the review of the final building plans and project information Development Impact Fees shall include, • Water Source Acquisition Charge, • Water/Sewer/Recycled Water Frontage Charges 7 All off-site improvements shall be designed by a Civil Engineer licensed in the State of California All existing utilities shall be pot-holed to determine the actual depth if no signed plan is available Field notes will be submitted at time of submitting the plan for review and plan checking 8 The approximate locations of existing underground utilities shall be shown on the improvement/site/grading plaits. The utilities shall be plotted from record and Tract No, 19956 November 22, 2016 Page 4 field data The City of Redlands and the design Engineer assume no liability as to the exact location of said lines where locations are not shown 9 Final City approved mylars for all public improvements shall be on file with the Municipal Utilities and Engineering Department 10 Requirements for Wabash Avenue a Dedicate to provide for a 44 foot half street right-of-way width including a corner cutoff/radius at the property line return to accommodate pedestrian ramp and curb returns of 35 foot and 30 foot at Citrus Avenue and Highland Avenue, respectively, b Construct standard curb and gutter 32 feet east side of street centerline, c Provide full depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline verified through a geotechnical report, d Construct standard sidewalk along the entire street frontage and ramps at all curb returns, e Provide street trees spaced every 40 feet avoiding sewer and water laterals Prepare and submit a separate Community Facilities District landscape and irrigation plan for City approval, f Stripe pavement transition based on design speed at northerly end of project limits as accepted by the City Engineer g Use traffic index of 9 0; and h Install residential fire hydrants as required by the Redlands Fire Department Provide fire flaw calculations i Install a single bus stop at a location and design as accepted by Ommtrans and the City Engineer I I Requirements for Citrus Avenue a Dedicate to provide for a 44 foot half street right-of-way width including a corner cutoff/radius at the property line return to accommodate pedestrian ramp and a curb returns of 35 foot at Wabash Avenue, b Construct standard curb and gutter 32 feet south side of street centerline, c Provide full depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline verified through a geotechnical report, d Construct standard sidewalk along the entire street frontage and ramps at all curb returns, e Install LED ornamental street light(s) [LEOTEK (GCI-30F) or approved equal], with the equivalent illumination of a I50 watt sodium vapor street light Street light spacing shall be determined by the City of Redlands design specifications Installation of three (3) lights will be required Location of the light will be determined at time of plan preparation Tract No 19956 November 22,2015 Page 5 Coordinate with City staff for guidance Prepare and submit a separate street lighting plan for City approval, f. Provide street trees spaced every 40 feet avoiding sewer and water laterals Prepare and submit a separate Community Facilities Distnct landscape and irrigation plan for City approval, g Construct pavement transition based on design speed of the street as accepted by the City Engineer, h Use traffic index of 9 0, and i Install residential fire hydrants as required by the Redlands Fire Department Provide fire flow calculations 12 Requirements for Highland Avenue a Dedicate to provide for a 32 foot half street right-of-way width including a corner cutoff/radius at the property line return to accommodate a 25 foot radius curb return and pedestrian ramp at Wabash Avenue and 25 foot for interior street intersections, b Construct standard curb and gutter 20 feet north side of street centerline, c Provide full depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline verified through a geotechnical report, d Construct standard sidewalk along the entire street frontage and ramps at all curb returns, e Install LED ornamental street light(s) [LEOTEK (GCI-201:) or approved equal], with the equivalent illumination of a 100 watt sodium vapor street light. Street light spacing shall be determined by the City of Redlands design specifications Installation of one (1) light will be required Location of the light will be determined at time of plan preparation Coordinate with City staff for guidance Prepare and submit a separate street lighting plan for City approval, f Provide street trees spaced every 40 feet avoiding sewer and water laterals Prepare and submit a separate street tree plan for City approval, g Use traffic index of 6 0, and h Install residential/commercial fire hydrants as required by the Redlands Fire Department Provide fire flow calculations 13 Requirements for Interior Streets a Dedicate to provide for a 60 half street right-of-way width including a corner cutoff at the property line return to accommodate a 25 foot radius curb return and pedestrian ramp; b Dedicate to provide for a 52 foot radius cul-de-sac at street termini indicated on the approved tentative tract map, C Construct standard curb and gutter 18 feet both sides of street centerline, Tract No 19956 November 22,2016 Page 6 d Provide full depth construction/reconstruction consistent with the City standard between the new curb and gutter verified through a geotechnical report, e Construct standard sidewalk along the entire street frontage and ramps at all curb returns, f Install LED ornamental street light(s) [LECTEK (GC 1-20F) or approved equal], with the equivalent illumination of a 100 watt sodium vapor street light Street light spacing shall be determined by the City of Redlands design specifications Installation of one (1) light will be required Location of the light will be determined at time of plan, preparation Coordinate with City staff for guidance Prepare and submit a separate street lighting plan for City approval, g Provide street trees spaced every 40 feet avoiding sewer and water laterals Prepare and submit a separate street tree plan for City approval, h Construct standard cul-de-sac at street terminus at street termini indicated on the approved tentative tract reap, i Use traffic index of 5 0, J Install a minimum 8 inch diameter potable water main including necessary valves and appurtenances, k Install residential fire hydrants as required by the Redlands Fire Department Provide fire flow calculations, I Install a rrummum 8 inch diameter sewer main with manholes and appurtenances, and M. Provide sewer capacity calculations for the proposed sewer main 14 Provide adequate drainage facilities, including but not limited to, installation of an adequately sized reinforced concrete storm drain along Citrus Aveune and adequately sized catch basins on Wabash Avenue and Highland Av in accordance with the City/County Drainage Master Plan, or as required by the City Engineer The applicant shall provide and submit all necessary hydrology/hydraulic studies and calculations in accordance with the San Bernardino County Hydrology Manual to adequately size the storm drain facility 15 Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the applicant and approved by the City for the project which address cross lot drainage, Water Quality Management Plan requirements, sewer usage water service, and solid waste disposal, which are shared by the property owners The CC&Rs shall contain the following a A provision which reads substantially as follows "The City shall have the right to review and approve any propose amendment or termination of[the CC&Rs] when such termination or amendment would alter, amend, terminate or otherwise impair the rights of the City under those provisions of [the CC&Rs] which satisfy the conditions of approval imposed by the City for the project All proposed amendments shall be submitted to the City's Community Development Director and shall be approved in writing Tract No 19956 November 22, 2016 Page 7 by the City Attorney as a precondition of and prior to the recordation of such amendment " b A provision which reads substantially as follows "[The CC&Rs] shall be covenants running with the land, and shall, in any event, and without regard to technical classification or designation, legal or otherwise, be, to the fullest extent permitted by law and equity, binding for the benefit and the favor of, and enforceable by the City of Redlands Although the City of Redlands shall be a beneficiary of[the CC&Rs], and shall have a right to enforce [them], the City of Redlands shall not be obligated hereunder to exercise such rights of enforcement " 16 The CC&Rs shall be subject to a joint review by the all affected City Department Directors and the City Attorney's Office The applicant shall be required to pay for the review of the CC&Rs by the affected Department Directors and the City Attorney's Office at such persons'hourly billing rates 17 The CC&Rs shall be submitted to the City at least twenty (20) days prior to the submission of any request for approval of the final map The CC&Rs shall subsequently be recorded, in the form approved by the City, prior to or at the same time as the final map 18 As a condition of and prior to the final tract map approval, the applicant shall (1) petition the City for annexation of the property comprising Tentative Tract Map No 19955 to the City's Community Facilities District No 2004-1, or a similar City community facilities district, as designed by the City, (2) take actions reasonable or necessary to annex such property to community facilities district, and (3) pay the reasonable and actual costs incurred by the City in annexing the property to the community facilities district, all for the purpose of maintenance of landscaping,trails, street lights, commonly-owned areas and public right-of-ways 19 All irrigation lines that exist within any street right-of-way shall be replaced with ductile iron, cement mortar lined and coated steel, or as approved by City Engineer 20 All off-site utilities shall be placed underground The undergrounding shall include power poles located along the project site's street frontage(s) and may include power poles beyond the site's boundary as determined by Southern California Edison Those power poles that are 66KV or greater will not be required to be undergrounded Any power pole(s) that contain a street light will be required to install a standard street light, in accordance with the Municipal Utilities and Engineering Department's standards Plans shall be submitted that detail the undergrounding of all off-site utilities, subject to review and approval by the City Engineer 21 Install reduced pressure principle backflow devices as required by City Engineer Tract No 19956 November 22, 2016 Page 8 22 Dedication documents shall be prepared by a licensed land surveyor or registered civil engineer (registered prior to January 1982) in the State of California and must be submitted for review and approval before recordation 23 Improvement bonds must be posted for the total estimated cost of off-site improvements as follows Performance 100% security (due prior to final map approval) (Performance/Warranty) 10% security (due at time of acceptance of improvements) Labor and Materials 50% security (due prior to final map approval) Acceptable security forms Surety Bond(s), Letter of Credit from a qualified bank or institution, Cash Deposits, or Set Aside Letter(savings account) in City's name 24 Survey and Nlonumentation cash bond must be posted 25 The 10% performance (warranty) security will be retained for one year after acceptance of public improvements by the City for warranty of off-site work 26 Execute Subdivision Improvement Agreement C. The following items are required prior to issuance of the BUILDING PERMIT 1 Pay plan check fee as established per resolution The amount is to be determined at plan check submittal 2 All requirements as described in Sections A and B of these conditions of approval shall be met. 3. Provide pad certification to the Building and Safety Department All SWPPP Best Management Practices (BMPs) to prevent and control discharges to the municipal separate storm sewer (drain) system shall be in place and shall be maintained throughout the course of the project 4 Pay the required development impact fees per ordinance in effect at time of issuing the building permit. The exact amount will be determined based upon the review of the final building plan or project information Development Impact Fees shall include • Transportation Facilities, • Fire Facilities, • General Government Facilities, • Community Center Facilities, Library Facilities, Tract No 19956 November 22,2016 Page 9 • Open Space/Park, • Police Facilities; • Storm Drain Facilities, • Water Capital Improvement Charge, • Water Source Acquisition Charge *; • Sewer Capital Improvement Charge, Solid Waste Capital Improvement Charge, and • Water/Sewer Water Frontage Charges *. * These charges are required for building permit issuance if Final or Parcel Map was not required for the protect or charges were not paid with the Final or Parcel Map approval 5 Applicant shall pay the fair share for the future traffic signal at Wabash Avenue and Citrus Avenue as determined by Kunzman Associates, Inc. dated June 30, 2015 The applicant will receive a credit for the amount pard for traffic signal development impact fees 5 Although this project will have an on-going inspection throughout construction, a final inspection for all off-site improvements must be scheduled by developer to certify that these improvements comply with City specifications 6 Provide for adequate drainage facilities, including any necessary under sidewalk drains 7 Comply with City of Redlands Landscape Ordinance No 2724 and submit a Iandscape/irrigation plan prepared by a licensed landscape architect for review and approval The irrigation system shall be designed and constructed to make use of future recycled and/or recycled water system S Submit recycling plans for site demolition/construction for review and approval in accordance with Chapter 13 66 of the Redlands Municipal Code 9. Tract map shall be recorded and proof of recordation provided D The following items are required prior to approval of APPLICATION FOR WATER SERVICE CONNECTION and prior to WATER METER INSTALLATION 1. Pay the Water Capital Improvement Charge, 2. Pay the Recycled Water Capital Improvement Charge, 3 Pay the Water Meter Charge Tract No 19956 November 22,2016 Page 10 E The following items are required prior to issuance of the ENCROACHMENT PERMIT. 1 Cash cleanup deposit shall be submitted ($3,000 00) Deposit will be reimbursed after the work is completed and accepted by the City upon written request (Required unless previously submitted under Sections A, B or C) 2 Truck route permit is required for all construction vehicles 5 tons and over gross vehicular weight (e g concrete trucks) using streets other than established truck routes 3 Section 4216/4217 of the Government Code requires a Dig Alert Identification Number be issued before a "Permit to Excavate" will be valid For your Dig Alert Identification Number, call Underground Service Alert toll free, 1-500-227-2600, two (2) working days prior to conducting any excavation 4 Encroachment Permit application and two (2) sets of City approved plans must be submitted for all off-site improvements Encroachment Permit fees shall be paid prior to issuance of Encroachment Permit 5 A California OSHA Permit Number for all work that is 5 feet deep or deeper shall be provided Cali (909)383-4321 6 A copy of soils report is required with recommendation for the final pavement structural section to be submitted prior to placing of the street pavement The report shall include test results and bonng/sampling locations 7 A traffic control plan shall be prepared in accordance with the latest revision of (CA) MUTCD or W A T C H manual, submitted and accepted by the City Engineer prior to issuance of an encroachment permit The plan shall show all required construction signage, warring devices, road closures, detours, delineation, phasing schedules and anticipated durations of closures and detours for any work within the public right-of-way The plans shall provide nines and 24-hour phone numbers of individuals who can be contacted regarding traffic control measures 8 Improvement bonds must be posted for the total estimated cost of off-site improvements as follows Performance 100% security (due prior to final map approval) (Performance/Warranty) 10% security (due at time of acceptance of improvements) Labor and Materials 50% security (due prior to final map approval) Acceptable security forms Surety Bond(s), Letter of Credit from a qualified Tract No 19956 November 22, 2016 Page 11 bank or institution, Cash Deposits, or Set Aside Letter(savings account) in City's name 9 Execute Subdivision Improvement Agreement 10 The 10% performance (warranty) security will be retained for one year after acceptance of public improvements by the City for warranty of off-site work F The following items are required prior to issuance of CERTIFICATE OF OCCUPANCY 1 All requirements as described in Sections A, B, C, D and E of these conditions of approval shall be met 2 All improvements shall be reviewed and accepted by the City Engineer The Engineer of Record shall file a Final Grading Certification for all grading and improvements relating to the project development 3 Owner's Licensed Land Surveyor shall reset survey points,monuments,record corners, and centerline ties that were destroyed during construction and shall file Corner Records for those points prior to completion of the project with San Bernardino County Surveyor Copies of information shall be furnished to the Municipal Utilities and Engineering Department 4 All work shall be completed to the satisfaction of the City Engineer All as-built plans shall be delivered to the Municipal Utilities and Engineering Department for review 5 A list of as-built infrastructure improvement quantities shall be provided in the Excel format provided by the City showing quantities for each street segment(i e pavement, curb and gutter,sidewalk,etc) 6 Streets may be required to have a seal coat applied at the option of the City Engineer Type of seal coat is to be determined by the City Engineer 7 Resurface existing roadway as directed by the City Engineer due to utility installations and construction damage 8 Existing striping shall be removed and replaced as necessary New striping and pavement markings shall be installed as required by the City Engineer 9 Contractors will be required to pave new streets in two (2) phases with last phase being delayed until 95 percent of construction has been completed, or on approval of the City Engineer 10 Owner/Developer shall provide recycling receipts as required by the recycling plan Tract No 19956 November 22,2016 Page 12 G The following items are required prior to release of SECURITIES/WARRANTIES/DEPOSITS. I Prior to the release of the securities for the project, all improvements shall be reviewed and accepted by the City Engineer 2. Tie sheets shall be submitted for all monuments found and/or set in the public right-of-way 3 Monurarientation letter shall be submitted by licensed Land Surveyor or qualified Civil Engineer certifying that all monuments have been set as required and that he or she has been paid for the service 4 The release of securities/warranties/deposits must be requested in writing to the City Engineer Allow 30 days for processing CHRIS DIGGS M CHAEL POOL Director of Municipal.Utilities Assistant City Engineer and Engineering Initial aloe FILE Tract 19956