HomeMy WebLinkAbout7714 RESOLUTION NO 7714
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING TENTATIVE PARCEL MAP NO 19942
WHEREAS, Sain-Redlands LLC proposes to subdivide approximately 1197 acres
mto thirty four (34) single family residential lots and four (4) lettered lots (the "Project") and a
Tentative Tract Map application has been filed by Sam-Redlands, LLC for property located at the
northeast corner of Wabash Avenue and Sylvan Boulevard (Assessor's Parcel Nos 0299-011-11
and 0299-011-12), and
WHEREAS, in conjunction with the filing of Tentative Tract Map No 19942, the Sam-
Redlands Project also includes the preparation and filing of a mitigated negative declaration,socio-
economic cost/benefit study, the filing of Annexation No 94, and Zone Change No 454,
collectively known as the Sam-Redlands 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 19942 to subdivide approxunately 11 97
acres into thirty four (34) single family residential lots and four(4) lettered lots, and
WHEREAS, on February 28, 2017, the City of Redlands' Planning Commission held a
noticed public hearing at which interested persons had an opportunity to testify in support of, or in
opposition to, the Sam-Redlands Entitlements at which the Planning Commission considered the
Project, and
WHEREAS, at the public hearing on February 28, 2017, the Planning Commission
considered,heard public comments on, and recomineinded approval to the City Council of the Sam-
Redlands Entitlements, and
WHEREAS on March 11, 2017, notice of this City Council's public hearing for Tentative
Tract Map No 19942 and the Sam-Redlands Entitlements was published in the Redlands Daily
Facts by the City Clerk, and
WHEREAS, on March 21, 2017,the City Council held a public hearing and considered the
staff written and oral reports,the recommendation 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 March 21, 2017, the City Council considered, heard
public comments on Tentative Tract Map No 19942 and the Sam-Redlands Entitlements,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
REDLANDS AS FOLLOWS
1
1 1cc1erk\Reso1utions\Res 7700 779917714_Reso TTM 19942_3 21 17 doex
SECTION 1 The City Council of the City of Redlands hereby approves Tentative Tract
Map No 19942 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 1994.2 IS CONSISTENT WITH THE
REDLNDS GENERAL PLAN, AS WELL AS APPLICABLE PROVISIONS OF THE
REDLANDS MUNICIPAL CODE
The property within Tentative Tract Map No 19942 ("TTM 19942") encompasses the area
containing the subdivision of thirty four(34) single-family residential lots and four(4)lettered lots
on 1197 acres As addressed in greater detail in the Mitigated Negative Declaration prepared in
connection with Annexation No 94, TPM 19942, and Zone Change No 454, pursuant to the
California Environinental Quality Act ("CEQA"), TPM 19942 advances the goals and policies of
the City of Redlands General Plan (the "General Plan") The existing General Plan land use
designation of the project site is Low Density Residential, which would allow up to six (6) units
per gross acre The proposed density of the Project,based on thirty four residential lots, would be
2 85 units per gross acre, which would be substantially less than the inaximuin density permitted
by the General Plan The Project requires a zone change to pre-zone the property upon annexation
The applicant has requested to pre-zone the property as R-1 (Single Family Residential), which
has a density consistent with the General Plan designation The tract has been designed
consistently with the provisions of the R-1 District,
B THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED TYPE OF
DEVELOPMENT
The Project site, which is located east of Wabash Avenue, north of Sylvan Boulevard, is
physically suitable for the type of development The site has relative flat grade,with a very gradual
fall towards the westerly side of the site over distance, and is large enough to subdivide into thirty
four (34) 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 initigate potential nnpacts to traffic and other environmental factors to a less than significant
level
C THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF
DEVELOPMENT
The maxiinum density allowed, as referenced, would be six (6) units per gross area The
Project area is relatively flat, with gradual fall to the west, and does not include the creation of
residential lots on land with slopes exceeding fifteen percent (15%) As indicated nl the analysis
above, the Project proposes a density of 2 85 units per net acre, which is substantially below the
maximum density anticipated by the General Plan 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
2
I l-_derklRcsolutions\Rcs 7700 7799/7714 Reso"CCM 199423 21 17 docx
OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR
THEIR HABITIAT
A project-specific "Biological Resources Habitat Assessment", was completed by Brian F
Smith and Associates, dated April 22, 2016, revealed no special status plant or wildlife species
within the Project site, with no potential for special status plant or wildlife species to occur due to
the disturbed, agricultuial 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 Mitigated Negative Declaration includes
forty one (41) Mitigation Measures to reduce potential impacts to a less than significant level,
which have also been incorporated into Conditions of Approval Four (4) of such measures are
included under Biological Resources to avoid substantial enviroiumental damage or substantially
and avoidably inure wildlife, requiring a detailed bat survey prior to the demolition of the
abandoned structures or the removal of mature trees, a pre-construction besting bird survey and
burrowing owl survey if construction is proposed between February 1 and August 31, a pre-
construction survey for active raptor and/or passerine nests, and a monitoring biologist
experiencing in identifying jurisdictional resources to define the location and monitor the
installation of orange silt fencing to further separate the project site from the Mill Creek Zana,
located across Sylvan Boulevard from the Project site, during construction
E THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS
ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS
An Air Quality Iimpact 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 mcorpoiated 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 Wabash Avenue 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")
3
I Icclerk\ResoluhOns\Res 7700 779917714_Reso TTM 19942_3 21 17 doex
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 19942 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 2846
ADOPTED, SIGNED AND APPROVED this 21'day of March, 2017
Paul W Foster, Mayor
ATTEST
ne Donaldson, City Clerk
4
11cc1erkTeso€utions\Res 7700 7799/7714 Reso TTM€9942 3.21 17.doex
I, Jeanne Donaldson, City Clerk of the City of Redlands, do hereby certify that the
foregoing Resolution was duly adopted by the City Council at a regular meeting thereof held on
the 21 st day of March, 2017 by the following vote
AYES Councilmembers Harrison, Gilbreath, Barich, Tejeda, Mayor Foster
NOES None
ABSENT None
ABSTAIN None
J ret;onaldson, City Clerk
s
I-lcc1erk\Reso1utionslRes7700779917714 RewTrM19942 3.2117doex
DEVELOPMENT SERVICES DEPARTMENT
PLANNING DIVISION
CONDITIONS OF APPROVAL AND DEVELOPMENT INFORMATION FOR
TENTATIVE TRACT NO 19942
Date of Preparation February 22, 2017
Planning Commission Date February 28, 2017
City Council Date March 21, 2017
Applicant Sam-Redlands, LLC
Location East side of Wabash Avenue, North of Sylvan Boulevard (APNs 0299-011-
11 and -12)
CONDITIONS OF APPROVAL
TENTATIVE TRACT NO. 19942
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 11 97 acres
into thirty four (34) single-family residential lots and four (4) lettered lots
located on the east side of Wabash Avenue, north Sylvan Boulevard
(Proposed change to R-1 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
and/or 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,
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 2
reservations or exactions imposed by the City as a condition of approval of
this project are subject to a statutory ninety (90) day protest period Please
be advised that the ninety (90) day protest period for those fees, dedications,
reservations and exactions which are subject to Government Code Section
66020(x) 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 project that is the subject of this permit This
indemnification shall include, but not be limited to, damages, fees, costs,
liabilities, and expenses incurred in such actions or proceedings, including
damages for the injury to property or persons, including death of a person,
and any award of 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 Security 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 right, without objection by the applicant, to revoke
all entitlements granted for the protect pursuant to this permit The City shall
have no Lability to the applicant for the exercise of City's right 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
termination of [the CC&Rs] when such termination or amendment
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 3
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 Attorney'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 associated with the tract map shall be designed so that the
incorporation of retaining walls are minimized to the maximum extent possible
on-site
Amended by the Planning Commission on February 28, 2017
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 periods 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
Director that detail undergrounding of all utilities found on-site Bonds shall
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 4
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 and the required noise barrier walls
and perimeter walls are built
20 Block walls, adjacent to the right-of-way, shall be treated to prevent graffiti
and/or planted with ivy to protect the walls from vandalism
21 To protect against erosion, all slopes that exceed three feet in height shall be
provided with irrigation systems and planted with groundcover, and slopes
higher than three feet in height be planted with a variety of ground covers,
shrubs, and trees, as approved by the Development Services Director
22 The applicant shall obtain approval of a demolition permit prior to the removal
of any structures on-site
23 Gates shall be removed from the fence/wall plan, on lots 10 through 15, with
annexation of Lot D, and the incorporated drainage swale, into the
Community Facilities District
24 The height of retaining walls shall be minimized to the maximum extent
feasible, through tiering and separation where possible Any retaining walls
exceeding six (6) feet in height will require approval of a separate Minor
Exception Permit
25 AGR-1 The project developer shall fund acquisition of farmland or farmland
conservation easements at a ratio of 0 5011 Based on the 5 5 agricultural
acre area of the 11 97 acre project site, a total of 2 75 acres of prime
agricultural land or conservation easements over 2 75 acres of prime
agricultural land shall be acquired and permanently protected The prime
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 5
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 project developer
shall submit verification to 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
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
26 AQ-1 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 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 least 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 during grading and
construction
27 B10-1 A detailed bat survey shall be conducted by a qualified bat
biologist prior to site preparation or ground-disturbing activities, including, but
not limited to demolition of the onsite structures and/or the removal or
trimming of mature trees and palms Any locations with potential for roosting
or suitable as a maternity roost will be surveyed by the qualified bat biologist
using an appropriate combination of structure inspection, exit counts, and
acoustic surveys Surveys shall be conducted during the appropriate season
and time of day/night to ensure detection of bats if bats are found using any
structures or trees within the project area, the qualified bat biologist shall
identify the bats to the species level, and evaluate the colony to determine its
size and significance The bat survey shall include 1) the exact location of
all roosting sites (location shall be adequately described and drawn on a
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 6
map), 2) the number of bats present at the time of visit (count or estimate), 3)
each species of bat present shall be named (include how the species was
identified), and 4) the type of roost (resting during the day) A report
containing the bat survey findings shall be submitted to the City and to the
Department of Fish and Wildlife (Department), at the following address 3602
Inland Empire Blvd , Suite C-220, Ontario, CA 91764
If a roosting site and/or maternity colony(s) is detected, and the qualified bat
biologist determines that impacts (either direct or indirect, including
disturbance from noise, vibration, dust, exhaust) from project-related activities
may occur, the Applicant shall consult with the Department to determine the
most appropriate type of avoidance, minimization, and mitigation measures to
implement Examples of avoidance and minimization strategies may include
daily work timing restrictions and buffer distances Work timing restrictions
and buffer distances will be determined based on the expert opinion of the
qualified bat biologist, as replacement of impacted roosting sites with
alternate roosting structures Alternate roosting structures shall be designed
to ensure use by bats impacted by the project For example, designs will take
into consideration the thermal and crevice/structure roosting requirements of
the impacted bats Removal of structures and/or the removal or trimming of
trees, and palms shall not occur during the bat maternity season, typically
March 15 through September 15
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 bat biologist, prior to issuance of a site preparation or ground-
disturbing activities
Amended by the Planning Commission on February 28, 2017
28 1310-2 : A qualified biologist shall conduct a burrowing owl and nesting bird
survey(s) no more than three days prior to initiation of project-related activities
to document the presence or absence of nesting birds within or directly
adjacent (500 feet) to the project site The survey(s) shall focus upon
identifying any raptor and/or passerine nests that may be directly or indirectly
affected by construction activities If active burrowing owl or other avian nests
are documented, species-specific measures shall be prepared by a qualified
biologist and implemented to prevent abandonment of the active nest At a
minimum, disturbances in the vicinity of a nest shall be postponed until the
young birds have fledged A minimum exclusion buffer of 100 feet shall be
maintained during construction, depending upon the species and location
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 7
The perimeter of the nest setback zone shall be fenced or adequately
demarcated with stakes and flagging at 20-foot intervals, and construction
personnel and activities restricted from the area
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 initiation of project-related activities
Amended by the Planning Commission on February 28, 2017
29 1131O-3. A survey report by a qualified biologist verifying that no active raptor
and/or passerine nests are present, or that the young have fledged, shall be
submitted to the City of Redlands prior to initiation of grading in the nest
setback zone The qualified biologist shall serve as a construction monitor
during those periods when construction activities occur near active nest areas
to ensure that no inadvertent impacts on these nests occur
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
30 13I0-4 A monitoring biologist experienced in identifying jurisdictional
resources regulated by the United States Army Corp of Engineers, California
Department of Fish and Wildlife and Regional Water Quality Control Board
shall define the location and monitor the installation of orange silt fencing
between the Mill Creek Zanja and the Project Site as described below
a Install siltation fencing at least 10 ft north of the Mill Creek Zama along
the entire southern extent of the Project Site The fencing will be buried
at least 4 inches in depth and will also be secured in place by a
continuous line of sandbags The orange silt fencing will serve both as
a sediment barrier as well as a highly visible feature between the
construction area and Mill Creek Zan1a
b Siltation fencing shall be tied into existing bridge crossings currently
utilized by residents to allow for continued access to theirproperties
C. No staging of materials or soils shall occur within 50 ft of the siltation
fencing
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 8
d Any breaches in the silt fencing will be repaired immediately
a Any direct/indirect impacts to the Mill Creek Zanja would be reported
immediately to the City of Redlands
f Following completion of construction, the monitoring biologist will
provide the City of Redlands a letter of compliance with all
conservation and avoidance measures implemented to ensure
protection of the Mill Creek Zanja
Installation of fencing to be verified by the Development Services Department,
Planning Division, Building and Safety Division, and Municipal Utilities and
Engineering Department prior to issuance of a grading permit and monitored
during the course of construction
31 CUL- 1- A monitoring biologist experienced in identifying jurisdictional
resources regulated by the United States Army Corp of Engineers, California
Department of Fish and Wildlife and Regional Water Quality Control Board
shall define the location and monitor the installation of orange silt fencing
between the Mill Creek Zanja and the project site as described below
a Install siltation fencing at least 10 ft north of the Mill Creek Zanja along
the entire southern extent of the project site The fencing shall be buried
at least 4 inches in depth and will also be secured in place by a
continuous line of sandbags
b Siltation fencing shall be tied into existing bridge crossings currently
utilized by residents to allow for continued access to their properties
a No staging of materials or soils shall occur within 50 ft of the siltation
fencing
d Any breaches in the silt fencing shall be repaired immediately
P- Any direct/indirect impacts to the Mill Creek Zanja shall be reported
immediately to the City of Redlands Planning Division
f Following completion of construction, the monitoring biologist shall
provide the City of Redlands Planning Department a letter of
compliance describing all conservation and avoidance measures
implemented to ensure protection of the Mill Creek Zanja
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 9
Installation of fencing to be verified by the Development Services Department,
Planning Division, Building and Safety Division, and Municipal Utilities and
Engineering Department prior to issuance of a grading permit, and monitored
during the course of construction
32 CUL-2 If any cultural resources of any Kind be discovered during grading and
site preparation activities, a qualified archaeologist/paleontologist shall be
retained to inspect specimens and formulate a Mitigation Monitoring and
Reporting Program consistent with CEQA, the policies of the City of Redlands
and the County of San Bernardino, as well as specific recommendations
contained in the Cultural Resource Assessment prepared for the proposed
project
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 final report containing the significance and treatment
findings shall be prepared by the archaeologist, in the case of discovery, and
submitted to the Development Services Department, Planning Division
33 CUL-3 An archaeological monitor shall be present full-time during all soil-
disturbing and grading/excavation/trenching activities that could result in
impacts to archaeological resources
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, and the documented results as prepared by a
qualified archaeologist, prior to 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, Gabrieleno Band of Mission Indians - Kzh Nation, Morongo
Band of Mission Indians, and the Soboba Band of Luiseno Indians) prior to
approval of the final map
34 CUL-4 As appropriate, the principal investigator (PI) shall submit a detailed
letter to the lead agency during construction requesting a modification to the
monitoring program when a field condition such as modern disturbance post-
dating previous grading/trenching activities, presence of fossil formations, or
native soils is encountered that may reduce or increase the potential for
resources to be present
To be monitored by the Development Services Department, Planning
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 10
Division, during the course of construction
35 CUL-5 In the event of an archaeological discovery, either historic or
prehistoric, the archaeological monitor shall direct the contractor to
temporarily divert all soil disturbing activities, including but not limited to,
digging, trenching, excavating, or grading activities in the area of discovery
and in the area reasonably suspected to overlay adjacent resources, and
immediately notify the Native American monitor and City of Redlands
Planning Department The monitor shall immediately notify the PI (unless
monitor is the PI) of the discovery
To be monitored by the Development Services Department, and Planning
Division, and satisfied during construction of the project
36 CUL-6 The Principal Investigator shall evaluate the significance of the
resource If human remains are involved, the protocol outlined in Mitigation
Measures CUL-7 and CUL-8 shall be followed
a The PI shall immediately notify the City of Redlands Planning
Department to discuss significance determination and shall also submit
a letter indicating whether additional mitigation is required
b If the resource is significant, the PI shall submit an Archaeological Data
Recovery Program (ADRP) that has also been reviewed by the Native
American consultant/monitor, and obtain written approval from the City
of Redlands Planning Department to implement that program Impacts
to significant resources shall be mitigated before ground-disturbing
activities in the area of discovery are allowed to resume
Q If the resource is not significant, the PI shall submit a letter to the City of
Redlands Planning Department indicating that artifacts will be collected,
curated, and documented in a final monitoring report The letter shall
also indicate that no further work is required
To be monitored by the Development Services Department, and Planning
Division, and satisfied during construction of the project
37 CUL-7 If human remains are discovered, work shall halt in that area until a
determination can be made regarding the provenance of the human remains,
and the following procedures as set forth in CEQA Section 15064 5(e), the
California Public Resources Code (Sec 5097 98), and the State Health and
Safety Code (Sec 7050 5) shall be undertaken
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 11
a The archaeological monitor shall notify the Pl, if the monitor is not
qualified as a PI
b The P1 shall notify the medical examiner after consultation with the City,
either in person or via telephone
c Work shall be directed away from the location of the discovery and any
nearby area reasonably suspected to overlay adjacent human remains
until a determination can be made by the medical examiner in
consultation with the PI concerning the provenance of the remains
d, The medical examiner, in consultation with the PI, will determine the
need for a field examination to determine the provenance
e if a field examination is not warranted, the medical examiner will
determine, with input from the PI, if the remains are or are most likely to
be of Native American origin
f If the human remains are determined to be Native American, the
medical examiner shall notify the Native American Heritage
Commission (NAHC) within 24 hours
g The NAHC will immediately identify the person or persons determined to
be the Most Likely Descendent (MLD) and provide contact information
h The MLD will contact the PI within 24 fours or sooner after the medical
examiner has completed coordination to begin the consultation process
in accordance with CEQA Section 15064 5(e), the California Public
Resources, and the State Health and Safety Code
I The MLD will have 48 fours to make recommendations to the property
owner or representative for the treatment or disposition with proper
dignity of the human remains and associated grave goods
J Disposition of Native American human remains will be determined
between the MLD and the PI, and, if
(1) The NAHC is unable to identify the MLD, OR the MLD failed to the
(NAHC) is unable to identify the MLD, or the MLD failed to make a
recommendation within 48 hours after being notified by the NAHC,
or
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 12
(2) The City of Redlands and the landowner reject the
recommendation of the MLD and mediation in accordance with
Public Resources Code 5097 94 (k) by the NAHC fails to provide
acceptable measures, then
(3) Upon the discovery of multiple Native American human remains
during a ground-disturbing land development activity, the City of
Redlands and the landowner may agree that additional conferral
with descendants is necessary to consider culturally appropriate
treatment of multiple Native American human remains Culturally
appropriate treatment of such a discovery shall be ascertained from
review of the site utilizing cultural and archaeological standards
Where the parties are unable to agree upon the appropriate
treatment measures, the human remains and grave goods buried
with the Native American human remains shall be reinterred with
appropriate dignity
To be monitored by the Development Services Department, and Planning
Division, and satisfied during construction of the protect
38 CUL-8 if the human remains are determined not to be Native American in
origin, the P1 shall contact the medical examiner and notify them of the
historic era context of the burial
a The medical examiner shall determine the appropriate course of action
with the PI and the City of Redlands Planning Division
b If the remains are of historic origin, they shall be appropriately removed
and conveyed to the City of Redlands Planning Division The decision
for internment of the human remains shall be made in consultation with
the City of Redlands Planning Department, the applicant and/or
landowner, and any known descendant group
To be monitored by the Development Services Department, and Planning
Division, and satisfied during construction of the project
39 CUL-9 Post construction, the PI shall submit to the City of Redlands Planning
Division a draft monitoring report (even if negative) prepared in accordance
with the agency guidelines, which describes the results, analysis, and
conclusions of all phases of the archaeological monitoring program
a For significant archaeological resources encountered during monitoring,
the ADRP shall be included in the draft monitoring report
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 13
b Recording sites with the State of California DPR shall be the
responsibility of the PI, including recording (on the appropriate forms-
DPR 523 AIB) any significant or potentially significant resources
encountered during the archaeological monitoring program
C, The PI shall submit a revised draft monitoring report to the City of
Redlands Planning Department for approval prior to issuance of
Building Permits, including any changes or clarifications requested by
the City
To be monitored by the Development Services Department, and Planning
Division, and satisfied during construction of the project
40 CUL-10 The PI shall be responsible for ensuring that all cultural remains
collected are appropriately cleaned and cataloged
a The PI shall be responsible for ensuring that all artifacts are analyzed to
identify function and chronology as they relate to the history of the area,
that faunal material is identified as to species, and that specialty studies
are completed, as appropriate The cost for curation is the responsibility
of the property owner
To be monitored by the Development Services Department, and Planning
Division, and satisfied during construction of the project
41 CUL-11 Appropriate measures for long term curation of any artifacts
discovered on the project site shall be determined by the PI to the satisfaction
of the City of Redlands Planning Division depending upon the nature of
artifacts involved The PI shall submit the approved final monitoring report to
the City of Redlands Planning Division and any interested parties
To be monitored by the Development Services Department, and Planning
Division, and satisfied during construction of the project
42 CUL-12 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, Gabrieleno
Band of Mission Indians - Kizh Nation, Morongo Band of Mission Indians, and
the 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
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 14
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
43 HAZ-1- All trash, debris, and waste materials should be disposed of offsite, in
accordance with current local, state, and federal disposal regulations Any
buried trash/debris encountered should be evaluated by an experienced
environmental consultant prior to removal
To be monitored by the Development Services Department, Building and
Safety Division and Planning Division, and satisfied during construction of the
project
44 HAZ -2: Any, stained soils or materials containing petroleum residues,
encountered during site earthwork, should be evaluated prior to removal and
disposal, following proper containment procedures
To be monitored by the Development Services Department, Building and
Safety Division and Planning Division, and satisfied during site preparation
and grading operations
45 HAZ -3 All structures to be demolished or removed from the site, shall be
assessed for asbestos-containing materials and lead containing paints If
present, asbestos-containing materials and/or lead containing paints should
be abated prior to demolition and removal in accordance with current
regulations
To be monitored by the Development Services Department, Building and
Safety Division and Planning Division, prior to issuance of a Demolition
Permit
46 HAZ-4 If asbestos-cement is encountered in irrigation pipes existing on-site,
they shall be assessed for asbestos-containing materials If present,
asbestos-containing materials shall be abated prior to demolition and removal
in accordance with current regulations
To be monitored by the Development Services Department, Building and
Safety Division and Planning Division, and satisfied prior to initiating
demolition activities
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 15
47 HAZ-5. The steel underground storage tank (UST) sump located near the
entry driveway, the UST and associated drams shall be properly disposed
offsite in accordance with all applicable State and local guidelines, including
confirmation sampling during removal In addition, if other underground
storage tanks are encountered elsewhere on the site, they shall be properly
disposed offsite in accordance with all applicable State and local guidelines,
including confirmation sampling during removal
To be monitored by the Development Services Department, Building and
Safety Division and Planning Division, and satisfied during construction of the
project
48 HAZ -fi Confirmation samples from the bottoms and sidewalls of the previous
oil and diesel above ground storage tank (AST) excavations shall be collected
and analyzed for the corresponding contaminates, and handled accordingly in
disposal
To be monitored by the Development Services Department, Building and
Safety Division and Planning Division, and satisfied during construction of the
project
49 HAZ -7• Any old fluorescent light fixtures shall be assessed for
Polychlorinated Biphenyls (PCB) materials If present, PCB materials shall be
abated prior to demolition and removal in accordance with current regulations
To be monitored by the Development Services Department, Building and
Safety Division and Planning Division, prior to issuance of a Demolition
permit
50 HAZ -8- Any smudge pots, waste oil, and stained soil should be disposed
offsite in accordance with State and local requirements In addition, any
stained soils identified within the grove areas should be disposed offsite in
accordance with State and local requirements
To be monitored by the Development Services Department, Building and
Safety Division and Planning Division, and satisfied prior to initiating site
preparation and grading activities
51 HAZ - 9: The soil materials within the floor drain should be properly disposed
offsite in accordance with all applicable State and local guidelines The outlet
area of the floor drain (if any) should be determined If any outlet area is
found, soils within the outlet area should be tested for Title 22 metals and
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 16
hydrocarbons
To be monitored by the Development Services Department, Building and
Safety Division and Planning Division, and satisfied prior to initiating site
preparation and grading activities
52 HAZ -10: Any stained soils identified within the grove areas shall be
disposed offsite in accordance with State and local requirements To avoid
the potential for disturbance, stained soil removals shall be conducted prior to
removal of the groves Confirmation testing shall be performed following the
removal of impacted soils
To be monitored by the Development Services Department, Building and
Safety Division and Planning Division, and satisfied prior to removal of
existing groves
53 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 Dischargers 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
54 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
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 17
address the potential for an extended and discontinuous construction period
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 must be
contained, elevated, and placed in temporary storage containment
areas
• All loose piles of soil, sift, 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
55 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 project 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
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 18
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 54 160 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 Building Permits
56 NOI -1 To satisfy the City of Redlands 45 dBA CNEL interior noise level
standards, lots adjacent to Wabash Avenue require a Noise Reduction (NR)
of up to 14 6 dBA and a windows closed condition requiring a means of
mechanical ventilation (e g air conditioning) In order to meet the City of
Redlands 45 dBA CNEL interior noise standards the Project shall provide the
following or equivalent noise mitigation measures
• Windows All windows and sliding glass doors shall be well fitted, well
weather-stripped assemblies and shall have a minimum sound
transmission class (STC) rating of 27
• Doors All exterior doors shall be well weather-stripped solid core
assemblies at least one and three-fourths-inch thick
• Roof Roof sheathing of wood construction shall be well fitted or caulked
plywood of at least one half inch thick Ceilings shall be well fitted, well
sealed gypsum board of at least one-half inch thick Insulation with at
least a rating of R-19 shall be used in the attic space
• Ventilation Arrangements for any habitable room shall be such that any
exterior door or window can be kept closed when the room is in use and
still receive circulated air A forced air circulation system (e g air
conditioning) or active ventilation system (e g fresh air supply) shall be
provided which satisfies the requirements of the Uniform Building Code
To be monitored by the Development Services Department, Building &
Safety Division and Planning Division, and satisfied through notes on the
approved construction plans prior to issuance of Building Permits and
implementation during construction of the project
57 N0I-2 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 Sundays and Federal
Holidays
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 19
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
58 N0I-3 All construction equipment be correctly tuned and operated with
appropriate mufflers to ensure noise during construction activities is
minimized to the maximum extentfeasible
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
59 N0I-4 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
60 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 verified prior to issuance of a grading permit
and building permits, as appropriate to the phase of construction
61 TRA-1 On-site traffic signing and striping should be implemented in
conjunction with detailed construction plans for the project
To be monitored by the Municipal Utilities and Engineering Department and
verified prior to issuance of building permits
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 20
62 TRA-2 Sight distance at the project access point(s) 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
To be monitored by the Municipal Utilities and Engineering Department and
verified prior to issuance of grading permits
63 TRA-3 The project shall contribute towards the cost of any necessary area
improvements on a fair share or "pro-rata" basis
To be monitored by the Municipal Utilities and Engineering Department prior
to issuance of a Certificate of Occupancy
64 TRA-4 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
65 The applicant shall be required to construct a decorative block wall around
the perimeter of the tract as indicated on the approved walllfence exhibit
Added by the Planning Commission on February 28, 2017
66 A dog waste bag dispenser and trash bin shall be installed at the entrance of
the trail, as well as a sign urging the proper pick up and disposal of dog fecal
matter
Added by the Planning Commission on February 28, 2017
67 Prior to issuance of any building permits, the Developer shall prepare and
submit a line of sight study to the Planning Division for review and approval
The study shall evaluate the sightlines toward the mountain top ridgelines
toward the north, as viewed from the residential property to the south of the
project site, to confirm which of the lots 18 to 21 will need to be limited to one-
story single family residences
Added by the Planning Commission on February 28, 2017
ANNEX NO 94, ZC NO 454, TT NO 19942
PAGE 21
Approved by
James Troyer, AICP
Interim Development Services Director
REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
DEVELOPMENT REQUIREMENTS
TENTATIVE TRACT MAP NO 19942 (ANNEXATION NO. 94)
Date of C.C.Meeting: March 21, 2017
Applicant SAM-REDLANDS, LLC
Location. Northeast Corner of Wabash Avenue and Sylvan Boulevard
Project Description Subdivide into a 34 Single Family Residential Planned
Development and 4 Lettered Lots
(Condition B26 added at request of Municipal Utilities and Engineering Director
and recommended for appror al by Planning Commission on February 28, 2017)
The applicant shall comply with the following engineering requirements to allow for the orderly
developinent 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 Watei
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 theGRADING 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 Gi admg Plan Gi ading plans shall be coordmated with the
existing and proposed off-site ir.provements (RMC 15 04)
b SWPPP/Erosion Control Plan Eiosion/Sednnent Control Plan shall be
subinitted 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 (RMC 13 54)
c Water Quality Management Plan Submit preliminary/final Water Quality
Management Plan (WQMP) for review and approval WQMP shall
consist of post construction Best Management Practices (BMPs) prepared
in accordance with the requirements and guidelines of the San Bernardino
County Stonnwater Program The requirements of the WQMP shall
remail in effect throughout the life of the project (California State Order
No R8-2010-0036)
Tract No 19942
March 21, 2017
P age2
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)
copies of each ate required After final review, grading and SWPPP plans shall
be submitted on 24" x 36" size, min 4 roil, mylar sheets fol 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 fol plan check
4 All support documentation shall be submitted with the plans to be checked
Submission shall include
a Hydrology Report and Hydrologic Calculations, (RMC 17 07 03 0)
b Geotechinical Report, (RMC 17 07 040) and
C Easement Documents (RMC 17 09 050)
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 teiinbursed
aftei the work is completed and accepted by the City upon written request (RMC
12 16 290)
7 Truck route permit is required for all construction vehicles 5 tons and over gross
vehicular weight (e g concrete trucks) ustng streets othei than established truck
ioutes (RMC 10 54)
NOTE Cash cleanup deposit and truck route permit submitted duriig the
grading process could be tiansferred to be used during building construction or
off-site improvement construction if it is within the time limit specified in the
truck route pennit, otherwise a new truck route pennit inust be issued
8 Foi all development requiring coverage under the state of California General
Storm Water Permit, in effect at the time of pernnit issuance, and whom have filed
with the State Board a Notice of Intent (NOi), a copy of the Waste Discharger
Identification Nunnbei (WDID) and NOi shall be submitted for review and file
Call (866) 563-3107 (RMC 13 54)
9 The Filial WQMP shall also include a site trash plan detailing the installation,
operation, and maintenance of a Full Capture System (FCS) for loose trash The
intent of the FCS is to capture loose trash preventing the trash from entering the
site stone drains and basins BMPs or devices used as FCS devices shall requite
acceptance by the City Engineer Full Capture Systems are defined as treatment
controls (either a single device or a sei ies of devices) capable of trapping all
particles 5 min or greater In addition, the FCS shall trap trash from the greatei of
Tract No 19942
March 21, 2017
Page 3
a A flow not less than the peak flow rate, Q, resulting from a one-yeas, one-
houi, stonn Precipitation intensity shall be deterinuaed using the NOAA
ATLAS 14 Point Precipitation Frequency Estimates web site, or
b A flow rate equal to the on-site stone water conveyance system including
pipes, channels, and swales
B The following items are required prior to RECORDATION OF TRACT MAP
1 Pay plan check fee as established per iesolution The amount will be determined
at plan check submittal (City Resolution No 7671)
2 Plans required to be submitted shall include (RMC 17 17 060)
a Ti act Map or Parcel Map,
b Stieet Improvement,
c Storni Drain Construction,
d Pavement Striping and Signage Plans (including reflectorized pavement
markers),
e Street Tree Installation- Street trees shall be provided as pei the approved
Street Ti ee List,
f Traffic Signal Modificatron/Construction,
C3, 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,
h Potable Watei Main Installation,
r Sewer Main Installation, and
J CFD Landscape and Irrigation Plan
All plans used as reference foi 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 subinitted on
24" x 36" size, inin 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 foi plan check
4 All support documentation shall be submitted with the plains to be checked
Submission shall include (RMC 17 09 060)
a Title Reports and backup documents for the property,
b All record maps and deeds referenced on the Tract/Paicel Map,
c Easement Documents,
d Boundary and Lot Closure Calculations, and
e Record plans, reaps and documents
Tract No 19942
March 21, 2017
Page4
5 Pay the iequired development impact fees pei ordinance in effect at time of
approval of Final Tract Map The exact amount will be determmed based upon
the review of the final building plans and project information Development
Impact Fees shall include,
• Water Source Acquisition Charge (RMC 1 ) 40),
• Water/Sewer/Recycled Water Frontage Charges, (RMC 13 44 and
13 12) and
• Remaining Development Impact Fees will be due at time of
building permit issuance or water meter installation (RMC
13 48 030 and Redlands Ordinance No 2830)
6 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 tune of
submitting the plan for review and plan checking (RMC 17 17 060)
7 The approximate locations of existing underground utilities shall be shown on the
improvement/site/grading plans The utilities shall be plotted fiom record and
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
8 Final City approved mylars foi all public improvements shall be on file with the
Municipal Utilities and Engineering Department
9 Requn ements foi Wabash Avenue (RMC 17 15 and 17 17)
a Dedicate to provide foi a 44 foot half street right-of-way width including a
comes cutoff/radius at the property line return to accommodate a 25 foot
radius curb return and pedestrian lamp,
b Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the existing curb and gutter to the street centerline
verified through a geotechnical report,
c Construct standard property line sidewalk along the entire street frontage
and raimps at all curb returns,
d Provide street trees spaced every 40 feet avoiding sewer and water laterals
Prepai e and submit a sepal ate street ti ee plan foi City approval,
e Use tiaffic index of 9 0,
f Install residential fire hydrants as required by the Redlands Fire
Department Provide fire flow calculations, and
ID Install a minimum 8 inch diameter sewer main with manholes and
appurtenances from the Lai amie Avenue sewer connection to Street "A"
h Replace the existing 2 inch diameter water main at Sylvan Boulevard from
the existing 8 inch diameter Wabash Avenue water inam to the easterly
right-of-way of Wabash Aveune
10 Requirements foi Sylvan Boulevard (RMC 17 15 and 17 17)
Tract No 19942
Maich 21, 2017
Page 5
a Repair/replace altered or broken existing off-site improvements to the
project boundary
11 Requirements foi Street "A", "B", "C", and "D (RMC 17 15 and 17 17)
a Dedicate to provide 60 foot street right-of-way width including a comer
cutoff/radius at the property line return to accommodate a 25 foot radius
curb return and pedestrian ramp,
b Construct standard curb and gutter IS feet both sides of street centerline,
c Provide full depth construction consistent with the City standard between
the new curb and gutter verified through a geotechnical report,
d Construct standard property line sidewalk along the entire street frontage
and i amps at all curb returns,
e Install LED ornamental street light(s), [LEOTEK (GCI-20F) or approved
equal], with the equivalent illumination of a 100 watt sodium vapor street
light Street fight spacing shall be deterinined by the City of Redlands
design specifications Installation of approximately five (5) lights will be
required Location of the lights will be deterimmned 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 ti ees spaced every 40 feet avoiding sewer and water laterals
Prepare and submit a separate street tree plan fol City approval
h Use traffic index of 5 0,
9 Install a imimnium S inch diameter potable water main including necessary
valves and appurtenances,
J Install residential fu e hydi ants as requn ed by the Redlands Fire
Department Provide fire flow calculations,
k Install a minimum S inch diameter sewer main with manholes and
appurtenances,
12 Provide for adequate drainage facilities The applicant shall provide and submit
all necessary hydrology/hydraulic studies and calculations in accordance with the
San Bernardino County Hydrology Manual (RMC 17 17)
13 Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the
applicant and approved by the City foi the project which address cross lot
drainage, Watei 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 proposed amendment or termination of
[the CC&Rs] when such ten-nination or amendment would alter, amend,
terminate or otherwise irmpan the lights 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
Tract No 19942
March 21, 2017
Page6
City's Conununity Development Services Director and shall be approved
in wi iting by the City Attorney as a pi econdition 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
regai d 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 ben ficiaiy 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 enfoi cement "
14 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
15 The CC&Rs shall be submitted to the City at least twenty (20) days prioi 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
16 As a condition of and prior to the fiinal/paicel snap approval, the applicant shall
(1) petition the City for annexation of the property comprisnng Tentative Tract
Map No 19942 to the City's Community Facilities District No 2004-1, or a
similai City conimunity facilities district, as designed by the City, (2) take actions
ieasonable or necessary to annex such property to community facilities district,
and (3) pay the ieasonable and actual costs incurred by the City in annexing the
property to the corn aunty facilities district, all foi the purpose of maintenance of
landscaping, trails, street lights, coirnnonly-owned aieas and public right-of-ways
(California Community Facilities Act)
17 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 (RMC 17 17 020)
18 All off-site utilities shall be placed underground The undetgrounding shall
include power poles located along the project site's street frontages) and may
include power poles beyond the site's boundary as deternnned by Southern
California Edison Those power poles that are 66ICV of 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 undeigrounding of all off-site utilities, subject to review and approval
by the City Eingiineci (RMC 17 17 020) This requirement may be waived per
Tract No 19942
Mat ch 21, 2017
Page 7
RMC Section 17 17 020 G(2) tluough payinent of an in lieu fee provided that the
approving body makes the finding described in RMC Section 17 17 20 G(3)
19 Construct standard Community Trail along Sylvan Boulevard within the
development and along easement areas as shown on Tentative Tract Map No
19942 Dedicate a public access easement for all trails within the development
located outside of street right-of-way as accepted by the City Engineer (RMC
17 17 020)
20 Comply with City of Redlands Landscape Ordinance No 2724 and submit a
Conununity Facilities District landscape/irrigation plan piepaied 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
21 Install reduced pressure principle backflow devices as required by City Engineer
(RMC 13 20)
22 Improvement bonds must be posted for the total estimated cost of off-site
improvements as follows (RMC 17 17 080)
Performance 100% security (due prior to final map
approval)
(Perforinance/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 fiom a qualified
bank or institution, Cash Deposits, of Set Aside Letter(savings account) in
City's name
23 Survey and Monumentation cash bond must be posted
24 The 10% performance (warranty) security will be retained for one year after
acceptance of public improvements by the City fol warranty of off-site work
25 Execute Subdivision Improvement Agreement (17 17 070)
*1-126 Participate in funding 113 the design and installation costs of ADA ramps, a
crossivalk, solar powered pedestrian activated crosswalk beacons, and in-
pavement crosswalk lighting on Wabash Avenue as accepted by the City
Engineer.
*kkRevised February 28, 2017 Planning Commission
Tract No 19942
March 21, 2017
Page8
C. The following items are required prior to issuance of the BUILDING PERMIT
I Pay plan check fee as established per resolution The amount is to be determined
at plan check submittal (City Resolution No 767 1)
2 Provide pad certification to the Building and Safety Department
3 All SWPPP Best Management Practices (BMPs) to prevent and control dischaiges
to the municipal separate storm sewer (dram) system shall be in place and shall be
maintained throughout the course of the project (RMC 13 54)
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, (RMC 3 54)
• Fire Facilities, (RMC 3 60)
• Geneial Governinent Facilities, (RMC 3 60)
• Library Facilities, (RMC 3 60)
• Open Space/Paik, (RMC 3 32)
• Police Facilities, (RMC 3 60)
• Stoi n Drain Facilities, (RMC 3 56)
• Water Capital Improvement Charge, (RMC 3 48)
• Water Source Acquisition Chaige", (RMC 13 40)
• Se-,Aler Capital Improvement Charge, (RMC 3 44)
Solid Waste Capital Improvement Charge, (RMC 3 70) and
• Water/Sewei/Recycled Water Frontage Charges * (RMC 13 44
and 13 12 )
* These charges are required for building permit issuance if Final
or Parcel Map was not iequi-ed foi the project of charges were not
paid with the Final or Parcel Map approval
5 Although this project will have an on-going inspection throughout construction, a
final inspection for all off-site unprovements must be scheduled by developer to
certify that these improvements comply with City specifications (RMC
12 16 090)
6 Provide foi adequate drainage facilities, including any necessary under sidewalk
drains (RMC 17 17)
7 Submit recycling plans foi site demo lition/construction fol review and approval in
accordance with Chapter 13 66 of the Redlands Municipal Code
8 Tract snap shall be recorded and proof of recordation provided
Tract No 19942
March 21, 2017
Page 9
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, (RMC 3 48 030)
2 Pay the Water Metei Charge (Redlands Ordinance No 2830)
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 ) (RMC
12 16 290)
2 Truck route perfrnt is required for all construction vehicles 5 tons and over gross
vehicular weight (e g concrete trucks) using streets other than established truck
routes (RMC 10 54)
3 Section 4216/4217 of the Government Code requires a Dig Alert Identification
Numbei be issued before a "Permit to Excavate" will be valid Fol your Dig Alert
Identification Numbei, call Underground Service Alert toll free, 1-800-227-2600,
two (2) working days prfoi to conducting any excavation (RMC 12 20 120)
4 Encroaclunent Permit application and two (2) sets of City appzoved plans must be
submitted for all off-site improvements Encroaclunent Permit fees shall be paid
prior to issuance of Encroaclument Permit (RMC 12 16 010)
5 A California OSHA Pernut Number for all work that is 5 feet deep or deeper shall
be provided Call (909)383-4321 (RMC 12 16 040)
6 A copy of soils ieport 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 boring/sampling locations
7 A traffic control plan shall be prepared in accoidance with the latest revision of
(CA) MUTCD of 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, warning devices, road closures, detours
delineation, phasing schedules and anticipated duiatzons of closures and detours
for any work within the public right-of-way The plans shall provide names and
24-hour phone numbers of individuals who can be contacted regarding traffic
control measures
8 Iirnprovement bonds must be posted for the total estnnated cost of off-site
improvements as follows
Tract No 19942
March 21, 2017
Page 11
Performance 100% security (due prior to final snap
approval)
(Performance/Warranty) 10% security(due at time of acceptance of
ixipi ovements)
Labor and Materials 50% secui ity(due prior to final reap
approval)
Acceptable security forms Surety Bond(s), Lettei of Credit from a qualified
bank of institution, Cash Deposits, or Set Aside Lettei (savings account) in
City's naive
9 Execute Subdivision lmprovennent Agreement (17 17 070)
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 Recoid shall file a Final Grading Certification foi all grading and
improvements relating to the project development
3 Owner's Licensed Land Surveyor shall reset survey potilts, monuments, record
comers, and centerline ties that weie destroyed during construction and shall file
Comer Records foi those points prior to completion of the project with San
Bemaidino County Surveyor Copies of information shall be furnished to the
Municipal Utilities and Engineering Department (California B&P Code 8762,
8767, 8768, 8771, and 8773(b)
4 One mylar copy of recorded tract snap shall be furnished to the Municipal Utilities
and Engineering Department
5 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 and appy oval
6 A list of as-built infrastructure improvement quantities shall be provided in the
Excel format provided by the City showing quantities foi each street segment (i e
pavernent, curb and gutter, sidewalk, cte)
7 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
Tract No 19942
March 21 2017
Page 10
8 Resurface existing roadway as directed by the City Engineei due to utility
installations and construction damage
9 Existing striping shall be removed and replaced as necessary New stuping and
pavement markings shall be installed as required by the CityEngineei
10 Contractors will be iequued to pave new streets in two (2) phases with last phase
being delayed until 95 percent of construction has been completed, of on approval
of the City Engineer
I 1 Owner/Developer shall p>ovide recycling >eceipts as required by the recycling
plan
G The following items are required prior to .release of
SECURITIES/WARRANTIES/DEPOSITS.
1 Prior to the release of the securities foi the pioject, all impiovements shall be
reviewed and accepted by the City Engineer
2 A recorded mylai copy of the Tract reap shall be submitted, if a part of a lot-sale
subdivision and not included in Item E
3 Tie sheets shall be submitted for all monuments found and/or set in the public
right-of-way
4 The release of securities/warranties/deposits must be requested in writing to the
City Engineer Allow 30 days for processing
—10 pm
CHRIS DIGGS MICHAEL #OOL
Dnectoi of Municipal Utilities Assistant City Engineer
and Engineering
Initial
ake
l-1 LL rlact}9942