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HomeMy WebLinkAbout7709 RESOLUTION NO 7709 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING CONDITIONAL USE PERMIT NO 1045 WHEREAS, an application for Conditional Use Permit No 1045 foi the construction of an eighty (80) unit affordable apartment complex for veterans and then families, individuals with special needs, and low income, families on approximately 4 72 acres, situated on the southwest corner of Texas Street and Lugonia Avenue (APN 0169-021-19), and WHEREAS, in conjunction with the filing of Conditional Use Permit No 1028,the Project also includes the filing of Zone Change No 448, and a density bonus and incentive/concession agreement for the construction of very low and low income housing to allow for a density increase of 14 percent (i e an additional 10 units, foi a total of 80), and concessions to reduce the private open space dimension requiiements, and separation requirements between buildings and carports for the construction of an eighty (80) unit affordable apartment complex for veterans and then families, individuals with special needs, and low income families, and WHEREAS, the City Council has the authority per Section 18 192 060 of the City of Redlands Municipal Code to take action on Conditional Use Permit No 1028 to permit the multiple residential development containing eighty (80) dwelling units on approximately 4 72 acres, and WHEREAS, on January 24, 2017, the City of Redlands' Planning Conninission held a noticed public hearing at which iintei ested pei sons had an opportunity to testify in support of, or in opposition to,the Conditional Use Pen-nit and the Zone Change at which the Planning Commission considered the Conditional Use Permit, and WHEREAS, at the public hearing on January 24, 2017, the Plaiming Cominission considered, heard public comments on, and recommended approval to the City Council of a Mitigated Negative Declaration, Socio-Economic Cost/Benefit Study, Zone Change No 448, Conditional Use Permit No 1045, collectively known as the Redlands Supportive Housing Entitlements, and WHEREAS on Septenibei 8, 2017, notice of this City Council's public hearing for the Redlands Supportive Housing Entitlements was published in the Redlands Daily Facts by the City Clerk, and WHEREAS, on Septembei 19, 2017,the City Council held a public heal ing and considered the staff written and oral reports,the recommendation of the Planning Commission, 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 Septeinbei 19, 2017, the City Council considered, heard public coininents on Conditional Use Permit No 1045, and the related Redlands Supportive Housing entitlements 4- t lcc1crk\Reso1ut1ons\Res 7700 7799/7709 CUP 1045 docx NOW, THEREFORE, be it resolved by the City Council of the City of Redlands as follows Section 1 California Enviroiunental Ouahtv Act The proposed project is subject to the California Environinental Quality Act (CEQA), the City has prepared an Initial Study and there is no substantial evidence that the proposed project may have a significant effect on the envnoiunent, and a Mitigated Negative Declaration has been prepared in accordance with the State CEQA Guidelines Section 2 Requn ed Findm2s Pursuant to Redlands Municipal Code Section IS 192 060 and, after consideration of the record before the City Council, and all oral and written evidence and testimony presented at the public hearnig for Conditional Use Permit 1045, the City Council hereby finds as follows I That the pi oposed development will not adve)sely affect the applicable laud use plans of the city The proposed project will not adversely affect the land use plans of the City as the proposed use is consistent with the General Plan Designation of Medium Density Residential, which allows a density of up to fifteen (15) dwelling units per acre, plus inclusing a density bonus m accordance with State law The density bonus proposed is consistent with both the Redlands Municipal Code and State law, based on the percentage of extieincly-low and very-low income housing The proposed project will substantially and significantly implement the City's policies regarding affordable housing, including the goals and policies of the Housing Element and the Land USe Element as contained in the General Plan The proposed development will be consistent with the proposed R-2 (Multiple-Family Residential) District, and the R-2 development standards (including any concessions/incentives in accordance with applicable State law), with the inclusion of a density bonus and incentive/concession agreement as may be approved at the discretion of the City Council 2 That the pi oposed development will not be deh unental to the public health, safety and ivelfal e The project will not be detrimental to the public health, safety, and welfare The proposed use will provide new affordable housing options fol veterans at risk of homelessness, persons and veteians with special needs, and lowei-income families and households The pioject will have social service staff trained to work with the residents of the facility and will provide a variety of support services Tenants will receive background checks, as indicate in the "Attaclunent G" The proposed project will be gated and will include carneias to provide secuiity to residents An Initial Study was prepared to fully analyze potential environmental impacts of the project The Initial Study found that no substantial evidence existed of any potentially significant environmental effects, and therefore assessed that a Mitigated Negative Declaiation would be the appropriate enviromnental determination in this case Health, safety, and -2- I Ieclerk\Resolutions\Res 7700-779917709 CUP 1045 docx welfare concerns (such as traffic, noise, air quality, etc ) have been fully addressed, and mitigation measures have been incorporated to reduce any potential impacts to a level that would be less than significant 3 That the proposed development will comply to the niaximuni extent feasible Wath the regulations of the City's General Plan the applicable zoning distract and the city's development standards. The proposed development will comply with the City's General Plan, including land use designation and density as set forth in the General Plan(with a density bonus for lower- income affordable housing set forth by applicable State law) The project is consistent with the Municipal Code, including the development standards of the R-2 District, including setback, lot coverage, building height, common open space, landscaping, and circulation requirements 4 That the proposed development is appropriate at the proposed location The proposed development is appropriate at the proposed location, as the subject property has an existing land use designation as Medium Density Residential in the General Plan The project site is Iocated innnediately adjacent to a major and minor arterial capable of providing adequate access to the facility, adjacent to major public transit (bus) routes, and located in a land use buffer area between single family residential uses (located to the north, south, and east) and the Commercial General Plan designation (located approxnnately 530 feet to the west) Section 3 A-Dproval The City Council hereby approves Conditional Use Permit No 1045, subject to the Conditions of Approval attached hereto and incorporated herein by this reference as Exhibits "A" and "B " Section 4 Effective Date This Resolution shall take effect on the effective date of Ordinance No 2845 of the City Council of the City of Redlands ADOPTED, SIGNED AND APPROVED this 19t" day of September, 2017 �-- ul W Foster ayor ATTEST Je�e Donaldson, City Clerk -3- 11cc1erklResoluhonslRes 7700-779917709 CUP 1045.docx I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was adopted by the City Council at a regular meeting thereof held on the 19t' day of September, 2017 by the following vote- AYES Councilmembers Harrison and Barich, Mayor Foster NOES Councllmembers Gilbreath and Tejeda ABSTAIN None ABSENT None Ae Donaldson, City Cleric DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION CONDITIONS OF APPROVAL AND DEVELOPMENT INFORMATION FOR CONDITIONAL USE PERMIT NO 1045 Date of Preparation August 28, 2017 Planning Commission Date January 24, 2017 City Council Date September 19, 2017 Location Southwest corner of Texas Street and Lugonia Avenue CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT NO 1045 1 The issuance of any permits shall comply with all provisions of the Redlands Municipal Code 2 Unless commencement of the use has occurred, pursuant to obtaining a building permit, or a time extension is granted in accordance with Code, this approval shall expire two (2) years from the date of City Council approval 3 This approval is for Conditional Use Permit No 1045, with a density and incentive/concession agreement, in accordance with state law, for the construction of an eighty(80) unit affordable apartment complex for veterans and their families, individuals with special needs, and low income families on approximately 4 72 acres, situated on the southwest corner of Texas Street and Lugonia Avenue 4 All plans submitted to the City shall reflect the City Council approval and any other changes required by the Commission and/or staff This condition applies to the site plan, landscape plans, building elevations and materials, grading, and all other illustrations, text, or plans submitted to the City in connection with this project 5 No Certificate of Occupancy shall be granted until all conditions of approval have been satisfied 6 The applicant shall not make any modifications or changes during construction that are in conflict or contrary to the project's approved site design, grading plan, landscape plan, or building elevations without first consulting with the Development Services Director or his designee 7 The project site shall be kept in a weed and dust free condition throughout all periods of development ZONE CHANGE NO 448, CUP NO 1045 DENSITY BONUS AND INCENTIVE/CONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 2 8 All freestanding walls shall incorporate design features, such as tree planter wells, variable setbacks, columns, split face block, decorative cap, or other such features to provide visual relief along the wall surface 9 The Final Landscape Plans shall incorporate the following a The landscape plan shall comply with all requirements for landscaping pursuant to the Redlands Municipal Code b The landscape plans shall be detailed and show the specific distribution, size, and amount of each species of trees, shrubs, and groundcover, c Provide a 50-50 mix of evergreen and deciduous trees within the parking areas and periphery planters, d The Landscape Plan shall show concrete mow strips to separate turf from other ground surfaces on all common areas, e All trees shall be a minimum of 15-gallon size and be double staked Arbor guards shall be provided on all trees planted in turf areas, f The landscape plans shall identify measures such as root barriers and deep watering to be utilized to minimize heaving of parking lot pavement by tree roots, g An automatic Irrigation system shall be utilized to Irrigate the site's approved landscape design 10 The Landscape and Irrigation Plans shall be approved by the following City departments, prior to the issuance of building permits a Submit Landscape and Irrigation Plans with each copy of the construction plans for plan check to the Development Services Department, Building & Safety Division, for distribution to other departments and for review and approval by the Development Services Director b The Landscape and Irrigation Plans shall be subject to review and approval by the Building Official and the Development Services Director for compliance with the Water Efficient Landscape Ordinance No 2724 (Also known as Chapter 15 54 of the RMC) ZONE CHANGE NO 448, CUP NO 1045 DENSITY BONUS AND INCENTIVEICONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 3 11 The landscape architect responsible for the design of the project's landscape plan shall review and certify, prior to a request by the applicant for a final occupancy inspection, that the installed landscaping meets the specifications of the approved landscape plan, except as modified in the conditions of approval 12 The evergreen trees, as identified on the landscape plan, are to be maintained and the trimming or maintenance of them shall serve the purpose to bring them into a full canopy-type configuration which is the intent of this approval 13 The following additional dust suppression measures in the SCAQMD CEQA Air Qualify Handbook are included as part of the project's mitigation a Revegetate disturbed areas as quickly as possible b Suspend all excavating and grading operations when wind speeds (as instantaneous gusts) exceed 25 mph c Sweep all streets once per day if visible soil materials are carried to adjacent streets (recommend water sweepers with reclaimed water) d Minimize at all times the area disturbed by clearing, grading, earthmoving, or excavation operations 14 Prior to issuance of grading permits, the construction contractor shall provide evidence showing that the following measures shall be implemented to reduce air pollutants generated by equipment exhaust and fugitive dust during project construction a The construction contractor shall select the construction equipment used on site based on low emission factors and high energy efficiency The construction contractor shall ensure that construction grading plans include a statement that all construction equipment will be tuned and maintained in accordance with the manufacturer's specifications b The construction contractor shall utilize electric or diesel-powered equipment in lieu of gasoline-powered engines where feasible c The construction contractor shall ensure that construction grading plans include a statement that work crews will shut off equipment when not in use During smog season (May through October), the overall length of the construction period will be extended, thereby decreasing the size of ZONE CHANGE NO 448, CUP NO 1045 DENSITY BONUS AND INCENTIVE/CONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 4 the area prepared each day, to minimize vehicles and equipment operating at the same time d The construction contractor shall time the construction activities so as not to Interfere with peak hour traffic and to minimize obstruction of through traffic lanes adjacent to the site, if necessary, a flag person shall be retained to maintain safety adjacent to existing roadways e The construction contractor shall support and encourage ridesharing and transit incentives for the construction crew f The construction contractor shall demonstrate compliance with SCAQMD Rule 1113 on the use of architectural coatings Emissions associated with architectural coatings would be reduced by complying with these rules and regulations,which include using pre-coated/natural- colored building materials, water-based or low-VOC coating, and coating transfer or spray equipment with high transfer efficiency 15 During all site excavation and grading, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturer's standards 16 The construction contractor shall locate equipment staging areas that will create the greatest practical distance between construction-related noise sources and noise-sensitive receptors nearest to the project site during all project construction 17 Construction contractors shall provide the Building & Safety Division a name and phone number of a contact person in the event that noise levels become disruptive The name and phone number shall be posted on site, informing the public who to contact 18 Pursuant to Government Code Section 66020(d), certain fees, dedications, 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 19 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, ZONE CHANGE NO 448, CUP NO 1045 DENSITY BONUS AND INCENTIVE/CONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19 2017 PAGE 5 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 $200,000, 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 project pursuant to this permit The City shall have no liability to the applicant for the exercise of City's right to revoke this permit 20 All landscaping within common area lots shall contain automatic irrigation systems 21 The applicant shall consult with an expert on the planting and growing of any citrus trees planted on-site to ensure the longevity and health of the trees Citrus trees shall be sprayed twice a year for psyllid pests 22 Establish a "complaint response community relations" program that includes the following • Coordinating efforts with the police department to monitor community complaints about the development's activities • Having a representative of the development meet with neighbors or the applicable neighborhood association on a regular basis and at their request attempt to resolve any neighborhood complaints regarding the establishment 23 The applicant shall provide a nighttime security guard for the development 24 The applicant shall provide a digital video security camera system that is completely compatible with the City of Redlands video security camera system, so that cameras can be watched by the Police dispatch center, in accordance with all ZONE CHANGE NO 448, CUP NO 1045 DENSITY BONUS AND INCENTIVEICONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 6 applicable far housing laws The system shall provide a streaming video signal at all times The number of cameras must be approved by the Police Department All entrances and exits for the common areas as well as the community building, shall be viewable 25 Any open fences or gates within the front twenty five (25) setback shall not exceed four feet(4') in height, or fences exceeding six feet(6) in height outside of the front setback, unless approval of a separate Minor Exception Permit is obtained prior to issuance of a building permit 26 A Lot Line Adjustment shall be approved and recorded to adjust the property boundary between 803 W Lugonia Avenue and the project site 27 Approval of a monument sign shall occur through separate Commission Sign Review application, prior to issuance of a sign permit 28 The multi-family development shall be subject to the provisions of the Residential Development Allocation process under the Growth Management Ordinance, Title 19 of the Redlands Municipal Code 29 The applicant shall construct a raised "pork chop" at the northern most driveway at Texas Street to restrict access to this driveway to right-En and right-out only, as indicated in the Traffic Impact Analysis, prepared by Urban Crossroads 30 The project developer shall ensure that all applicable South Coast Air Quality Management District (SCAQMD) Rules and Regulations are complied with during construction Disturbed areas not being actively graded shall be watered a minimum of three times per day, or more if necessary to prevent fugitive dust from observably leaving the protect site The following rules and regulations are those required to be implemented 402, 403, 1113, 431 2 and 1186/1186 1 These measures are described in detail in the Air Quality Impact Analysis prepared by Urban Crossroads, revised May 2, 2016 (Appendix A of the Initial Study/Mitigated Negative Declaration) 31 Fill haul trips related to grading shall be restricted to deliverfill during non-peak hourtimes 32 Mitigation Measure AES-1 To mitigated the exterior sound attenuation wall, the wall shall be constructed with articulation that breaks up the uniform character of a standard block wall and that requires landscaping on the exterior of the wall to create additional visual variety The wall design and landscaping shall be reviewed and approved by the City to ensure that it provide visual variety that attenuates the uniformity of a standard block wall and integrates this structure into the community design ZONE CHANGE NO 448 CUP NO 1045 DENSITY BONUS AND INCENTIVE/CONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 7 The design of the wall shall be submitted to the City Development Services Department, Planning Division, for review and approval Installation of the fence in accordance with the approved design shall be reviewed by City field inspectors and verification documented in the project file 33 Mitigation Measure CUL.-1 If there are any changes to Project Site design and/or proposed grades, prior to the issuance of a grading permit, the Applicant shall contact interested tribes to provide an electronic copy of the revised plans for review Additional consultation shall occur between the City, Applicant and interested tribes to discuss the proposed changes and to review any new impacts and/or potential avoidance/preservation of the cultural resources on the Project The Applicant will make all attempts to avoid and/or preserve in place as many as possible of the cultural resources located on the Project Site if the site design and/or proposed grades should be revised in consult with the City of Redlands In specific circumstances where existing and/or new resources are determined to be unavoidable and/or unable to be preserved in place despite all feasible alternatives, the developer shall make every effort to relocate the resource to a nearby open space or designated location on the property that is not subject any future development, erosion or flooding To be monitored by the Development Services Department, Planning Division, and the Municipal Utilities and Engineering Department, prior to issuance of a grading permit 29 Mitigation Measure CUL-2 At least 30-days prior to application for a grading permit and before any grading, excavation and/or ground disturbing activities on the site take place, the Project Applicant shall retain a Secretary of Interior Standards qualified archaeological monitor to monitor all ground-disturbing activities in an effort to identify any unknown archaeological resources 1 The Project Archaeologist, in consultation with interested tribes, the Developer and the City of Redlands shall develop an Archaeological Monitoring Plan to address the details, timing and responsibility of all archaeological and cultural activities that will occur on the project site Details in the Plan shall include a Project grading and development scheduling, b The development of a rotating or simultaneous schedule in coordination with the applicant and the Project Archeologist for designated Native American Tribal Monitors from the consulting tribes during grading, excavation and ground disturbing activities on the site including the scheduling, ZONE CHANGE NO 448, CUP NO 1045 DENSITY BONUS AND INCENTIVEICONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 8 safety requirements, duties, scope of work, and Native American Tribal Monitors' authority to stop and redirect grading activities in coordination with all Project archaeologists, C. The protocols and stipulations that the Developer, City of Redlands Tribes and Project archaeologist will follow in the event of inadvertent cultural resources discoveries, including any newly discovered cultural resource deposits that shall be subject to a cultural resources evaluation 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 a copy of the Archaeological Monitoring Plan prior to issuance of a grading permit 30 Mitigation Measure CUL-3 In the event that Native American cultural resources are inadvertently discovered during the course of grading for this Project The following procedures will be carried out for treatment and disposition of the discoveries 1 Temporary Curation and Storage During the course of construction, all discovered resources shall be temporarily curated in a secure location onsite or at the offices of the project archaeologist The removal of any artifacts from the project site will need to be thoroughly inventoried with tribal monitor oversite of the process, 2 Treatment and Final Disposition The landowner(s) shall relinquish ownership of all cultural resources, including sacred items, burial goads, and all archaeological artifacts and non-human remains as part of the required mitigation for impacts to cultural resources The applicant shall relinquish the artifacts through one or more of the following methods and provide the City of Redlands with evidence of same a Accommodate the process for onsite reburial of the discovered items with the consulting Native American tribes or bands This shall include measures and provisions to protect the future reburial area from any future impacts Reburial shall not occur until all cataloguing and basic recordation have been completed, b A curation agreement with an appropriate qualified repository within San Bernardino County that meets federal ZONE CHANGE NO 448, CUP NO 1045 DENSITY BONUS AND INCENTIVE/CONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 9 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 curatron facility within San Bernardino County, to be accompanied by payment of the fees necessary for permanent curatron, c For purposes of conflict resolution, if more than one Native American tribe or band 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, and d At the completion of grading, excavation and ground disturbing activities on the site a Phase IV Monitoring Report shall be submitted to the City of Redlands documenting monitoring activities conducted by the project Archaeologist and Native Tribal Monitors within 60 days of completion of grading This report shall document the impacts to the known resources on the property, describe how each mitigation measure was fulfilled, document the type of cultural resources recovered and the disposition of such resources, provide evidence of the required cultural sensitivity training for the construction staff held during the required pre-grade meeting, and, in a confidential appendix, Include the daily/weekly monitoring notes from the archaeologist All reports produced will be submitted to the City of Redlands, CHRIS and consulting tribes To be monitored by the Development Services Department, and Planning Division, and satisfied during construction of the project 31 Mitigation Measure CUL-4 In the event that human remains (or remains that may be human) are discovered at the project site during grading or earthmoving, the construction contractors, project archaeologist, and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find The project proponent shall then Inform the San Bernardino County Coroner and the City of Redlands Police Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050 5(b) Section 7050 5 requires that excavation be stopped in the vicinity of discovered human remains until the coroner can determine whether ZONE CHANGE NO 448, CUP NO 1045 DENSITY BONUS AND INCENTIVE/CONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 10 the remains are those of a Native American If human remains are determined as those of Native American origin, the applicant shall comply with the state relating to the disposition of Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097) The coroner shall contact the NAHC to determine the most likely descendant(s) The MLD shall complete his or her inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site The Disposition of the remains shall be overseen by the most likely descendant(s) to determine the most appropriate means of treating the human remains and any associated grave artifacts The specific locations of Native American burials and reburials will be proprietary and not disclosed to the general public The locations will be documented by the consulting archaeologist in conjunction with the various stakeholders and a report of findings will be filed with the Eastern Information Center (EIC), the City of Redlands Development Services Department, and the appropriate Native American Tribe To be monitored by the Development Services Department, and Planning Division, and satisfied during construction of the project 32 Mitigation Measure CUL-5 In the event that paleontological resources are unearthed during Project subsurface activities, all earth-disturbing work would be temporarily suspended or redirected until a qualified paleontologist has evaluated the nature and significance of the resources, in accordance with federal, State, and local guidelines, including those setforth in California Public Resources Code Section 21083 2 After the resources have been properly addressed, work in the area may resume With implementation of this standard requirement, no significant impact would occur To be monitored by the Development Services Department, and Planning Division, and satisfied during construction of the project 33 Mitigation Measure GEO-1 The geotechnical design recommendations provided in Section 7 of the Geotechnical Report (Appendix D of the Initial Study) or measures deemed equivalent by the geotechnical professional shall be implemented by the Proposed Project Section 7 identifies specific on-site design measures to address the following geotechnical issues clearing and grubbing, site preparation, temporary slope and trench excavations, foundations, footings, seismic design parameters (refer to the October 21, 2015 Update in Appendix D in which Table 2, 2013 California Building Code Seismic Design Parameters updates these design parameters), concrete slabs-on-grade (including control of vapor migration, pavement sections, drainage control, and soil corrosion These ZONE CHANGE NO 448 CUP NO 1045 DENSITY BONUS AND INCENTIVE/CONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 11 design measures are hereby incorporated in this measure and shall be implemented during actual construction of the Proposed Project The geotechnical design recommendations shall be incorporated into the project design prior to initiating construction and design requirements shall be incorporated into all project features prior to construction and these design measures/requirements shall be Implemented during construction Installation of the design measures in accordance with the approved design shall be reviewed by City field Inspectors and verification documented in the project file 34 Mitigation Measure NOI-1 increased Noise Levels (Construction) Though construction noise is temporary, intermittent and of short duration, and will not present any long-term impacts, the following noise abatement measures would reduce any noise level increases produced by the construction equipment to the nearby noise-sensitive residential land uses • Public notice shall be given prior to initiating construction This notice shall be provided to all property owners/residents within 100 feet of the Project site and shall be provided to property owners/residents at least one week prior to initiating construction The notice shall identify the dates of construction and the name and phone number of a construction supervisor (contact person) in case of complaints One contact person shall be assigned to the Project The public notice shall encourage the adjacent residences to contact the supervisor in the case of a complaint Resident's would be informed if there is a change in the construction schedule The supervisor shall be available 24/7 throughout construction by mobile phone If a complaint is received, the contact person shall take all feasible steps to remove or otherwise control the sound source causing the complaint • If feasible, construct the planned Project 6 and 8-foot high noise barriers at the Project site boundaries prior to the commencement of Project construction activities This would further reduce the noise levels experienced at the nearby sensitive receiver locations, but is not required ® Prior to approval of grading plans and/or issuance of building permits, plans shall include a note indicating that noise-generating Project construction activities shall only occur between the hours of 7 00 a m to 6 00 p m Monday to Saturdays, with no activity allowed on Sundays or holidays (City of Redlands Municipal Code, Section 8 06 090 (F)) The Project construction supervisor shall ensure compliance with the permitted construction hours • During all Project site construction, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and ZONE CHANGE NO 448 CUP NO 1045 DENSITY BONUS AND INCENTIVE/CONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 12 maintained mufflers, consistent with manufacturers' standards The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise sensitive receptors nearest the Project site • The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receivers nearest the Project site (i e , to the center) during all Project construction • Equipment not in use for five minutes shall be shut off • Equipment shall be maintained and operated such that loads are secured from rattling or banging • Where available, electric-powered equipment shall be used rather than diesel equipment and hydraulic-powered equipment shall be used instead of pneumatic power • The construction contractor shall limit haul truck deliveries to the same hours specified for construction equipment (between the hours of 7 00 a m to 6 00 p m Monday to Saturdays, with no activity allowed on Sundays or holidays) The contractor shall design delivery routes to minimize the exposure of sensitive land uses or residential dwellings to delivery truck- related noise • No radios or other sound equipment shall be used at the Project site unless required for emergency response by the contractor 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 35 Mitigation Measure N0I-2 Exterior Noise Mitigation To satisfy the City of Redlands 60 dBA CNEL exterior noise level standards for multi-family residential development, the construction of 6 5-foot high noise barriers for buildings with outdoor living areas (first floor patios) adjacent to Lugonia Avenue is required Buildings with outdoor living areas (first floor patios) adjacent to Texas Street will require the construction of 5-foot high noise barriers Exterior noise levels will approach 58 2 dBA CNEL at open space uses within the Project site, and therefore, no exterior noise abatement is required to satisfy the City of Redlands 60 dBA CNEL exterior noise level standards for open space use With the recommended noise barriers shown on Exhibit ES-A for multi-family residential units, the mitigated future exterior noise levels will range from 59 0 to 60 0 dBA CNEL This noise analysis shows that the recommended noise barriers will satisfy the City of Redlands 60 dBA CNEL exterior noise level standards ZONE CHANGE NO 448 CUP NO 1045 DENSITY BONUS AND INCENTIVEICONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 13 The recommended noise control barriers shall be constructed so that the top of each wall extends to the recommended height above the pad elevation of the lot it is shielding The barrier shall provide a weight of at least 4 pounds per square foot of face area with no decorative cutouts or line-of-sight openings between shielded areas and the roadways, and a minimum sound transmission loss of 20 dBA The noise barrier shall be constructed using the following materials The barrier shall consist of a solid face from top to bottom Unnecessary openings or decorative cutouts shall not be made All gaps (except for weep holes) should be filled with grout or caulking • Masonry block, • Stucco veneer over wood framing (or foam core), or 1-inch-thick tongue and groove wood of sufficient weight per square foot, • Glass (1/4-inch-thick), or other transparent material with sufficient weight per square foot capable of providing a minimum transmission loss of 20 dBA, • Earthen berm, or • Any combination of these construction materials To be monitored by the Development Services Department, Building & Safety Division and Planning Division, demonstrated on construction plans prior to issuance of a budding permit and monitored during construction of the project for compliance with approved plans 36 Mitigation Measure N01-3 Interior Noise Mitigation To satisfy the City of Redlands 45 dBA CNEL interior noise level criteria, buildings facing Texas Street and Lugonia Avenue will require a Noise Reduction (NR) of up to 22 2 dBA and a windows closed condition requiring a means of mechanical ventilation (e g air conditioning) 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 e 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- ZONE CHANGE NO 448, CUP NO 1045 DENSITY BONUS AND INCENTIVE/CONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 14 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 • Attic Attic vents should be oriented away from Texas Street and Lugonia Avenue If such an orientation cannot be avoided, then an acoustical baffle shall be placed in the attic space behind the vents • 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 A forced air circulation system (e g air conditioning) shall be provided which satisfies the requirements of the Uniform Mechanical Code Wall mounted air conditioners shall not be used With the recommended interior noise mitigation measures provided in this study, the proposed Liberty Lane Apartments residential Project is expected to meet the City of Redlands 45 dBA CNEL interior noise level standards for residential development To be monitored by the Development Services Department, Building & Safety Division and Planning Division, demonstrated on construction plans prior to issuance of a building permit and monitored during construction of the project for compliance with approved plans 37 Mitigation Measure N01-4 Construction Vibration Mitigation Measures Though construction is temporary, intermittent and of short duration, and will not present any long-term vibration impacts, the following practices would reduce vibration level increases produced by the construction equipment to the nearby noise-sensitive residential land uses • Large construction equipment shall not be used within 65 feet of residential properties, identified on Exhibit 10-A As used here, "large construction equipment" means any track-type bulldozer, grader, or scraper larger than a D-8 Caterpillar bulldozer, equipment without rubber tires, or equipment with a peak-particle velocity(PPV) vibration levels of more than 0 01 in/sec at 50 feet when operated on this site • Notice shall be given to adjacent property owners at least seven calendar days prior to the commencement of Project construction activity To be monitored by the Development Services Department, Building & Safety Division and Planning Division, demonstrated on construction plans prior to issuance of a building permit and monitored during construction of the project for compliance with approved plans ZONE CHANGE NO 44$ CUP NO 1045 DENSITY BONUS AND INCENTIVE/CONCESSION AGREEMENT CONDITIONS OF APPROVAL SEPTEM BER 19, 2017 PAGE 15 38 Mitigation Measure PUB-1 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 39 Mitigation Measure TRA-1 Site adjacent improvements are required in conjunction with the proposed development 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 Division, and Municipal Utilities and Engineering Department and completed prior to Certificate of Occupancy Brian Desatnik Development Services Director REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS CONDITIONAL USE PERMIT NO 1.045 Date of P C.Meeting: January 24, 2017 Applicant. Redlands Supportive Housing,L.P. Location Southwest Corner of Texas Street and Lugonia Avenue Protect Description: Construction of an Eighty(80) Unit Affordable Apartment Complex for Veterans and their Families The applicant shall comply oath 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 Constriction — 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, (RMC 15.04) 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 (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 Stormwatcr Program The requirements of the WQMP shall remain in effect throughout the life of the project (California State Order No R8-2010-0036) CUP No 1045 January 24,2017 Page 2 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 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 Geotecluucal Report, (RMC 15 04) and C Easement Documents (RMC 18 192 050) 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 reimbursed after 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) using streets other than established truck routes. (RMC 10 54) NOTE- Cash cleanup deposit and truck route permit submitted during the grading process could be transferred to be used during building construction or offsite improvement construction if it is within the time limit specified in the truck route permit, otherwise a new truck route permit roust 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 (NOI), a copy of the Waste Discharger Identification Number (WDID) and NOI shall be submitted for review and file Call(866) 563-3107 (RMC 13 54) B The following items are required prior to RECORDATION OF TRACUPARCEL MAP. No map is required for this application CUP No 1445 January 24, 2017 Page 3 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 (City Resolution No 767 1) 2 Plans required to be submitted shall include• a Street Improvement, b Storm Drain Construction, C Pavement Striping Plans (including reflectorized pavement markers), d Street Tree Installation—Street trees shall be provided as per the approved Street Tree List, e Traffic Signal Modification/Construction, and 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 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 Hydrology Report and Hydrologic Calculations; b. Geotechnical Report, (RMC 15 04) and C. Easement Documents (RMC 18 192 050) 5 All off-site improvements shall be designed by owner's Civil Engineer in accordance with City Standard Specifications and Detail Drawings and Standard Specifications for Public Works Construction (Green Book) latest revision thereof 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 plait checking 6 The approximate locations of existing underground utilities shall be shown on the improvement/site/grading plans The utilities shall be plotted from record and field data The City of Redlands and the Engineer assume no liability as to the exact location of said lines where locations are not shown CUP No 1045 January 24, 2017 Page 4 7 Submission of approved onsite potable and irrigations plans (pdf format) is required prior to connection to recycled water system All onsite improvements shall be done in accordance with the Water Resources Control Board, Division of Drinking Water requirements for recycled water City shall submit plans to Division of Drinking Water for approval prior to final approval and installation of irrigation meters S Provide pad certification to the Building and Safety Department. 9 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 (RMC 13 54) 10 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) • General Government Facilities, (RMC 3 60) • Library Facilities, (RMC 3.60) - Open Space/Park, (RMC 3 32) • Police Facilities, (RMC 3.60) • Storm Drain Facilities, (RMC 3 56) Water Capital Improvement Charge, (RMC 3 48) • Recycled Water Capital Improvement Charge, (AMC 3 53) • Water Source Acquisition Charge, (13 40) • Sewer Capital Improvement Charge, (RMC 3 44) • Solid Waste Capital Improvement Charge; (RMC 3 70)and • Water/Sewer/Recycled Water Frontage Charges (RMC 13 44 and 13 12) 11 Ficial City approved mylars for all public improvements shall be on file with the Municipal Utilities and Engineering Department 12 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. (RMC 12 16 090) CUP No 1045 January 24, 2017 Page 5 13 Requirements for Lugonia Avenue (RMC 192 050) a Dedicate to provide for a 53 foot half street right-of-way width including a corner cutoff at the property line return to accommodate a 35 foot radius curb return and pedestrian ramp, b Applicant shall obtain a temporary construction easement, if necessary, from the owners of the parcels identified by APN(s) 0169-021-17 and 0169-021-18 for driveway reconstruction and needed grade adjustments at the parcel boundaries Applicant shall attempt to secure additional street dedication to effectuate sidewalk construction along these two parcels. In the event additional right-of-way dedication cannot be obtained, the City Engineer shall review alternative design proposals or recommend the City Council consider eminent domain action to obtain the right-of-way c Construct standard curb and gutter 40 feet south side of street centerline, d 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, e Construct standard sidewalk along the entire street frontage and ramps at all curb returns, f Install LED ornamental street light(s) [LEOTEK (GCI-30F) or approved equal], with the equivalent illumination of a 150 watt sodium vapor street light Prepare and submit a separate street light installation plan for City approval Street light spacing shall be determined by the City of design specifications Installation of two (2) lights will be required Location of the light will be determined at time of plan preparation Coordinate with City staff for guidance at that time Prepare and submit a separate street lighting plan for City approval, g. Provide street trees spaced every 40 feet avoiding sewer and water Iaterals Prepare and submit a separate street tree installation plan for City approval, h Design and install a bus stop shelter and pad as accepted by Om utrans, the City Engineer, and the Development Services Department. Provide public access easement as needed and as accepted by the City Engineer. This Development shall be responsible for the maintenance and repair of flus bus stop shelter I Use traffic index of 9 0, and 1 Install residential/commercial fire hydrants as required by the Redlands Fire Department Provide fire flow calculations, CUP No 1045 January 24,2017 Page 5 14 Requirements for Texas Street(RMC 192 050) a Dedicate to provide for a 44 foot half street right-of-way width including a corner cutoff/radii at the property line return to accommodate a 35 foot radius curb return and pedestrian ramp, b Construct standard curb and gutter 32 feet west 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(GCA 1-40E) or approved equal], with the equivalent illumination of a 150 watt sodium vapor street light prepare and submit a separate street light installation plan for City approval. Street light spacing shall be determined by the City of 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 at that time 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 installation plan for City approval, g Use traffic index of 9 0, and h Install residentiaUcommercial fire hydrants as required by the Redlands Fire Department Provide fire flow calculations; 15. Provide adequate drainage facilities, including but not limited to, installation of an adequately sized reinforced concrete storm drain along Lugoma Avenue and Texas street in accordance with the City Drainage Master Plan dated May 15, 2014, 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 (RMC 192 050) 15. The applicant shall enter into a Landscape Maintenance Covenant (Covenant) for parkway landscaping and public right-of-ways This covenant shall be recorded with the San Bernardino County Recorder's Office 17he purpose of this covenant is to declare that the maintenance of said parkway area is the responsibility of the owner of this property and that this responsibility shall pass to successive owners The covenant shall also include a statement that it shall not be removed or amended without written consent of the City of Redlands and shall run with the land in perpetuity In the event the owner fails to maintain the parkway to the satisfaction of the City of Redlands as required in said covenant, the City of Redlands, per the covenant, will require the owner or successive owner to commence proceedings to annex the property to the City Community Facilities CUP No 1045 January 24, 2017 Page 7 District, and pay all expenses associated therewith (CaiiforFua 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 pipe, or as approved by City Engineer (RMC 18 192 050) 18 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 may 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 undergroundmg of all off-site utilities, subject to review and approval by the City Engineer (RMC 18 192 050) 19 Install reduced pressure principle backflow devices as required by City Engineer (RMC 13 20) 20. Install onsite fire line with double detector check valve backflow devices at service connection satisfactory to the City Fire Department (RMC 13 20) 22 Comply with City of Redlands Landscape Ordinance No 2724 The irrigation system shall be designed and constructed to make use of recycled water system (RMC 15 54) 23 Comply with the Solid Waste Recycling Access Act of 1991 (AB 1327) and install double solid waste bin enclosure(s) Submit a plan prepared by a licensed engineer showing bin enclosure(s) location on the site plan with solid waste truck turning and/or turnaround track template superimposed 24 Submit recycling plans for site demolition/construction for review and approval in accordance with Chapter 13.66 of the Redlands Municipal Code 26 Dedication documents shall be prepared by a licensed Land Surveyor or registered Civil Engineer (registered prior to January 1982) and must be submitted for review and approval before recordation (California B&P Code 8761 and CCR 4411) 27 Improvement bonds must be posted for the total estimated cost of off-site improvements as follows(RMC 18 192 050B) Performance 100% security (due prior to final map approval) CLIP No 1045 January 24, 2017 Page 8 (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 28 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 (RMC 18 192 050B and 12 20 100) 29 Execute Public Improvement Agreement. D The following items are required prior to approval of APPLICATION FOR WATER SERVICE CONNECTION and prior to WATER METER INSTALLATION I Pay the Water Capital Improvement Charge, (RMC 3,48.03 0) 2 Pay the Recycled Water Capital Improvement Charge, (RMC 3 53 050)and 3 Pay the Water Meter Charge (Redlands Ordinance No 2830) E The following items are required prior to issuance of the ENCROACHMENT PERMIT. I Cash cleanup deposit shall be submitted ($1,000 00) Deposit will be reimbursed after the work is completed and accepted by the City upon written request (RMC 12 16 290) Required unless previously submitted under Section A 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 (RMC 10 54)Required unless previously submitted under Section A 3 Applicant shall obtain a temporary construction easement, if necessary, from the owners of the parcels identified by APN(s) 0169-021-17 and 0169-021-18 for driveway reconstruction and needed grade adjustments at the parcel boundaries Applicant shall attempt to secure additional street dedication to effectuate sidewalk construction along these two parcels In the event additional right-of- way ight-ofway dedication cannot be obtained, the City Engineer shall review alternative design proposals or recommend the City Council consider eminent domain action to obtain the right-of-way CUP No 1045 January 24, 2017 Page 9 4 Section 4216/4217 of the Government Code requires a Dig pert 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 (RMC 12 20 120) 5 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 (RMC 12 16 01,0) 6 A California OSHA Permit Number for all work that is 5 feet deep or deeper shall be provided Call (909)383-4321 7 A copy of soils report is required with recommendation for the finial pavement structural section to be submitted prior to placing of the street pavement The report shall include test results and boring/samp1mg locations 8 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, warning devices, road closures, detours, delineation, phasing schedules and anticipated durations of closures and detours for any work within the public nght-ofway The plans shall provide names and 24-hour phone numbers of individuals who can be contacted regarding traffic control measures 9 Improvement bonds must be posted for the total estimated cost of off-site improvements as follows Performance 100% secunty (due prior to final map approval) (Perforrnance/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. 10 Execute Subdivision/Public Improvement Agreement 11 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 CUP No 1045 January 24, 2017 Page 10 F. The following Mems 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 pomts, monuments, record corners, and centerline ties that were destroyed during construction and shall file Comer 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 (California B&P Code 8762, 8767, 8758, 8771, and 8773(b) 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 and approval of the as-built plans 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 S 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 CUP No 1045 January 24, 2017 Page 11 G The following items are required prior to release of SECURITIES/WARRANTIES/DEPOSITS. 1 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 nght-of way 3 The release of securities warranties deposits must be requested in writing to the City Engineer, Allow 30 days for processing. -A CHRIS Df3GGS Director of Municipal Utilztie, Assistant City Engineer and Engineering D4. InA akc FILE CUP No 1045