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HomeMy WebLinkAbout7862RESOLUTION NO 7862 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING TENTATIVE PARCEL MAP NO 20126 WHEREAS, Newland Homes, LLC ("Applicant") has filed a Tentative Tract Map application and proposes to subdivide approximately 39 84 acres into one hundred five (105) single family residential lots and five (5) lettered lots (the "Map") for Assessor Parcel Nos 0168- 161-04-0000, 0168-161-05-0000, 0168-161-06-0000, and 0618-161-07-0000, generally located north of Lugonia Avenue and East of Judson Street, and WHEREAS, in conjunction with the filing of the Map, the Applicant also filed applications for Agricultural Preserve Removal No 125, Williamson Act Removal No 14, Zone Change No 458, and Conditional Use Permit No 1078, collectively known as the Newland Homes Entitlements, and WHEREAS, the City Council has the authority per Chapter 17 07 of the City of Redlands Municipal Code to take action on the Map, and WHEREAS, on May 22, 2018, 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 Map and the Newland Homes Entitlements, and WHEREAS, at the public hearing on May 22, 2018, the Planning Commission considered, heard public continent on, and recommended approval to the City Council of the Map, and WHEREAS on June 8, 2018, notice of this City Council's public hearing for the Map was published in the Redlands Daily Facts by the City Clerk, and WHEREAS, on June 19, 2018, the City Council held a public hearing and considered City staffs written and oral reports, the recoiniriendation of the Planning Commission, the testimony and written evidence submitted by, and on behalf of, the Applicant, and testnriony by members of the public, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS Section 1 The City Council of the City of Redlands hereby approves Tentative Tract Map No 20126 subject to the conditions of approval identified in Exhibit "A" of this Resolution, and based upon the following findings A TENTATIVE TRACT MAP NO 20126 IS CONSISTENT WITH APPLICABLE GENERAL PLAN, AS WELL AS APPLICABLE PROVISIONS OF THE REDLANDS MUNICIPAL CODE The proposed Map is designated in the General Plan land use snap as Very Low Density Residential and is zoned R -E (Residential Estate) District which pen -nits up to 2 7 dwelling units per acre The Map, as designed, meets applicable General Plan policies including 4-P 17, 4-P 23, 4-A 7, 4-A 8, I \Resolutions\Res 7800 7599/7562 TTM 20126.docx and 4 40(q) and is consistent with the development standards of the Planned Residential Development ordinance B THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED TYPE OF DEVELOPMENT The Map site is physically suitable for the type of development The site has a relatively flat topography and is large enough to subdivide the site into 105 lots in accordance with the density and open space requirement of the Planned Residential Development ordinance All on- site and off-site improvements proposed as part of the Map's design will meet all City standards and provide a safe and efficient environment for the residents C THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF DEVELOPMENT The proposed Map site is designated in the General Plan land use map as Very Low Density Residential which allows a maximum density of 0 to 2 7 dwelling units per gross acre The Map site's topography is relatively flat and the design of the Map will generally follow with the grade of the site and will not require excessive grading to yield the number of lots proposed In addition, the Planned Residential Development ordinance requires a maximum density for property in the R -E (Residential Estate) District to not exceed 3 0 dwelling units per net acre As indicated in the analysis above, the Map proposes a density of 2 82 dwelling units per net acre, and is physically suitable for the density of development D THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR THEIR HABITIAT The City retained an environmental consultant to fully analyze the Map and review technical reports provided by the Applicant An Initial Study / Mitigated Negative Declaration has been recommended for the Map, there are no environmental factors that cannot be mitigated to a level of less than significant Mitigation measures have been included in Conditions of Approval for the Map E THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS This is a single family residential subdivision and is not likely to cause any serious public health problems, as the Map is designed with nriprovements that meets all City and State building and fire codes, no offensive emissions or odors will be associated with the development, and the construction noise will not affect nearby residential properties because noise will be mitigated to a level of less than significant F THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS WILL NOT CONFLICT WITH EASEMENTS ACQUIRED BY THE PUBLIC AT 2 11Resaiutions\Res 7800-789917862 TTM 20126.daox LARGE FOR ACCESS THROUGH OR USE OF PROPERTY WITHIN THE PROPOSED SUBDIVISION Approval of the Map will enhance access in the immediate vicinity by constructing Lugonia Avenue to its ultimate northerly half -width, a immor-arterial, and installing a new segment of Pennsylvania Avenue from its current terminus, which is a planned collector street Additionally, all interior public streets and pedestrian access will be provided throughout the Map 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") One parcel within the Map is under Williamson Act Contract The Newland Homes Entitlement include a Williamson Act Removal application which has been thoroughly analyzed within the Initial Study / Mitigated Negative Declaration and the required findings have been made within this staff report Section 2 This Resolution shall take effect on the effective date of City of Redlands Ordinance No 2873 ADOPTED, SIGNED AND APPROVED this 19th day of June, 2018 f aul W Foster, Mayor ATTEST iel.Kne Donaldson, City Clerk 3 1 \Resolutions112es 7800-789917862 -TTM 20126.docx 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 19t' day of June, 2018 by the following vote AYES Councilmembers Barlch, Tejeda, Momberger, James, Mayor Foster NOES None ABSENT None ABSTAIN None a4�� e Donaldson, City Clerk 4 1 1ResolutoonslRes 7800-789917862 TTM 20126.docx EXHIBIT A CONDITIONS OF APPROVAL TENTATIVE TRACT NO 20126 Applicant Newland Homes Location APNs 0168-161-04-0000, 0168-161-05-0000, 0168-161-06-0000, and 0618- 161-07-0000 1 The issuance of any permits shall comply with all provisions of the Redlands Municipal Code 2 Unless a tune extension is granted in accordance with Title 17 of the Redlands Municipal Code, this tentative tract map shall be valid for two years from the time of City Council approval 3 This approval is for a Tentative Tract Map to subdivide approximately 39 84 acres into 105 lots and five common area lots for Assessor Parcel Nos 0168-161-04-0000, 0168-161- 05-0000, 0168-161-06-0000, and 0618-161-07-0000, generally north ofLugonia Avenue, East of Judson, and south of Pennsylvania Ave in the Agricultural (A-1) and Residential Estate (R -E) District (Proposed Planned Residential Development / Residential Estate District PRD/R-E) 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 The applicant shall establish a Home Owners Association (HOA) or annex into the Community Facilities District for the care and maintenance of groves and all other property improvements held ii common ownership of the subdivision The HOA or CFD shall be formed for the property, and Conditions, Covenants and Restrictions (CC&R's) shall be prepared, submitted for review and approval by the City Attorney, prior to approval of the final map The HOA or CFD and the CC&R's shall cover the care and maintenance of all property and improvements held in comimon ownership of the subdivision and shall also cover the care and maintenance of parkways, groves, basins, and all lettered lots within the development 6 The applicant for this subdivision, and its heirs, successors and assigns shall defend, indemnify and hold harmless the City of Redlands, its elected officials, officers, agents and employees from and against any claim, action, or proceeding to attack, set aside, void, and annul the approval of this subdivision by the City provided such action is brought within the time period provided for in Section 66499 37 of the California Government Code The City will promptly notify the applicant of any claim, action, or proceeding that may be brought against it 7 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 1 1Resolutions\Res 7800 7599/7862 TTM 20126.docx period for those fees, dedications, reservations and exactions which are subject to Government Code Section 66020(a) has commenced to run on the date this project was approved by the City 8 All plans submitted to the City shall reflect all City Council approvals and any other changes required by the Comnmmssmon and/or staff This condition applies to site plans, landscape plans, elevations, grading, and all other illustrations, text, or plans subinitted to the City m comuiection with the project 9 All off-site and on-site utilities shall be placed underground Prior to approval of the fmal map the applicant shall submit plans to be approved by the Municipal Utilities and Engineermg Director and the Development Services Director, that detail undergroundmg of all utilities for the project 10 The applicant shall insure that the project shall be kept in weed free condition throughout all periods of development 11 The applicant shall provide plans that detail retaining walls or obtainment of slope easements to maintain property Imes at the tops of all slopes prior to approval of final map 12 There shall be no cross lot drainage in the subdivision without a recorded drainage casement provided to the City prior to final map 13 The applicant shall record the subdivision by a final tract map 14 Prior to Final Map approval, the applicant shall submit a final grading and drainage plan that shows how off-site drainage from adjacent, up -stream, private properties will be picked - up and carried to a City stone dram system The plan shall identify the contours, improvements (buildings, driveways, walls, etc ), landscaping, and existing drainage systems of adjacent properties The plan, at a minimum shall show the area 20 feet from the tract property line The plan shall identify the relationship of the subdivision and its proposed grading and improvements to adjacent properties and their grading and improvements and show that the adjacent properties will not be negatively impacted as a result of the acceptance of drainage or on-site improvements Plan are to be submitted, reviewed and approved by the Development Services Department and the Municipal Utilities and Engineering Department prior to approval of the Final Map 15 The applicant shall provide a subdivision improvement bond and enter into a Subdivision Improvement Agreement with the City to insure the installation of recreational facilities, citrus groves and any other improvements proposed for the Tract prior to final map approval 16 Any conditions of approval detenmmned by the City to not be completed prior to Final Map approval shall be included within the Subdivision Improvement Agreement entered into by the developer with the City 17 The final map shall substantially conform with the tentative map as approved by the City Council 6 1 1ResoluthonsTes 7800 7899/7862 TTM 20126.docx 18 The applicant shall be required to submit a lighting pian to the Development Services Director for review and approval prior to the issuance of any building permits The plan must include details such as beam spreads and/or photometric calculations that do not exceed the value one-half foot candle of illumination at the property line, location and type of fixtures, exterior colors, details on the foundation, and arrangement of exterior lighting 19 A minimum of 25% of homes within each proposed product line for the tract shall be single story homes 20 Park unproveinents for active open space areas shall be installed, completed and accepted by the City prior to occupancy of the 50th dwelling unit 21 The applicant shall provide variable front yard setbacks throughout the tract and maintain an average front yard setback of 25 feet 22 Prior to the issuance of a building permit for walls over three feet in height, or open fences over four feet in height within the front yard setback, the developer shall obtain a Minor Exception Permit 23 BIO -1 Protocol burrowing owl surveys shall be conducted prior to the commencement of project activities to determine the presence and use of the site by burrowing owls 24 BIO -2 If vegetation removal will occur during the migratory bird nesting season, it is recommended that pre -construction nesting bird surveys be performed within three days prior to vegetation removal 25 BIO -3 If active nests are found during nesting bird surveys, they shall be flagged and a 200 -foot buffer shall be fenced around the nests 26 GEO 1 Near -surface compressible soil materials shall be removed to competent alluvial deposit soils and replacement with properly compacted fill 27 GEO-2 Removal and proper disposal of all chemical containers and shallow surface staining shall be performed and documented prior to site development Any septic systems encountered during grading shall be properly abandoned in accordance with County guidelines 28 GEO-3 An asbestos and lead-based paint survey of the structures is required by the South Coast Air Quality Management District (SCAQMD) prior to building demolition Also, many agricultural properties used cement -asbestos (transite) irrigation pipes, should any cementitious or coated steel pipes be encountered during grading, operations should be halted and the pipe material evaluated and sampled by a California Certified Asbestos Consultant (CAC) before any demolition or handling of the material is performed 29 GEO-4 Evidence of any tanks, former wind machine foundations, cement irrigation pipe, or other suspected subsurface features, odiferous or stained soils shall be evaluated 7 I \Resolutions\Res 7800 7899/7962 TTM 20126 docx for environmental impacts and any removals performed under the oversight of an environmental professional and properly documented 30 HHM-1 Conduct a Phase II soil residue survey to assess the potential for petroleum hydrocarbon soil residues pesticide and herbicide soil residues to remain 31 HHM-2 Conduct a pre -demolition asbestos survey 32 HHM-3 Conduct a pre -demolition lead-based paint survey 33 HHM-4 Wastes shall be removed from the site and disposed of offsite in accordance with city and/or county requirements 34 HHM-6 Chemical containers of paint, petroleum hydrocarbons, and other restricted agricultural chemicals shall be carefully removed from the existing farm compound area on the west parcel 35 HHM-7 Readily detectable and stained soils uncovered during removal of the containers should be removed from the property and properly disposed of offsite 36 HHM-8 An experienced environmental consultant should provide observation of all stamed soil removals to ;monitor excavations and provide removal verification sampling and testing upon completion of the removals 37 HHM-9 Removals within the UST excavation area during rough grading of the site should be carefully monitored by an environmental consultant to provide immediate identification and evaluation of the former UST excavation 38 NOI-1 A 90 -foot buffer zone vibration mitigation measure is required which would restrict the use of large loaded trucks and dozers within 90 feet of R5, should it be built and occupied at the time of Project Construction 39 NOI-2 Construction activities shall only occur between the permitted hours of construction 40 NOI-3 During all Project site construction, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers Contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise sensitive receptors nearest the Project site 41 N0I4 Pursuant to the Redlands Municipal Code Chapter 8 06 120 (G) Exemptions Construction Activity "This chapter shall not apply to noise sources associated with new construction, remodeling, rehabilitation or grading of any property provided such activities take place between the hours of seven o'clock (7 00) A M and six o'clock (6 00) P M on weekdays, including Saturdays, with no activities taking place at any time on Sundays or federal 8 I \Resolutmns\Res 7$00-759917862 TTM 20126 doex holidays All motorized equipment used in such activity shall be equipped with functioning mufflers " 42 TR -1 Construct on-site and site access improvements Driveway 1 and Pennsylvania Avenue — Install a stop control on the northbound approach and construct the intersection with specific geoinetrics recommended by the Traffic Analysis Report Driveway 2 / Lincoln Street and Lugonia Avenue — Install a stop control on the southbound approach and construct the intersection with specific geometrics recommended by the Traffic Analysis Report 43 TR -2 On-site traffic signing and striping should be unplemented in conjunction with detailed construction plans for the Project site Sight distance at each project access point should be reviewed with respect to standard Caltrans and City of Redlands sight distance standards at the time of preparation of final grading, landscape and street improvement plans 44 TR -3 The Project will pay its portion towards off-site impacts via payment of Development Impact Fees to the City of Redlands 45 TCR -1 A qualified archaeological monitor that has at least 3 years of regional experience and a Tribal monitor representing tribes that participated in consultation with the Lead Agency (Participating Tribes) with cultural and historic ties to the Project area, shall be present for all ground -disturbing activities that occur within the proposed project Area of Potential Effect (APE) (which includes ground disturbing activities such as tree/shrub removal and planting, clearing/grubbing, grading, excavation, trenching, compaction, fence/gate removal, drainage and irrigation removal, hardscape removal (benclies, signage, boulders, walls, seat walls, fountains, etc ), and archaeological surveys, testing, and data recovery The Project developer/applicant shall provide hourly compensation for the archaeological and Tribal monitors and the services these individuals provide as part of the monitoring effort for the Project Prior to the issuance of any ground disturbance -related permits (such as grading permits), the Lead Agency shall contact and coordinate with Participating Tribes as reasonably detennined by the Lead Agency to facilitate coininunications with the Project developer/applicant so that all Parties can develop a mutually -acceptable Archaeological and Tribal Monitoring and Treatment Plan which includes the scope of monitoring, and scheduling and rotation of monitors from individual Participating Tribes This Plan shall be approved and adopted by the Lead Agency prior to the of any ground disturbance -related permits The Plan's implementation in the field shall be enforced by the Lead Agency for the life of the Project 46 TCR -2 If an archaeological deposit or tribal cultural resource is discovered within the Project area, ground disturbing activities shall be suspended 100 feet around the resource(s) and, if necessary, an Environmentally Sensitive Area (ESA) physical demarcation/barrier constructed Representatives from the Participating Tribes, the Archaeological Monitor, the Project applicant/developer, and the Lead Agency shall confer regarding treatment of the discovered resource(s) No historic or prehistoric resources identified during monitoring will require preservation, however, all discoveries must be assessed for archaeological or cultural significance in adherence to CEQA, and if determined to be CEQA-significant, additional mitigation measures may be required to reduce the effect of grading impacts Following the 9 1 \Resoiutions\Res 7800 7899/7862 TTM 20 [ 26.doex securing of the discovery site froin further disturbance, the archaeological consultant, in conjunction with tribal representatives, will submit an Archaeological Testing Plan to the City which will present the process needed to assess the potential significance of a discovered cultural resources This evaluation process may include archaeological excavations or test trenches, laboratory analysis of artifacts, and Native American participation in the site assessment The results of the Archaeological Testing Plan will be the evaluation of significance of the discovered resource If that evaluation process concludes that the discovered resources is CEQA significant, then a Treatment Plan shall be prepared, reviewed and adopted by all Parties, and then implemented to implement additional mitigation measures to reduce the impact of grading of the resource The Treatment Plan shall include a research design shall be developed in accordance with current professional archaeology standards Any mitigation plan that results in the removal of cultural resources (artifacts, ecofacts, features, etc ) from their original provenience shall also include a comprehensive discussion of resource processing, analysis, curation, and reporting protocols and obligations All final reports regarding the resource recovery fieldwork are to be submitted to the local CHRIS Information Center, the Lead Agency, and Participating Tribes 47 TCR -3 Culturally -appropriate and professionally proper procedures shall be followed with respect to all artifacts and remains affiliated with Native peoples—whether prehistoric, protohistoric, or historic a Any sacred/ceremonial objects or objects of cultural patrimony discovered within the project area are to be offered to the NAHC-identified Most Likely Descendant (MLD) for appropriate treatment and all claims of ownership to such materials waived by the applicant/develop er/landowner b All other artifacts will be reburied on site or near the site in a location that will be protected from future disturbance If a location for reburial is not possible, the artifacts will either be placed in a formal curation facility or provided to the MLD Reburial shall not occur until all ground -disturbing activities associated with the Project have been completed, all monitoring has ceased, all cataloguing and basic recordation of cultural resources have been completed, and a final monitoring report has been issued to Lead Agency, Participating Tribes, and CHRIS c Should it occur that avoidance, preservation in place, or on-site reburial are not feasible options for some artifacts, the landowner shall relinquish all ownership and rights to this material and consult with the Participating Tribes to identify an American Association of Museums (AAM) -accredited facility within San Bernardino County that can accession the materials into their permanent collections and provide for the proper care of these objects in accordance with the 1993 CA Curation Guidelines d Where appropriate, the SOI -qualified archaeologist hired by the applicant/developer may conduct analyses of certain artifact classes (including, but not limited to, shell, non -human bone, ceramic, stone) if required by the Lead Agency Upon completion of authorized and mandatory analyses, the applicant/developer shall provide said artifacts to the Participating Tribes for reburial or to the aforementioned, identified curation facility 48 TCR -4 The Lead Agency and the applicant/developer shall immediately contact the San Bernardino County Coroner/Medical Examiner, and Participating Tribes in the event that any human remains are discovered during implementation of the Project If the Coroner recognizes the human remains to be those of a Native American, or has reason to believe that they are those 10 11Resoludons\Res 7800 7899/7862 TTM 20126.doex of a Native American, the Coroner shall ensure that notification is provided to the NAHC within twenty-four (24) hours of the determination, as required by California Health and Safety Code § 7050 5 (c) Native American Heritage Commission shall determine which Native American organization shall be designated as the Most Likely Descendent (MLD) The MLD shall be allowed, under California Public Resources Code § 5097 98 (a), to inspect the site of the discovery and (2) make recommendations within forty-eight (48) hours of receiving notification from either the Developer or the NAHC, as required by California Public Resources Code § 5097 98 as to how the human remains and funerary objects shall be treated and disposed of with appropriate dignity The MLD, applicant/developer/ landowner, and Lead Agency agree to discuss in good faith what constitutes "appropriate dignity" as that term is used in the applicable statutes Reburial of human remains and/or funerary objects shall be accomplished it compliance with the California Public Resources Code § 5097 98 (a) and (b) All parties are aware that the MLD may wish to rebury the human remains and associated funerary objects, as well as ceremonial and cultural items (artifacts) on or near, the site of their discovery, in an area that shall not be subject to future subsurface disturbances If feasible, the applicant/developer/landowner should accommodate on-site or near -site reburial in a location mutually agreed upon by the Parties The terin "human remains" encompasses more than human bones because some local Tribes' traditions periodically necessitated the ceremonial burning of human remains and funerary objects Funerary objects are those artifacts associated with any human remains or funerary rites These items, and other funerary remnants and their ashes, are to be treated in the same manner as human bone fragments or bones that remain intact It is understood by all Parties that unless otherwise required by law, the site of any reburial of Native American human remains or cultural artifacts shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act The Coroner, parties, and Lead Agencies, will be asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code § 6254 (r) 49 The attached conditions of approval from the following City of Redlands Departments/Divisions are incorporated herein by reference a Municipal Utilities & Engineering Department Brian Desatnik Development Services Director 11 I \Resolutions112es 7800-789917862 -TTM 20126.doex REDLAND5 MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS TENTATIVE TRACT MAP NO 20125 AND CONDITIONAL USE PERMIT NO. 1078 (As Submitted to Planning Commission on April 24, 201 S) Date of P.C. Meeting April 24, 2015 Applicant: Newland Homes Location: Forth Side of Lugonta Avenue and East of Judson Street [APN(s): 0168-161-04,05,06,071 Project Description Subdivide 34 54 Acres into 105 Residential Lots and 5 Common Lettered Lots The applicant shall comply with the following engineering requirements to allow for the orderly development of the surrounding area and for public health and safety All requirements for development shall be consistent with requirements set forth in the General Plan, applicable sections of Redlands Municipal Code, latest edition of "Redlands Standard Specifications and Detail Drawings for Design and Construction of Public Improvements", Iatest edition of American Public Warks Association "Standard Plans for Public Works" and "Standard Specifications for Public Works Construction — Greenbook". latest edition of "Redlands Water Systems Standard Specifications", latest edition of "Redlands Sanitary Sewer Systems Standard Specifications", and current Redlands policies and guidelines relative to development projects A. The following items are required prior to issuance of the GRADING PERMIT Pay plan check fee as established per resolution The amount will be determined at pian 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 Stormwater Program The requirements of the WQMP shall remain in effect throughout the life of the project (California State Order No. 118-2010-0036) All pians 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) TTM No 20126 and CUP No 1075 April 24, '2015 Page 2 copies of each are required After final review, grading and SWPPP plans shall be submitted on 24" x 36" size, min 4 mil, mylar sheets for City's approval 3. Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No 2 above All plans submitted shall be substantially complete, and no plan check queue place -holder plans will be accepted An incomplete plan submittal will not be accepted for plan check 4 All support documentation shall be submitted with the pians to be checked. Submission shall include a Hydrology Report and Hydrologic Calculations. (RMC 17 07 030) b Geotechnical Report, (RMC 17 07 040) C Easement Documents (RMC 17 09 050) 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 off-site improvement construction if it is within the time limit specified in the truck route permit, otherwise a new truck route permit must be issued 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 (NG[), a copy of the Waste Discharger Identification Number (WDID) and NOI shall be submitted for review and file. Call (556) 563--3107 (RMC 13 54) 9 The Final 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 storm drains and basins BMPs or devices used as FCS devices shall require acceptance by the City Engineer. Full Capture Systems are defined as treatment controls (either a single device or a series of devices) capable of trapping all particles 5 min or greater In addition, the FCS shall trap trash from the greater of TTM No 29125 and CUP No 1078 April 24, 2018 Page 3 a A flow not Iess than the peal flow rate, Q, resulting from a one-year, one- hour, storm. Precipitation intensity shall be determined using the NOAA ATLAS 14 Point Precipitation Frequency Estimates web site, or b A flow rate equal to the on-site storm water conveyance system including pipes, channels, and swales. B. The following items are required prior to RECORDAT)1ON OF TRACT MAP Pay plan check fee as established per resolution 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. Tract Map; b. Street Improvement, c Pavement Striping and Signage Plans (including reflectorized pavement markers), d Street Tree Installation — Street trees shall be provided as per the approved Street Tree List, e Twig aj f Street Light Installation — Provide street lighting plan which show approved locations of service pedestal(s), conduits, street lights, appurtenances, and any necessary detail by Southern California Edison Company, g. Potable Water Main Installation; h Non -potable Irrigation Water Main Installation/Relocation (As needed)- i Sewer Main Installation, and a CFD Landscape and Irrigation Plan 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 35" size sheets. Three (3) copies of each are required After final review, plans shall be submitted on 24" x 36" size, min 4 mil, mylar sheets for City's approval Submission of plan sets shall be complete and include all required engineering, designs and drawings Iisted 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 (RMC 17 09 050) a Title Reports and backup documents for the property, b. All record maps and deeds referenced on the Tract/ParceI Map; c Easement Documents, d Boundary and Lot Closure Calculations, and e Record plans, maps and documents *** As Submitted to Planning Commission on April 24 2018 TTM No. 20126 and CUP No. 1078 April 24, 2018 Page 4 Finalize and obtain all necessary onsite and offsite permissions, permits easements, right-of-way, and properties in order to satisfy the conditions of approval for this project Such items shall include a Signed/notarized Offsite letter of permission to conduct certain work, b Offsite/onsite easement to construct/install certain improvements, and c Evidence of Caltrans approval of proposed improvements along the Lugonia Avenue frontage. 6 Pay the required development impact fees per ordinance in effect at time of approval of Final Tract Map The exact amount will be determined based upon the review of the final building plans and project information Development Impact Fees shall include, • Water Source Acquisition Charge (RMC 13 40); Water/Sewer 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). 7. All off-site improvements shall be designed by a Civil Engineer licensed in the State of California All existing utilities shall be pot -holed to determine the actual depth if no signed plan is available Field notes will be submitted at time of submitting the plan for review and plan checking (RMC 17 17 060) 8 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 design Engineer assume no liability as to the exact location of said lines where locations are not shown. 9. Final City approved mylars for all public improvements shall be on file with the Municipal Utilities and Engineering Department 10. Requirements for Lugonia Avenue, State Route 38 (RMC 17 15 and 17 17) a Dedicate to provide for a 52 foot half street right-of-way width including a comer cutoff/radii at the property line return to accommodate a 35 foot radius curb return and pedestrian ramp, b Construct standard curb and gutter 40 feet north side of street centerline, C. Provide full depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline verified through a geotechnical report, d Construct standard property line adjacent sidewalk along the entire street frontage and ramps at all curb returns, e Install LED ornamental street light(s) [LEOTEK (GCI -30F) or approved equal], with the equivalent illumination of a 150 watt sodium vapor street light Street light spacing shall be determined by the City of Redlands TTM No 20126 and CUP No. 1078 April 24, 2018 Page 5 design specifications Installation of six (6) lights will be required Location of the lights will be determined at time of plan preparation Coordinate with City staff for guidance Prepare and submit a separate street lighting plan for City approval, f Provide street trees spaced every 40 feet avoiding sewer and water laterals Prepare and submit a separate street tree plan for City approval, g Construct standard pavement transition based on design speed of the street from the westerly protect boundary to the west, h Construct undmvalk drain, if necessary, I Use traffic index of 9 0, and Install residential/commercial fire hydrants as required by the Redlands Fire Department Provide fire Hour calculations 11 Requirements for Pennsylvania Avenue (RMC 17 15 and 17 17)- a Dedicate to provide for a 32 foot half street right-of-way width including a corner cutoff/radii at the property line return to accommodate a 25 foot radius curb return and pedestrian ramp, b. Construct standard curb and gutter 20 feet south side of street centerline, c Provide full depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline verified through a geotechnical report, d Construct standard property line adjacent sidewalk along the entire street frontage and ramps at all curb returris. e Construct street terminus for extendable street at easterly tract boundary as accepted by the City Engineer, f. Install temporary street closure east of Adeline Avenue as accepted by the City Engineer, g Provide street trees spaced every 40 feet avoiding sewer and water laterals Prepare and submit a separate street tree plan for City approval h Construct standard pavement transition based on design speed and drainage of the street from the westerly project boundary to the west, I Construct underwalk drain, if necessary: Use traffic index of 6 0, and k Install residential fire hydrants as required by the Redlands Fire Department 12 Requirements for Interior Streets, Avenue (RMC 17 15 and 17 17). a Dedicate to provide for a 60 foot street right-of-way width including a corner cutoff/radii at the property line return to accommodate a 25 foot radius curb return and pedestrian ramp, b Construct standard curb and gutter 18 feet both sides of street centerline, c Provide full depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the TTM No 20126 and CUP No 1078 April 24, 2018 Page b City Engineer between the new curb and gutter verified through a geotechnical report, d. Construct standard property line adjacent sidewalk along the entire street frontage and ramps at all curb returns, e Install LED ornamental street light(s) [LEOTEK (GC1-20F) or approved equal], with the equivalent illumination of a 100 watt sodium vapor street light Street light spacing shall be determined by the City of Redlands design specifications Installation of one (19) lights will be required Location of the lights will be determined at time of plan preparation Coordinate with City staff for guidance Prepare and submit a separate street lighting plaid for City approval, f Provide street trees spaced every 44 feet avoiding sewer and water laterals Prepare and submit a separate street tree plan for City approval g Construct standard cul-de-sac at street terminus, h Construct standard right angle turns at locations shown on the approved tentative tract map - Construct underwalk drain, if necessary, j. Use traffic index of 5 0, k Install a minimum 8 inch diameter potable water main including necessary valves and appurtenances, 1. Install residential fire hydrants as required by the Redlands Fire Department Provide fire flow calculations; and m Install a minimum 8 inch diameter sewer main with manholes and appurtenances 13 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) 14. Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the applicant and approved by the City for the project which address cross lot drainage, Water Quality Management Plan requirements, sewer usage, water service, and solid waste disposal, which are shared by the property owners The CC&Rs shall contain the following a A provision which reads substantially as follows "The City shall have the right to review and approve any proposed amendment or termination of [the CC&Rs] when such termination or amendment would alter, amend, terminate or otherwise impair the rights of the City under those provisions of [the CC&Rs] which satisfy the conditions of approval imposed by the City for the project All proposed amendments shall be submitted to the City's Community Development 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 TTM No 24126 and CUP No 1478 April 24 2418 Page 7 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 " 15. The CC&Rs shall be subject to anoint 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 16 The CC&Rs shall be submitted to the City at least twenty (30) 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 17 As a condition of and prior to the finallparcel map approval, the applicant shall (1) petition the City for annexation of the property comprising Tentative Tract Map No 24126 to the City's Community Facilities District No 2004-1, or a similar City community facilities district, as designed by the City, (2) take actions reasonable or necessary to annex such propert} to community facilities district, and (3) pay the reasonable and actual costs incurred by the City in annexing the property to the community facilities district; all for the purpose of maintenance of landscaping, trails, street lights, commonly -owned areas and public right -of ways (California Community Facilities Act) 18. 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 17.17 024) 19 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 lines that are 66KV or greater will not be required to be undergrounded Any porter pole(s) that contain a street light will be required to install a standard street light, in accordance with the Municipal Utilities and Engineering Department's standards Plans shall be submitted that detail the undergrounding of all offsite utilities, subject to review and approval by the City Engineer. (RAMC 17 17 020) 20 Install reduced pressure principle backflow devices as required by City Engineer (RMC 13 24) 21 Applicant shall comply with all appropriate Redlands Municipal Airport Land Use Compatibility Plan requirements TTM No 20125 and CUP No 1078 April 24, 2018 Page 8 2? 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) (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) to 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 for warranty of off-site work 25 Execute Subdivision/Public improvement Agreement (RMC 17 17 070) C The following items are required prior to assurance 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 7671) 2 Provide pad certification and compaction report to the Building and Safety Department 3 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) 4. Pay the required development impact fees per ordinance to 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) • Water Source Acquisition Charge *; (RMC 13 40) TTM No 20126 and CUP No 1078 April 24, 2018 Page 9 Sewer Capital Improvement Charge, (RMC 3 44) Solid Waste Capital Improvement Charge, (RMC 3 70) and Water/Sewer Frontage Charges *, (RMC 13.44 and 13.12.) * These charges are required for building permit issuance if Final or Parcel Map was not required for the project or charges were not paid with the rinal or Parcel Map approval 5 Although this project will have an on-going inspection throughout construction, a final inspection for all off-site improvements must be scheduled by developer to certify that these improvements comply with City specifications (RMC 12 16 090) 6 Provide for adequate drainage facilities, including any necessary under sidewalk drains (RMC 17 17) 7 Submit recycling plans for site demolition/construction for review and approval in accordance with Chapter 13 66 of the Redlands Municipal Code S Applicant shall comply with all appropriate Redlands Municipal Airport Land Use Compatibility Plan requirements 9 Tract map shall be recorded and proof of recordation provided D The fallowing items are required prior to approval of APPLICATION FOR WATER SERVICE CONNECTION and prior to WATER METER INSTALLATION. Pay the Water Capital Improvement Charge, (RMC 3 48 030) 2 Water Source Acquisition Charge, (RMC 13 40) 3 Water Frontage Charges, (RMC 13 44) and 4. Pay the eater Meter Charge (Redlands Ordinance No 2830) E The fallowing 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 or B ) (RMC 12 16 290) 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) TTM No. 20126 and CUP No. 1078 April 24, 2018 Page 10 3. Provide evidence of Caltrans permitting prior to any construction or traffic control on Lugonia Avenue 4. Section 4216/4217 of the Government Code requires a Dig Alert Identification Number be issued before a "hermit to Excavate" will be valid For your Dig Alert Identification Number. call Underground Service Alert toll free, 1-800-227-2600. 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 1'2.16,010) 6 A California OSHA Permit Number for all work that is 5 feet deep or deeper shall be provided Call (909)383-4321 (RMC 12 16 040) 7 A copy of soils report is required with recommendation for the final pavement structural section to be submitted prior to placing of the street pavement The report shall include test results and boring/sampling locations 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 right-cf-way 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) (PerformancelWarranty) 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 (RMC 17 17 070) 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 TTM No 20126 and CUP No 1078 April 24, 2018 Page I I F. The following items are required prior to issuance of CERTIFICATE OF OCCUPANCY. 1 All requirements as described in Sections A, B. C, D and E of these conditions of approval shall be met 2 All improvements shall be reviewed and accepted by the City Engineer The Engineer of record shall file a Final Certification for all grading and improvements relating to the protect development 3 Owner's Licensed Land Surveyor shall reset survey points, monuments, record corners, and centerline ties that were destroyed during construction and shall file Corner Records for those points prior to completion of the project with San Bernardino County Surveyor. Copies of information shall be famished to the Municipal Utilities and Engineering Department (California B&F Code 8762, 8767, 8768, 8771, and 8773(b) 4 One mylar copy of recorded tract map 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 approval 6 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 ) 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 8, Resurface existing roadway as directed by the City Engineer due to utility installations and construction damage 9 Existing striping shall be removed and replaced as necessary New striping and pavement markings shall be installed as required by the City Engineer 10 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 it. Owner/Developer shall provide recycling receipts as required by the recycling plan. TTM No 20126 and CUP No 1078 April 24, 2018 Mage 12 G The fallowing sterns are required prior to release of SECURIT ESAVARRANTIESfDEPOSITS. I Prior to the release of the securities for the project, all improvements shall be reviewed and accepted by the City Engineer 2 A recorded mylar copy of the tract map shall be submitted, if a part of a lot -sale subdk iston 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/urarranties,deposits must be requested in writing to the City Engineer Allow 30 days for processing . ....1W AEC POOL Assistant City Engineer akc FILE TTM 20126 ��I:) '.) J \� ,, DONALD YOB' One Stop Permit Center Manager Initial