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HomeMy WebLinkAbout7863RESOLUTION NO 7863 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING CONDITIONAL USE PERMIT NO 1078 FOR A PLANNED RESIDENTIAL DEVELOPMENT CONSISTING OF 105 SINGLE FAMILY RESIDENTIAL LOTS AND FIVE LETTERED LOTS ON 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 WHEREAS, an application for Conditional Use Permit No 1078 ("CUP") for a Planned Residential Development ("PRD") consisting of 105 single family residential lots and five lettered lots on 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 was filed with the City of Redlands by the applicant, Newland Homes, LLC (the "Applicant"), and WHEREAS, in conjunction with the filirig of the CUP, the Applicant also filed applications for Agricultural Preserve Removal No 125, Williamson Act Removal No 14, Zone Change No 458, and Tentative Tract Map No 20126, collectively known as the "Project," and WHEREAS, the City Council has the authority per Section 18 192 060 of the City of Redlands Municipal Code to take action on the CUP, and WHEREAS, on May 22, 2018, the City of Redlands' Planning Coininission held a noticed public hearing at which interested persons had an opportunity to testify in support of, or in opposition to, the CUP, and WHEREAS, at the public hearing on May 22, 2018, the Planning Commission considered, heard public corrnnents on, and recommended approval to the City Council of the entitlements comprising the Project, mcluding the CUP, and WHEREAS on June 8, 2018, notice of this City Council's public hearing for the CUP and the Project 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 staff's written and oral reports, the recoinixiendation of the Planning Cominission, the testunony and written evidence submitted by and on behalf of the Applicant, and testimony by members of the public, and NOW, THEREFORE, be it resolved by the City Council of the City of Redlands as follows Section 1 Pursuant to Redlands Municipal Code Section 18 192 060 and, after consideration of the record before the City Council, including the June 19, 2018 staff report, and all oral and written evidence and testimony presented at the public hearing for the CUP, the City Council 1 I 1Resolutions\Res 7800-789917863 - Resp CUP 1078.doc hereby finds as follows 1 The CUP for the proposed subdivision will not adversely affect the land use plans of the City as the proposed subdivision is consistent with the General Plan land use designation of Very Low Density Residential and the prescribed density The proposed subdivision meets all applicable development standards of the PRD/R-E (Planned Residential Development 1 Residential Estate) District and the PRD ordinance 2 The CUP for the proposed subdivision will not be detrimental to the public health, safety, and welfare The proposed subdivision will provide new single family housing and over 11 acres of a citrus grove and landscape buffer for the residents A Mitigated Negative Declaration is recommended which has fully analyzed potential environmental impacts and all potential impacts are either considered negligible or can be mitigated to a less than significant level Health, safety, and welfare items such as traffic, noise, and air quality have been addressed, and mitigation measures have been incorporated to reduce any potential impacts to a level of less than significant 3 The CUP for the proposed subdivision complies to the maximum extent feasible with the City's General Plan and is consistent with the densities prescribed in the General Plan and Redlands Municipal Code relative to planned residential developments In addition, all applicable development standards in the PRD/R-E (Planned Residential Development 1 Residential Estate) District and the PRD ordinance have been met 4 The CUP for the proposed subdivision is appropriate at the proposed location because the development provides a single family residential development consistent with existing and planned residential uses within the vicinity The subdivision site is located within a developing residential area and incorporates improvements, lot sizes and densities that are similar to the surrounding residential neighborhoods Section 2. The City Council hereby approves Conditional Use Permit 1078, subject to the Conditions of Approval incorporated herein by this reference as Exhibit "A " Section 3 This Resolution shall take effect only after the adoption, and on the effective date, of the City of Redlands Ordinance No 2873 ADOPTED, SIGNED AND APPROVED this 19'j' day of June, 2018 Fla�u`l W Foster, Mayor ATTEST J e Donaldson, City Clerk 2 I 1Resolubons\Res 7800 7899/7863 Reso CUP 1078.doc 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 19' day of June, 2018 by the following vote AYES Councilmembers Barich, Tejeda, Momberger, James, Mayor Foster NOES None ABSENT None 4Whe Donaldson, City Clerk I 1Resolutions\Res 7800 7899/7863 -Resp CUP 1078 doc EXHIBIT A CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT NO 1078 Applicant Newland Homes Location APNs 0165-161-04-0000, 0168-161-05-0000, 0168-161-06-0000, and 0618-161-07- 0000 The issuance of any permits shall comply with all provisions of the Redlands Municipal Code 2 Unless construction has commenced pursuant to a building permit, or a time extension is granted in accordance with Code, this application shall expire on concurrently with the expiration of Tentative Tract Map No 20126 No Certificate of Occupancy shall be granted until all conditions of approval have been satisfied 4 This approval is for a Planned Residential Development on approximately 39 84 acres for 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 of Lugonia Avenue, East of Judson, and south of Pcmisylvania Ave in the Agricultural (A-1) and Residential Estate (R -E) District (Proposed Planned Residential Development / Residential Estate District PRD/R-E) 5 All plans submitted to the City shall reflect all Planning Commission and City Council approvals and any other changes required by the Cominission and/or staff This condition applies to site plans, landscape plans, elevations, grading, and all other illustrations, text, or plans submitted to the City in connection with the project 6 All utilities shall be placed underground Plans shall be submitted that detail the undergroundmg of all off-site and on-site utilities, subject to review and approval by the Municipal Utilities and Engineer Director and the Development Services Director, prior to issuance of building permits 7 The project site shall be kept in a weed and dust free condition throughout all periods of development 8 Pursuant to Governinent Code Section 66020(d), certain fees, dedications, reservations or exactions unposed 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 4 1 1Resolutions\Res 7800 7899/7863 Reso CUP 1078 doc Government Code Section 66020(a) has commenced to run on the date this project was approved by the City 9 Each unit shall have two (2) covered parking spaces as required by the Redlands Municipal Code 10 Any orange groves, landscaping and amenities on the common lots shall be maintained by a Homeowners Association and/or a Community Facilities District 11 Landscaping for each lot shall be planted and installed prior to occupancy of the unit 12 The applicant shall be required to subinit a lighting plan to the Development Services Director for review and approval prior to the issuance of any building permits The plan inust 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 13 A minimum of 25% of homes within each proposed product line for the tract shall be single story homes 14 Park improvements for active open space areas shall be installed, completed and accepted by the City prior to occupancy of the 50th dwelling unit 15 The applicant shall provide variable front yard setbacks throughout the tract and maintain an average front yard setback of 25 feet 16 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 17 Second story windows on side and/or rear elevations shall receive the same window treatments as front elevation when such side or rear elevation faces a public street 18 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 5 I 1ResolutionslRes 7800 7899/7863 Reso CUP 1078 doc 19 BIO -2 If vegetation removal will occur during the migratory bird nesting season, it is recominended that pre -construction nesting bird surveys be performed within three days prior to vegetation removal 20 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 21 GEO 1 Near -surface compressible soil materials shall be removed to competent alluvial deposit soils and replacement with properly compacted fill 22 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 23 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 24 GEO-4 Evidence of any tanks, fanner wind machine foundations, cement irrigation pipe, or other suspected subsurface features, odiferous or stained soils shall be evaluated for environmental impacts and any removals performed under the oversight of an enviromnental professional and properly documented 25 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 26 HHM-2 Conduct a pre -demolition asbestos survey 27 HHM-3 Conduct a pre -demolition lead-based paint survey 28 HHM-4 Wastes shall be removed from the site and disposed of offsite in accordance with city and/or county requirements 6 I 1Resolutions\Res 7800 7899/7863 Reso CUP 1078 doc 29 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 30 HHM-7 Readily detectable and stained soils uncovered during removal of the containers should be removed from the property and properly disposed of offsite 31 HHM-8 An experienced environmental consultant should provide observation of all stained soil removals to monitor excavations and provide removal verification sainplmg and testing upon completion of the removals 32 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 foriner UST excavation 33 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 tune of Project Construction 34 N0I-2 Construction activities shall only occur between the permitted hours of construction 35 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 36 NOI-4 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 tune on Sundays or federal holidays All motorized equipment used in such activity shall be equipped with functioning mufflers " 37 TR -1 Construct on-site and site access improvements Driveway I and Pennsylvania Avenue — Install a stop control on the northbound approach and construct the intersection with specific geometries recommended by the Traffic Analysis Report Driveway 2 / Lincoln Street and Lugonia Avenue — Install a stop control on the southbound approach 7 I IResoluuons\Res 7900 7899/7863 - Reso CUP 1078 doc and construct the Intersection with specific geometries recommended by the Traffic Analysis Report 38 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 39 TR -3 The Project will pay Its portion towards off-site impacts via payment of Development Impact Fees to the City of Redlands 40 TCR -1 A qualified archaeological monitor that has at least 3 years of regional experience and a Tribal monitor representing tribes that participated m 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/grubbung, grading, excavation, trenching, compaction, fence/gate removal, drainage and irrigation removal, hardscape removal (benches, 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), tine Lead Agency shall contact and coordinate with Participating Tribes as reasonably determined by the Lead Agency to facilitate communications 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 41 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 8 I 1ResolutionslRes 7800 7899/7863 Reso CUP 1078 doc reduce the effect of grading impacts Following the securing of the discovery site from 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 Ainerican 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 nnpact 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 processmg, 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 42 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/developer/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 9 1 1Resolutions\Res 7800-789917863 Reso CUP 1078 doc applicant/developer shall provide said artifacts to the Participating Tribes for reburial or to the aforementioned, identified curation facility 43 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 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 detenmine 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) snake 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 in 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 term "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 fiinerary reiminants and their ashes, are to be treated in the same manner as human bone fragments or bones that remain intact 44 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 inforination related to such reburial, pursuant to the specific exemption set forth in California Government Code § 6254 (r) 45 The attached conditions of approval from the following City of Redlands Departments/Divisions are incorporated herein by reference a Municipal Utilities & Engineering Department 10 11Resolutions\Res 7800 7899/7863 Reso CUP 1078 doc Brian Desatnik Development Services Director 11 1 1Resolutions\Res 7800 7899/7863 Reso CUP 1078 doe REDLANIDS MUNICIPAL U'T'ILITIES ANIS ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS TENTATIVE TRACT MAP NO 20126 AND CONDITIONAL USE PERMIT NO 1078 (As Submitted to Planning Commission on April 24, 2018) Date of P.C. Meeting April 24, 2418 Applicant. Newland Homes Locution. North Side of Lugonia Avenue and East of Judson Street (APN(s): 0168-161-04,05,06,071 Project Description. Subdivide 39.84 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 Works Association "Standard Plans for Public Works" and "Standard Specifications for Public Works Construction — Greenbook", latest edition of "Redlands Water Systems Standard Specifications", latest edition of "Redlands Sanitary Sewer Systems Standard Specification s°', 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 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 Sari Bernardino County Stormwater Program The requirements of the WQMP shall remain in effect throughout the life of the project (California State Order No. R$-2010-0036) 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 Sig. (6) TTM No 20126 and CUP No. 1078 April 24, 2018 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 ? 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 Deport and Hydrologic Calculations; (RMC 17 07 030) b. Geotechnical Report, (RMC 17 07 040) C Easement Documents. (RMC 17.09 050) 5 A final WQMP that is in substantial conformance with the preliminary WQMP and in frill 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 (NGT), a copy of the Waste Discharger Identification Number (WD1D) and NOI shall be submitted for review and file Call (866) 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 rnm or greater. In addition, the FCS shall trap trash from the greater of TTM No 20126 and CUP No 1078 April 24, 2018 Page 3 a A flow not less than the peak 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 RECORDATION OF TRACT MAP. Pay plan check fee as established per resolution The amount will be determined at plan check. submittal (City Resolution No 7671) 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 `Free Installation — Street trees shall be provided as per the approved Street Tree List, e anaffie—Stgfial•- $ 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 Install ati on/Re I ocation (As needed), I Sewer Main Installation, and j 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 36" 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 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 pian check. 4 All support documentation shall be submitted with the plans to be checked Submission shall include (RMC 17 09 060) a Title Reports and backup documents for the property, b All record maps and deeds referenced on the Tract/Parcel Map, C. Easement Documents, d Boundary and Lot Closure Calculations, and e Record plans, maps and documents *** 4s Submitted to Planning Commission on April 24, 2018 TTM No 20126 and CUP No 1078 April 24, 2418 Page 4 5. 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/notanzed Offsite letter of permission to conduct certain work; b Offsite/onsite easement to construct/install certain improvements, and G Evidence of Caltrans approval of proposed improvements along the Lugonia Avenue frontage b. 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 Cavil Engineer licensed in the State of California. All existing utilities shall be pot -holed to determine the actual depth of no signed plan as available Field notes will be submitted at time of submitting the plan for review and plan checking (RMC 17 17 060) 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 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 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 147E Apn124, 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 undeRvalk 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 flow calculations 11 Requirements for Pennsylvania Avenue (RMC 17 15 and 17 17)- a. Dedicate to provide for a 32 foot half street nght-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. Constrict 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 returns_ 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 plait 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_ I 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 cpnstruction/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 { City Engineer between the new curb and gutter verified through a geotechnical report, d Construct standard property line adjacent sideway along the entire street frontage and ramps at all curb returns, e Install LEU ornamental street light(s) [LEGTEK (GCI -201+) or approved equal], with the equivalent illumination of a 100 watt sodium vapor street light Street light spacing shall be determined by the City of Redlands design specifications Installation of one (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 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 cul-de-sac at street terminus, h Construct standard right angle turns at locations shown on the approved tentative tract map; I Construct underwalk drain, if necessary, J. Use traffic index of 5 0, L 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 sattsfy 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 20126 and CUP No 1078 April 24, 2018 Page 7 regard to technical classification or designation, legal or othenvise, 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 a joint regrew by the all affected City Department Directors and the City Attorney's Office The applicant shall be required to pad for the review of the CC&Rs by the affected Department Directors and the City Attorney's Office at such persons` hourly billing rates 15 The CC&Rs shall be submitted to the City at least twenty (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 snap 17 As a condition of and prior to the final/parcel map approval, the applicant shall (1) petition the City for annexation of the property comprising Tentative Tract Map No 20126 to the City's Community Facilities District No 2004-1, or a similar City community facilities district, as designed by the City, (2) take actions reasonable or necessary to annex such property to community facilities district, and (3) pay the reasonable and actual costs incurred by the City in annexing the property to the community facilities district, all for the purpose of maintenance of landscaping, trails, street lights, commonly -owned areas and public right-of-ways. (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 17 020) 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 power pole(s) that contain a street light will be required to install a standard street tight, in accordance with the Municipal Utilities and Engineering Department's standards Plans shall be submitted that detail the undergrounding of all oft -site utilities, subject to review and approval by the City Engineer (RMC 17 17 020) 20 Install reduced pressure principle backflow devices as required by City Engineer. (RMC 13.20) 21 Applicant shall comply with all appropriate Redlands Municipal Airport Land Use Compatibility Plan requirements TTM No 20126 and CUP No 1078 April 24, 2018 Page 8 ?? Improvement bonds must be posted for the total estimated cost of off-site improvements as follows (RMC 17 17 080) Performance 140% security (due prior to final map approval) (Performance/Warranty) 10% security (due at time of acceptance of improvements) Labor and Materials 50% security (due prior to final map approval) Acceptable security forms Surety Bond(s), Letter of Credit from a qualified bank or institution, Cash Deposits, or Set Aside Letter (savings account) in City's name 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 ofoff-site work 25 Execute Subdivision/Public Improvement Agreement (RMC 17 17 070) 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 plass check submittal (City Resolution No 767 i ) 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 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) m 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 wire not paid with the Final or Parcel Map approval ]. 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 8. 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 f€illowing atelias are required prior to approval of APPLICATION FOR WATER SERVICE CONNECTION and prior to WATER METER INSTALLATION. 1 Pay the Water Capital Improvement Charge, (RMC 3 48 030) 2 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 following items are required prior to issuance of the ENCROACHMENT PERMIT I 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 "Permit to Excavate" will be valid For your Dig Alert Identification Number. call Underground Service AIert toll free, I-800-227-2600, two (2) working days prior to conducting any excavation (RMC 12 20 1.20) Encroachment Permit application and two (2) sets of City approved plans must b(,- submitted esubmitted for all off-site improvements Encroachment Permit fees shall be paid prior to issuance of Encroachment Permit (RMC 12 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 12.16 440) 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 E A traffic control plan shall be prepared in accordance with the latest revision of (CA) MUTCD or W A T C.1-1 manual, submitted and accepted by the City Engineer prior to issuance of an encroachment permit The plan shall show all required constriction signage, warning devices, road closures, detours, delineation, phasing schedules and anticipated durations of closures and detours for any wort, within the public right-of-way The plans shall provide naives and 24-hour phone numbers of individuals who can be contacted regarding traffic control measures Improvement bonds must be posted for the total estimated cost of off-site improvements as follows Performance 140% security (due prior to final map approval) (Performance/Warranty) 10% security (due at time of acceptance of improvements) Labor and Materials 50% security (due prior to final map approval) Acceptable security forms. Surety Bond(s), Letter of Credit from a qualified bank or institution, Cash Deposits, or Set Aside Letter (savings account) in City's name 10 Execute Subdivision/Public Improvement Agreement (RMC 17 17 070) 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 1 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 project development 3 Owner's Licensed Land Surveyor shall reset survey points, monuments, record corners, and centerline ties that were destroyed during construction and shall file Corner Records for those points prior to completion of the project with San Bernardino County Surveyor Copies of information shall be furnished to the Municipal Utilities and Engineering Department (California B&P Code 8762, 8767, 8765, 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 Cite 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 1 I Owner/Developer shall provide recycling receipts as required by the recycling plan TTM No 20126 and CUP No 1078 April 24, 2018 Page 12 G. The following items are required prior to release of SECURITI1JSAVARRANTIESIDEPOSITS. 1 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 subdivision and not included in Item E 3 Tie sheets shall be submitted for all monuments found and/or set in the public right-of-way 4. The release of securities/warranties/deposits roust be requested in writing to the City Engineer Allow 30 days for processing NH IIAEL, Pd6L Assistant City Engineer akc FILE MA 20126 '�:) '.) J q , DONALD YOTTIN13 One Stop Permit Center Manager AL Initial