HomeMy WebLinkAboutContracts & Agreements_26-1982ANNEXATION AGREEMENT
This Annexation. Agreement ("Agreement") is entered
into and effective as of September 7, 1982 by and among
NICHOLAS J. COUSSOULIS and CHRISTINA M. COUSSOULIS, husband
and wife, ALL -TWINS, U S A , INC , a California corporation,
and JAMES A COLLINS and CAROL L. COLLINS, husband and wife,
(collectively "Owner") and the CITY OF REDLANDS, a municipal
corporation organized and existing under the laws of the
State of California ("City")
This Agreement is predicated upon the following
facts
A Owner is the fee holder of certain real property
("Property") located in the unincorporated area of San Bernardino
County, California, which Property is described in Exhibit "A"
attached hereto and incorporated herein by reference. The
Property contains approximately 27.93 acres.
B Owner desires and proposes to subdivide the
Property and construct a 316 -unit residential development
thereon in accordance with those certain proposed large
scale housing projects (collectively the "Project") described
in Tentative Tract Maps No. 12144 and 12145 as those Tentative
Tract Maps were approved by the County of San Bernardino
effective on March 11, 1982 and July 22, 1982, respectively
The Project approved by the County of San Bernardino includes
a 215 -unit one lot condominium development, a 94 -unit one
lot condominium development and a 7 single family lot develop-
ment all as more particularly described in the documents
attached hereto as Exhibits "B1" and "B2" and incorporated
by reference
C The Property is a portion of a site consisting
of approximately 211 acres which site is contiguous to the
city limits of City and is not included in any other incorporated
city City has filed with the Local Agency Formation Commission
for the County of San Bernardino a proposal to annex the
Property and the remainder of the 211 acre site in a proceeding
designated as LAFC 2152 -City of Redlands Annexation #58
D Owner initially opposed the inclusion of the
Property in the annexation area since the pre --zoning proposed
for the Property by City pursuant to Ordinance No. 1775
would have prevented Owner from developing the Project on
the Property as contemplated
E. City believes that annexation and development
of the Property in the manner contemplated by the Project
will be beneficial to City and its residents in that such
annexation and development consistent with the terms of
this Agreement (i) will extend the corporate limits and
jurisdiction of City in an orderly and logical manner,
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(ii) will increase the tax base of property within City
and correspondingly other affected units of government,
including but not limited to, school, park, library, and
fire protection districts, within whose boundary the Property
now or hereafter will lie (such affected units of government
being collectively referred to as "Affected Districts");
(iii) will provide additional non -property tax income to
City and Affected Districts, (iv) will permit the sound
planning and development of the Property within and under
the control of City; and (v) will protect City from possible
undesirable and/or nonharmonious use and development of
unincorporated areas surrounding City
F City has carefully considered the annexation
of and development plans for the Property and the Project
and is agreeable to such annexation and development City
recognizes that Owner, in order to ensure the development
of the Project on the Property in a manner which is economi-
cally feasible and viable, requires certain assurances from
City for a definite time period with respect to certain
terms and conditions.
G. Owner, on the basis of such assurances of
City as are hereinafter set forth and after full and careful
consideration, recognizes the many advantages and benefits
to Owner and to subsequent users of the Property as a result
of and including the Property as an integral part of City's
community
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H. City and Owner are willing to undertake certain
obligations as hereinafter set forth, and both City and Owner
have materially changed their positions in reliance upon the
undertakings of the other as provided herein
I City is authorized to enter into binding
annexation agreements with persons having legal or equitable
interests in real property
J Owner has indicated that it will support
City's annexation proposal, provided Owner's development
plans for the Project can proceed in City in substantially
the same fashion as they could have proceeded in the County
This annexation agreement is a method to ensure such treatment
of Owner's Project by City.
Operative Provisions
NOW, THEREFORE, the parties agree
1 Owner agrees to support the annexation by
City of the Property.
2 No annexation fees shall be payable by Owner
in connection with such annexation
3. City has reviewed the Tentative Tract Maps
and the Project as conditionally approved by the County
and agrees that W the proposed subdivisions of the Property
and the provisions for their design and improvement are
consistent with all applicable general and specific plans;
(ii) the site is physically suitable for the Project (both
in terms of the type of development and its density), (iii)
the Project and the subdivisions will not result in any
significant adverse environmental impacts, (iv) the Project
and the subdivisions are not likely to cause serious public
health problems; (v) the subdivisions will not conflict with
public easements within or through the site, and (vi) the
proposed subdivisions and the Project comply with all laws,
ordinances and regulations of City, except that the Project
building spacing and setbacks shall be modified to comply
with City development standards in effect as of the date
of this Agreement and the pre -zone classification shall be
amended pursuant to Section 4 hereof.
4. City has, or will concurrently herewith, initiate
a re -zoning of the Property to bring the existing zoning
into conformity with City's General Plan designation for
the Property to allow the uses and density required for
construction of the Project as presently contemplated by
Owner. City agrees to use its best efforts to conclude
such re -zoning as soon as possible, and to have such re-
zoning initiated and set for Planning Commission hearing
by October, 1982.
5 Upon Owner's performance of Section 6 hereof,
City agrees to make available to the Property and the Project
all necessary City services and facilities, including but
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0
not limited to water and sewer services with sufficient
capacity to serve the ultimate needs of the Project upon
its completion
6 Owner agrees to construct, or cause to be
constructed the following off --site improvements (the "Off -Site
Improvements"), at no expense to City
(i) Extension of the existing 18 inch diameter
sanitary sewer system within Nevada Street from the vicinity
of Interstate Highway 10 and the intersection of Nevada
Street to Barton. Road, then East on Barton Road to Alabama
Street, in accordance with City requirements, Sewer Master
Plan standards and with sufficient capacity to serve the
needs of the Project,
(ii) Extension of the existing water distribu-
tion system to City requirements and standards to provide
adequate domestic water service and fire protection to the
Project, and
(iii) Such street improvements as are required
by City standards within 1/4 mile of the Project boundaries
so that the Project is adequately served by the street and
highway system
6.1 The plans and specifications for the Off -Site
Improvements shall be hereafter approved and initialed by
the parties and upon such approval the same shall be attached
to this Agreement as Exhibit "C"
M
6.2 City shall, cooperate with Owner in issuing
or obtaining the issuance of all plan checks and permits
necessary for the construction of the Off -Site Improvements.
6 3 Upon completion of the Off -Site Improvements
to City standards, City shall accept them through appropriate
action and shall thereupon commence operation and maintenance
of the same Owner shall be at no expense in connection
with such continued operation and/or maintenance of the
Off -Site Improvements.
6 4 The parties acknowledge that a portion of
the Off -Site Improvements will be located, designed and/or
oversized so as to benefit other properties not owned by
Owner Accordingly, City agrees to require each such other
property owner benefited by the Off -Site Improvements con-
structed by Owner to comply with the reimbursement provisions
of City Ordinance No. 1145 as a condition to the granting
of any discretionary land use permit or other entitlement
to such other property owners by City The amount of reim-
bursement shall be in accordance with existing or amended
City ordinances.
6.5 Owner shall provide City with security for
the performance of the Off -Site Improvements in the form
of a bond or letter of credit at the election of Owner, in
form agreeable to Owner and City and in an amount not to
exceed 150% of the estimated cost of the Off -Site Improvements
IWt
N
Any security required by this provision shall be posted
by Owner prior to the submission of a residential development
application ("RDA") for the Project (or any phase thereof),
pursuant to Proposition "R" and its implementing ordinances
Provided however, if- (i) the RDA submitted for review fails
to receive development allocations, or (ii) the Final Maps
for the Project are not approved by City, then Owner shall
have the right to cancel the executory provisions of this
Agreement, including any obligation to construct the Off -Site
Improvements by notifying City of such cancellation, and
shall be entitled, upon request, to a release of any security
posted for the performance of the Off --Site Improvements
Any failure on the part of Owner to exercise its right to
cancel this Agreement or request release of security on any
given occasion shall not operate as a waiver of Owner's
right to cancel this Agreement or request release of security
upon the occurrence of a subsequent event giving rise to
such right.
7. City acknowledges that the City --owned parcel
adjacent to the Property is intended to be improved as a
City park and is so designated on City's general plan and
zoning maps, but currently, no appropriation has been made
for such improvements.
8. The parties to this Agreement shall take such
steps as are reasonably necessary, required or convenient
M
to effect this Agreement
9. The burdens of this Agreement bind and the
benefits of the Agreement inure to the successors in interest
of the parties to it
10 Owner and the Project shall be subject to
the applicable laws, rules and regulations of City as they
exist at the time this Agreement becomes effective
11 If. (i) all or a portion of the Property
is annexed to or otherwise becomes a part of another city;
(ii) the annexation of the Property to City is not completed
and effective prior to November 30, 1982; or (iii) the re-
zoning contemplated by Section 4 hereof is not finally approved
by the City Council of City on or before November 30, 1982,
then, in any such case, this Agreement shall terminate and.
City shall terminate proceedings to annex the Property in
accordance with the Municipal Organizations Act (Government
Code Section 35000 et seq )
12. This Agreement may be amended or cancelled
only by the mutual written consent of the parties
13 Unless terminated as provided in paragraph 11
or amended or cancelled as provided in paragraphs 6 and/or
12, this Agreement• (i) will remain in effect until the
later of September 7, 1986 or the date of completion of the
last phase of the Project, when it will expire; and (ii) is
enforceable by any party to it, notwithstanding any subsequent
change in (a) the applicable general or specific plan, or
(b) the zoning, subdivision or building regulations or policies
governing permitted uses of the Property, or the density,
design, improvement and construction standards and specifica-
tions governing the Project.
14 If legal action by either party is brought
because of breach of this Agreement or to enforce a provision
of this Agreement, the prevailing party is entitled to reason-
able attorneys fees and court costs.
15 In the event of any actual or threatened
,judicial action or proceeding against Owner by any person
not a party to this Agreement challenging the validity of
this Agreement or any act of either party performed pursuant
to this Agreement, City agrees to cooperate with and assist
Owner in the defense of such action whether or not City is
a party to such action. City further agrees in the event
it is not a party to such action, that it will not oppose
joinder as a party defendant and upon joinder it will actively
defend and participate in such action
16. All notices required or provided for under
this Agreement shall be in writing and delivered in person
or sent by certified mail, postage prepaid Notices required
to be given to City shall be addressed as follows
City Manager
City of Redlands
P 0 Sox 280
Redlands, CA 92373
_10-
Notices required to be given to Owner shall be
addressed as follows
c/o Nicholas J Coussoulis
108 Orange Avenue, Suite 5
Redlands, CA 92373
A party may change its address by giving notice
in writing to the other party and thereafter notices shall
be addressed and transmitted to the new address
17 In construing this Agreement, the following
rules apply•
(a) The singular includes the plural, the
masculine gender includes the feminine, "shall" is mandatory,
"may" is permissive.
(b) If a part of this Agreement is held
to be invalid, the remainder of the Agreement shall not
be affected
(c) If there as more than one signer of
this Agreement their obligations are joint and several.
18. This Agreement shall not be binding on any
signatory hereto until it has been signed by all parties
and a copy of the fully executed and acknowledged Agreement
has been delivered to each party
IN WITNESS WHEREOF this Agreement has been executed
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by the parties as of the day and year first above written
Approved as to form.
BEST, BEST & KRIEGER
City Attorney, City of Redlands
By X31� V)�OW
Dallas Ho mes
SURR & HELLYER
A PROFESSIONAL CORPORATION
M.
. br.rorre
(City of Redlands)
BY.
Attest.
(Property Owner)
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ALL -TWINS U.S.A., INC ,
A Californi c rporation
By
e .¢�
J es A. Collins
Carol L. Collins
/, S
STATE OF CALIFORNIA
: ss.
COUNTY OF SAN BERNARDINO }
On this day of 1982, before me,
J,oaR1._ -P6y7- , a Notary Public in and for said
County and State, personally appeared f1M So lvso/I ,
personally known to me ( ___
s-atis-f etery eY44^�) to be the person who executed the within
instrument as NPE&I,6E-i� or rj-/t U,rY &o"Ne-l'. of the City of
Redlands, a municipal corporation, therein named and acknowledged
to me that the municipal corporation executed it.
WITNESS my hand and official seal.
<<�µ
OFFICIAL. SEAT,
e'_a�-"`^-.;', �-a�
i.J'i :;:'r' Ft}t^.i 'i�•�;;,!!FE)F:idiA
1
i "i 1CIPAL !. sir;: (N
_R COUNTY
MY C,'�1-imn'SoWM
€;,;; ices June 3, 1485
STATE OF CALIFORNIA
Not y Public nd for said
County a State
: ss.
COUNTY OF SAN BERNARDINO }
)T )
On this day of1f 1982, before me,
a Notary Public in and for said
County and State, personally appeared Nicholas J. Coussoulis,
personally known to me (or proved to me on the basis of
satisfactory evidence) to be the person whose name is subscribed
to this instrument, and acknowledged to me that he executed it.
WITNESS my hand and official seal.
----------------
OFFICIAL SEAL
KAREN MARK PETRIUO
NOTARY PUBLIC CALIFORNIA
PRWAPAL OFFICE IN
SAN BERNARDINO ODUK Y
My CDffbTdwm Exp Feb 1, 19x3
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Notary Public in and for said
County and State
STATE OF CALIFORNIA )
ss.
COUNTY OF SAN BERNARDINO )
On thisF-1 day ofc�t, 1982, before me,
7F7+tti_. a Notary Public in and for said
County and State, personally appeared Christina M. Coussoulis,
personally known to me (or proved to me on the basis of
satisfactory evidence) to be the person whose name is subscribed
to this instrument, and acknowledged to me that she executed it.
WITNESS my hand and official seal.
--------------
OFFICIAL, BEAL
KAREN 1AAR1f-PETRuo
41 MOiiARY PUBLIC GifFOR11{}4
PRMWW OFFICE Ili
siw aEI;MAQpIYo ColxrrY
my c4mmli " 6w Frb 4, 1983
STATE OF CALIFORNIA
COUNTY OF e fRONL1
ss.
}
N tary Public in and for said
County and State
On this day of 1982, before me,
r, N a Notary Public in and for said
County and State, personally appeared tic USN /rte �..; X55,
personally known to me (or proved to me on the basis of
satisfactory evidence) to be the person who executed the within
instrument as/
or on behalf of
All -Twins U.S.A., Inc., a California corporation, therein named
and acknowledged to me that the corporation executed it.
WITNESS my hand and official seal.
OFFICIAL SEAL -�
JUNE ANDERSON Notary lic in and for said
NOTARY PUBLIC -CALIFORNIA Cc6Znty and State
PRINCIPAL OFFICE IN
ORANGE COUNTY
My Commission Expires Jan 27, 1983
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STATE OF CALIFORNIA
ss.
COUNTY OF IV )
On this � S day ot 1982, before me,
A f, a Notary Public in and for said
County nd State, personally appeared James A. Collins,
personally known to me (or proved to me on the basis of
satisfactory evidence) to be the person whose name is subscribed
to this .instrument, and acknowledged to me that he executed it.
WITNESS my hand and official seal.
OFi~iCTAL SEAL ,/�
LEMOYNE A HAMMETT '61fi*0r4Wz
NOTARYPURIC- CALIFORNIA Notary gftlic in and for said
' z WS XNGEUS COUNTY County and State
�► tom, •ap3rts l�f 86, 3983 1
STATE OF CALIFORNIA )
�r s s .
COUNTY OF
O
On this day of , 1982, before me,
a Notary Public in and for said
County Ind State, personally appeared Carol L. Collins,
personally known to me (or proved to me on the basis of
satisfactory evidence) to be the person whose name is subscribed
to this instrument, and acknowledged to me that she executed it.
WITNESS my hand and official seal.
OFF1CiAL SEAL
LEMOYNE A HAMMEiT'
NOTARYPUBLIC- CALIFORNIA No®ry blit in and for said
LOS ANGELES COUNTY C unty and State
My comm expirea NOY 26, 2985
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DESCRIPTION THE LAND REFERRED TO HEREIN IS SITUATED IN THE COUNT'.'
OF SAN BERNARDINO. STATE OF CALIFORNIA. AND 16 DESCRIBED A-�FOL LObi'�
PARCEL NO
LOTS 4. 5 AND 6.ELM-, 4. ADDITION TO TEPPP NA NO 1 - l h THE COUNT']
OF SAN BEPNPRDINO , STATE OF CAL IFOPNIA: Al, PER MAP RE= OPDE rr IN FOOk
6 OF MAP:: FAME IN THE OFFICE OF THE COUNTY RECORDE? ► fF '3611( j -'00 -If -17"Y
E.I CEP TING THE * EFRON THE FC �L L CUING
BEGINNING AT THE NORTHEAST COPNEP OF LOT 6: IN FAI D _ L � �t f:: 4. -LIE
CENTEr^ OF FAF'it+N t?!ENr1E OF SAID uL+C+I T: OF1 TO TE RA±'IN^i±f 1 I -7-
EST ALONG THE t~ENiE'
OF r^�r'T�+N rri!ENtrE, a i�� FEET. T,�Eril"E ;t"rf�ru 10
DEGREE,:' 14INUTES EAST: 670 5 FEET: THENCE EAST 107
FEET, �.. ��CE
NORTH 10 DEGREES 15 MINUTES NE10T. th 6 55 FEET TO THEF!+IhT ri= EEr;:ryt�.!`•�+.;
E:;+SETIN►� THEr^E��'t?Ai ThPT PORTION CONDEMNED TO THE C~+_UN7 ' OF zPri =1 h4 ;�F'S_�•�tr
IN TqE SAN FEF'Nm'RDINO COWIT'r SUPEF'IOP COURT CASE NO 1,7 N CEr7;77 =.r
COPi' OF NPICH NA. RECORDED JPHUAR � 19-78 IN E,001� -97.7--'PH'
OFrlC IAL RECORDF
PARCEL NO 2 -
ALL—
ALL THP7. POPTION FCS S IES"'1"N VILLA. IN THE CO!.lN7'!' OF �:Af-I
Trr 7"t OF CAL I L,?RNi H. AS PER MPP P_CORD C s FH SOOK 14 OFri r S. _
14 IN THE O-F�!C- i7F TrrE rpt -+LENT`•,•' RECl0F,'i=E;-, OF SHID COU"J
E XE,- T THAT PORTION C +NO"'r'ED TO THE C OUNT r' OF SANEE � � fivr ��s � �r f
DEED DATED NOVEtlE'EP t , 1 X4.5 AND t^^-.ECt'RDEt0 NthVEMSE , 17 . 1 " . IPJ E�,,i..
PAGE' -2-"6, OFFICIAL FEt,OFPE: L?Ew'C,F'IRECr ta•'_= FOLLOw F
A FtD,RTIr;N t?F :,IE�7+ f!I_LLti7, a �N.tr�l r�N P�Hfi �`Er_r�Fr�Ei� Its_??rF E'<<r.rs
Ft=G 14, PECORDER1 OFFICE IN SHN EEFIJAFDI ,� OUh c'- -
9AIr PO -TION BEING PARTICULARLY DE`SCRIB'ED H` EEGIf�1J.NG J
247 ! ON THE SOUTH LINE OF EH TO H!E ?rE. AL � ik10H S41D "OF
It
EErN, 1L FEET SOUTH SF DEGREES
53 MINUTES REST Ari? jCr . -- . - - ;'
0 DEG;RwEE 07" MINUTES EAST. FROM THE NORT!-�EAST CO' Er' O
Tr_�tJNSHIF ?D. 701-INSHIP 1 SOUTH, RANGE NE -FT Ekr- E`EFMru._�lhra� r.t_R1 ��
IN SAID CC�L!NT�', T:,ENCE SOUTHER TE,?L i' ON A C1_l (;E TO THE = i GrT. it�:►�E
PADIU5 IS 4t tO FEET: AND FROM ti TANGENT idHOFE EEAFI iG IF N07�-1 E''4
�trGREE�~ 5E fI.NUTEE EAST. A DISTANCE OF �5C? a FEET D T�_ ECLrNLr1y'''
LINE OF EtiID SIESTA VILLA. IC=NTIFI D E` i' FtHRi NI NORTH 17 F rFu-I FEE
41 MINUTES EAST, THENCE NORTH 7L DEGR'EE'S 41 MINUTE» EA;'•T HL f,ur= SAID
SOUNPARV, A DISTANCE OF 11 EC FEET TO THE SOUTHNELTERLy LirdE CF »�IL4t�ND
A!IENUE: AS SHOUN ON AFORESAID MAP, THENCE NOPTH 3E DEGREE6 40 MINUTES'
REST., ALONG SAID SOUTHNESTERLY LINE OF RHILROAD AVENUE- A 0-7 TWICE
CSF1YS. 03 FEET TO ITS INTERSECTION IdITH r�FC�FESAiDC'�L1TH L;svE+F
AVENUE.' THENCE SOLITH ti'F DEGREES 57% MINUTES NEw T Mt, -46 SAID. SOLrT4
LINE: H DISTANCE OF 246 91 FEET TO THE PLACE OF BE+=lNriT,uG
EXCEPTING THEtREFROti THAT PORTION CONDEMNED 70 THE t'OUNTi' ,{F FAN FE;;'qArDIHO
IN THE SAN EERNARDINO COUNTY SUPERIOR COURT CASE NO 1; �F�'?. A �~E� 7Iw +
(Exhibit "A") (Page 1 of 2)
0
COPY OF 14HI CH RAS RECODDEA : HHUNR i' 4, 1078 1N PON' 577, � 1-114C E
OFFICIAL RECORDS
PARCEL NO. 3:
All that certain real property located in the County of San Bernardino,
State of California, described as follows -
Lots 1, 2, 3 and 4, Block 25, West Redlands, as per map recorded in Book 9,
page 22 of Maps, in the office of the County Recorder of said County
EXCEPTING THEREFROM that portion lying Northerly, Northwesterly and Westerly
of the following described line -
COMMENCING at the Northeast corner of Section 32, Township 1 South, Rarge 3
West, San Bernardino Meridian; thence North 89° 53' East 21.2 feet, thence
South 33° 41' East, 233 feet to the most Easterly corner of that certain
parcel, as conveyed to D. H. Gillan by deed recorded June 10, 1905 in Book
359 of Deeds, page 295, records of said County, said point being also the
true point of beginning of tfe line to be described; thence South 56° 20' West
144.2 feet; thence South 0° 11' East, 364.5 feet to a point on the Scith line
of said Lot 1; thence South 69° 53' Lest 22 feet to the Westerl} terminus of
said line
ALSO EXCEPTING THEREFROM that portion as conveyed to the County of San
Bernardino, b) deed recorded May 3, 1943 in Book 2222, page 397, of Official
Records of said County.
NCF By order of the Board of Supervisors of the County of San Bernardino,
portion of Alabara Street adDoining property herein described on the gest
was vacated by resclutio recorded in Book "B", page 40 County Surveyors
Records
ALSO EXCEPTING THEREFRO,: that portion corveyed to the Count} of San Sernarcino
by deed recorded September 14, 1976, in Book 9517, page 889, Official Records.
(Exhibit "A") (gage 2 of 2)
COUNT( OF SAN BERNARDINO
PLANNING DEPARTMENT ENYMONMENTAL
1111 East Will Street Building 1 San Bernardino CA 92415 (714) 383 1417 PUBLIC WORKS AGENCY
µ4 ��l •AY Q1�p
KENNETH C TOPPING 1!Zee.
Planning Director
DATE- May 19, 1982 EXPIRATION DATE. March 11, 1964
SAN BERNARDINO COUNTY PLANNING COMMISSION REQUIREMENTS
DEVELOPER -
James A & Carol L. Collins
12731 W Jefferson Boulevard
Los Angeles, CA 90066
ENGINEER.
Suresh Doddiah
c/o Joseph E. Bonadiman & Assoc
P. 0. Box 5852
San Bernardino, CA 92412
RE' LSH/81-0099/E271-1.13, 215 unit condominium on 18.18 acres;
SUB/81-0100/E271-113/TR 12144, 1 lot subdivision on 18.18 acres,
E.LOMA LINDA/W. REDLANDS COMMUNITY PLAN.
Dear Mr & Mrs Collins.
This will advise you that after completion of the environmental review
process, and due consideration thereof, the above -referenced nroDect
was conditionally approved by the Planning Commission at its Meeting of
March 11, 1982 Said project was found to be in commliance w_tn
Count -1 policies and regulations and was approved subaect to the condi-
tions as set forth on attached pages 2 of 11 through 11 of 11.
ENVIRONMENTAL PUBLIC SaORXS AGENCY
PLANNING DEP ART14ENT
i
DOUGLAS PAYNE, Associate Planner
Valley Planning Team
DP/ak
cc: Surveyor, Land Development Division (4) with maps (2)
Environmental Health Services (2) wath map (1)
Building and Safety
Countv Fire Warden
County Sheriff
County Special Districts
Exhibit "Bi" Page 1 of 11
CONDITIONS OF APPROVAL:
A) LSH/81-0099/E271-113, 215 Unit Large Scale Housing Pro3ect
B) SUB/81-0100/E271-113/TR12144, 1 lot subdivision on 18.18 acres,
located on the south side of Barton Road between Terracina Blvd.
and a point approximately 380 feet west of Bellevue, East Loma
Linda/West Redlands Community Plan
A) LSH/81-0099/E271-113
1. This Location and Development Plan shall become null and void -
a) Unless all conditions have been complied with and the
occupancy or use of the land or existing structures
authorized by such Location and Development Plan has
taken place within twenty-four (24) months after the
approval of said Location and Development Plan,
b) Where circumstances beyond the control of the applicant
cause delays which do not permit compliance with the time
limitation established in this section, the Planning
Director may grant an extension of time for a period of
not to exceed an additional twenty-four (24) months. ,
Applications for such extension of time must set forth,
in writing, the reasons for this extension and shall be
filed together with a fee as established by the Board of
Supervisors, with the Planning Department thirty (30)
calendar days before the expiration of the Location and
Development Plan.
Building permits shall not be issued for purposes applied for until the
following conditions have been met.
2 The Site Plan shall reflect the following.
a) Garages shall be setback between five (5) and ten (10) feet
from the edge of the interior streets.
b) The edge of interior streets shall be defined. Curbed
Planters between garages shall be utilized to help define
the edge of interior streets
c) 107 on-site guest parking spaces shall be provided throughout
the proaect.
3. A sign plan shall be submitted to the Planning Department for
'review and approval showing types, size, location, type of
-construction and materials
4. Tract Map 12144 shall be recorded prior to the issuance of
building permits.
Exhibit "B 1" Page 2 of 11
- " A) "LSH/81-0099/E271-;=r
Sub0ect property shall not be occupied and/or used for purposes applied
for until the following conditions have been met -
5. if permanent refuse receptacles are used, they.
a) shall be adequately screened from view, landscaped and shall
be inaccessible to dogs, cats, or vermin animals, and placed
conveniently for collection. Frequency of pickup shall be
such as to prevent overflow and omission of odor Enclosure
for such facility shall be constructed of six (6) foot high
decorative masonry wall and provided with solid wood gates.
Enclosure shall have a minimum inside measurement of six (6)
inch high wheel stops located one (1) inch from rear and
side walls. Hose bibbs for maintenance shall be located
within the enclosure
6 The premises shall be adequately lighted. All intersections of
interior roads, guest parking areas, all recreation areas, and
around all buildings containing common facilities shall have
lighting. Freestanding lighting shall be in keeping with the
residential character.
7. The Homeowners' Association shall be formed and shall be
responsible for the maintenance of the common open space,
recreation facilities, etc.
8 Street parking shall be prohibited on all interior private
streets except where parking bays are provided. Said streets
shall be appropriately posted.
9. All parking areas shall be designated with clearly painted
lines and equipped with wheel stops.
10. All conditions of accompanying Tract No 12144 shall apply to
this Large Scale Housing Project.
Tentative Tract 12144 must also be approved by the Planning Commission
before this Large Scale Housing Project shall be considered approved.
The conditions enumerated above are continuing conditions. Failure of the
applicant and/or operator to comply with any or all of said conditions at
any time shall result in the revocation of the permit granted to use the
property.
Prior to any occupancy, a Certificate of Final Completion shall be issued
by the Department of Building and Safety, after which an application
shall be submitted to the Department of Environmental Health Services for
a Certificate of Occupancy.
A faithful performance bond in an amount equal to the estimated cost of
uncompleted required improvements, plus the cost of administration, shall
be posted with the Transportation Department and/or Building and Safety
Department, if the required improvements have not been completed at the
time the occupancy permit is sought.
Exhibit "Bill Page 3 of 11
B) SUB/81-0100/E271-113/TR 12144
BUILDING AND SAFETY -
1. A preliminary soil report, complying with the provisions of
ordinance 2159 shall be filed with and approved by the Director
of Building and Safety prior to recordation of the final map
2. Grading plans to be submitted to and approved by the Building and
Safety Department.
3. Obtain a demolition permit for building to be demolished
Underground structures must be broken in, backfilled, and
inspected before covering.
4. Submit plans and obtain building permits for walls required by
others.
E� I:Cx3��TAL HEALTH SERVICES
5. Sewage disposal shall be by connection to City of Redlands.
6. The water purveyor shall be City of Redlands.
7. The following are the steps that must be completed to meet the
requirements for installation and/or finance of the water system
and/or sewer system.
a) Where the system is to be installed prior to recordation
The water system, fire hydrants, and/or sewer system shall be
installed in accordance with requirements of the State Health
and Safety Code, and in accordance with plans approved by the
water and/or severing utility and the governing fire
protection authority The plans shall be reviewed by a civil
engineer, registered in the State of California, and contain
required certificates and approval signatures. It is the
developer's responsibility to submit to the Surveyor's Office
Land Development Division, a copy of the approved plan and a
signed statement from the utility of ]urlsdlctlon confirming
that the improvement has been installed and accepted.
b) Where a bond is to be posted in lieu of installation of the
improvement:
1. The domestic water plan and/or sewer plan which meets the
requirements of the State Health and Safety Code shall be
reviewed by a Civil Engineer, registered in the State of
California, and approved by the water or sewering utility
and the governing fire protection authority. The Plans
shall contain the required certificates and approval
signatures. A copy of the approved pian shall be submitted
to the Surveyor's Office, Land Development Division.
Exhibit "Bi" Page 4 of 11
SUB;/81-0100/E271-113/Tr '2144
2. Said engineer shall determine the amount of bond necessary
to install the improvements.
a. This amount plus ten percent shall be posted with the
County of San Bernardino. A statement signed by the
engineer stating that the amount of bond recormended
is adequate to cover the cost of installation of the
improvement shall be included with the estimate and
submitted to the Surveyor's Office, Land Development
Division.
b. Or, in cases where the water agency or sewering agency
is a governmental subdivision, the bond in the amount
of 110 percent of the cost of installation of the
improvement may be placed with the agency A signed
statement from that agency stating that financial
arrangements have been completed shall be submitted to
the Surveyor's Office, Land Development Division.
3 Prior to release of the bond for the improvement, the
utility of jurisdiction shall submit a signed statement
confirming that the improvement has been installed and
meets the requirements of all appropriate State and County
laws pertaining to such improvement. it is the developer's
responsibility that such signed statement is filed with the
Surveyor's Office, Land Development Division.
FIRE WARDEN
8. Development shall provide for safe and ready access for fire and
other emergency equipment, and for routes of esca_ne which will
safely handle evacuations.
9 Private roadways which exceed 150 feet in length shall be approved
by the fire department, and shall be extended to within one
hundred fifty (150) feet of, and shall give reasonable access to
all portions of the exterior walls of the first story of any
building. An access road shall be provided within fifty (50)
feet of all buildings if the natural grade between the access
road and building is in excess of thirty percent (30%) Where
the access roadway cannot be provided, approved fire protection
system or systems shall be provided as required and approved by
the fare department.
10. Roadways shall have a minimum vertical clearance of 13 feet 6 inches.
11. A turnaround shall be provided at the end of each roadway, and
shall be approved by the fire department.
12. All flammable vegetation shall be removed from each building site
a minimum distance of 30 feet
Exhibit "B1" Page 5 of 11
3 W%
_y SUB/81-0100/E271-113/TF X144
13. Each chimney used in conjunction with any fireplace or any
heating appliance an which solid or liquid fuel is used shall
be maintained with an approved spark arrester
An approved spark arrester shall mean a device constructed of
stainless steel, aluminum, copper or brass, woven galvanized
wire mesh, nineteen (19) gauge minimum with three -eights (3/8)
inch minimum to one-half (1/2) inch maximum openings, mounted
in or over all outside flue openings in a vertical or near
vertical position, adequately supported to prevent movement and
visible from the ground.
14. The street address shall be posted with a minimum of three-inch
numbers, visible from the street, in accordance with San Bernar-
dino County Ordinance 2108, prior to occupancy.
15 All new construction shall comply with applicable sections of
the Uniform Fire Code.
16. The developer or his engineer shall furnish the County Fire
Warden with two copies of water system improvement plans where
fire protection water systems are required
17 The fire protection water systems shall be approved by the San
Bernardino County Fire Warden prior to the installation of said
systems. The following are minimum standards for your proposed
development All fire flow requirements are over and above the
average daily consumption of water, and the minimum residual
pressure shall be 20 psi.
A. System Standards
Fire flow
1000
G.P.M.
Duration
3
hour(s)
Hydrant spacing
330 feet
B. Distribution System
Mains
6
inch minimum
Laterals
6
inch minimum
Riser
6
inch minimum
C. Fire Hydrants
Hydrant
6
inch with 2 -- 2k inch
outlet(s) with National
Standard threads and with
_
1 - 4 inch pumper connection.
Street Valve
6
inch gate
Exhibit "Bl" Page 6 of 11
SUB/81-0100/E271-113/, 144
PLANNING DEPARTMENT.
18 A commitment shall be obtained, in writing, from the sewering
agency. Said commitment to indicate that the agency has the
capacity to furnish said sewer service to the subaect pro3ect,
and that all necessary arrangements have been made with said
agency to supply such services. A copy of the commitment to
be filed with the Planning Department.
19. Sidewalks shall be provided throughout the tract including
all peripheral streets.
20 Developer shall provide for street lighting within the tract
as follows.
a) low intensity, energy-efficient street lights at all
intersections;
b) prior to recordation, the tract shall be annexed to the
appropriate district to provide street light maintenance.
21 Obtain a letter of non-interference from any utility company
that may have rights of easement within the property boundaries.
The letter must be obtained prior to approval of the final map.
22. Easements of record not shown on the tentative map shall be
relinquished or relocated Units affected by proposed easements
or easements of record, which cannot be relinquished or
relocated, shall be redesigned.
23. Utility lines shall be placed underground in accordance with the
requirements of County Ordinance.
24. A General Plan Amendment application GPA/81-1260/E271-113 and
a District Change application DC/81-0098/E271-113 has been
filed to amend the East Valley General Plan Map and to
redistrict this site to 3M -RM. These applications must have
been approved by the Board of Supervisors before this tract
shall be considered as having Tentative Map approval. Approval
of the Tentative Tract Map by the Planning Commission shall not
constitute a commitment that the Board of Supervisors shall act
favorably on these applications, nor give the applicant any
vested right to pursue the Tentative Tract to recordation
should these applications not gain Board approval.
25. A final grading plan shall be required. Said grading plan
shall be submitted to the Department of Building and Safety
for review and approval. All on-site cut and fill slopes shall:
a) be limited to a maximum slope ratio of 2 to 1. Setbacks
from top and bottom of slopes shall be a minimum of one-
half the slope height.
b) be contour -graded to blend with existing natural contours.
c) be a part of the downhill lot when within or between
individual. lots.
Exhibit "Bl" Page 7 of 11
SUB/81-0100/E271-113/TFC +v44
26. A copy of the final grading plan, approved by Building and
Safety, shall be submitted to the Planning Department.
27. Three (3) copies of a Landscaping Plan shall be submitted
for Planning Department review and approval. Said Landscape
Plan shall include the following -
a) The required slope planting. Slope planting shall be
required for the surface of all cut slopes more than
five (5) feet in height and fill slopes more than three
(3) feet in height. Said slopes shall be protected
against damage by erosion by planting with grass or
ground cover plants. Slopes exceeding fifteen (15) feet
in vertical height shall also be planted with shrubs,
spaced at not to exceed ten (10) feet on centers, or
trees, spaced at not to exceed twenty (20) feet on centers,
or a combination of shrubs and trees as cover plants.
The plants selected and planting methods used shall be
suitable for the soil and climatic conditions of the site.
Trees 10% 15 gal.; 40% 5 gal.; 50% 1 gal.
Shrubs 20% 5 gal.; 80% 1 gal.;
Ground cover 100% coverage.
b) The required street trees.
c) All required walls. All decorative walls shall be designed
and constructed to incorporate design features such as tree
planter wells, variable setback, split block face, columns,
or other such features to provide visual and physical
relief along the wall face
28. Three (3) copies of an irrigation plan shall be submitted for
Planning Department review and approval when slope planting is
required. Slopes required to be planted shall be provided
with an approved system of irrigation, designed to cover all
portions of the slope. A functional test of the system may be
required. The maintenance of graded slopes and landscaped
areas shall be the responsibility of the developer until the
transfer to individual ownership or until the maintenance is
officially assumed by a County Service Area. All irrigation
systems, where required, shall be designed on an individual
lot basis unless commonly maintained in an approved manner.
29. A 25 foot building setback from Barton Road and Terracina Blvd.
shall be delineated on the final map
30 All landscaping and irrigation shown on the approved landscape
and irrigation plans, all private streets, the recreational
facilities, interior sidewalks and street lighting and the
required walls shall be completed or suitable bonds posted
for their completion.
Exhibit "Bl" Page 8 of 11
SUB/81-0100/E271-113/ 2144
31. A decorative masonry wall at least 6 foot in height shall be
installed along the south property line of the site. Within
the front yard building setback, said fence shall be reduced
to 4 foot in height.
32. Along interior and public streets, a minimum number of one
inch caliper/15 gallon, multi -branched trees shall be planted
on forty -foot centers, where possible.
33. The Homeowners' Association By -Laws and Declaration of
Covenants, Conditions and Restrictions shall be reviewed by
the Planning Department. Said documents shall include
maintenance of the common areas, recreation facilities,
sidewalks, landscaping, walls, parkways, private streets and
slope areas
34. The interior streets shall be designed to PUD standards.
35. Alabama Street south of Barton Road shall be vacated
SURVEYOR'S LAND DEVELOPMENT DIVISION
DRAINAGE SECTION:
36. Adequate provisions shall be made to intercept and conduct the
offsite tributary drainage flow around or through the site in a
manner which will not adversely affect ad3acent or downstream
properties.
37. The developer's engineer shall investigate any existing downstream
drainage problems and provide this office with a detailed drain-
age analysis showing how he proposes to handle the drainage flows
from and through the site without adversely effecting ad3acent or
downstream properties. If the applicant cannot solve downstream
problems at the improvement stage, then a revised map will be
required.
38. Adequate San Bernardino County Drainage Easements (Minimum 15'
wide) shall be provided over all drainage facilities. The
easements shall be designed to contain the 100 -year frequency
storm flow plus bulking and freeboard per County Standard
Criteria
39. Grading plans shall be submitted to this office for review.
40. Permanent drainage improvements will be required to intercept
and conduct the larger drainage flows through or around the
site in an approved manner.
41. In addition to the Drainage Requirements stated herein, other
"On-site" or "off-site" improvements may be required which
cannot be determined from tentative plans at this time and would
have to be reviewed after more complete improvement plans and
profiles have been submitted to this office.
42. The developer's engineer shall determine the adequacy of the
existing culverts under Barton Road. The developer's engineer
shall also analyze the effect the increased runoff from this
development shall have on downstream properties.
V,1, 1^,i +- "Ta, 11 PAaA Q n�
�d
SUB/81-O100/E271-113/TR 121.44
SURVEYOR'S LAND DEVELOPMENT DIVISION
ROAD SECTION.
43. Roads within this development shall not be entered into the
County Maintained Road System.
44. Road sections bordering the tract shall be designed and
constructed to Valley Road Standards of San Bernardino County
with curb, gutter and sidewalk, and to the policies and
requirements of the County Transportation Department. Barton
Road shall be 60 -foot half -width right-of-way, and 44 -foot
half -width curb separation. Terracina, with curb, gutter and
sidewalk, shall be improved to half -width standards, for
mayor highway.
45. Any grading within the road right-of-way prior to the signing
on the improvement plans shall be accomplished under the
direction of a Soil Testing Engineer. Compaction tests of
embankment construction, trench backfill, and all subgrades
shall be performed at no cost to San Bernardino County and a
written report shall be submitted to the Contracts Division
prior to any placement of base materials and/or paving.
46. Final plans and profiles shall indicate the location of any
existing utility facility which would affect construction
47. Slope rights shall be dedicated on the final tract map where
necessary.
48. A thorough evaluation of the structural road section, to
include parkway improvements, from a qualified materials
engineer, shall be submitted to Transportation Department.
49. Vehicular access rights shall be dedicated on Barton Road
and Terracina.
50. Existing County roads which will require reconstruction shall
remain open for traffic at all times, with adequate detours,
during actual construction. A cash deposit shall be made to
cover the cost of grading and paving prior to recordation of
the tract map. Upon completion of the grading and paving to
the satisfaction of the Transportation Department, the cash
deposit may be refunded
51. -All road names shall be coordinated with County Transportation
Department, Traffic Division.
52. Trees, irrigation systems, and landscaping shall not be installed
on public right-of-way.
Exhiba-t "B1" Page 10 of 11
SUB/81-OlOO/E271-113/x'12144
53. An encroachment permit, or authorized clearance, shall be
obtained from the County Transportation Department prior to
issuance of a grading permit by the Department of Building and
Safety.
54. Street type entrances shall be required to the tract
55. Existing utility poles shall be shown on the improvement pians
and relocated as necessary without cost to the County.
56. Traffic signal at Alabama and Barton Road at tract entrance
shall be modified for two-way traffic with left turn
57. Show road sections on tentative map
Exhibit "B1" Page 11 of 11
.%
COMI'•'iUNITY
APPLICANT
FILE/INDX.
PROPOSAL
LOCATION:
REP:
PLANK NG STAFF REPCR^
Hearing to be held in the.
EAST LOMA LINDA/WEST REDLANDS COtt"UNI
COUSSOULIS, NICHOLAS J ET AL
A) LSH/81-0103/E273-113
B) SUB/81-0102/E273-113/TR 12145
A) Revised plan for 94 unit
Condominium on 9 75 acres
B) Revised Map for 8 lot Subdivision
in 2 phases on 9.75 acres
West side Bellevue Road extending
between Barton Road & Brookside Ave
S Doddiah-c/o Bonadiman & Assoc.
FEARING DATE
AGENDA ITEM NO.
ROUTINE ITEM
-ON-ROUTINE ITE -'4
T -41 -ME REF. N.O.
V1C1N1TY MAP
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COMI'•'iUNITY
APPLICANT
FILE/INDX.
PROPOSAL
LOCATION:
REP:
PLANK NG STAFF REPCR^
Hearing to be held in the.
EAST LOMA LINDA/WEST REDLANDS COtt"UNI
COUSSOULIS, NICHOLAS J ET AL
A) LSH/81-0103/E273-113
B) SUB/81-0102/E273-113/TR 12145
A) Revised plan for 94 unit
Condominium on 9 75 acres
B) Revised Map for 8 lot Subdivision
in 2 phases on 9.75 acres
West side Bellevue Road extending
between Barton Road & Brookside Ave
S Doddiah-c/o Bonadiman & Assoc.
FEARING DATE
AGENDA ITEM NO.
ROUTINE ITEM
-ON-ROUTINE ITE -'4
T -41 -ME REF. N.O.
V1C1N1TY MAP
S.
SCUT
WEST
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Page 2
ANALYSIS- On March 11, 1982, a proposed Large Scale Housing Project and
Tentative Tract 12145 with a District Change to 3000 RM to create a 120
unit condominium on one lot at a residential density of approximately
12 dwelling units per acre was heard by the Planning Commistion. The
proposal was approved by the Planning Commission with a requirement that
prior to recording the Final Map, the applicant would revise the site
plan and Tract Map to show single family lots along Brookside Avenue
The district change has been adopted by the Board of Supervisors. The
applicant is now submitting the revised maps showing 7 single family lots
along the southern boundary of the property and a 94 unit condominil=.
The project is proposed in two phases- the first phase to be the 94 unit
condominium project on one lettered lot and the second phase being the
7 single family lots. As a condition of approval a district change
from 3000 RM to RS for these lots will be required prior to the recorda-
tion of Phase I.
The applicant originally filed a General Plan Amendment to change the
designation from RES 6 to RES 15 for the property. The amendment has
been adopted by the Board of Supervisors. The proposed density is also
similar with the density of the existing multiple residential project
located on the east side of the site, across Bellevue Avenue.
M
The design of the condominium portion of the project generally consists
of townhouse units, each having an attached two -car garage Private
streets will provide internal circulation. Access from the property will
occur at one point on Bellevue Avenue and at one point on Barton Road.
Guest parking will be provided throughout the project with 50 spaces
available. A decorative masonry wall will be installed in the west
property line and between the single family lots on the south and the
condominium units. Landscaping is to be provided throughout the project
The original project was given a Mitigative Negative Declaration on
February 9, 1982. The conditions of the Negative Declaration were
1. The project connect to City water and sewer or as otherwise agreed
to by the City of Redlands and the Santa Ana Regional Water Quality
Control Board.
2. Single family lots shall be designated for that portion of the
site adjacent to Brookside.
The conditions require that the developer acquire water and sewer service
from the City of Redlands.
The Subdivision Review Committee heard the revised project on June 29, 1982,
and unanimously recommended approval subject to the attached conditions.
FINDINGS: LARGE SCALE HOUSING PROJECT.
1. The Environmental Hearing Officer, on 2/9/81, determined that this
project would have a non-significant effect on the environment,
subject to the mitigation measures listed in the Analysis.
r _I- ' I- I L tin ti D--- `i r -F 1 R
Page 3
2. The proposed use is consistent with the General Plan because the
graphic portion would permit up to fifteen (15) units per acre and
the policies of the text portion permit a multiple family residen-
tial pro)ect on this site.
3. The site is adequate in size and shape for the proposed use because
of the ability to accommodate the proaect whale resolving any
serious drainage, circulation and design concerns.
4. The site for the proposed use has adequate access because it enters
on Barton Road and Bellevue Avenue, and the Homeowners Association
will be responsible for the maintenance of the private street
5. The proposed use will not have an adverse effect on the use of sur-
rounding property because the project incorporates mitigation
measures to reduce any impact on adjacent uses and the General Plan
would permit similar uses on the adjacent parcels
6. The design and layout of the proposed use is suitable because it
is compatible with the surrounding circulation pattern and incor-
porates features to conform with County Health and Safety Standards.
FINDINGS: SUBDIVISION
1 The Environmental Hearing Officer, on 2/9/82, determined that this
project would have a non-significant effect on the environment,
sub3ect to the mitigation measures listed in the analysis.
2. The proposed map, design and improvement of this subdivision is
consistent with the Consolidated General Plan because the graphic
portion permits up to fifteen (15) dwelling units per acre and the
policies of the text permit a multiple -family residential proaect.
3. This site is physically suitable for the proposed type and density
of development because of compatibility with the surrounding area
and the ability to resolve any serious drainage, design and circu-
lation concerns.
4. The proposed subdivision design is not likely to cause substantial
and considerable damage to the natural environment, including fish,
wildlife or their habitat because the initial study prepared for
the project has shown that there will be no adverse impact to the
natural environment.
5. The proposed subdivision design and improvement is not likely to
cause serious public and safety health problems because the proposed
conditions have shown and will assure that the tract conforms with
County Health and Safety Standards
Exhibit "B2" Page 3 of 15
o
Page 4
6 The proposed subdivision design will not conflict with public ease-
ments within or through the site because conditions have been
included to insure non-interference with any existing public easements.
RECOMMEN DAT ION
1 APPROVE LSH E81 -0103/E273-113 with 94 units, sub3ect to the attached
conditions.
2. APPROVE Tentative Tract 12145, sub3ect to the attached conditions.
3 ADOPT the Negative Declaration.
Exhibit "B2" Page 4 of 15
91
PROJECT •
I acree with all conditions of ars r val recommended for this pro]ect
at the �u/L�� .FZ_ Mee ing of the Subdivision
Review Committee that are marked with a (✓).
&--' Building and Safety
Drainage
Environmental Analysis
_✓ Environmental Health
✓� Fire Warden
Planning
Roads
E/_ Special Districts
v Surveyor
I understand that the following conditions will be modified or de-
leted as indicated below.
DEPARTMENT CONDITION
I am in disagreement with the following conditions:
DEPARTMENT CONDITION
Signed
Title t"-8"Q'v
Date
Attest
STFVE WILSON, CHAIrRINIAN
Subdivision Review -
Exhibit "B2" Committee
Paae 5 of 15
i
SITE APPROVAL E273-113 (COUSSOULIS)
REVISED MAP FOR 94 CONDOMINIUM UNITS
CONDITIONS OF APPROVAL.
PLANNING DEPARTMENT
1. This Site Approval shall become null and void.
A) Unless all conditions have been complied with, and the
occupancy or use of the land or existing structures
authorized by such Site Approval has taken place within
twenty-four (24) months after the approval of said Site
Approval,
B) Where circumstances beyond the control of the applicant
cause delays which do not permit compliance with the time
limitation established in this section, the Planning
Director may grant an extension of time for a period of
not to exceed an additional twenty-four (24) months
Applications for such extension of time must set forth,
in writing, the reasons for this extension and shall be
filed together with a fee as established by the Board of
Supervisors, with the Planning Department thirty (30)
calendar days before the expiration of the Site Approval
Building permits shall not be issued for purposes applied for until
the following conditions have been met.
2. The Site Plan shall reflect the following -
A) Garages shall be setback between five (5) and ten (10) feet
from the edge of the interior streets.
B) The edge of interior streets shall be defined. Curbed
planters between garages shall be utilized to help define
the edge of interior streets.
C) 50 on-site guest parking spaces shall be provided throughout
the pro3ect.
D) A six (6) foot decorative block wall shall be required along
the rear property lines of lots 95-101.
3. A Sign Plan shall be submitted to the Planning Department for
review and approval showing types, size, location, type of
construction and materials.
4 Tract Map 12145 shall be recorded prior to the issuance of
building permits.
Exhibit "B2" Page 6 of 15 `
Sub3ect property shall not be occupied and/or used for purposes
applied for until the following conditions have been met•
5. If permanent refuse receptacles are used, they
A) shall be adequately screened from view, landscaped and
shall be inaccessible to dogs, cats, or vermin animals,
and placed conveniently for collection Frequency of
pickup shall be such as to prevent overflow and omission
of odor. Enclosure for such facility shall be constructed
of six (6) foot high decorative masonry wall and provided
with solid wood gates. Enclosure shall have a minimum
inside measurement of six (6) inch high wheel stops located
one (1) inch from rear and side walls. Hose bibbs for
maintenance shall be located within the enclosure
6 The premises shall be adequately lighted All intersections
of interior roads, guest and recreation vehicle parking areas,
all recreation areas, and around all buildings containing
public facilities shall have lighting. Freestanding lighting
shall be in keeping with the residential character
7. The Homeowners' Association shall be formed and shall be
responsible for the maintenance of the common open space,
recreation facilities, etc
8. Street parking shall be prohibited on all interior private
streets except where parking bays are provided. Said streets
shall be appropriately posted.
9 All parking areas shall be designated with clearly painted
lines and equipped with wheel stops
10. All conditions of accompanying Tract No. 12145 shall apply to
this Large Scale Housing Pro3ect.
11. The developer shall maintain the undeveloped portion of the
road right-of-way on the S/W corner of Barton and Bellevue Road
Tentative Tract 12145 must also be approved by the Planning Commission
before this Large Scale Housing Project shall be considered approved.
The conditions enumerated above are continuing conditions. Failure
of the applicant and/or operator to comply with any or all of said
conditions at any time shall result in the revocation of the permit
granted to use the property.
Prior tb any occupancy, a Certificate of Final Completion shall be
issued by the Department of Building and Safety, after which an
application shall be submitted to the Department of Environmental
Health Services for a Certificate of Occupancy.
Exhibit "B2" Page 7 of 15
TRACT 12145, 8 LOT SUBDIVISION (COUSSOULIS)
CONDITIONS OF APPROVAL.
BUILDING AND SAFETY:
1. A preliminary soil report, complying with the provisions of
Ordinance 2159 shall be filed with and approved by the Director
of Building and Safety prior to recordation of the final map
2. Grading plans to be submitted to and approved by the Building
and Safety Department.
3. Obtain a demolition permit for building to be demolished. Under-
ground structures must be broken in, backfilled and inspected
before covering
4 Submit plans and obtain building permits for walls required by
others.
ENVIRONMENTAL HEALTH SERVICES
5. Sewage disposal shall be by connection to the City of Redlands.
6. The water purveyor shall be City of Redlands.
7 The following are the steps that must be completed to meet the
requirements for installation and/or finance of the water system
and/or sewer system.
A) Where the system is to be installed prior to recordation,
The water system, fire hydrants, and/or sewer system shall be
installed in accordance with requirements of the State Health
and Safety Code, and in accordance with plans approved by the
water and/or sewering utility and the governing fire protec-
tion authority. The plans shall be reviewed by a civil engineer,
registered in the State of California, and contain required
certificates and approval signatures. It is the developer's
responsibility to submit to the Surveyor's Office, Land
Development Divilson, a copy of the approved plan and a signed
statement from the utility of 3urisdiction confirming that the
improvement has been installed and accepted.
-B) Where a bond is to be posted in lieu of installation of the
improvement -
1) The domestic water plan and/or sewer plan which meets the
requirements of the State Health and Safety Code shall be
reviewed by a Civil Engineer, registered in the State of
California, and approved by the water or sewering utility
and the governing fire protection authority. The plans
shall contain the required certificates and approval signa-
tures. A copy of the approved plan shall be submitted to
the Surveyor's Office, Land Development Division.
Exhibit "S 2" Page 8 of 15
TRACT 12145
2) Said engineer shall determine the amount of bond necessary
to install the improvements.
a This amount plus ten percent shall be posted with the
County of San Bernardino. A statement signed by the
engineer stating that the amount of bond recommended
is adequate to cover the cost of the amount of bond
recommended is adequate to cover the cost of installa-
tion of the improvement shall be included with the
estimate and submitted to the Surveyor's Office, Land
Development Division.
b. Or, in cases where the water agency or sewering agency
is a governmental subdivision, the bond in the amount
of 110 percent of the cost of installation of the
improvement may be placed with the agency. A signed
statement from that agency stating that financial
arrangements have been completed shall be submitted to
the Surveyor's Office, Land Development Division
3) Prior to release of the bond for the improvement, the
utility of jurisdiction shall submit a signed statement
confirming that the improvement has been installed and
meets the requirements of all appropriate State and County
laws pertaining to such improvement. It is the developer's
responsibility that such signed statement is filed with the
Surveyor's Office, Land Development Division.
FIRE WARDED.
8. Development shall provide for safe and ready access for fire and
other emergency equipment, and for routes of escape which will
safely handle evacuations.
9. Private roadways which exceed 150 feet in length shall be approved
by the fire department, and shall be extended to within one
hundred fifty (150) feet of, and shall give reasonable access to
all portions of the exterior walls of the first story of any
building An access road shall be provided within fifty (50) feet
of all buildings if the natural grade between the access road and
building is in excess of thirty percent (30%). Where the access
roadway cannot be provided, approved fire protection system or
systems shall be provided as required and approved by the fire
department.
10. Roadways shall have a minimum vertical clearance of 13 feet 6 inches.
11. `A turnaround shall be provided at the end of each roadway, and
shall be approved by the fire department.
12 All flammable vegetation shall be removed from each building site
a minimum distance of 30 feet.
13. Each chimney used in conjunction with any fireplace or any heating
appliance in which solid or liquid fuel is used shall be maintained
with an approved spark arrester.
Exhibit "B2" Page 9 of 15
TRACT 12145 �y
14 The street address shall be posted with a minimum of three-inch
numbers, visible from the street, in accordance with San Bernardino
County Ordinance 2108, prior to occupancy.
15. All new construction shall comply with applicable sections of the
Uniform Fire Code.
16. The developer or his engineer shall furnish the County Fire Warden
with two copies of water system improvement plans where fire pro-
tection water systems are required.
17. The fire protection water systems shall be approved by the San
Bernardino County Fire Warden prior to the installation of said
systems The following are minimum standards for your proposed
development. All fare flow requirements are over and above the
average daily consumption of water, and the minimum residual
pressure shall be 20 psi.
A. System Standards
Fire Flow
Duration
Hydrant spacing
B. Distribution Svstem
Mains
Laterals
Riser
C. Fire Hudrants
Hydrant
Street valve
1000 G.P.M.
3 hour (s)
330 feet
6 inch minimum
6 inch minimum
6 inch minimum
6 inch with 2 - 2' inch outlet(s)
with National Standard threads
and with 1 - 4 inch pumper
connection.
6 inch gate
PLANNING DEPARTMENT:
18. A commitment shall be obtained, in writing, from the sewering
agency. Said commitment to indicate that the agency has the
capacity to furnish said sewer service to the subject pro3ect,
and that all necessary arrangements have been made with said
agency to supply such services. A copy of the commitment to
be filed with the Planning Department.
19. Sidewalks shall be provided throughout the tract including all
peripheral streets.
20. Developer shall provide for street lighting within the tract
as follows:
A) low intensity, energy-efficient street lights at all intersections
B) prior to recordation, the tract shall be annexed to the
appropriate district to provide street light maintenance.
Exhibit "B2" Page 10 of 15
4 OP
s `I
TRACT 12145
21. Obtain a letter of non-interference from any utility company
that may have rights of easement within the property boundaries.
22 Easements of record not shown on the tentative map shall be
relinquished or relocated Units affected by proposgd easements
or easements of record, which cannot be relinquished or relocated
shall be redesigned.
23. Utility lines shall be placed underground in accordance with the
requirements County Ordinance.
24. A final grading plan shall be required Said grading plan shall
be submitted to the Department of Building and Safety for review
and approval. All on --site cut and fall slopes shall.
A) be limited to a maximum slope ratio of 2 to 1 Setbacks from
the top and bottom of slopes shall be a minimum of one-half
the slope height.
B) be contour -graded to blend with existing natural contours
C) be a part of the downhill lot when within or between individual
lots.
25. A copy of the final grading plan, approved by Building and Safety
Department, shall be submitted to the Planning Department.
26. Three (3) copies of a Landscaping Plan shall be submitted for
Planning Department review and approval. Said Landscape Plan shall
include the following.
A) The required slope planting. Slope planting shall be required
for the surface of all cut slopes more than five (5) feet in
height and fill slopes more than three (3) feet in height.
Said slopes shall be protected against damage by erosion by
planting with grass or ground cover plants. Slopes exceeding
fifteen (15) feet in vertical height shall also be planted with
shrubs, spaced at not to exceed ten (10) feet on centers; or
trees, spaced at not to exceed twenty (20) feet on centers; or
a combination of shrubs and trees as cover plants. The plants
selected and planting methods used shall be suitable for the
soil and climatic conditions of the site.
Trees 10% 15 gal., 40% 5 gal.; 50% 1 gal.
Shrubs 20% 5 gal., 80% 1 gal.
Ground cover 100% coverage.
B) The required street trees.
C) All required walls. All decorative walls shall be designed
and constructed to incorporate design features such as tree
planter wells, variable setback, split block face, columns,
or other such features to provide visual and physical relief
along the wall face.
27 Three (3) copies of an irrigation plan shall be submitted for
Planning Department review and approval when slope planting as
Exhibit "B2 IT Page 11 of 15
T?iCT 12145 r
required. Slopes required to be planted shall be provided
with an approved system of irrigation, designed to cover all
portions of the slope. A functional test of the system may be
required. The maintenance of graded slopes and landscaped
areas shall be the responsibility of the developer until the
transfer to individual ownership or until the maintenance is
officially assumed by a County Service Area. All irrigation
systems, where required, shall be designed on an individual lot
basis unless commonly maintained in an approved manner.
28. A 25 foot building setback from Barton Road, Bellevue Avenue and
Brookside Avenue shall be delineated on the final map
29. All landscaping and irrigation shown on the approved landscape
and irrigation plans, all private streets, the recreational
facilities, interior sidewalks and street lighting and the
required walls shall be completed or suitable bonds posted for
their completion.
30. A decorative masonry wall at least 6 foot in height shall be
installed along the west property line of the site, excepting
the north 208 feet. Within the front yard building setback,
said fence shall be reduced to 4 foot in height.
31. Along interior and public streets, a minimum number of one inch
caliper/15 gallon, multi -branched trees shall be planted on
forty -foot centers, where possible.
32. The Homeowners' Association By -Laws and Declaration of Covenants,
Conditions and Restrictions shall be reviewed by the Planning
Department. Said documents shall include maintenance of the
common areas, recreation facilities, sidewalks, landscaping, walls,
parkways, private streets and slope areas.
33 The interior streets shall be designed to PUD standards.
34. Prior to recordation, the applicant shall resolve the written
concerns of the Southern California Edison Company, dated
January 28, 1982 Said resolution shall be confirmed in writing
by the Southern California Edison Company.
35. The most easterly access driveway of Tentative Tract 12144, that
enters onto Barton Road, shall be installed and connected prior
to, or concurrent with, the circulation system of Tentative Tract
12145
36. _The following building setback lines shall be delineated on the
final tract map for Phase II:
A) A variable front yard building setback line of at least
twenty-two (22) feet and averaging at least twenty-five
(25) feet.
B) Aside yard building setback line of at least fifteen (15) feet
ad3acent to side streets on corner lots
Exhibit "B2" Page 12 of 15
TRACT 12145
37. A minimum of one -inch caliper/15 gallon, multi -branched trees
shall be planted on the lot adjacent to the street right-of-way
for each of the following types of lots:
A) Cul-de-sac lot - 1 tree;
B) Interior lot - 2 trees;
C) Corner lot - 3 trees.
The variety of tree to be provided is subject to County approval
and to be maintained by the property owner.
38 The developer shall petition the County Transportation Department
to have Brookside Avenue striped as "NO PARKING"
39. Along Brookside Avenue, the landscape plan shall be increased by
10% above the other street frontage landscaping.
40. Prior to recordation, the developer shall submit to the Planning
Department a letter from the City of Redlands certifying that the
pro3ect has an allocation and will receive water and sewer service
from the City of Redlands.
41. The excess right-of-way on the west side of the original center-
line of Bellevue shall be vacated prior to the recordation of the
final tract map.
42. Prior to the recordation of Phase #1, a Ze;:te Change application
S shall be filed, reviewed and approved to rezone lots #1-7 of
�- Phase II to R, -r Approval of the Tentative Tract Map by the
Planning Commission shall not constitute a commitment that the
Board of Supervisors shall act favorably on the Zone Change, nor
give the applicant any vested right to pursue the Tentative
Tract to recordation should the Zone Change not gain Board approval.
SURVEYOR'S, LAND DEVELOPMENT DIVISION
DRAINAGE SECTION:
43 Adequate provisions shall be made to intercept and conduct the
offsite tributary drainage flow around or through the site in a
manner which will not adversely affect adjacent or downstream
properties.
44 The developer's engineer shall investigate any existing downstream
drainage problems and provide this office with a detailed drain-
age analysis showing how he proposes to handle the drainage flows
_from and through the site without adversely effecting adjacent or
downstream properties. If the applicant cannot solve downstream
problems at the improvement stage, then a revised map will be
required.
45. Adequate San Bernardino County Drainage Easements (Minimum 15' wide)
shall be provided over the drainage facilities. The easements shall
be designed to contain the 100 -year frequency storm flow plus
bulking and freeboard per County Standard Criteria.
Exhibit "B2"
Page 13 of 15
I'F ACT ] 214 5
•� 46. Flowage easements or San Bernardino County Drainage Easements shall
be obtained where diversion or concentration of runoff from the
site or drainage facilities dewaters onto private property.
47. Grading plans shall be submitted to this office for review, if
applicable. '
48. Permanent drainage improvements will be required to intercept
and conduct the larger drainage flows through or around the site
in an approved manner
49 In addition to the Drainage Requirements stated herein, other "on-
site" or "off-site" improvements may be required which cannot be
determined from tentative plans at this time and would have to be
reviewed after more complete improvement plans and profiles have
been submitted to this office
50 The developer's engineer shall determine the adequacy of the
existing culverts under Barton Road. The developer's engineer
shall also analyze the effect the increased runoff from this
development shall have on downstream properties
SURVEYOR'S LAND DEVELOPMENT DIVISION
ROAD SECTION
51. Roads within this development shall not be entered into the County
Maintained Road System.
52. Road sections bordering the tract shall be designed and constructed
to Valley Road Standards of San Bernardino County, and to the
policies and requirements of the County Transportation Department
with curb, gutter and sidewalk. Brookside and Bellevue shall be
designed to standards per City of Redlands Barton Road to be
60 -foot half -width right-of-way and 44 -foot half -width curb
separation.
53. Any grading within the road right-of-way prior to the signing of the
improvement plans shall be accomplished under the direction of a
Soil Testing Engineer. Compaction tests of embankment construction,
trench backfill, and all subgrades shall be performed at no cost to
San Bernardino County and a written report shall be submitted to
the Contracts Division prior to any placement of base materials
and/or paving
54. Final plans and profiles shall indicate the location of any
existing utility facility which would affect construction.
55. Slope rights shall be dedicated on the final tract map where
necessary.
56. A thorough evaluation of the structural road section, to include
parkway improvements, from a qualified materials engineer, shall
be submitted to Transportation Department.
Exhibit "B2" Wage 14 of 15
TRACT 12145
57. Vehicular access rights shall be dedicated on Barton Road.
58. Existing County roads which will require reconstruction shall
remain open for traffic at all times, with adequate detours,
during actual construction. A cash deposit shall be made to
cover the cost of grading and paving prior to recordation of
the tract map. Upon completion of the grading and paving to the
satisfaction of the Transportation Department, the cash deposit
may be refunded.
59. All road names shall be coordinated with County Transportation
Department, Traffic Division
60 Trees, irrigation systems, and landscaping small not be installed
on public right-of-way.
61. An encroachment permit, or authorized clearance, shall be obtained
from the County Transportation Department prior to issuance of a
grading permit by the Department of Building and Safety.
62. Street type entrances shall be required to the tract.
63. Existing utility poles shall be shown on the improvement plans and
relocated as necessary without cost to the County.
64. Removal of existing shrubbery and grading shall be accomplished
at the intersection of Bellevue and Brookside as necessary to
achieve acceptable sight distance.
65 Traffic signals at Alabama (at tract entrance) and Barton Road
shall be modified to provide for two-way traffic with provision
for left turn.
66 Tract map shall be revised to show disposition of right-of-way
and drainage at intersection of Bellevur and Barton Road and
northwest tract boundary.
67. Show typical road section on tentative map.
68. Two points of vehicular ingress and egress shall be provided to
this tract.
Exhibit "B2'e
Page 15 of 15
PLANS AND SPECIFICATIONS
(to follow)
(Exhibit "C") (Page 1 of 1)