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HomeMy WebLinkAbout8101 RESOLUTION NO 8101 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING TENTATIVE PARCEL MAP NO 20257 FOR THE SUBDIVISION OF 37 2 ACRES INTO 207 SINGLE FAMILY RESIDENTIAL LOTS AND 7 LETTERED LOTS LOCATED ON THE NORTH SIDE OF SAN BERNARDINO AVENUE, SOUTH SIDE OF PIONEER AVENUE, AND WEST SIDE OF TEXAS STREET WHEREAS, Griffin Residential, LLC ("Applicant") has filed an application for Tentative Tract Map No 20257 for a 207-lot single family residential development located on the north side of San Bernardino Avenue, south side of Pioneer Avenue, and west side of Texas Street (APNs 0167-091-02-0000, 0167-091-04-0000, 0167-091-05-0000, and 0167-091-08- 0000) (the "Parcel Map"), and WHEREAS, on May 1, 2020, notice of the Planning Commission's public hearing for the Parcel Map was published in the Redlands Daily Facts, and WHEREAS, on May 12, 2020, the Planning Commission held a noticed public hearing at which interested persons had an opportunity to testify m support of, or in opposition to, the Parcel Map, and recommended to the City Council that the Parcel Map be approved, and WHEREAS, on June 5, 2020, notice of the City Council's public hearing for the Parcel Map was published in the Redlands Daily Facts by the City Clerk, and WHEREAS, on June 16, 2020, the City Council held a public hearing and considered the staff written and oral reports, the recommendation of the Planning Commission, the testimony and written evidence submitted by and on behalf of the applicant, and testimony by members of the public, and NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS Section 1 The Parcel Map is hereby approved subject to the conditions of approval identified in Exhibit "A" and Exhibit "B" of this Resolution, and based upon the following findings A TENTATIVE TRACT MAP NO 20257 IS CONSISTENT WITH THE REDLNDS GENERAL PLAN, AS WELL AS APPLICABLE PROVISIONS OF THE REDLANDS MUNICIPAL CODE The proposed map will be consistent with the General Plan, upon approval of the General Plan amendment changmg the land use designation from Commercial to Low Density Residential This land use designation allows for 0-6 units per acre and the Parcel Map has been 1 i 1Resolutions\Res 8 100 81 9918101 Gnffin Residential TTM 20257 docx designed at 5 7 units per acre The tentative tract map is also consistent with the policies contained within the General Plan, which encourages small-lot subdivisions The proposed map will be consistent with the specific plan, processed concurrently, as the map implements the specific plan and meets all of the specific plan's development standards The proposed map will also be consistent with the provisions of the Redlands Municipal Code B THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED TYPE OF DEVELOPMENT The Parcel Map site is physically suitable for the type of development The site has a relatively flat grade with a very gradual 2 percent fall towards the west over distance and is large enough at 37 2 acres to subdivide into 207 residential lots and 7 lettered lots and incorporate on- site circulation On-site and off-site improvements proposed as part of the Parcel Map's design will ensure the property is consistent with adjacent developments and mitigate potential impacts to traffic and other environmental factors to a less than significant level C THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF DEVELOPMENT The maximum density allowed, upon approval of the General Plan Amendment to change the underlying designation to Low Density Residential, would be six (6) units per acre The Parcel Map is designed at 5 7 units per acre The Parcel Map site is relatively flat in topography and does not include the creation of residential lots on land with slopes exceeding 15% As such, the site is physically suitable for the density of development proposed D THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR THEIR HABITIAT A project-specific `Biological Resources Constraints Analysis" and "San Bernardino Kangaroo Rat Survey" were prepared by LSA Associates, Inc , revealed no special-status species were observed during the site survey conducted on the Parcel Map site, and a trapping study did not capture any San Bernardino Kangaroo Rat Additionally, the Parcel Map site is not located within designated critical habitat for any listed plant or wildlife species and is not located within any sensitive plant communities The Initial Study/Mitigated Negative Declaration lists two mitigation measures for Biological Resources, regarding pre-construction surveys for sensitive species As such, the Parcel Map is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat E THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS 2 I 1Resolutions\Res 8100 8199/8101 Griffin Residential TTM 20257 docx The design of the subdivision and the type of improvements are not likely to cause any serious public health problems An Air Quality/Greenhouse Gas Emissions Technical Memorandum was prepared by Michael Baker International for Parcel Map and the Parcel Map will be required to comply with all local, state, and federal laws addressing air quality impacts The memorandum found that the Parcel Map would cause a less than significant impact to air quality The nature of the residential use does not involve any substantial amounts of hazardous materials and would not cause serious public health problems F THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS WILL NOT CONFLICT WITH EASEMENTS ACQUIRED BY THE PUBLIC AT LARGE FOR ACCESS THROUGH OR USE OF PROPERTY WITHIN THE PROPOSED SUBDIVISION The Parcel Map will improve access in the immediate vicinity by installing public improvements such as sidewalks along Pioneer Avenue, Texas Street, and San Bernardino Avenue Additionally, public streets and pedestrian access will be provided throughout the Parcel Map site The design of the subdivision will not conflict with any easements on or through the proposed subdivision G. THE PROPOSED SUBDIVISION WILL NOT RESULT IN PARCELS THAT WOULD BE TOO SMALL TO SUSTAIN THEIR AGRICULTURAL USE PURSUANT TO THE CALIFORNIA LAND CONSERVATION ACT ("WILLIAMSON ACT") The property is not under Williamson Act Contract As there are a number of existing non-agricultural developments in the area, and the surrounding undeveloped land consists largely of residential or commercial zoning districts, the transition into a residential use represents a logical mfill urban development Section 2. Effective Date. This Resolution shall become effective upon adoption ADOPTED, SIGNED AND APPROVED this 16th day of June, 2020 ATTEST Paul W Foster, Mayor )0-Ther- nne Donaldson, City Clerk 3 1\Resolutions\Res 8100 8199/8101 Griffin Residential TTM 20257.docx I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing Resolution was duly adopted by the City Council at a regular meeting thereof, held on the 16th day of June, 2020, by the following vote AYES Councilmembers Tejeda, Momberger, Davis, Mayor Foster NOES- Councilmember Barich ABSTAIN None ABSENT None A4t-aix, Jea onaldson, City Clerk 4 I 1Resolutions\Res 8100 8199/8101 Griffin Residential TTM 20257.docx EXHIBIT A DEVELOPMENT SERVICES DEPARTMENT CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO 20257 **AMENDED BY THE PLANNING COMMISSION ON MAY 12, 2020** 1 This approval is for Tentative Tract Map No 20257 to subdivide 37 2 acres into 207 single family residential lots and 7 lettered lots for landscaping, recreational open space and stormwater basms (APNS 0167-091-02-0000, 0167-091-04-0000, 0167-091-05- 0000,AND 0167-091-08-0000) 2 Unless construction has commenced pursuant to a building permit, or a time extension is granted in accordance with Code, this approval shall expire two (2) years from the date of City Council approvaL 3 The issuance of any permits shall comply with all applicable provisions of the Redlands Municipal Code and Specific Plan No 62 4 All plans submitted to the City shall reflect the City Council approval and any other changes required by the City Council, Planning Commission and/or staff This condition applies to the site plan, landscape plans, building elevations and materials, and all other illustrations, text, or plans submitted to the City in connection with this project 5 No final inspection or Certificate of Occupancy shall be granted until all conditions of approval have been satisfied 6 The applicant shall record the subdivision by a final tract map No building permits shall be issued until a final tract map has been recorded 7 The final map shall substantially conform to the tentative map as approved by the City Council. 8 Any conditions of approval determined by the City to not be completed prior to Final Map approval shall be included within the Subdivision Improvement Agreement entered into by the developer with the City 9 The applicant for this permit, and its successors and assigns, shall defend, indemnify and hold harmless the City of Redlands, and its elected officials, officers, agents and employees, from and against any and all claims, actions, and proceedings to attack, set aside, void or annul the approval of this permit by the City, or brought against the City due to acts or omissions in any way connected to the applicant's project that is the subject of this permit This mdemmfication shall include, but not be hmited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of attorneys' fees In the event any such action is commenced to attack, set aside, void or annul all, or any, provisions of this permit, or is commenced for any other reason against the City for acts or omissions relating to the applicant's project, within fourteen (14) City business days of the same, the applicant shall file with the City a performance bond or irrevocable letter of credit (together, the "Security") in a form satisfactory to the City and in the amount of Three Hundred Thousand Dollars ($300,000), to ensure applicant's performance of its defense and indemnity obligations under this condition. The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted for the project pursuant to this permit The City shall have no liability to the applicant for the exercise of City's nght to revoke this permit 10 Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or exactions imposed by the City as a condition of approval of this project are subject to a statutory ninety(90) day protest period Please be advised that the mnety (90) day protest period for those fees, dedications, reservations and exactions which are subject to Government Code Section 66020(a) has commenced to run on the date this project was approved by the City 11 The applicant shall not make any modifications or changes during construction that are in conflict or contrary to the project's approved site design, or building elevations without first consulting with the Development Services Director or designee 12 Common open space and recreational areas shall utilize durable materials and related protection devices to protect the area from vandalism by individuals or the use of skateboards 13 The perimeter wall around the tract shall be evenly planted with climbing vines and coated m an anti-graffiti seal to discourage graffiti and defacing of these walls **Amended by the Planning Commission on May 12, 2020** 14 That applicant shall have recorded deed acknowledgements, as reviewed and approved by the Development Services Department, for residential lots on the western and southern boundaries of the tract that are located across the street from commercially zoned properties, notifying future property owners that the adjacent properties across San Bernardino Avenue and the future alignment of New York Street, are zoned within Concept Plan No 4 and the Special Development (EV/SD) District, respectively, of the East Valley Corridor Specific Plan and are intended for future commercial development Additionally. deed acknowledgements shall be recorded for the residential Iots on the northern boundary of the tract, notifying future property owners that the adjacent property across Pioneer Avenue is developed with Citrus Valley High School The developer shall provide hand-outs, brochures, or similar notification in the sales office with information on surrounding zoning and land uses for potential buyers **Amended by the Planning Commission on May 12, 2020** 15 The applicant shall coordinate with the City's Cultural Arts Commission to incorporate an element ofpubhc art into the project to reflect the City's heritage, with a maximum cost to the developer of$1 S 000 **Amended by the Planning Commission on May 12, 2020** 16 Final tree species adjacent to San Bernardino Avenue, where adjacent to high voltage wires, shall be approved by the City and Southern California Edison 17 A Home Owner's Association shall be established for the tract for maintenance of the lettered lots and their related nh provements 18 Lot A shall be planted with evenly spaced Brisbane Box trees, or an appropriate species as approved by the Development Services Department, as shown on the revised landscaping plans submitted to the City on April 28, 2020 19 Any slopes greater in height than three feet (3') shall be provided with irrigation systems and planted with groundcover, shrubs, and trees as approved by the Development Services Department and Municipal Utilities and Engineering Department, to prevent erosion. 20 All utilities on-site shall be placed underground, including utility vaults Prior to approval of the final map the applicant shall bond for undergroundmg of utilities, and submit plans to be approved by the Development Services Director that detail undergrounding of all utilities found on-site Bonds shall be calculated and included in any bonds required by the City of Redlands Municipal Utilities and Engineering Department 21 A Minor Exception Permit shall be required for any wall or fence heights in excess of those listed in Specific Plan No 62 22 Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the applicant and approved by the City for the project which address the conditions of approval unposed upon the project The CC&Rs shall contain the following a A provision which reads substantially as follows "The City shall have the right to review and approve any proposed amendment or termination of [the CC&Rs] when such termination or amendment would alter, amend, terminate or otherwise impair the rights of the City under those provisions of[the CC&Rs] which satisfy the conditions of approval imposed by the City for the project All proposed amendments shall be submitted to the City's Development Services Director and shall be approved in writing by the City Attorney as a precondition of and prior to the recordation of such amendment " b A provision which reads substantially as follows "[The CC&Rs] shall be covenants running with the land, and shall, in any event, and without regard to technical classification or designation, legal or otherwise, be, to the fullest extent permitted by law and equity, binding for the benefit and the favor of and enforceable by the City of Redlands Although the City of Redlands shall be a beneficiary of[the CC&Rs], and shall have a right to enforce [them], the City of Redlands shall not be obligated hereunder to exercise such rights of enforcement " Mitigation Measures 23 Biological Resources Mitigation Measure 1 (BIO-l) To the extent feasible, any grubbing, brush clearing, or tree removal shall be conducted outside of the peak nesting season for migratory birds, which is typically February 1 through September 1 To ensure direct and indirect impacts to nesting birds are avoided, a migratory nesting bird survey within and adjacent to the project site shall be conducted by a qualified avian biologist within 3 days prior to initiating the construction activities If any areas are left fallow after initial ground clearing, these areas shall be resurveyed for the presence of nesting birds within three days of any ground- disturbing activities If active nests are found during the pre-construction nesting bird surveys, a Nesting Bird Plan (NBP) shall be prepared and implemented At a minimum, the NBP shall include guidelines for addressing active nests, estabhshmg buffers, monitoring, and reporting The size and location of all buffer zones, if required, shall be based on the nesting species, nesting stage, nest location, its sensitivity to disturbance, and intensity and duration of the disturbance activity 24 Biological Resources Mitigation Measure 2 (BIO-2) No more than 12 months prior to the start of the project, a qualified biologist shall perform a breeding season survey according to the California Department of Fish and Wildlife's Staff Report on Burrowing Owl Mitigation. As outlined in the Staff Report on Burrowing Owl Mitigation, three or more surveys shall be conducted three weeks apart during the peak of the breeding season (April 15 to July 15) The information gamed from the breeding survey shall inform avoidance, minimization, and mitigation measures To avoid construction-level impacts to burrowing owl, not more than 14 days prior to project disturbance activities, a qualified biologist shall perform a preconstruction clearance survey for burrowing owl in accordance with California Department of Fish and Wildlife (CDFW) Staff Report on Burrowing Owl Mitigation guidelines If the species is present on-site and/or within 500 feet of the site,the biologist shall prepare and submit a passive relocation plan to the CDFW for review/approval and shall implement the approved plan to allow commencement of disturbance activities on-site Passive Relocation should not occur during the nesting season (February 1 through August 31) unless a qualified biologist approved by CDFW verifies through non-invasive methods that either 1) breeding behavior has not been observed and the birds have not begun egglaymg and incubation, or 2) that juveniles from the occupied burrows are foraging independently and are capable of independent survival Fencing or flagging shall be installed at a 500-foot radius from occupied burrows to create a nondisturbance buffer area where no work activities maybe conducted The non- disturbance buffers/fence lines may be reduced to 160 feet at the discretion of the qualified biologist Following a buffer reduction, the qualified biologist shall monitor the efficacy of the reduced buffer and take appropriate action if adverse effects are observed If avoidance of an onsite, occupied burrow is infeasible, the owls may be passively relocated by a qualifying biologist during the non-breeding season, in accordance with the CDFW-approved passive relocation plan. (Note Occupied burrows may not be disturbed during the breeding season [February 1 to August 31] ) At a minimum the plan shall include the following performance standards Prior to disturbance of the occupied burrows, "suitable replacement burrows site(s) shall be provided at a ratio of 2 1 and permanent conservation and management of burrowing owl habitat such that the habitat acreage, number of burrows and burrowing owl impacts are replaced consistent with the Staff Report on Burrowing Owl Mitigation including its Appendix A within designated adjacent conserved lands identified through coordination with CDFW and the City of Redlands A qualified biologist shall confirm the natural or artificial burrow on the conservation lands are suitable for use by the owls Monitoring and management of the replacement burrow site(s) shall be conducted and a reporting plan shall be prepared The objective shall be to manage the replacement burrow sites for the benefit of burrowing owls (e g, minimizing weed cover), with the specific goal of maintaining the functionality of the burrows for a minimum of 2 years If preconstruction surveys indicate construction activities would occur within 500 feet of off-site occupied burrows during the breeding season(February 1 through August 31), a quahfied biologist shall monitor project disturbance activities and the off-site active burrows to ensure they are not being adversely affected If so, the biologist in consultation with the CDFW shall implement additional measures to avoid such disturbances of active nesting efforts 25 Cultural Resources Mitigation Measure 1 (CUL-1) Prior to the issuance of a grading permit, the project proponent shall retain the services of a Registered Professional Archaeologist, to monitor all initial ground disturbing activities related to the project In the event that prehistoric or historicperiod archaeological cultural resources are discovered during project activities, all work in the immediate vicinity of the find (withm a 60- foot buffer) shall cease and the project archaeologist shall assess the find and make recommendations regarding the treatment of the discovery Impacts to significant archaeological deposits should be avoided if feasible, but if such impacts cannot be avoided, the deposits shall be evaluated for their eligibility to the California Register of Historical Resources If the deposits are not California Register eligible, no further protection of the find is necessary If the deposits are eligible, impacts shall be avoided or mitigated Acceptable mitigation may consist of but is not necessarily limited to, systematic recovery and limited nondestructive analysis of archaeological deposits, recording the resource, preparation of a report of findings 26 Cultural Resources Mitigation Measure 2 (CUL-2) If significant archaeological cultural resources, as defined by CEQA Section 15064 5(a), or Tribal Cultural Resources (artifacts of Native American origin), are discovered, the qualified archaeologist shall develop a Monitoring and Treatment Plan for the remainder of the project site The Monitoring and Treatment Plan shall be developed in coordination with Participating Tribe(s), the project proponent, and the City of Redlands The project proponent shall secure monitoring agreements with the consulting tribe(s), prior to the recommencement of work, and the project archaeologist and tribal monitors shall monitor the remainder of the project site and implement the Plan accordingly 27 Cultural Resources Mitigation Measure 3 (CUL-3) A final monitoring report with methods and findings shall be submitted to the project proponent, City of Redlands, Participating Tribes, and the South Central Coastal Information Center 28 Cultural Resources Mitigation Measure 4 (CUL-4) The final report must describe the type, disposition, and significance of the resource(s), document the impacts to the resource(s), describe mitigation measures and how they were fulfilled Work on the other portions of the project site outside of the buffered area may continue during the assessment period with the implementation of CUL-2 Details in the Monitoring and Treatment Plan shall include a Project grading and development scheduling b A monitoring schedule developed in coordination with the project proponent, the qualified archeologist, and Native American Tribal Monitors representing the Participating Tnbes c Safety requirements, duties, scope of work, and the qualified archeologist's authority to stop and redirect grading activities in coordination with the City of Redlands, project proponent, and construction contractor d The protocols and stipulations that the project proponent, City of Redlands, Participating Tribes, and qualified archaeologist will follow in the event of inadvertent cultural resources discoveries, including any newly discovered cultural resource deposits that shall be subject to a cultural resources evaluation. e In a confidential appendix, include the daily/weekly monitoring notes from the qualified archaeologist The final report shall be completed within 60 days of the completion of ground disturbing activities 29 Cultural Resources Mitigation Measure 5 (CUL-5) In the event that human remains (or remains that may be human) or funerary objects are discovered at the Project Site during grading or earthmoving, the construction contractors shall immediately stop all activities within 100 feet of the find The Project proponent shall then inform the San Bernardino County Coroner and the City of Redlands Police Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050 5(b) Section 7050 5 requires that excavation be stopped in the vicinity of discovered human remains until the coroner can determine whether the remains are those of a Native American. If human remains are determined as those of Native American origin, the project proponent shall comply with the state relating to the disposition o f Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097) The coroner shall contact the NAHC to determine the most likely descendant(s) (MLD) The MLD shall complete his or her inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site The disposition of the remains shall be overseen by the most likely descendant(s) to determine the most appropriate means of treating the human remains and any associated grave artifacts The specific locations of Native American burials and reburials will remain proprietary and not disclosed to the general public The locations will be documented by a qualified archaeologist in conjunction with the MLD, City, and project proponent, and a report of findings will be filed with the South Central Coastal Information Center (SCCIC), the City of Redlands Development Services Department, and the appropriate Native American Trnbe(s) 30 Hazards and Hazardous Materials Mitigation Measure I (HAZ-1) The project applicant shall conduct exploratory trenching to determine the presence or absence of asbestos within the existing irrigation pipes used for past agricultural operations In the event that asbestos is identified during trenching, the City shall be notified and a remediation protocol shall be implemented by the project applicant A remediation report shall be provided to the City upon completion of remediation activities 31 Noise Mitigation Measure 1 (NOI-1) Prior to Grading Permit issuance, the project applicant shall demonstrate, to the satisfaction of the City of Redlands Development Services Department —Planning Division, that the project complies with the following Construction contracts specify that all construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and other state required noise attenuation devices Property owners and occupants located within.200 feet of the project boundary shall be sent a notice, at least 15 days prior to commencement of construction of each phase, regarding the construction schedule of the proposed project A sign, legible at a distance of 50 feet, shall also be posted at the project construction site All notices and signs shall be reviewed and approved by the City of Redlands Development Services Director (or designee), prior to mailing or postmg and shall indicate the dates and duration of construction activities, as well as provide a contact name and a telephone number where residents can inquire about the construction process and register complaints The Contractor shall provide evidence that a construction staff member will be designated as a Noise Disturbance Coordinator and will be present on-site during construction activities The Noise Disturbance Coordinator shall be responsible for responding to any local complaints about construction noise When a complaint is received, the Noise Disturbance Coordinator shall notify the City within 24 hours of the complaint, determine the cause of the noise complaint (e g, starting to early, bad muffler, etc ), and implement reasonable measures to resolve the complaint, as deemed acceptable by the City of Redlands Development Services Director (or designee) All notices that are sent to residential units immediately surrounding the construction site and all signs posted at the construction site shall include the contact name and the telephone number of the Noise Disturbance Coordinator Construction haul routes shall be designed to avoid noise sensitive uses (e g, residences, convalescent homes, etc), to the extent feasible During construction, stationary construction equipment shall be placed such that emitted noise is directed away from sensitive noise receivers Construction activities shall only take place during the allowable hours specified by the Redlands Mumcipal Code Section 8 06 120 (from 7 00 a in to 6 00 p m on weekdays, with no construction activities permitted on Sundays or Federal holidays) 32 Transportation Mitigation Measure 1 ("1R-1) The intersection of Tennessee Street/San Bernardino Avenue (#3) is currently operating at an unacceptable LOS and is anticipated to continue to operate at an unacceptable LOS under future scenarios The project shall stripe a southbound left and right turn lane in order to improve the traffic conditions to pre-project conditions or better 33. Transportation Mitigation Measure 2 (TR-2) Prior to the issuance of building permits, the project applicant shall participate in the City's Development Impact Fee (D1F) program by paying the requisite DIF fee at the time of building permit, and in addition, shall pay the project's fair share amount as agreed to by the City and project applicant 34 Transportation Mitigation Measure 3 {TR-3) The project applicant's fair-share amount for the intersections that either share a mutual border with Caltrans or are wholly located within Caltrans' jurisdiction that have recommended improvements for project buildout which are not covered by payment of fees equals $4,155 The project applicant shall be required to pay this amount to the City of Redlands prior to the issuance of the project's final certificate of occupancy 35. Transportation Mitigation Measure 4 (TR-4) A construction work site traffic controlpIan shall be submitted to the City for review and approval prior to the issuance of a grading permit or start of any construction work The plans shall show the location of any roadway, sidewalk, bike route, bus stop or driveway closures, traffic detours, haul routes, hours of operation, protective devices, warning signs and access to abutting properties Temporary traffic controls used around the construction area should adhere to the standards set forth in the Cahforma Manual of Uniform Traffic Control Devices (2014) and construction activities should adhere to applicable local ordinances 36 Tribal Cultural Resources Mitigation Measure 1 (TCR-1) The Participating Tribe(s) shall be contacted and provided information, as detailed in CUL-1, for any archaeological cultural resources discovered during project implementation, and be given the opportunity to provide input regarding the significance and treatment of archaeological cultural resources Should the archaeological cultural resources be determined significant, as defined by CEQA Section 15064 5(a), then CUL-1 and CUL-2 shall be followed Additionally, if tribal cultural resources are inadvertently discovered during the course of ground disturbance, the following procedures shall be implemented for treatment and disposition of the discoveries a Temporary Curation and Storage During the course of construction, all discovered resources shall be temporarily curated in a secure location on-site or at the offices of the quahfied archaeologist The removal of any artifacts from the project site shall be thoroughly inventoried with a qualified archaeologist and Native American Tribal Monitor(s) oversight of the process b Treatment and Final Disposition The land owner(s) shall relinquish ownership of all cultural resources, including sacred items, burial goods, archaeological artifacts, and non-human remains discovered as part of the required mitigation for impacts to cultural resources The land owner(s) shall relinquish the cultural resources through one or more of the following methods and provide the City of Redlands with evidence of same A Accommodate the process for on-site reburial of the discovered items with the Participating Tribes This shall include measures and provisions to protect the future reburial area from any future impacts Reburial shall not occur until all cataloguing and recordation have been completed B A curation agreement with an appropriate qualified repository within San Bernardino County that meets federal standards per 36 CFR Part 79 and therefore would be professionally curated and made available to other archaeologists/researchers for further study The collections and associated records shall be transferred, including title, to an appropriate curation facility C In the event that more than one Native American tribe or band is involved with the proposed project and cannot come to an agreement as to the disposition of cultural materials, they shall be curated at the San Bernardino County Museum by default, located at 2024 Orange Tree Lane in Redlands California Other Departments 37 Conditions of Approval from the following City Departments/Divisions are applicable to the project, and are hereby incorporated by reference a Municipal Utilities & Engineering Department (Exhibit B) Brian Desatnik Development Services Director REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS TENTATIVE TRACT MAP NO.20257 ***Updated conditions submitted at Planning Commission*** Date of P.C. Meeting: May 12,2020 Applicant. Griffin Residential Location. West Side of Texas Street, North Side of San Bernardino Avenue, South Side of Pioneer Avenue (APN(s): 0167-091-02, 0167-091-04,0167-091-05, and 0167-097-08) Project Description Subdivide 37.2 Acres into 211 Residential Lots with 7 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 Specific Plan No 62, applicable sections of Redlands Municipal Code, latest edition of "Redlands Standard Specifications and Detail Drawings for Design and Construction of Public Improvements", latest edition of American Public Works Association"Standard Plans for Public Works" and "Standard Specifications for Public Works Construction - Greenbook", latest edition of "Redlands Water Systems Standard Specifications", latest edition of "Redlands Sanitary Sewer Systems Standard Specifications", and current Redlands policies and guidelines relative to development projects A. The following items are required prior to issuance of the GRADING PERMIT Pay plan check fee as established per resolution The amount will be determined at 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 final Water Quality Management Plan (WQMP) for review and approval WQMP shall consist of post construction Best Management Practices (BMPs) prepared in accordance with the requirements and guidelines of the San Bernardino County Storrnwater Program. The requirements of the WQMP shall remain in effect throughout the life of the project (California State Order No R8-2010-0036) Tentative Tract No 20257 May 12,2020 Page 2 All plans used as reference for design shall be listed on title sheet of all plans with reference numbers. All plans shall be submitted on 24" x 36" size sheets Six (6) copies of each are required. After final review, grading and SWI'PP plans shall be submitted on 24" x 36" size,min 4 mil, mylar sheets for City's approval. 3 Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No 2 above All plans submitted shall be substantially complete, and no plan check queue place-holder plans will be accepted An incomplete plan submittal will not be accepted for plan check 4 All support documentation shall be submitted with the plans to be checked Submission shall include a Hydrology Report and Hydrologic Calculations, (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 full conformance with the WQMP Guidance Document shall be submitted and approved prior to the approval of precise grading plans 6 Cash cleanup deposit shall be submitted ($3,000 00) Deposit will be reimbursed after the work is completed and accepted by the City upon written request. (RMC 12.I 6.290) 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 gading 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 8. For all development requiring coverage under the state of California General Storm Water Permit, in effect at the time of permit issuance, and whom have filed with the State Board a Notice of Intent (NOI), a copy of the Waste Discharge Identification Number (WDID) and N©I 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 mm or greater In addition, the FCS shall trap trash from the greater of Tentative Tract No 20257 May 12, 2020 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 2 Plans required to be submitted shall include(RMC 17.17.060) a Tract Map, b Street Improvement, c Storm Drain Construction, d Pavement Striping and Signage Plans (including retlectorized pavement markers), e Street Tree Installation Street trees shall be provided as per the approved Street Tree List, f Traffic Signal Modification; g Street Light Installation — Provide street lighting plan which show approved locations of service pedestal(s), conduits, street lights, appurtenances, and any necessary detail by Southern California Edison Company; h Potable Water Main Installation; Recycled Water Mam Installation, j Sewer Main Installation, k Approved Onsite Potable and Irrigation Water Line Installation, and 1 CFD Landscape and Irrigation Plans for All Perimeter Landscaping and WQMP Basins. Note. Landscape and iirigation plans for all remaining common areas will be reviewed by the Development Services Department These remaining areas will not be a part of the CFD 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. 3. Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No 2 above All plans submitted shall be substantially complete, and no plan check queue place-holder plans will be accepted An incomplete plan submittal will not be accepted for plan check. 4 All support documentation shall be submitted with the plans to be checked. Submission shall include(RMC 17 09 060)• a Title Reports and backup documents for the property, Tentative Tract No 20257 May 12, 2020 Page 4 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 5 Pay the required development impact fees per ordinance in effect at tune of approval of Final Tract Map The exact amount will be determined based upon the review of the final building plans and protect information. Development Impact Fees shall include, Water Source Acquisition Charge(RMC 13.40), • Water,Sewer Recycled Water Frontage Charges, (RMC 13 44 and 13 12) and ▪ Remaining Development Impact Fees will be due at time of building permit issuance or water meter installation (RMC 13 48.030 and Redlands Ordinance No. 2830) 6. All off-site improvements shall be designed by a Civil Engineer licensed in the State of California All existing utilities shall be pot-holed to determine the actual depth if no signed plan is available Field notes will be submitted at time of submitting the plan for review and plan checking(RMC 17 17 060) 7 The approximate locations of existing underground utilities shall be shown on the improvement/sitergrading 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. 8. Submission of approved onsite potable and irrigations plans is required prior to connection to recycled water system All onsite improvements shall be done in accordance with the Water Resources Control Board, Division of Drinking Water requirements for recycled water City shall submit plans to Division of Dnnking Water for approval prior to final approval and installation of irrigation meters 9 Final City approved mylars for all public improvements shall be on file with the Municipal Utilities and Engineenng Department 10. Requirements for San Bernardino Avenue(RMC 17.15 and 17.17). a Dedicate to provide for a 60 foot half street right-of-way width including a corner cutoff at the property line returns to accommodate the appropriate radius curb return and pedestrian ramp as accepted by the City Engineer; b Construct standard curb and gutter 52 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 meandering sidewalk along the entire street frontage and ramps at all curb returns Provide sidewalk easement as needed, Tentative Tract No 20257 May 12,2020 Page 5 e Install LED ornamental street light(s) [LEOTEK (GCJ2-20H-MV-WW-2- GY-1 A-WL-PCR7-CR) 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 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 avoiding sewer laterals, water laterals, and the to be relocated high voltage overhead utility lines as accepted by the Facilities and Community Services Director and the City Engineer Prepare and submit a separate street tree plan for City approval, g Provide a bus stop and pad as accepted by Ommtrans and the City Engineer h Construct standard pavement transition based on design speed of the street to accommodate westbound traffic as accepted by the City Engineer, i Construct underwalk drain, if necessary, J Use traffic index of 9 0, k. Install a minimum 12" inch diameter potable water main including necessary valves arid appurtenances; 1 Install a minimum 8 inch diameter recycled water main including necessary valves and appurtenances; and m Install residential/commercial fire hydrants as required by the Redlands Fire Department I l. Requirements for Texas Street (RMC 17 15 and 17.17) a Dedicate to provide for a 44 foot half street right-of-way width including a corner cutoff at the property line returns to accommodate the appropriate radius curb return and pedestrian ramp as accepted by the City Engineer; b Construct standard curb and gutter 32 feet west side of street centerline, e 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 sidewalk along the entire street frontage and ramps at all curb returns; e Install LED ornamental street light(s) [LEOTEK(GCJ2-20H-MV-WW-2- GY-1A-WL-PCR7-CR) 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 design specifications. Installation of two (2) 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; Tentative Tract No 20257 May 12, 2020 Page 6 f Provide street trees avoiding sewer and water laterals as accepted by the Facilities and Community Services Director and the City Engineer Prepare and submit a separate street tree plan for City approval, Construct underwalk drain, if necessary, Ii. Use traffic index of 9 0; and Install residential fire hydrants as required by the Redlands Fire Department. 12 Requirements for Pioneer Avenue(RMC 17.15 and 17.17) a Dedicate to provide for a 33 foot half street right-of-way width including a corner cutoff at the property line returns to accommodate the appropriate radius curb return and pedestrian ramp as accepted by the City Engineer, b Construct standard curb and gutter 22 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 Install LED ornamental street light(s) [LEOTEK (G02-20H-MV-WW-2- GY-IA-WL-PCR7-CR) 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 design specifications Installation of(3) street lights will 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 avoiding sewer and water laterals as accepted by the Facilities and Community Services Director and the City Engineer. Prepare and submit a separate street tree plan for City approval g. Construct underwalk drain, if necessary, h Use traffic index of 6 0, Install a minimum 8 inch diameter recycled water main including necessary valves and appurtenances, and f Install residential/commercial fire hydrants as required by the Redlands Fire Department 13 Requirements for Interior Streets(RMC 17 15 and 17 17) a Dedicate to provide for a 52 foot street right-of-way width including a corner cutoff/radii at the property line returns to accommodate the appropriate radius curb returns and pedestrian ramp as accepted by the City Engineer, b Dedicate to provide for City cul-de-sac at street terminuses as accepted by the City Engineer, Tentative Tract No 20257 May 12, 2020 Page 7 c Dedicate to provide for City right angle turns as accepted by the City Engineer, d. Construct standard curb and gutter 18 feet both sides of street centerline, e 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 geotecluncal report; f Construct standard property line adjacent sidewalk along the entire street frontage and ramps at all curb returns. Sidewalk crossing all driveway approaches shall be ADA compliant Provide sidewalk easements as needed and as accepted by the City Engineer; g Install LED ornamental street light(s) [LEOTEK(GC.11-20H-MV-WW-2- GY-580-WL-PCR7) or approved equal], [LEOTEK (GC1-20F) or approved equal], with the equivalent illumination of a 150 100 watt sodium vapor street light Street light spacing shall be determined by the City of Redlands design specifications Location and number of 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, h Provide street trees spaced every 40 feet avoiding sewer and water laterals Prepare and submit a separate street tree plan for City approval. Construct standard cul-de-sac at street terminus: J Construct standard right angle turns, k Construct underwalk drain, if necessary; 1 Use traffic index of 5 0, rn Install a minimum 8 inch diameter potable water main including necessary valves and appurtenances, n Install residential fire hydrants as required by the Redlands Fire Department Provide fire flow calculations; and o Install a minimum 8 inch diameter sewer main with manholes and appurtenances. 14 Construct site access driveways streets and provide street right-of-way dedications in substantial conformance to approved Tentative Tract Map 20257 and the Traffic Impact Analysis prepared by Urban Crossroads dated February 20, 2020 15 The intersection for dnveway'street access at Driveway No I from San Bernardino Avenue shall be as designed as follows. a. Northbound Approach N/A. b Southbound Approach. One right turn lane c Eastbound Approach One through lane and one Ieft turn lane, d Westbound Approach. Two though lanes and one shared through-right turn lane Tentative Tract No 20257 May 12, 2020 Page 8 16 The intersection for driveway'street access at Driveway No 2 from Texas Street shall be designed as follows a Northbound Approach, One left turn and on shared through lane b Southbound Approach: One Through lane and one shared through-right turn lane. c Eastbound Approach One shared left-right lane d Westbound Approach N/A 17 The intersection of Tennessee Street/San Bernardino Avenue shall be designed as follows a Provide new a southbound right turn lane 18 The intersection of Texas Street/Pioneer Avenue shall be designed as follows• a Provide new eastbound left turn lane and right turn lane 19 The intersection of Texas Street/San Bernardino Avenue shall be designed as follows. a Provide for a new southbound left turn lane and right turn lane, b Provide for 2"`i westbound lane for shared through-right turn movements c Modify traffic signal to implement overlap phasing on the southbound nght turn lane 20 Provide recycled water service connections to all common area landscaping and a recycled water main loop to provide irrigation water to the parks on Lots "D" and "E"as accepted by the City Engineer. (RMC 17 17). 21. Provide adequate drainage facilities, including but not limited to,installation of an adequately sized reinforced concrete storm drain along San Bernardino Avenue in accordance with the City Drainage Master Plan (7B), or as required by the City Engineer The applicant shall provide and submit all necessary hydrology/hydraulic studies and calculations in accordance with the San Bernardino County Hydrology Manual to adequately size the storm drain facility (RMC 17 1 7) *** This master planned storm drain is oversized for the needs of the development and will require an agreement with City Council for reimbursement to the developer for costs in excess of construction of the improvements necessary for the project Alternatively, the developer may pay a fair share amount for the cost of future construction of the masterplanned facility along with connections to said masterplanned facility in the amount of$93,540 This fair share amount shall have a cost escalation beginning July 1, 2021 based upon the appropriate Engineering News Record construction cost index This condition updated at Planning Commission meeting of 5/12/2020 *** Tentative Tract No 20257 May 12, 2020 Page 9 22. Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the applicant and approved by the City for the project which address cross lot drainage, Water Quality Management Plan requirements, sewer usage, water service, and solid waste disposal, which are shared by the property owners The CC&Rs shall contain the following a A provision which reads substantially as follows' "The City shall have the right to review and approve any proposed amendment or termination of [the CC&Rs] when such termination or amendment would alter, amend, terminate or otherwise impair the rights of the City under those provisions of[the CC&Rs] which satisfy the conditions of approval imposed by the City for the project. All proposed amendments shall be submitted to the City's Development Services Director and shall be approved in writing by the City Attorney as a precondition of and prior to the recordation of such amendment." b A provision which reads substantially as follows. "[The CC&Rs] shall be covenants running with the land, and shall, in any event, and without regard to technical classification or designation, legal or otherwise, be, to the fullest extent permitted by law and equity, binding for the benefit and the favor of, and enforceable by the City of Redlands Although the City of Redlands shall be a beneficiary of[the CC&Rs], and shall have a right to enforce [them],the City of Redlands shall not be obligated hereunder to exercise such rights of enforcement " 23 The CC&Rs shall be subject to anoint review by the all affected City Department Directors and the City Attorney's Office The applicant shall be required to pay for the review of the CC&Rs by the affected Department Directors and the City Attorney's Office at such persons'hourly billing rates 24. The CC&Rs shall be submitted to the City at least thirty (30) days prior to the submission of any request for approval of the final map The CC&Rs shall subsequently be recorded, in the form approved by the City, prior to or at the same time as the final map 25 As a condition of and prior to the final/parcel map approval, the applicant shall (I) petition the City for annexation of the property comprising Tentative Tract Map No 20257 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 along the penmeter of the project and the retention basins It is the intent that the CFD will remain dormant with no assessments to individual property owners provided the Home Owner's Association maintains the perimeter and basin areas. Tentative Tract No 20257 May 12, 2020 Page 10 The HOA shall be responsible for maintaining all of the remaining landscaped areas including the parks, paseos, and entrance features The maintenance of these interior areas will not be included in the CFD because they will permanently be the responsibility of the HOA (California Community Facilities Act) 26 Establish a Home Owner's Association for maintenance of all common landscape areas including intenor parks and paseos, exterior perimeter landscaping along adjacent streets, and water quality management basins 27 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) 28 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 light, in accordance with the Municipal Utilities and Engineering Department's standards Plans shall be submitted that detail the undergrounding of all off-site utilities, subject to review and approval by the City Engineer (RMC 17 17 020) 29 Install reduced pressure principle backflow devices as required by City Engineer (RMC 13 20) 30 Dedication documents shall be prepared by a licensed land surveyor or registered civil engineer (registered prior to January 1982) in the State of California and must be submitted for review and approval before recordation (California B&P Code 8761 and CCR 4411) 31 Improvement bonds must be posted for the total estimated cost of of site improvements as follows(RMC 17.17.080) Performance 100% security (due prior to final map approval) (Warranty) 10% security (due at time of acceptance of improvements) Labor and Materials 50°%o security (due prior to final map approval) Acceptable security forms Surety Bond(s) 32. Survey and Monumentation cash bond must be posted Tentative Tract No 20257 May 12, 2020 Page 11 33 The 10% warranty security will be retained for one year after acceptance of public improvements by the City for warranty of off-site work 34 Execute Subdivision Improvement Agreement(RMC 17 17.070). C The following items are required prior to issuance of the BUILDING PERMIT Pay plan check fee as established per resolution The amount is to be determined at plan check submittal (City Resolution No 7671) 2. Provide pad certification and compaction report to the Building and Safety Department 3 Pay the required development impact fees per ordinance in effect at time of issuing the building permit. The exact amount will be determined based upon the review of the final building plan or project information, Development Impact Fees shall include. • Transportation Facilities; (RMC 3 54) • Fire Facilities, (RMC 3 60) • General Government Facilities; (RMC 3 60) • Library Facilities, (RMC 3 60) • Open Space/Park, (RMC 3 32) • Police Facilities, (RMC 3 60) • Storm Drain Facilities,(RMC 3.56) • Water Capital Improvement Charge, (RMC 3.48) • Recycled Water Capital Improvement Charge; (RMC 3 53) • Water Source Acquisition Charge *; (RMC 13 40) • Sewer Capital Improvement Charge, (RMC 3 44) • Solid Waste Capital Improvement Charge, (RMC 3 70) and • Water/Sewer/Recycled Water Frontage Charges *. (RMC 13 44 and 13 12) * These charges are required for building permit issuance if Final or Parcel Map was not required for the project or charges were not paid with the Final or Parcel Map approval 4 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) 5 Submit recycling plans for site demolition/construction for review and approval in accordance with Chapter 13 66 of the Redlands Municipal Code 6 Tract map shall be recorded and proof of recordation provided Tentative Tract No 20257 May 12, 2020 Page 12 D. The following items are required prior to approval of APPLICATION FOR WATER SERVICE CONNECTION and prior to WATER METER INSTALLATION. 1 Pay the Water Capital Improvement Charge, (RMC 3 48 030) 2. Pay the Water Source Acquisition Charge, (RMC 13.40) 3 Pay the Recycled Water Capital Improvement Charge, (RMC 3 53 050) 4 Pay the Water//Sewer,:Recycled Water Frontage Charges; (RMC 13.12 and 13 44) and 5 Pay the Water Meter Charge (Redlands Ordinance No 2830) E The following items are required prior to issuance of the ENCROACHMENT PERMIT 1 Cash cleanup deposit shall be submitted (83,000 00) Deposit will be reimbursed after the work is completed and accepted by the City upon written request (Required unless previously submitted under Sections A, B or C ) (RMC 12 16 290) 2. Truck route 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) 3 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 Alert toll free, 1-800-227-2600, two (2) working days prior to conducting any excavation (RMC 12 20 120) 4 Encroachment Permit application and two (2) sets of City approved plans must be submitted for all off-site improvements Encroachment Permit fees shall be paid pnor to issuance of Encroachment Permit. (RMC 12 16 010) 5 A California OSHA Permit Number for all work that is 5 feet deep or deeper shall be provided. Ca11 (909)383-4321 (RMC 12 16 040) 6 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. Tentative Tract No 20257 May 12, 2020 Page 13 7. A traffic control plan shall be prepared in accordance with the latest revision of CA MUTCD or W.A.T.0 H manual, submitted and accepted by the City Engineer prior to issuance of an encroachment permit The plan shall show all required construction signage, warning devices, road closures, detours, delineation, phasing schedules and anticipated durations of closures and detours for any work within the public right-of-way, The plans shall provide names and 24-hour phone numbers of individuals who can be contacted regarding traffic control measures 8 Improvement bonds must be posted for the total estimated cost of off-site improvements as follows, Performance 100% security (due prior to final map approval) (Warranty) 10% secunty (due at tune of acceptance of improvements) Labor and Materials 50°70 security (due prior to final map approval) Acceptable security forms Surety Bond(s) 9 Execute Subdivision Improvement Agreement (RMC 17.17 070) 10. The 10%warranty security will be retained for one year after acceptance of public improvements by the City for warranty of off-site work F The following items arc required prior to issuance of CERTIFICATE OF OCCUPANCY. All requirements as described in Sections A, B, C, D and E of these conditions of approval shall be met 2 Pay S60,521,00 fair share for future traffic improvements to be installed by the City per the Traffic Impact Analysis prepared by Urban Crossroads dated February 20, 2020 This amount shall be applicable through December 31, 2020 The fair share payment shall be adjusted at the time of payment by the ENR Construction Cost Index using January 1, 2021 as the base index 3 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 4 The Engineer of Record shall file a Final Certification for all grading and improvements relating to the project development Tentative Tract No 20257 May 12, 2020 Page 14 5 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, 8768, 8771, and 8773(b)] 6 One mylar copy of recorded tract map shall be furnished to the Municipal Utilities and Engineering Department. 7. 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) 8 Streets may be required to have a seal coat applied at the option of the City Engineer Type of seal coat is to be determined by the City Engineer. 9 Resurface existing roadway as directed by the City Engineer due to utility installations and construction damage 10 Existing striping shall be removed and replaced as necessary. New striping and pavement markings shall be installed as required by the City Engineer. 11 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 12 Owner/Developer shall provide recycling receipts as required by the recycling plan C The following items are required prior to release of SECURITIES/WARRANTIES/DEPOSITS. t 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 Section C 3 Tie sheets shall be submitted for all monuments found and/or set in the public right-of-way Tentative Tract No 20257 May 12,2020 Page 15 4 The release of securitiesfwarranties'deposits must be requested in wasting to the City Engineer Allow 30 days for processing -')( 4tiC) tt'•°i� R i 1 t L` S. CHOW, P E DONALD YOUNG, :!'l, rI rP" Dire for 'Municipal Utilities One Stop Permit Center Manager and Engineering Department Initial r3€r i1M{