HomeMy WebLinkAbout8186RESOLUTION NO. 8186
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING CONDITIONAL USE PERMIT NO. 1096 AND COMMISSION
REVIEW AND APPROVAL NO. 927 (DESIGN REVIEW FOR CONDITIONAL
USE PERMIT NO 1096) TO ESTABLISH A 147 RESIDENTIAL UNITS
MULTI -FAMILY APARTMENT USE ON 5.7 ACRES LOCATED AT 1205-
1219 NORTH UNIVERSITY STREET
WHEREAS, Dynamic Redlands, LLC ("Applicant") has filed applications for a Socio-
Economic Cost Benefit Study, General Plan Amendment No. 139, Zone Change No. 462,
Conditional Use Permit No. 1096, Commission Review and Approval No. 927, and Tentative Tract
Map No. 20162 for a 147-unit multi -family residential development located on a 5.7-acre parcel
of property at 1205-1219 North University Street (APNs: 1212-371-01-0000, 1212-371-05-0000,
1212-371-06-0000, 1212-371-07-0000, 1212-371-08-0000, 1212-371-09-0000, 1212-371-10-
0000, 1212-371-11-0000, 1212-371-12-0000, 1212-371-13-0000, 1212-371-14-0000, 1212-371-
15-0000, 1212-371-16-0000, 1212-371-17-0000, 1212-371-18-0000, 1212-371-19-0000, and
1212-371-20-0000) (collectively, the "Project"); and
WHEREAS, on December 16, 2020, the Planning Commission held a noticed public
hearing at which interested persons had an opportunity to testify in support of, or in opposition to,
the Project, and at which the Planning Commission considered, and subsequently recommended
to the City Council that Conditional Use Permit No. 1096 and Commission Review and Approval
No. 927 be approved; and
WHEREAS on March 25, 2021, notice of the City Council's public hearing for the
Amendment was published in the Redlands Daily Facts by the City Clerk; and
WHEREAS, on April 6, 2021, 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
WHEREAS, following the public hearing on the Conditional Use Permit and Commission
Review and Approval, the City Council determined that approval of the Conditional Use Permit
and Commission Review and Approval is in the best interests of the public health, safety and
general welfare;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
REDLANDS AS FOLLOWS:
Section 1. Required Conditional Use Permit Findings. Pursuant to Redlands Municipal
Code Section 18.192.060 and, after consideration of the record before the City Council including
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the March 16, 2021 staff report, and all oral and written evidence and testimony presented at the
public hearing for Conditional Use Permit No. 1096, the City Council hereby finds as follows:
1. The proposed development will not adversely affect the applicable land use plans
of the city.
The proposed development includes a General Plan Amendment to change the General
Plan designation of 4.65 acres of the project site from Low Density Residential to High
Density Residential, and a Zone Change to amend the zoning designation of the 5.7 acre
site to Multiple Family Residential (R-3). The proposed development has been designed
to be consistent with these designations and complies with all requirements of the Redlands
Municipal Code related to parking, open space, and landscaping. As such, proposed
development will not adversely affect the applicable land use plans of the city.
2. The proposed development will not be detrimental to the public health, safety and
welfare.
The proposed developed will not be detrimental to the public health, safety and general
welfare, as conditions of approval will promote development in an orderly and efficient
manner and in conformity with the intent and purposes set forth in the Municipal
Code. A Mitigated Negative Declaration is recommended for the project which has fully
analyzed potential environmental impacts and all potential impacts were found to
be either considered negligible or can be mitigated to a less than significant level
ensuring that there will not be detrimental impacts to public health, safety or welfare.
3. The proposed development will comply to the maximum extent feasible with the
regulations of the city's general plan, the applicable zoning district and the city's
development standards.
The project has been designed to comply or exceed all regulations of the High Density
Residential General Plan designation, the Multiple Family Residential (R-3) Zoning
District, and the development standards contained within the City's Municipal Code. The
project adds to an attractive, walkable streetseape and provides a development with high
quality architecture along a minor arterial street.
4. The proposed development is appropriate at the proposed location.
The proposed 147 unit apartment complex is appropriate at the proposed location, and will
be compatible with adjacent multifamily developments and single-family residential
structures. The property is located on two minor arterial streets and adjacent to a major
university. The use is located on an Omnitrans bus route and near planned bike routes to
facilitate multiple modes of access to the project site. The operation of the apartment
complex will be required to adhere to the noise requirements contained with the Redlands
Municipal Code. Additionally, the Conditional Use Permit has been conditioned to ensure
compatibility with surrounding uses.
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Section 2. Required Commission Review and Approval Findings. Pursuant to
Redlands Municipal Code 18.12.080 (Site Plan Approval Procedures) and, after consideration of
the record before the City Council including the April 6, 2021 staff report, and all oral and written
evidence and testimony presented at the public hearing for Commission Review and Approval No.
927, the City Council hereby finds as follows:
1. The site for the intended use is adequate in size and shape to accommodate the
use, and all of the required yards, setbacks, walls or fences, landscaping and other
features will adjust the use to those existing or permitted future uses of land in the
neighborhood.
The project site is 5.7 acres in size and meets the requirements of the proposed Multiple
Family Residential (R-3) for the construction of 147 residential units, open space, setbacks,
landscaping and appropriate parking. The project provides perimeter fencing which may
require a Minor Exception Permit, and a condition of approval is included which requires
a Minor Exception Permit for any open fencing that is over 4 feet tall within the front yard
setback areas of the project. The proposed use is consistent with the existing and permitted
future uses in the neighborhood, including multifamily apartments and single-family
residential uses. The project would be consistent with the proposed General Plan
designation of High Density Residential and the immediate surroundings. Surrounding
properties include a variety of existing uses which include both single family and multi-
family residential development.
2. The site for the proposed use relates to streets and highways which are properly
designed and improved to carry the type and quantity of traffic generated or to be
generated by the proposed use.
The project is consistent with the General Plan. Roadways in the area have been designed
and planned to accommodate the type and quantity of traffic generated by the proposed
project. The project will provide additional improved roadway width directly adjacent to
the project's frontage (University Street widening) consistent with the General Plan
designations for those streets. The project includes mitigation measures which will ensure
that the project does not create any significant impact on adjacent roadways.
3. The conditions set forth in the approval and those shown on the approved site plan
are deemed necessary to protect the public health, safety and general welfare.
The conditions shown on the site plan for the proposed apartment complex are necessary
to protect public health, safety, and welfare. The proposed use will provide new housing
and amenities for residents and students in the area. A Mitigated Negative Declaration is
recommended for the project which has fully analyzed potential environmental impacts,
and all potential impacts were found to be either considered negligible or can be mitigated
to a less than significant level ensuring that there will not be detrimental impacts to public
health, safety or welfare. The project provides the open spaces and yards as required by the
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Municipal Code. Surface parking provides meets the requirements of the Municipal Code.
Vehicular access is provided from University Street, and all emergency access
requirements will be provided. All landscaping within the project area is privately owned
and maintained and meets the requirements of the Municipal Code. The Mitigated Negative
Declaration prepared for the project included analysis, and where necessary, provided
mitigation which will ensure that noise, vibration, odors, and light are maintained at levels
that are considered less than significant. Additionally, Conditions of Approval have been
placed on the project which promotes development in an orderly and efficient manner and
in conformity with the intent and purposes set forth in Municipal Code.
Section 3. Conditional Use Permit No. 1096 and Commission Review and Approval
No. 927 (Design Review for Conditional Use Permit No. 1096) is hereby approved establish a
multi -family residential apartment use with 147 units on 5.7 acres of land located on the west side
of University Avenue, south side of East Lugonia Avenue, and on the east side of Occidental Drive
(APNs: 1212-371-05-0000, 1212-371-06-0000, 1212-371-07-0000, 1212-371-08-0000, 1212-
371-09-0000, 1212-371-10-0000, 1212-371-11-0000, 1212-371-12-0000, 1212-371-13-0000,
1212-371-14-0000, 1212-371-15-0000, 1212-371-16-0000, 1212-371-17-0000, 1212-371-18-
0000, 1212-371-19-0000, and 1212-371-20-0000), subject to the Conditions of Approval attached
hereto as Exhibits "A" and "B."
Section 4. Effective Date. This Resolution shall take effect on the effective date of
Ordinance No. 2921 for Zone Change No. 462.
ADOPTED, SIGNED AND APPROVED this 6th day of ril, 2021.
ATTEST: Paul T. Barich, Mayor
e Donaldson, City Clerk
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I, Jeanne Donaldson, City Clerk of the City of Redlands, do hereby certify that the foregoing
Resolution was duly adopted by the City Council at a regular meeting thereof held on the 6th day
of April, 2021, by the following vote:
AYES: Councilmembers Davis, Foster, Guzman -Lowery, Tejeda; Mayor Barich
NOES: None
ABSENT: None
ABSTAIN: None
ACatilke Donaldson, City Clerk
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EXHIBIT A
DEVELOPMENT SERVICES DEPARTMENT
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 1096 AND
COMMISSION REVIEW AND APPROVAL NO.927
1. This approval is for Conditional Use Permit No 1096 and Commission Review and
Approval No. 927 (Design Review for Conditional Use Permit No. 1096) to construct a
total of 147 multifamily residential units within three 3-story buildings and associated
covered parking areas. The residential units include studio, one -bedroom, and two -
bedroom floor plans that range from 603 sq. ft. to 1,086 sq. I each The Project also
includes onsite parking and recreation areas, with access provided via two driveways on
North University Street. The " project located on a 5.7-acre site at 1205-1219 N.
University Street, on the south side of E. Lugonia Avenue, and on the east side of
Occidental Drive (APNS: 1212-371-01-0000, 1212-371-05-0000, 1212-371-06-0000,
1212-371-07-0000, 1212-371-08-0000, 1212-371-09-0000, 1212-371-10-0000, 1212-
371-11-0000, 1212-371-12-0000, 1212-371-13-0000, 1212-371-14-0000, 1212-371-15-
0000, 1212-371-16-0000, 1212-371-17-0000, 1212-371-18-0000, 1212-371-19-0000,
AND 1212-371-20-0000).
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.
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. Tbis 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. Prior to the issuance of a building permit for walls over three feet in height, or open fences over
four feet in height within the front yard setback, the developer shall obtain a Minor Exception
Permit.
7. Ground mounted equipment shall be screened from public view on all sides subject to review and
approval by the Development Services Director, prior to issuance of building permits.
8. The applicant for this pennit, 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 pernit 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 indemnification shall include, but not be limited to, damages, fees,
costs, liabilities, and expenses incurred in such actions or proceedings, including damages
for the injury to property or persons, including death of a person, and any award of
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 pennit. The City shall have no liability to the applicant for the exercise of City's
right to revoke this permit.
9. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or
exactions imposed by the City as a condition of approval of this project are subject to a
statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest
period for those fees, dedications, reservations and exactions which are subject to
Government Code Section 66020(a) has commenced to run on the date this project was
approved by the City.
10. 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.
it. All utilities on -site shall be placed underground, including utility vaults. Prior to
approval of the final nap the applicant shall bond for undergrounding 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.
12. All construction activities shall be limited to the hours between 7:00 a.m. to 6:00 p.m., and no
construction activities permitted on Sundays and Federal Holidays.
13. Construction contractors shall provide the Building & Safety Division a name and phone number
of a contact person in the event that noise levels become disruptive. The name and phone number
shall be posted on site, informing the public who to contact.
14. Roof and ground mounted equipment shall be screened from public view on all sides
subject to review and approval by the Development Services Director, prior to the
issuance of building pernuts.
15. The project site shall be kept in a weed and dust free condition throughout all periods of
development.
16. During the plan check review process, the Developer shall provide a lighting plan that provides
design details (light standards, bollards, wall mounted packs, etc.) and illumination site
information within pathways, streetscapes, and open spaces proposed throughout the
development. An electrical engineer shall prepare the site fighting and/or photometric plan
demonstrating that adequate lighting ranges will be provided throughout the development without
creating light spillover, light pollution, or conflicts with surrounding factors such as tree
locations, off -site or adjacent lighting. The illumination within the parking lot shall be a minimum
of 0.5-foot candle and ilhunination along all property lines of the project site shall not exceed 0.5-
foot candle.
17. Plans submitted for plan check shall include an exterior lighting plan, including fixture
and pole designs, for review and approval by the Development Services Director or
designee.
18. All lighting shall be shielded, and no light or glare shall impact the surrounding
properties.
19. Exterior fire and/ or mechanical equipment shall be appropriately screened or painted to match
the building color, except for equipment designated by the Fire Chief as being exempt from this
requirement.
20. Prior to the issuance of a building permit, all existing single Rarity buildings and related
accessory structures shall be removed from the property, with the appropriate demolition
permits.
21. Prior to issuance of a building permit, Crystal Court shall be formally vacated and the
associated final map (for Tentative Tract Map No. 20162) shall be recorded, merging 17
lots into one 5.7 acre parcel
22. Trash storage and pick up areas of an appropriate size shall be provided to the rear of the required
front yard. Said area shall be completely enclosed and screened from view by solid masonry
walls.
23. Prior to issuance of a building pennit, the applicant shall be required to obtain approval
of a construction site safety plan by the Redlands Police Department providing adequate
security measures such as lights, video cameras, vehicle transponders, locks, alarms,
trained security personnel, fencing etc. The nature of the measures will depend on the
specific requirements of the site, and may vary with the different stages of construction.
The applicant shall be responsible for the compliance of all sub -contractors working on
the site.
24. Approval of any monument signs shall occur through separate Commission Sign Review
application, prior to issuance of a sign permit.
25. All landscaped areas noted on the site plan shall be permanently maintained with healthy
planting material, and whenever necessary shall be replanted with suitable vegetation.
26. Landscape and Irrigation Plans shall provide water use calculations on the submitted plans, and
Developer shall demonstrate compliance with the Model Water Efficient Landscape Ordinance
prior to permit issuance. The plans shall be prepared by a California -licensed landscape architect.
27. The Final Landscape Plans shall incorporate the following:
a. The landscape plan shall comply with all requirements for landscaping in parking lots
pursuant to the Redlands Municipal Code.
b. The landscape plan shall be detailed and show the specific distribution, size, and amount
of each species of trees, shrubs, and groundcover;
c. All plant material shall be sized so that the landscaping has an attractive appearance at
the time of installation and a mature appearance within three (3) years;
d. Trees with a trunk height of not less than six feet (6) shall be installed in the planters at
each end of an aisle, at three (3) space intervals throughout the parking area, and at
twenty -foot (20') intervals along the periphery of the parking area. Within parking areas,
trees may be clustered in groups to achieve a more natural setting provided the total
number of trees meets the previous planting requirements;
e. At least fifty percent (50%) of the trees shall be an evergreen variety and shall be evenly
distributed throughout the parking area;
f. At least fifty percent (50%) of the trees shall be fifteen (15) gallon in size, twenty five
percent (25%) shall be twenty -four -inch (24') box size, and twenty five percent (25%)
shall be thirty -six-inch (36') box in size. All trees shall meet the following minimum
caliper sizes. If the caliper size cannot be met at the container size, then the developer
shall increase the container size to meet the required caliper;
g. All trees identified on the landscape plan are to be maintained and the trimming or
maintenance of them shall serve the purpose to bring them into a full canopy type
configuration. If applicant/developer fails to maintain and trim said trees to allow for full
canopy type configuration, applicant/developer shall be in violation of its conditions of
approval and subject to enforcement as allowed by law;
h. All landscape planters that are ten feet (10') or less in width shall utilize measures such as
root barriers or other deep watering system to minimize heaving of parking area
pavement and curbs by tree roots; and
i. An automatic irrigation system shall be utilized to irrigate the site's approved landscape
design.
j. Where automobile bumpers overhang landscaped planters, two feet (T) of clear areas
unobstructed by trees or shrubs shall be provided for overhang.
k. Backflows preventers shall be screened appropriately with shrubs from the public right-
of-way.
1. A solid hedge row, 3 feet in height shall be planted and maintained adjacent to any
parking areas visible from the public right-of-way.
28. The landscape architect responsible for the design of the project's landscape plan shall
review and certify, prior to a request by the applicant for a final occupancy inspection,
that the installed landscaping meets the specifications of the approved landscape plan,
except as modified in the conditions of approval.
29. Only two-story buildings up to 25 feet in height shall be constructed within 25 feet of
single-family zoned parcels and shall also apply to all future building additions.
30. Provide elevated exterior cameras that will cover entrance/exit to the apartment complex
31. On site amenities shall be made available to the residents of the subject apartment
complex and shall not be utilized for commercial purposes.
Standard Conditions/Plan, Program, Policy Measures
32. PPP AES-1: Pursuant to City's General Plan Action 2-A.35, ensure that exterior lighting
(except traffic lights, navigational lights, and other sin -Aar safety lighting) is minimized,
restricted to low -intensity fixtures, shielded, and concealed to the maximum feasible
extent, and that perimeter lighting and lighting for sports and other private recreational
facilities is limited to reduce light pollution visible from public viewing areas.
33. PPP AQ-1: Rule 403. All applicable measures included in Rule 403, shall be incorporated
into Project plans and specifications as implementation of Rule 403, which include but
are not limited to (1):
o All clearing, grading, earth -moving, or excavation activities shall cease when
winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust
emissions.
o The contractor shall ensure that traffic speeds on unpaved roads and Project site
areas are limited to 15 miles per hour or less.
The contractor shall ensure that all disturbed unpaved roads and disturbed areas within
the Project are watered at least three (3) times daily during dry weather. Watering, with
complete coverage of disturbed areas, shall occur at least three times a day, preferably in
the mid -morning, afternoon, and after work is done for the day.
34. PPP AQ-2: Rule 1113. The following measures shall be incorporated into Project plans
and specifications as implementation of SCAQMD Rule 1113 (2):
o Only "Low -Volatile Organic Compounds (VOC)" paints (no more than 50
gramfliter of VOC) consistent with SCAQMD Rule 1113 shall be used.
35. PPP AQ-3: Rule 445. The following measures shall be incorporated into Project plans
and specifications as implementation of SCAQMD Rule 445 (3):
o Rule 445 prohibits the use of wood burning stoves and fireplaces in new
developments.
36. PPP CUL-1: Should human remains be discovered during project construction, the
project would be required to comply with State Health and Safety Code Section 7050.5,
which states that no further disturbance may occur in the vicinity of the body until the
County Coroner has made a determination of origin and disposition pursuant to Public
Resources Code Section 5097.98. The County Coroner must be notified of the find
immediately. If the remains are determined to be prehistoric, the Coroner will notify the
Native American Heritage Commission, which will determine the identity of and notify a
Most Likely Descendant (MLD). With the permission of the landowner or his/her
authorized representative, the MLD may inspect the site of the discovery. The MLD must
complete the inspection within 48 hours of notification by the NAHC.
37. PPP GEO-1: California Building Code. The Project is required to comply with the
California Building Code as included in the City's Municipal Code Chapter 15.04 to
preclude significant adverse effects associated with seismic hazards. California Building
Code related and geologist and/or civil engineer specifications for the Project are required
to be incorporated into grading plans and specifications as a condition of Project
approval
38. PPP WQ-1: Prior to grading permit issuance, the project developer shall have a
Stormwater Pollution Prevention Plan (SWPPP) prepared by a QSD (Qualified SWPPP
Developer) pursuant to the Municipal Code Chapter 13.54. The SWPPP shall incorporate
all necessary Best Management Practices (BMPs) and other City requirements to comply
with the National Pollutant Discharge Elimination System (NPDES) requirements to limit
the potential of polluted runoff during construction activities. Project contractors shall be
required to ensure compliance with the SWPPP and permit periodic inspection of the
construction site by City of Redlands staff or its designee to confirm compliance.
39. PPP WQ-2: Prior to grading permit issuance, the project developer shall have a Water
Quality Management Plan (WQMP) approved by the City for implementation. The
project shall comply with the City's Municipal Code Section 13.54 and the Municipal
Separate Storm Sewer System (MS4) penrrit requirements in effect for the Regional
Water Quality Control Board (RWQCB) at the time of grading permit to control
discharges of sediments and other pollutants during operations of the Project.
40. PPP N-1: The project plans shall state the project is required to comply with construction
hours of operation outlined in Section 8.06.120 of the City's Municipal Code;
construction activities shall take place between the hours of 7:00 am and 8:00 pm on
weekdays, including Saturdays, with no activity taking place at any time on Sundays or
federal holidays. In addition, all motorized equipment used in such activities are required
to be equipped with functioning mufflers.
41. PPP PS-1: Schools Development Impact Fees. Prior to issuance of building permit, the
Developer shall pay applicable school development impact fees levied by the Redlands
Unified School District pursuant to the School Facilities Act (Senate Bill [SB] 50, Stars.
1998, c.407).
42. PPP PS-2: Park Fees. As a Condition of Approval of a tentative map, the Developer shall
pay applicable park related fees pursuant to Redlands Municipal Code Chapter 3.32.
43. PPP PS-3: Development Impact Fees. As a standard requirement and included as a
Condition of Approval for the Project, and prior to issuance of any building permits for
the Project, the Developer shall pay all applicable City of Redlands Development Impact
Fees (DIF) pursuant to the Redlands Municipal Code and/or adopted fee schedules.
Mitigation Measures
44. MM AQ-1: Prior to receipt of a demolition or grading permit the, all project construction
plans, specifications and permits will clearly state that during the site preparation
activities, all road diesel construction equipment greater than 150 horsepower (>150 HP)
shall comply with Environmental Protection Agency (EPA)/California Air Resources
Board (CARB) Tier 3 emissions standards and be tuned and maintained in accordance
with the manufacturer's specifications. Construction equipment operated by diesel engine
shall be prohibited, stationary or idling, within 25 meters (or 82 feet) of a residential
structure adjacent to the project site along the north or south property boundary.
45. AM BI0-1: Pre -construction Nesting Bird Survey. Construction plans and Project specifications
shall state that if construction or other Project activities are scheduled to occur during the bird
breeding season (February through August for raptors and March through August for most
migratory bird species), a pre -construction nesting bird survey shall be conducted by a qualified
biologist to ensure that active bird nests, will not be disturbed or destroyed. The survey shall be
completed no more than three days prior to initial ground disturbance. The nesting bird survey
shall include the Project area and adjacent areas where proposed Project activities have the
potential to affect active nests, either directly or indirectly due to construction activity or noise. If
an active nest is identified, a qualified biologist shall establish an appropriate disturbance limit
buffer around the nest using flagging or staking. Construction activities shall not occur within any
disturbance limit buffer zones until the nest is deemed inactive by the qualified biologist.
46. MM CUL-1: Inadvertent Discoveries. The Applicant shall retain a Secretary of Interior Standards
qualified archaeologist to be present at pre -grade meetings and to perform archaeological
monitoring for all initial ground disturbing activities. The archaeological monitor shall be present
during initial ground -disturbing activities to identify any known or suspected archaeological
and/or cultural resource. The qualified archaeologist shall develop an Archaeological Monitoring
and Treatment Plan to address the details, tuning and responsibility of all archaeological and
cultural resource activities that occur on the project site. The plan shall include a scope of work,
project grading and development scheduling, a monitoring schedule during all ground related
activities, safety requirements, and protocols to follow in the event of previously unknown
cultural resources discoveries that could be subject to a cultural resources evaluation. The plan
shall be submitted to the City for review and approval The Monitoring and Treatment Plan shall
incorporate the components described in Mitigation Measure TCR-L
47. MM PAL-1: Paleontological Resources. Prior to the issuance of the first grading permit, the
applicant shall provide a letter to the City of Redlands Planning Department, or designee, from a
paleontologist selected from the roll of qualified paleontologists maintained by the County,
stating that the paleontologist has been retained to provide services for the project. The
paleontologist shall develop a Paleontological Resources Impact Mitigation Plan (PRIMP) to
mitigate the potential impacts to unknown buried paleontological resources that may exist onsite
for the review and approval by the City. The PRIMP shall require that the paleontologist be
present at the pre -grading conference to establish procedures for paleontological resource
surveillance. The PRIMP shall also require periodic paleontological spot checks if excavation
reaches or exceeds into older Quaternary deposits.
In the event paleontological resources are encountered, ground -disturbing activity within 50 feet
of the area of the discovery shall cease. The paleontologist shall examine the materials
encountered, assess the nature and extent of the find, and recommend a course of action to further
investigate and protect or recover and salvage those resources that have been encountered.
Criteria for discard of specific fossil specimens will be made explicit. If a qualified paleontologist
determines that impacts to a sample containing significant paleontological resources cannot be
avoided by project planning, then recovery may be applied. Actions may include recovering a
sample of the fossiliferous material prior to construction, monitoring work and halting
construction if an important fossil needs to be recovered, and/or cleaning, identifying, and
cataloging specimens for curation and research purposes. Recovery, salvage and treatment shall
be done at the Applicant's expense. All recovered and salvaged resources shall be prepared to the
point of identification and permanent preservation by the paleontologist. Resources shall be
identified and curated into an established accredited professional repository. The paleontologist
shall have a repository agreement in hand prior to initiating recovery of the resource.
48. MM N-1: Prior to issuance of demolition or grading permits, all project construction plans,
specifications and permits will clearly state that a 50-foot buffer zone from adjacent occupied
sensitive residential uses is established within which large loaded trucks and bulldozers (those
weighing more than 81,500 lbs) and use of jackhammers shall be prohibited to comply with the
0.01 in/sec root mean square (RMS) threshold of the City of Redlands.
49. MM TCR-1: Any and all cultural documents created as a part of the project (Monitoring and
Treatment Plans, isolate records, site records, survey reports, testing reports, etc.) shall be
supplied to the applicant and Lead Agency and disseminated to consulting tribe(s) for review.
The Monitoring and Treatment Plan shall incorporate:
a) Project grading and development scheduling.
b) A rotating monitoring schedule during all ground related activities, including but not
limited to, all site preparation/construction/demohtion based activities, testing and
data recovery on the project site. The monitoring plan shall include scheduling, safety
requirements, duties, scope of work, and a discussion of the Native American Tribal
Monitors' authority to stop and redirect grading activities in coordination with the
Project Archaeologists.
c) The protocols and stipulations that the Applicant, City of Redlands, Native American
Tribal Monitor(s) and Project Archaeologist shall follow in the event of previously
unknown cultural resources discoveries that could be subject to a cultural resources
evaluation.
50. MM TCR-2: If significant cultural resources are discovered and avoidance cannot be ensured, the
Native American Tribal Monitor(s) shall follow the stipulations of the Monitoring and Treatment
Plan.
51. MM TCR-3: Designated Native American Monitor(s) from the consulting tribe(s), who wish to
partake in rotating monitoring, shall be present during all ground disturbing proceedings, on a
rotating basis, based on the scope of work; including but not limited to, all site
preparation/construction/demolition based activities, testing and data recovery. Monitoring
agreements with the consulting tribe(s) shall be provided to the City of Redlands Development
Services Department prior to issuance of a grading permit.
52. MM TCR-4: In the event that tribal cultural resources, including historic and pre -contact
materials, are discovered during the course of ground disturbance, the following procedures shall
be implemented:
1. All work in the immediate vicinity of the find (within a 60-foot buffer) shall cease and
the find shall be assessed by an archaeologist meeting the Secretary of the Interior's standards.
Work on the other portions of the Project, outside of the buffered area, may continue during this
assessment period.
2. Notification and information regarding the nature of the fmd shall be made to the
representatives of all consulting tribe(s).
3. Temporary Curation and Storage: During construction, any cultural resources discovered
shall be temporarily curated in a secure onsite location, as determined appropriate with
consideration of input from consulting tribe(s). The removal of any cultural resources from the
project site shall be thoroughly inventoried and overseen by the Native American Tribal
Monitor(s).
A. 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 a consensus 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
51. 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
RE, l)LANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
DEVELOPMENT REQUIREMENTS
TENTATIVE TRACT MAP NO.20162 AND CONDITIONAL USE PERMIT NO.1096
Date of P.C. Meeting: December 16, 2020
Applicant: Dynamic Redlands, LLC
Location: West Side of University Street, the South Side of Lugonia
Avenue, and East Side of Occidental Drive
Project Description: Construct a 3-Story Apartment Complex with 147 Units
The applicant shall comply with the following engineering requirements to allow for the orderly
development of the surrounding area and for public health and safety.
All requirements for development shall be consistent with requirements set forth in the General
Plan; applicable sections of Redlands Municipal Code; latest edition of "Redlands Standard
Specifications and Detail Drawings for Design and Construction of Public Improvements"; 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 Berardino
County Stormwater Program. The requirements of the WQMP shall
remain in effect throughout the life of the project. (California State Order
No. R8-2010-0036)
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Six (6)
3TM No. 20162 and CUP No. 1096
December 16, 2020
Page 2
copies of each are required. After final review, grading and SWPPP plans shall
be submitted on 24" x 36" size, min. 4 mil, mylar sheets for City's approval.
3. Submission of plan sets shall be complete and include all required engineering
designs and drawings listed in No, 2 above. All plains 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
12.16.290)
7. Truck route permit is required for all construction vehicles 5 tons and over gross
vehicular weight (e.g. concrete trucks) using streets other than established truck
routes. (RMC 10.54)
NOTE: Cash cleanup deposit and trick route permit submitted during the
grading process could be transferred to be used during building construction or
off -site improvement construction if it is within the time limit specified in the
truck route permit, otherwise a new truck route permit must be issued.
7. 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 NOI shall be submitted for review and file.
Call (866) 563-3107. (RMC 13.54)
8. The Final WQMP shall also include a site trash plan detailing the installation,
operation, and maintenance of a Full Capture System (FCS) for loose trash. The
intent of the FCS is to capture loose trash preventing the trash from entering the
site storm drains and basins. BMPs or devices used as FCS devices shall require
acceptance by the City Engineer. Full Capture Systems are defined as treatment
controls (either a single device or a series of devices) capable of trapping all
particles 5 min or greater. In addition, the FCS shall trap trash from the greater of.
TTM No.,20162 and CUP No. 1096
December 16, 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. (City Resolution No, 7671)
2. Plans required to be submitted shall include (RMC 17.17.060):
a. Tract Map;
b. Street Improvement;
C. Pavement Striping and Signage Plans (including reflectorized pavement
markers);
d. Street Tree Installation -- Street trees shall be provided as per the approved
Street Tree List;
e. Traffic Signal Construction;
f Street Light Installation — Provide street lighting plan which show
approved locations of service pedestal(s), conduits, street lights,
appurtenances, and any necessary detail by Southern California Edison
Company;
g. Potable Water Lateral Installation (Domestic and Irrigation);
h. Sewer Lateral Installation;
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;
b. All record maps and deeds referenced on the Tract/Parcel Map;
c. Easement Documents;
d. Boundary and Lot Closure Calculations; and
C. Record plans, maps and documents.
TTM No. 20162 and CUP No, 1096
December 16, 2020
Page 4
5. Finalize and obtain all necessary onite and offsite permissions, permits,
easements, right-of-way, and properties in order to satisfy the conditions of
approval for this project. Such items shall include;
a. Encroachment Permits from Caltrans.
6. Pay the required development impact fees per ordinance in effect at time of
approval of Final/Parcel Map. The exact amount will be determined based upon
the review of the final building plans and project information, Development
Impact Fees shall include;
• Water Source Acquisition Charge (RMC 13,40);
• Water/Sewer/Ree,yeled Water Frontage Charges; (RMC 13.44 and
13,12) and
• Remaining Development Impact Fees will be due at time of
building permit issuance or water meter installation (RMC
13.48.030 and Redlands Ordinance No, 2830).
7. All off -site improvements shall be designed by a Civil Engineer licensed in the
State of California. All existing utilities shall be pot -holed to determine the actual
depth if no signed plan is available. Field notes will be submitted at time of
submitting the plan for review and plan checking (RMC 17.17.060).
8. The approximate locations of existing underground utilities shall be shown on the
improvement/site/grading plans. The utilities shall be plotted from record and
field data. The City of Redlands and the design Engineer assume no liability as to
the exact location of said lines where locations are not shown.
9., Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department,
10, Requirements for Lugonia Avcnuc/SR 38 (RMC 17.15 and 17,17);
a. Repair/replace altered, broken or substandard existing off site
improvements to the project boundary. This shall include, but is not
limited to, the installation/replacement of improvements for ADA
compliance;
b. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the curb and gutter to the street centerline verified
through a geotechnieal report;
C. Install LED ornamental street light(s) [LEOTEK (GCJ2-20H-MV-WW-2-
GY-lA-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 one (1) light will be required. Location of the light 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;
TTM No, 20162 and CUP No, 1096
December 16, 2020
Page 5
d. Provide street trees spaced every 40 feet avoiding sewer and water laterals.
Prepare and submit a separate street tree plan for City approval;
e. Construct underwalk drain, if necessary;
d. Use traffic index of 9.0;
e. Extend existing 8 inch diameter potable water main from the easterly
project boundary 'to the existing 8" diameter potable water main at
Occidental drive including necessary valves and appurtenances;
f. Install residential/commercial fire hydrants as required by the Redlands
Fire Department; and
g. Point of sewer connection to the City sewer system for the project shall be
on Lugonia Avenue as accepted by the Municipal Utilities & Engineering
Director,
11. Requirements for University Street (RMC 17.15 and 17,17):
a. Dedicate to provide for a 44 foot half street right-of-way width,
b. Construct standard curb and gutter 32 feet west side of street centerline
and connect to the existing curb and gutter approximate 100 feet south of
the southerly project boundary;
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. Provide street trees spaced every 40 feet avoiding sewer and water laterals.
Prepare and submit a separate street tree plan for City approval.
f Construct underwalk drain, if necessary;
g. Use traffic index of 9,0; and
h. Install residential/commercial fire hydrants as required by the Redlands
Fire Department.
12. Requirements for Occidental Drive (RMC 17.15 and 17.17):
a. Dedicate to provide for a corner cutoff/radus at the property line return to
accommodate the curb return and pedestrian ramp at Lugonia Avenue as
required by Caltrans;
b. Repair/replace altered, broken or substandard existing off -site
improvements to the project boundary;
C. Construct standard curb and gutter 18 feet east side of street centerline;
d. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the curb and gutter to the street centerline verified
through a geotechnical report;
e. Construct standard property line adjacent sidewalk along the entire street
frontage and ramps at all curb returns;
TTM No. 20162 and CUP No. 1096
December 16, 2020
Page 6
f. Install LED ornamental street light(s) [LEOTEK (GCJ1-20H-MV-WW-2-
GY-580-WL-PCR7) or approved equal], with the equivalent illumination
of a 100 watt sodium vapor street light. Street light spacing shall be
determined by the City of Redlands design specifications. Installation of
two (2) lights will be required, Location of the light 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;
g. Provide street trees spaced every 40 feet avoiding sewer and water laterals.
Prepare and submit a separate street tree plan for City approval.
h. Construct underwalk drain, if necessary;
i. Use traffic index of 5.0; and
j. Install residential/commercial fire hydrants as required by the Redlands
Fire Department,
13, Provide for adequate drainage facilities. The applicant shall provide and submit
all necessary hydrology/hydraulic studies and calculations in accordance with the
San Bernardino County Hydrology Manual (RMC 17.17).
14. As a condition of and prior to the final Tract Map No. 20162 approval, the
applicant shall (1) petition the City for the de -annexation of the property
comprising of Tract Map No. 16287 from the City's Community Facilities
District No. 2004-1, Annexation No 1; (2) take actions reasonable or necessary to
de -annex such property from community facilities district; and (3) pay the
reasonable and actual costs incurred by the City in de -annexing the property from
the community facilities district.
15. The applicant shall enter into a Landscape Maintenance Covenant (Covenant) for
the parkway landscaping and public right-of-ways, This Covenant shall be
recorded with the San Bernardino County Recorders' Office. The purpose of this
Covenant is to declare that the maintenance of said Parkway area is the
responsibility of the owner of this property and that this responsibility shall pass
to successive owners. The Covenant shall also include a statement that it shall not
be removed or amended without written consent of the City of Redlands and shall
run with the land in perpetuity. In the event the owner fails to maintain the
Parkway to the satisfaction of the City of Redlands as required in said Covenant,
the City of Redlands, per the covenant, will require the owner or such successive
owner to commence proceedings to annex the Property to City Community
Facilities District, and pay all expenses associated therewith.
16. 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
TTM No. 20162 and CUP No. 1096
December 16, 2020
Page 7
detail the undergrounding of all off -site utilities, subject to review and approval
by the City Engineer. (RMC 17,17,020)
17. Install a traffic signal and design for two phase operation at the intersection of
University Street and Brockton Avenue per the Traffic hnpaot Analysis prepared
by Linscott, Law, and Greenspan dated March 26, 2020. This condition may be
modified by the City Council as allowed per Measure "U".
18. Install a traffic signal for five phase operation at the intersection of University
Street and Colton Avenue per the Traffic Impact Analysis prepared by Linscott,
Law, and Greenspan dated March 26, 2020. This condition may be modified by
the City Council as allowed per Measure "U".
19. Restripe the east and west leg of the intersection at Lugonia Avenue and
Occidental Drive Avenue to provide a vehicle refuge which can provide storage
for up two (2) vehicles and provide an exclusive westbound left -turn lane at the
intersection per the Traffic Impact Analysis prepared by Linscott, Law, and
Greenspan dated March 26, 2020.
20. Restripe the east leg of the intersection at University Street and Cornell Avenue to
provide an exclusive left -turn lane per the Traffic Impact Analysis prepared by
Linscott, Law, and Greenspan dated March 26, 2020
21., Pay a fair share of $1,896.50 to convert an all way stop control at the intersection
of University Street and Cornell Avenue per the Traffic Impact Analysis prepared
by Linscott, Law, and Greenspan dated March 26, 2020. This amount shall be
applicable through December 31, 2021. The fair share payment shall be adjusted
at the time of payment by the ENR Construction Cost Index using January 1,
2022 as the base index.
22. Install reduced pressure principle backflow devices as required by City Engineer.
(RMC 13.20)
23. Install onsite fire line with double detector check valve backflow devices at
service connection satisfactory to the City Fire Department. (RMC 13.20)
24. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows (RMC 17.17.080):
Performance 100% security (due prior to final map
approval)
(Warranty) 10% security (due at time of acceptance of
improvements)
Labor and Materials 50% security (due prior to final map
approval)
25. Survey and Momimentation cash bond must be posted.
TTM No. 20162 and CUP No. 1096
December 16, 2020
Page 8
26. The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
27. Execute Subdivision Improvement Agreement (RMC 17.17,070).
28. Submit all necessary paperwork as necessary for vacation of Crystal Court and all
associated easements dedicated with the processing of Tract Map 16287 and pay
the reasonable and actual costs incurred by the City.
C. The following items are required prior to issuance of the BUMI)ING PERMIT
Pay plan check fee as established per resolution. The amount is to be determined
at plan check submittal.
2, Provide pad certification and compaction report to the Building and Safety
Department.
1 Pay the required development impact fees per ordinance in effect at time of
issuing the building pennit. 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/Parlc; (RMC 3.32)
• Police Facilities; (RMC 3.60)
• Storm Drain Facilities; (RMC 3,56)
• Water Capital Improvement Charge; (RMC 3.48)
• Water Source Acquisition Charge *; (RMC 13.40)
• Sewer Capital Improvement Charge; (RMC 3.44)
• Solid Waste Capital Improvement Charge; (RMC 3.70) and
• Water/Sewer Frontage Charges * (RMC 13.44 and 13.12.)
* These charges are required for building permit issuance if Final
or Parcel Map was not required for the project or charges were not
paid with the 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)
TTM No. 20162 and CUP No. 1096
December 16, 2020
Page 9
Comply with the Solid Waste Recycling Access Act of 1991 (AB 1327) and
install double solid waste bin enclosure(s). Submit a plan prepared by a licensed
engineer showing bin enclosure(s) location on the site plan with solid waste truck
turning mud/or turnaround track template superimposed.
6. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code,
Tract map shall be recorded and proof of recordation provided.'
D. The following items are required prior to approval of APPLICATION FOR
WATER SERVICE CONNECTION and prior to WATER METER
INSTALLATION.
Pay the Water Capital Improvement Charge; (RMC 3.48.03D)
2. Pay the Water Source Acquisition Charge; (RMC 13,40)
3. Pay Water Frontage Charges; (RMC 13.12.) and
4. Pay the Water Meter Charge. (Redlands Ordinance No. 2830)
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
L. Cash cleanup deposit shall be submitted ($3,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request.
(Required unless previously submitted under Sections A, B or C) (RMC
12.16.290)
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)
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
prior to issuance of Encroachment Permit. (RMC 12.16.010)
TTM No. 20162 and CUP No. 1096
December 16, 2020
Page 10
5. A California OSHA Permit Number for all work that is 5 feet deep or deeper shall
be provided. Call (909)3 83 -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.
7. A traffic control plan shall be prepared in accordance with the latest revision of
CA MUTCD or W.A.T,C.H. manual, submitted and accepted by the City
Engineer prior to issuance of an encroachment permit. The plan shall show all
required construction signage, warning devices, road closures, detours,
delineation, phasing schedules and anticipated durations of closures and detours
for any work within the public right-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% security (due at time of acceptance of
improvements)
Labor and Materials 50% security (due prior to final map
approval)
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 are required prior to issuance of CERTIFICATE OF
OCCUPANCY.
1. All requirements as described in Sections A, B, C, D and E of these conditions of
approval shall be met.
2. All 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.
3. The Engineer of Record shall file a Final. Certification for all grading and
improvements relating to the project development.
TTM No. 20162 and CUP No. 1096
December 16, 2020
Page 11
d. 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 inforination shall be furnished to the
Municipal Utilities and Engineering Department. [California B&P Code 8762,
8767, 8768, 8771, and 8773(b)]
5. One mylar copy of recorded tract map shall be fiirnished to the Municipal Utilities
and Engineering Department.
6. A list of as -built infrastructure iinprovement quantities shall be provided in the
Excel format provided by the City showing quantities for each street segment (i.e.
pavement, curb and gutter, sidewalk, etc.)
7. Streets may be required to have a seal coat applied at the option of the City
Engineer. Type of seal coat is to be determined by the City Engineer.
8. Resurface existing roadway as directed by the City Engineer due to utility
installations and construction damage.
9. Existing striping shall be removed and replaced as necessary. New striping and
pavement markings shall be installed as required by the City Engineer.
10. Owner/Developer shall provide recycling receipts as required by the recycling
plan.
G. The following items are requited prior to release of
SECURITIES/WARRANTIES/DEPOSITS.
1. Prior to the release of the securities for the project, all improvements shall be
reviewed and accepted by the City Engineer.
2. Tie sheets shall be submitted for all monuments found and/or set in the public
right-of-way.
The release of securities/warranties/deposits must be requested in writing to the
City Engineer. Allow 30 days for processing.
ITTMAN DONALD YOU .P.
Project Manager One Stop Permit enter Manager
Initial
FILL. TTM M1G3 R CUP 1096