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HomeMy WebLinkAbout8187RESOLUTION NO. 8187 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING TENTATIVE TRACT MAP NO. 20162 TO MERGE SEVENTEEN PARCELS INTO ONE PARCEL FOR DEVELOPMENT PURPOSES 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 recommended to the City Council that the Project, including the Tentative Tract Map, be approved; and WHEREAS on March 25, 2021, notice of the City Council's public hearing for the Project 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; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS: Section 1. Required Findings. Pursuant to Redlands Municipal Code Chapter 17.07 and, after consideration of the record before the City Council including the March 16, 2021 staff report, and all oral and written evidence and testimony presented at the public hearing for Tentative Tract Map No. 20162, the City Council hereby finds as follows: The proposed map is consistent with the City's General Plan and Municipal Code. The proposed Tentative Tract Map is consistent with the City's General Plan, including the proposed change of land use designation to High Density Residential, if approved. The proposed Tentative Tract Map will significantly exceed the minimum dimensions and required lot size for ]:\Resolutions\Res 8100-8199\8187 Casa Loma TTM 20162.doex the proposed zone designation as Multiple Family Residential (R-3) District. 2. The site is physically suitable for the type of development. The Project site is physically suitable for the type of development. The site has a relatively flat topography and is suitable to be developed in accordance with the density and open space requirements of the proposed Multiple Family Residential (R-3) District. All on -site and off -site improvements proposed as part of the project's design will meet all City standards, and will provide a safe and efficient environment for the future residents. 3. The site is physically suitable for the density of the development. The proposed Tentative Tract Map will merge seventeen lots into one lot to accommodate the construction of a 147 unit multiple -family apartment complex. The proposed General Plan designation of High Density Residential would allow a maximum density of 27 dwelling units per gross acre, and the proposed density is 25.7 units per acre. The project site's topography is relatively flat, the design of the snap will generally follow with the grade of the site, and will not require excessive grading to construct the project. The proposed design avoids the need for any excessive slopes, retaining walls, or drainage improvements. In addition to the residential structures, the site is large enough to accommodate significant open areas and other recreational amenities. Therefore, the site is physically suitable for the proposed density of development. 4. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife. An Initial Study/Mitigated Negative Declaration has been recommended for the project. There are no environmental factors that cannot be mitigated to a level of less than significant, and mitigation measures have been incorporated into the Conditions of Approval for the project. The proposed design and proposed improvements will not cause any substantial environmental damage or substantially and avoidably injure fish or wildlife. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The Tentative Tract Map will merge seventeen lots into one, and is designed to accommodate a multi -family residential project. It is not likely to cause any serious public health problems, as the project is designed with improvements that meet all City and State building and fire codes, no offensive emissions or odors will be associated with the development, and the construction and residential noise will not significantly affect nearby residential properties. 6. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use ofproperty within the proposed subdivision. 2 BResolutionsWes 8100-8199\8187 Casa Loma TTM 20162.docx The Project requires merging of lots and will improve access in the immediate vicinity by requiring the construction of University Avenue, Lugonia Avenue, and Occidental Drive to their ultimate half right-of-way widths adjacent to the project. The subdivision will not conflict with any public easements for access through the site or use of property, as the existing unbuilt cul- de-sac Crystal Court will be vacated, and therefore the Project will not conflict with any easements for the public at large. 7. That pursuant to California Government Code Section 66474.4, of the Subdivision Map Act the land is not subject to a contract entered into pursuant to the California Land Conservation Act of 1965. None of the parcels within the project area are under Williamson Act Contract. Further, the development of the project was analyzed within the Initial Study/Mitigated Negative Declaration and no impacts to agriculture were identified and no mitigation is required. Section 2. Tentative Tract Map No. 20162 is hereby approved to merge seventeen parcels into one parcel 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 3. Effective Date. This Resolution shall take effect immediately upon adoption. ADOPTED, SIGNED AND APPROVED this 6th day of April, 2021. Paul T. Barich, Mayor ATTEST: �netonalds�on, City Clerk 3 ]Aesolutions\Res 8100-8199\8187 Casa Loma TTM 20162.docx I, Jeanne Donaldson, City Clerk of the City of Redlands, do hereby certify that the foregoing Resolution was duly adopted by the City Council at a regular meeting thereof held on the 6th day of April, 2021, by the following vote: AYES: Councilmembers Davis, Foster, Guzman -Lowery, Tejeda; Mayor Barich NOES: None ABSENT: None ABSTAIN: None Je e Donaldson, City Clerk 4 L\Resolutions\Res 8100-8199\8187 Casa Loma TTM 20162.docx DEVELOPMENT SERVICES DEPARTMENT OF APPROVAL TENTATIVE TRACT MAP NO.20162 1. This approval is for Tentative Tract Map No. 20162 to consolidate seventeen (17) parcels intoone 5.7 acre lot for development purposes (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). 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 ofthe 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 Comndssion 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 inspectionorCertificate ofOccupancyshallbegranted untilall conditions ofapprovalhave been satisfied. 6. The applicant shall record the subdivision by a final tract map. No buildingpermits sballbe 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. 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 barmless 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 ofthis 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 ofthis 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, inchuding death ofa person, and any award ofattorneys' 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 ofthe same, the applicant shall file with the City a performance bond or irrevocable letter oferedit (together, the "Security") in a form satisfactory to the City and in the amount ofThree 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 objectionby the applicant, to revoke allentitlements granted for the project pursuant to this permit. The City shall have no liability to the applicant for the exercise of City's right 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 ninety (90) dayprotest 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. if. The applicant shall not make any modifications or changes during construction that are in conflict or contraryto the project's approved site design, or building elevations without fast consulting wilhthe Development Services Director or designee. 12. AD uffies on- site sballbe placed underground, including utility vaults. Prior to approval ofthe final map the applicant shall bond for undergrounding ofutilities, and submit plans to be approved by the Development Services Director that detailundergroundingofallutilities found on -site. Bonds shall be calculated and included in any bonds required by the City of Redlands Municipal Uffies and Engineering Department. Standard Conditions/Plan, Program, Policy Measures 13. PPP AES-1: Pursuant to City's General Plan Action 2-A.35, ensure that exterior lighting (except traffic lights, navigational lights, and other similar safety lighting) is minimized, restricted to low - intensity fixtures, shielded, and concealed to the maximum feasible extent, and that perimeter ]gbtaig and lighting for sports and other private recreational facilities is limited to reduce light pollution visible from public viewing areas. 14. PPP AQ-1: Rule 403. All applicable measures included in Rule 403, shall be incorporated into Project plans and specifications as implementation ofRule 403, which include but are not limited to (1): 0 All clearing, grading, earth -moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fiagitive dust emissions. 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 withinthe 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. 15. PPP AQ-2: Rule 1113. The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 1113 (2): Only "Low -Volatile Organic Compounds (VOC)" paints (no more than 50 gram/liter of VOC) consistent with SCAQMD Rule 1113 shall be used. 16. PPP AQ-3: Rule 445. The following measures shall be incorporated into Project plans and specifications as implementation of SCAQMD Rule 445 (3): Rule 445 prohibits the use of wood burning stoves and fireplaces in new developments. IT 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, whichwilldetermine the identity of and notify a Most Likely Descendant (MID). With the permission ofthe landowner or his/her authorized representative, the MLD may inspect the site ofthe discovery. The MID mist complete the inspection within 48 hours ofnotification by the NAHC. 18. 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 gradingphrs and specifications as a condition of Project approval 19. PPP WQ-1: Prior to grading pernvt 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 complywiththe National Pollutant Discharge Elimination System(NPDES) requirements to limit the potential ofpolluted runoffduring construction activities. Project contractors shallbe required to ensure compliance withthe SWPPP and permit periodic inspection of the construction site by City of Redlands staff or its designee to confirm compliance. 20. 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) pernut requirements in effect for the RegionalWater Quality ControlBoard (RWQCB) at the time ofgradingpermit to control discharges ofsediments and otherpollutants during operations of the Project. 21. PPP N-1: The project plans shah state the project is required to comply with constructionhours of operation outlined in Section 8.06.120 of the City's Municipal Code; construction activities shall take place between the hours of7:00 amand 8:00 pmonweekdays, including Saturdays, withno 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. 22. PPP PS-1: Schools Development Impact Fees. Prior to issuance ofbuildingpermit, the Developer shallpay applicable school development impact fees levied bythe Redlands Unified School District pursuant to the School Facilities Act (Senate Bill [SB] 50, Stats. 1998, c.407). 23. PPP PS-2: Park Fees. As a Condition of Approval ofa tentative map, the Developer shall pay applicable park related fees pursuant to Redlands Municipal Code Chapter 3.32. 24. 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 25. 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, allroad diesel construction equipment greater than 150 horsepower (>150 HI') shall comply with Environmental Protection Agency (EPA)/California Air Resources Board (CARB) Tier 3 emissions standards" 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. 26. MM BIO-1: Pre -construction Nesting Bird Survey. Construcfionplans 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. 27. MM CUL, 1: Inadvertent Discoveries. The Applicant shall retain a Secretary ofInterior 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 anyknownor suspected archaeological and/or cultural resource. The qualified archaeologist shall develop an Archaeological Monitoring and Treatment Plan to address the details, timing 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 ofpreviously unknown cultural resources discoveries that could be subject to a cultural resources evaluation The planshallbe submitted to the City for review and approval. The Monitoring and Treatment Plan shall incorporate the components described in Mitigation Measure TCR-1. 28. 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 beenretained to provide services for the project. The paleontologist shall develop a Paleontological Resources Impact Mitigation Plan (PRIMP) to mitigate the potential nnpacts to unknown buried paleontological resources that may exist onsite for the review and approvalby the City. The PRIMP shall require that the paleontologist be present at the pre -grading conference to establishprocedures for paleontological resource surveillance. The PRIMP shallafio require periodic paleontological spot checks ifexcavation reaches or exceeds into older Quaternary deposits. In the event paleontological resources are encountered, ground -disturbing activitywithin 50 feet of the area of the discovery shall cease. The paleontologist shall examine the materials encountered, assess the nature and extent ofthe find, and recorrnnend a course ofaction to further investigateard protect or recover and salvage those resources that have been encountered. Criteria for discard of specific fossil specimens will be made explicit. If 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 ofthe fossiliferous materialprior to construction, monitoring work and halting constructionif an important fossilneeds to be recovered, and/or cleaning, identifying, and cataloging specimensfir curation and research purposes. Recovery, salvage and treatment shall be done at the Applicant's expense. All recovered and salvaged resources shall be prep aredtothe point ofidentificationand permanent preservation by the paleontologist. Resources shall be identified and created into an established accredited professionalrepository. The paleontologist shall have a repositoryagreenut in hand prior to initiating recovery of the resource. 29. 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 ofjackhammers shall be prohibited to comply with the 0.01 in/sec root mean square (RMS) threshold of the City of Redlands. 30. 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.) shallbe 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/construcfron/demofition 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. 31. 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 32. 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 grading permit. 33. MMTCR-4:Intheeventthattribalculturalresources,includinghistoricandpre-contactmateriak, 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 ofthe 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 find 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 Monito*). 4. Treatment and Final Disposition: The land owner(s) shall relinquish ownership of all cuhural 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 ofthe following methods and provide the City of Redlands with evidence of same: a. Accommodate the process for on -site reburialofthe discovered iterrswilh the Participating Tribes. This shall include measures and provisions to protect the future reburial area from any future impacts. Reburial shall not occur untilall 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 34. 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.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 Bernardino 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) TTM 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. 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. Oeotechnical 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) Truck route permit is required for all construction vehicles 5 tons and over gross vehicular weight (e.g. concrete trucks) using streets other than established truck routes. (RMC 10.54) NOTE: Cash cleanup deposit and truck route permit submitted during the grading process could be transferred to be used during building construction or off -site improvement construction if it is within the time limit specified in the track route permit, otherwise a new truck route permit must be issued. For all development requiring coverage under the state of California General Storm Water Permit, in effect at the time of permit issuance, and whom have filed with the State Board a Notice of Intent (NOI), a copy of the Waste Discharge Identification Number (WDID) and NOl 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 fiom 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, charnels, 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. 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 e. Record plans, maps and documents. TTM No. 20162 and CUP No. 1096 December 16, 2020 Page 4 5. Finalize and obtain all necessary onsite and offsite permissions, permits, easements, right-of-way, and properties in order to satisfy the conditions of approval for this project. Such items shall include: a. 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 Pees 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). 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 asslame no liability as to the exact location of said lines where locations are not shown. 9., Final City approved mylars for all public improvements shall be on file with the Municipal Utilities and Engineering Department. 10. Requirements for Lugonia Avenue/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 geoteebnical report; c. Install LED ornamental street light(s) [L13OTEK (GCJ2-20H-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 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 plwi 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; G. 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 Decomber 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) fox 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 contahn 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 umdergroumding 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 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". 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 Monumentation 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 BUILDING PERMIT 1. 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. 3. Pay the requited development impact fees per ordinance in effect at time of issuing the building permit. The exact amotmt will be determined based upon the review of the final building plan or project information. Development Impact Fees shall include: • Transportation Facilities; (RMC 3.54) • Fire Facilities; (RMC 3.60) • General Government Facilities; (RMC 3.60) • Library Facilities; (RMC 3.60) • Open Space/Park; (RMC 3.32) • Police Facilities; (RMC 3.60) • Storm Drain Facilities; (RMC 3.56) • Water Capital Improvement Charge; (RMC 3.48) • Water Source Acquisition Charge *; (RMC 13.40) • 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 5. 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 enclosuxe(s) location on the site plan with solid waste truck turning and/or turnaround track template superimposed. 6. Submit recycling plans for site demolitiondconstruction 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, 1. Pay the Water Capital Improvement Charge; (RMC 3.48.030) 2. Pay the Water Source Acquisition Charge; (RMC 13.40) Pay Water Frontage Charges; (RMC 13.12.) and Pay the Water .Meter Charge. (Redlands Ordinance No. 2830) E. The following items are required prior to issuance of the ENCROACHMENT PERMIT. Cash cleanup deposit shall be submitted ($3,000.00). Deposit will be reimbmused 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. Fncroachment 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 OSIiA Permit Number for all work that is 5 feet deep or deeper shall be provided. Call (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. 7. A traffic control plan shall be prepared in accordance with the latest revision of CA MUTCD or W.A.T.C.I1. 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 4. Owner's Licensed Land Surveyor shall reset survey points, Monuments, record corners, and centerline ties that were destroyed during construction acid 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)l S. One mylar copy of recorded tract neap shall be furnished to the Municipal Utilities and Engineering Department. 6. A list of as -built infrastructure improvement quantities shall be provided in the Excel forinat 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 required prior to release of SECURITIESIWARRANTIES/DEPOSITS. 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 mono vents 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. �) J 3 Y-0 MAL ITTMAN DONALD YOU � a .P. Project Manager One Stop Permit enter Manager Initial FILE: T M 20162 R CUP 1096