HomeMy WebLinkAbout8242RESOLUTION NO 8242
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING A TWENTY-EIGHT LOT RESIDENTIAL SUBDIVISION
PROJECT ON APPROXIMATELY 8 8 ACRES LOCATED AT 301 WEST
PALM AVENUE (APN 0173-231-05-0000) ON THE SOUTHEAST CORNER
OF WEST PALM AVENUE AND ALVARADO STREET IN THE SUBURBAN
RESIDENTIAL ZONING DISTRICT
WHEREAS, Redlands Palm Investments, LLC, has filed applications for Tentative Parcel
Map No 20185, Tentative Tract Map No 20305-PRD, Conditional Use Permit No 1143, Variance
No 810, and Variance No 811 for a twenty-eight unit residential project located on an
approximately 8 8-acre site, at 301 West Palm Avenue, on the southeast corner of West Palm
Avenue and Alvarado Street (APN 0173-231-05-0000), herein after referred to as the ("Project"),
and
WHEREAS, the Notice of Intent for the Initial Study declaring the City's intent to adopt a
Mitigated Negative Declaration ("MND") for the Project was published for general circulation in
the Redlands Daily Facts on August 20, 2020; and
WHEREAS, the Notice of Intent for the Initial Study was filed and posted at the County
Clerk of the Board on August 21, 2020, and
WHEREAS, an Initial Study was prepared for the Project and circulated for public review
for a period of twenty days beginning on August 21, 2020, and ending on September 9, 2020; and
WHEREAS on April 30, 2021, notice of the Planning Commission's public hearing for the
Project was published in the Redlands Daily Facts, and
WHEREAS, the Project is subject to the California Environmental Quality Act ("CEQA")
and the City has undertaken an Initial Study, exercised its own independent judgment and analysis,
and has prepared a Mitigated Negative Declaration for the Project; and
WHEREAS, on May 11, 2021, the Planning Commission held a public hearing and
considered City staffs verbal and written report, the testimony, and the written evidence submitted
by and on behalf of the applicant, and by members of the public, and subsequently continued the
public hearing on the Project to June 8, 2021, and
WHEREAS, on June 8, 2021, the Planning Commission public hearing was continued to
June 22, 2021, and
WHEREAS, on June 22, 2021, the Planning Commission considered City staff's verbal
and wntten report, the testimony, and the wntten evidence submitted by and on behalf of the
applicant, and by members of the public, and
WHEREAS, on June 22, 2021, the Planning Commission recommended approval of the
Project to the City Council, and
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WHEREAS, the MND and related materials for the Project that were reviewed by the
Planning Commission in making its recommendation for approval have been forwarded to the City
Council, and
WHEREAS, on July 10, 2020, notice of the City Council's public hearing for the Project
was published in the Redlands Daily Facts by the City Clerk; and
WHEREAS, the City Council held a duly noticed public hearing for the Project on July 20,
2021, at which interested persons had the opportunity to provide verbal and written testimony on
the Project and proposed MND, and
WHEREAS, on July 20, 2021, the City Council continued the public hearing for the Project
to August 3, 2021, to allow time to review written and verbal comments submitted at the hearing;
and
WHEREAS, on August 3, 2021, the City Council continued the public hearing for the
Project to September 7, 2021, to allow time to prepare responses to previously -submitted written
and verbal comments, and
WHEREAS, on September 7, 2021, the City Council directed staff to recirculate the Initial
Study and Mitigated Negative Declaration to allow additional public comment for a period of 30
days, and
WHEREAS, the Initial Study and Mitigated Negative Declaration were circulated for
public review for a period of thirty days beginning on September 20, 2021, and ending on October
19, 2021, and
WHEREAS, the City Council held a duly noticed public hearing for the Project on
December 7, 2021, at which interested persons had the opportunity to provide verbal and written
testimony on the Project and proposed MND,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
REDLANDS AS FOLLOWS
Section 1. CEQA Compliance. As the decision -making body for the Project, the City
Council has reviewed and considered the information contained in the Initial Study and MND,
related technical studies and analyses, public comments received the responses to such comments,
and supporting documentation. The MND for the Project, prepared by the City reflects the City's
independent judgment and analysis. The City Council has independently reviewed and analyzed
the MND and hereby determines that the MND and related documents contain a complete and
accurate reporting of the environmental impacts and mitigation measures associated with the
Project. The City Council finds that the MND was prepared in compliance with CEQA, and that
the City complied with CEQA's procedural and substantive requirements.
Section 2. Adoption of Mitigated Negative Declaration. The City Council finds on the
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basis of the whole record that there is no substantial evidence that the Project will have a significant
effect on the environment, including mitigation measures and any project design features, and
hereby adopts the MND for the Project.
Section 3. Adoption of Mitigation Monitoring/Reporting Program. Pursuant to Public
Resources Code section 21081 6, the City hereby adopts the Mitigation Monitoring/Reporting
Program attached to the MND, and all mitigation measures are included as conditions of approval
for the Project.
Section 4. Notice of Determination. The City Council adopt the MND for the Project
and the accompanying Mitigation Monitoring and Reporting Program and direct staff to file and
post a Notice of Determination in accordance with the State CEQA Guidelines.
Section 5. Custodian of Records. The custodian of documents and other material
which constitute the record of proceedings upon which its decision is based is the Development
Services Director or designee, and all records are located in the City's Development Services
Department.
Section 6. Socio-Economic Cost/Benefit Study The Socio-Economic Cost/Benefit
Study prepared by City staff found that the proposed Project would not create any significant
unmitigable physical blight or overburden public services in the community
Section 7. Findings for Tentative Parcel Map Approval. The proposed Tentative
Parcel Map No 20185 is hereby recommended for approval based upon the following findings,
and subject to the Conditions of Approval from the Development Services Department and the
Municipal Utilities and Engineering Department attached hereto as Exhibits "A" and "B,"
respectively
1 The proposed map is consistent with the City's General Plan and Municipal Code,
The proposed Tentative Parcel Map will subdivide an existing 8 8-acre parcel into four separate
lots. The size and dimensions of the parcels will comply with the Development Standards of the
R-S, Suburban Residential zoning designation and will remain consistent with the General Plan.
2 The site is physically suitable for the type of development,
The subdivision of the 8 8-acre parcel does not include any development. As proposed the Parcel
Map is subdividing the 8 8 acre parcel into four parcels, two of which will contain existing
residences, one will contain open space (which will remain planted with citrus trees), and Parcel 4
will remain undeveloped by this parcel map Any subsequent future development of Parcel 4 would
be through the approval of a separate Tentative Tract Map ("TTM 20305") As proposed, the
subdivision into four lots complies with the General Plan and Zoning, and is suitable for the
property
3 The site is physically suitable for the density of the development,
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The subdivision of the 8 8 acre parcel into four lots does not include any additional proposed
development. The site is physically suitable for this subdivision. Any future development on the
four parcels would be subject to additional review and specific findings related to the physical
suitability if the future project.
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,
As there is no development taking place that is specific to this Parcel Map, there will be no
environmental damage or injury to fish or wildlife that could take place related to the subdivision
of the 8 8-acre parcel into four parcels. The site does not contain any biological resources including
fish or wildlife, and based on the Initial Study that has been prepared for the Project, there are no
environmental factors that cannot be mitigated to a level of less than significant.
5 The design of the subdivision or type of improvements is not likely to cause serious public
health problems,
The design of the subdivision or type of improvements is not likely to cause serious public health
problems. The subdivision involves no new development and therefore no environmental impacts
will occur
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 of property within
the proposed subdivision,
There are no public easements for access or otherwise that would be impacted by the subdivision
of the site into four parcels. 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 of property
within the proposed subdivision,
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
The subject property is not under a Williamson Act Contract pursuant to the California Land
Conservation Act of 1965, and will not be detrimental or otherwise affect lands in agricultural use
Section 8. Findings for Tentative Tract Map Approval. The proposed Tentative Tract
Map No 20305 is hereby recommended for approval to the City Council based upon the following
findings, and subject to the Conditions of Approval from the Development Services Department
and the Municipal Utilities and Engineering Department attached hereto as Exhibits "A" and "B,"
respectively
1 The proposed map is consistent with the General Plan or any applicable specific plan, or
other applicable provisions of the Redlands Municipal Code.
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The proposed map will be consistent with the Redlands General Plan ("General Plan") and the
Redlands Municipal Code ("RMC") The proposed subdivision is designated in the General Plan
land use map as Low Density Residential which permits up to 6 dwelling units per acre. The
existing zoning designation is Suburban Residential (R-S) District, and the proposed density of 4 1
units per acre would be consistent with the General Plan land use designation. The application is
consistent with the General Plan's policies 4-P 17 and 4-A.8 of the Livable Community chapter
In addition, RMC Chapter 18 144 for Planned Residential Developments allows a maximum
density for property in the R-S, Suburban Residential District up to 4 5 dwelling units per net acre.
The Open Space provided, in the form of citrus groves to be owned and maintained by the
Homeowner's Association, complies with the open space requirements of RMC Chapter
18 144.200(A) by providing 20% of the total acreage of the PRD as Citrus groves that can be easily
accessed and enjoyed by residents of the PRD
2 The site is physically suitable for the proposed type of development.
The Project site is physically suitable for the type of development. The existing site has a relatively
flat topography and is large enough to subdivide the site into 28 lots in accordance with the density
and design requirements of the General Plan and the RMC The new residential lots will be built-
up and elevated as necessary to provide for appropriate drainage and access. All on -site and off -
site improvements proposed as part of the Project's design will meet all City standards and provide
a safe and efficient environment for the residents. In addition, other similar residential
development (i.e., single-family subdivisions) have been previously approved in the immediate
vicinity of the Project site.
3 The site is physically suitable for the density of the development.
The site is physically suitable for the density of the development. The proposed subdivision is
designated in the General Plan land use map as Low Density Residential, which allows a maximum
density of up to 6 dwelling units per gross area. The Project site's topography is not significantly
sloped, the design of the subdivision will generally follow the grade of the site, and will not require
excessive grading to yield the number of lots proposed. The Project site is zoned Suburban
Residential (R-S) Both the General Plan and the zoning of the property allow development with
this density and site has held these designations since at least the early 1970s. In addition, the
Planned Residential Development Ordinance allows a maximum density for property in the R-S,
Suburban Residential district to not exceed 4 5 dwelling units per net acre. As indicated in the
analysis in this staff report, the Project proposes a density of 4 1 dwelling units per net acre, and
the Project site is physically suitable for the 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
or their habitat.
The design of the subdivision and proposed improvements is not likely to cause substantial
environmental damage or injure fish or wildlife or their habitat. The site does not contain any
biological resources including fish or wildlife, and based on the Initial Study that has been prepared
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for the Project, there are no environmental factors that cannot be mitigated to a level of less than
significant.
5 The design of the subdivision or the type of improvements are not likely to cause serious
public health problems
The design of the subdivision or the type of improvements are not likely to cause serious public
health problems. The proposed Project would accommodate a single-family residential
subdivision, and is not likely to cause any serious public health problems as the Project is designed
with improvements that meets all City and State building and fire codes, no offensive emissions
or odors will be associated with the development, and the ambient noise will not affect residential
properties because all noise will be mitigated to a level of less than significant.
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 of property within
the proposed subdivision.
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 of property within the proposed
subdivision. The Project will improve pedestrian access in the immediate vicinity by constructing
a sidewalk along Alvarado Street. In addition, the Project is responsible for installing or repairing
associated street improvements such as curb, gutter, sidewalk, signs adjacent to the Project,
consistent with City requirements.
7 That pursuant to 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
(commencing with section 51200 of the Government Code) and that the resulting parcels
following a subdivision of the land would be too small to sustain their agricultural use.
The subject property is not under a Williamson Act Contract pursuant to the California Land
Conservation Act of 1965, and will not be detrimental or otherwise affect lands in agricultural use.
This finding can be made
Section 9. Findings for Conditional Use Permit Approval. The proposed Conditional
Use Permit No 1143 for a Planned Residential Development is hereby recommended for approval
to the City Council based upon the following findings, and subject to the Conditions of Approval
from the Development Services Department and the Municipal Utilities and Engineering
Department attached hereto as Exhibits "A" and "B," respectively
1 That the proposed development will not adversely affect the applicable land use plans of
the city
The proposed subdivision will not adversely affect the land use plans of the City, as the property
has been designated Low Density Residential on City maps dating back to at least the early 1970s
and the proposed subdivision is consistent with the General Plan's land use designation as Low
Density Residential as well as the prescribed density The site is zoned R-S and City Zoning maps
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indicate this zoning designation dating back to 1955 The proposed development meets all
applicable development standards of the R-S, Suburban Residential District and RMC Chapter
18 144 for Planned Residential Developments. The proposed Project provides all single -story
homes which are similar in scale to those of the surrounding neighborhoods and the Project will
not adversely affect the land use plans of the City
2 That the proposed development will not be detrimental to the public health, safety and
welfare.
The proposed use will provide new single family housing and a citrus grove and citrus buffer for
the residents. An Initial Study/Mitigated Negative Declaration ("IS/MND") was prepared to fully
analyzed potential environmental impacts as a result of the proposed Project, all potential impacts
are either considered less than significant or can be mitigated to a level that will be less than
significant, The MND contains a total of nine (9) mitigation measures that have been
recommended to reduce potential impacts associated with Biological Resources, Cultural
Resources, Geology and Soils, Noise, and Tribal Cultural Resources with the implementation of
these measures, impacts are reduced to a level that is less than significant and a Mitigated Negative
Declaration is recommended.
3 That 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 proposed development complies, to the maximum extent feasible, with the City's General
Plan. The proposal is consistent with the densities prescribed in the General Plan and Redlands
Municipal Code pertaining to Planned Residential Developments, as explained in the staff report.
In addition, the Project will meet all applicable development standards in the R-S, Suburban
Residential District, RMC Chapter 18 144 for Planned Residential Developments, and other
applicable provisions of the Redlands Municipal Code. The Open Space provided, in the form of
citrus groves to be owned and maintained by the Homeowner's Association, complies with the
open space requirements of RMC Chapter 18 144.200(A) by providing twenty percent (20%) of
the total acreage of the PRD as Citrus groves that can be easily accessed and enjoyed by residents
of the PRD
4 That the proposed development is appropriate at the proposed location.
The proposed subdivision is appropriate at the proposed location because the development
provides a single-family residential development consistent with existing residential uses within
the vicinity The site is zoned R-S and City Zoning maps indicate this zoning designation dating
back to 1955, therefore the site has been envisioned to be developed with single family residential
development since at least that time. The Project site is located within a developed residential area
and incorporates improvements which will be similar to the surrounding residential neighborhoods
utilities and services in the area are adequate to serve the proposed development and adjacent
roadways have capacity to provide adequate vehicular access to the Project's private street.
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Section 10. Findings for Variance Approval. The proposed Variance No 810 is hereby
recommended for approval to the City Council based upon the following findings
1 That there are exceptional or extraordinary circumstances or conditions applicable to the
property or to the intended use that do not apply generally to other properties or uses in
the same vicinity and zone.
The 8 8-acre site contains existing structures that will not be removed. To preserve these structures
separate parcels will be created by TPM 20185 for each structure. Parcel 4 of TPM 20185 is the
location of the future subdivision with 28 lots to be created by TTM 20305 Parcel 4 is constrained
by the creation of the parcels preserving the existing structures, therefore limiting the Project's
ability to develop the new homes on both sides of the new street within the remaining developable
area. To develop the Project as proposed, reduced front yard setbacks are required to allow
development to occur in a similar fashion to the homes immediately surrounding the Project in the
same zone, with homes on both sides of the streets.
2 That such variance is necessary for the preservation and enjoyment of a substantial
property right possessed by other properties in the same vicinity and zone district, but
which is denied to the property in question.
Due to the constrained dimensions and shape of the parcel to be developed by TTM 20305, which
is a result of preserving the existing homes on the Project site, a Variance to the required setbacks
is necessary to allow the development of single -story homes on lots that are less than 10,000
square -feet (as allowable in an approved Planned Residential Development) The requested
Variance will balance property rights among property owners within the same vicinity and zone,
and will allow the proposed Project to develop single-family homes at an overall density that is
similar to the surrounding area.
3 That the granting of such variance will not be detrimental to the public welfare or injurious
to the property or improvements of others in the vicinity
The requested variance allows more variation in minimum and maximum setback dimensions than
what is typically allowed. The setback dimensions that will be varied for homes located within a
private subdivision with 28 new residential lots. Adequate private and common open space will be
provided within and around the Project site (other than the yard setbacks subject to this Variance),
and open space Lots A, B, C,D and E will be available to the future residents of the Project, in
addition to the 0 82 acre citrus preservation lot on TPM 20185 The proposal with a Variance will
allow appropriate development of the Project site consistent with the R-S zoning while not
detrimentally affecting public welfare or public and private improvements. Therefore, the
reduction would not be detrimental or injurious to others in the vicinity
4 That the granting of such variance will not adversely affect the general plan of the city of
Redlands
The requested variance does not allow an increase in density that would create an adverse impact
on the General Plan, nor does it contradict policies of the General Plan.
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Section 11. Findings for Variance Approval. The proposed Variance No 811 is hereby
recommended for approval to the City Council based upon the following findings
1 That there are exceptional or extraordinary circumstances or conditions applicable to
the property or to the intended use that do not apply generally to other properties or uses
in the same vicinity and zone.
The 8 8-acre site contains existing historical structures that will not be removed. To preserve these
structures, separate parcels will be created by TPM 20185 Parcel 4 of TPM 20185 is the location
of the future 28 lot subdivision (to be created by TTM 20305) Parcel 4 is constrained by the
creation of the parcels preserving the existing structures, limiting the projects ability to develop
single family homes that meet the rear yard open space requirements necessary to apply the
exception allowed by Section 18 196 030(B) The constraints created by the reduced size and
shape of the remaining lot (Lot 4 of Parcel Map) to be developed by TTM 20305 caused by the
preservation of the existing structures within the Project site is a condition that applies to this site
that does not generally apply to other properties within the same zone.
2 That such variance is necessary for the preservation and enjoyment of a substantial
property right possessed by other properties in the same vicinity and zone district, but
which is denied to the property in question.
Due to the constrained dimensions and shape of the parcel to be developed by TTM 20305, which
is constrained by the preservation of the existing homes on the Project site, a variance to the
required rear yard open space is necessary to allow the development of single -story homes on lots
that are less than 10,000 square -feet (as allowed in an approved Planned Residential
Development)
3 That the granting of such variance will not be detrimental to the public welfare or
injurious to the property or improvements of others in the vicinity
The requested variance would allow a reduction in the required rear yard open space on all 20 of
the 28 proposed residential lots. The variance would only impact the rear yards of properties
located within a private, subdivision development with 28 new residential lots. A 1.37 acre of open
space area established in conjunction with the new subdivision will provide additional citrus open
space for the residents of the new subdivision. The proposal with a Variance will allow appropriate
development of the Project site while not detrimentally affecting public welfare or public and
private improvements. Therefore, the reduction in required rear yard open space would not be
detrimental or injurious to the public or other properties in the vicinity
4 That the granting of such variance will not adversely affect the general plan of the city of
Redlands
The requested variance does not allow an increase in density that would create an adverse impact
on the General Plan, nor does it contradict policies of the General Plan. The proposed infill
development Project will implement and be consistent with several General Plan policies
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pertaining to sustainable infill development
Section 12 Effective Date This Resolution shall take effect upon adoption
ADOPTED, SIGNED AND APPROVED this 7th day e iecem.e , 2021
ATTEST
e Donaldson, City Clerk
Paul T Banch, Mayor
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I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing
resolution was duly adopted by the City Council at a regular meeting thereof held on the 7th day
of December, 2021
AYES Councilmembers Foster, Tejeda, Davis, Guzman -Lowry, Mayor Barich
NOES None
ABSENT None
ABSTAINED None
Donaldson, City Clerk
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EXHIBIT "A"
DEVELOPMENT SERVICES DEPARTMENT
CONDITIONS OF APPROVAL
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EXHIBIT A
DEVELOPMENT SERVICES DEPARTMENT
CONDITIONS OF APPROVAL
*** CONDITIONS OF APPROVAL ADDED OR MODIFIED BY THE PLANNING
COMMISSION ON JUNE 22, 2021
CONDITIONS APPLICABLE TO ALL ENTITLEMENTS
1 This approval is for the following entitlements for the property located at 301 West Palm
Avenue (APN 0173-231-05-0000)
a. Tentative Parcel Map No 20185 authorizes subdivision of approximately 8.8 gross
acres into four legal parcels, and Parcel 4 for further subdivision through Tentative
Tract Map No. 20305,
b Tentative Tract Map No. 20305 authorizes subdivision of 6 82 acres into 28
residential lots for detached single-family dwelling .units plus five lettered lots for
landscaping and recreational open space purposes,
c. Conditional Use Permit No 1143 authorizes a Planned Residential Development on
approximately 6,83 acres with 28 residential lots for detached single-family dwelling
units plus five lettered lots for open space purposes, and a ITorne Owner's
Association,
d. Variance No 810 authorizes modification of the requirements of RMC Section
18 152.040(A) - Exceptions for Large Scale Developments; Yard Variances for
Housing to allow a reduction in the required ftont yard setback on Lots 6 and to
extend the maximum front yard setback on Lot 8 of Tentative Tract Map No 20305,
and
e. Variance No 811 authorizes modification of the requirements of RMC Section
18 152.070(G) - Exceptions for Projections into Yards - to allow a reduction in the
required rear yard open space requirements necessary to apply the exception for all 20
of the 28 lots within the Tentative Tract Map 20305
2, This approval includes the following expiration date(s) for the following entitlements
a, Tentative Parcel Map No 20185 Unless a Final Map is recorded, or a time extension
is granted in accordance with the Redlands Municipal Code, this application shall
expire two (2) years after the date of City Council approval.
Expiration Date.
b Tentative Tract Map No 20305 Unless construction has commenced pursuant to a
building perrnit, or a time extension is granted in accordance with Code, this
approval shall expire two (2) years from the date of City Council approval
Expiration Date
c Conditional Use Permit No 1143 Unless construction has commenced pursuant to a
building permit, or a time extension is granted in accordance with Code, this
application shall expire concurrently with the expiration date for Tentative Tract Map
No 20305 Expiration Date:
3 The applicant for this subdivision, and its heirs, successors and assignees shall defend,
indemnify and hold harmless the City of Redlands, its elected officials, officers, agents
and employees from and against any claim, action, or proceeding to attack, set aside,
void, and annul the approval of this parcel map by the City provided such action is
brought within the time period provided for in Section 66499.37 of the California
Government Code. The City will promptly notify the applicant of any claim, action, or
proceeding that may be brought against it.
4 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 conunenced to run on the date this project was
approved by the City
5 The applicant for this permit, and its successors and assigns, shall defend, indemnify and
hold harmless the City of Redlands, and its elected officials, officers, agents and
employees, from and against any and all claims, actions, and proceedings to attack, set
aside, void or annul the approval of this permit by the City, or brought against the City
due to acts or omissions in any way connected to the applicant's project that is the subject
of this permit, This 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 permit. The City shall have no liability to the applicant for the exercise of City's
right to revoke this permit.
6 All plans submitted to the City shall reflect all Planning Commission approvals and any
other changes required by the Commission and/or staff. This condition applies to site
plans, landscape plans, elevations, grading, and all other illustrations, text, or plans
submitted to the City in connection with the project,
7 Prior to the issuance of a grading permit or any onsite tree removal, the developer shall
complete a Level III HALS like report for the site. The report shall contain measured
drawings, a written history, and large format black and white, and color photographs of
landscape and site features, The finalized report shall be submitted to the Development
Services Department to be archived at the A.K. Smiley Public Library and City of
Redlands
8 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,
9 Prior to the issuance of a building permit for any walls over three feet (3'0") in height, or
open fences over four feet (4'0") in height within the front yard setback(s), the developer
shall obtain a Minor Exception Permit,
10 Prior to the issuance of a building permit for any walls over six feet (6'0") in height, the
developer shall obtain a Minor Exception Permit.
MND Mitigation Measures for Project
11 BI0-1 Pre -construction Nesting Bird Survey 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, including those for the loggerhead shrike, 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.
12, CUL-1 Prior to the issuance of a grading permit, the Project proponent shall retain the
services of a Registered Professional Archaeologist, to monitor all initial ground
disturbing activities related to the Project. In the event that prehistoric or historic -period
archaeological cultural resources are discovered during Project activities, all work in the
immediate vicinity of the find (within a 60-foot buffer) shall cease and the Project
archaeologist shall assess the find and malce recommendations regarding the treating of
the discovery Impacts to significant archaeological deposits shall be avoided if feasible,
but if such impacts cannot be avoided, the deposits shall be evaluated for their eligibility
to the California Register of Historical Resources. If the deposits are not California
Register eligible, no further protection of the find is necessary If the deposits are eligible,
impacts shall 'be avoided or mitigated, Acceptable mitigation may consist of, but is not
necessarily limited to, systematic recovery and limited nondestructive analysis of
archaeological deposits, recording the resource, preparation of a report of findings.
13 CUL-2 If significant archaeological cultural resources, as defined by CEQA Section
15064 5(a), or Tribal Cultural Resources (artifacts of Native American origin), are
discovered, the qualified archaeologist shall develop a Monitoring and Treatment Plan
for the remainder of the project site, The Monitoring and Treatment Plan shall be
developed in coordination with Participating Tribe(s), the project proponent, and the City
of Redlands. The project proponent shall secure monitoring agreements with the
consulting tribe(s), prior to the recommencement of work, and the project archaeologist
and tribal monitors shall monitor the remainder of the project site and implement the
Plan accordingly
14 CUL-3 A final monitoring report with methods and findings shall be submitted to the
Project proponent, City of Redlands, Participating Tribes, and the South Central Coastal
Information Center
15 CUL-4 The final report must describe the type, disposition, and significance of the
resource(s), document the impacts to the resource(s), describe mitigation measures and
how they were fulfilled. Work on the other portions of the Project site outside of the
buffered area may continue during the assessment period with the iznplenaentation of
Mitigation Measure CUL-2. Details in the Monitoring and Treatment Plan shall include
Project grading and development scheduling.
A monitoring schedule developed in coordination with the Project proponent, the
qualified archaeologist, and. Native American Tribal Monitors representing the
Participating Tribes.
c. Safety requirements, duties, scope of work, and the qualified archaeologist's
authority to stop and redirect grading activities in coordination with the City of
Redlands, Project proponent, and construction contractor
d. The protocols and stipulations that the project proponent, City of Redlands,
Participating Tribes, and qualified archaeologist will follow in the event of
inadvertent cultural resources discoveries, including any newly discovered cultural
resource deposits that shall be subject to a cultural resources evaluation,
e. In a confidential appendix, include the daily/weekly monitoring notes from the
qualified archaeologist. The final report shall be completed within 60 days of the
completion of ground disturbing activities.
a.
b
16 CUL-5 In the event that human remains (or remains that may be human) or funerary
objects are discovered at the Project Site during grading or earthmoving, the construction
contractors shall immediately stop all activities within 100 feet of the find. The Project
proponent shall then inform the San Bernardino County Coroner and the City of
Redlands Police Department immediately, and the coroner shall be permitted to examine
the remains as required by California Health and Safety Code Section 7050.5 (b). Section
7050 5 requires that excavation be stopped in the vicinity of discovered human remains
until the coroner can determine whether the remains are those of a Native American, If
human remains are determined as those ofNative American origin, the project proponent
shall comply with the state relating to the disposition of Native American burials that fall
within the jurisdiction of the NAHC (PRC Section 5097). The coroner shall contact the
NAHC to determine the most likely descendant(s) (MLD) The MLD shall complete his
or her inspection and make recommendations or preferences for treatment within 48
hours of being granted access to the site. The disposition of the remains shall be overseen
by the most likely descendant(s) to determine the most appropriate means of treating the
human remains and any associated grave artifacts. The specific locations of Native
American burials and reburials will remain proprietary and not disclosed to the general
public. The locations will be documented by a qualified archaeologist in conjunction with
the MLD, City, and project proponent, and a report of findings will be filed with the
South Central Coastal Information Center (SCCIC), the City of Redlands Development
Services Department, and the appropriate Native American Tribe(s)
17 GEO-1 Prior to commencement of any grading activity on the Project site, the applicant
shall retain a qualified paleontologist, subj ect to the review and approval of the Director
of Development Services, or designee The qualified paleontologist shall attend the pre -
construction meeting and be on site during all rough grading and other significant
ground -disturbing activities.
In the event that paleontological resources (e.g., fossils) are unearthed during grading, the
paleontology monitor shall temporarily halt and/or divert grading activity to allow recovery
of paleontological resources. The area of discovery shall be roped off with a 50-foot radius
buffer Once documentation and collection of the find is completed, the monitor shall remove
the rope and allow grading to recommence in the area of the find. The paleontologist shall
prepare a Paleontological Resources Impact Mitigation Program (PRIMP) for the proposed
Project. The PRIMP shall be consistent with the guidelines of the Society of Vertebrate
Paleontology (SVP)
18. NOI-1 The Project improvement and building plans shall include the following for
construction activities
The proposed barriers spanning the north and eastern boundaries of Lot 1 and
northern/western boundaries of Lot 28 shall be constructed to six feet in height in order to
break "line of sight" between the lots and Palm Avenue. The barrier shall be constructed of
CMU block, or material of similar density and use, with no visible gaps between construction
materials or at the base of the wall.
19 TRC-1 The Participating Tribe(s) shall be contacted and provided information, as
detailed in Mitigation Measure CUL-1, for any archaeological cultural resources
discovered during Project implementation, and be given the opportunity to provide input
regarding the significance a.n.d treatment of archaeological cultural resources. Should the
archaeological cultural resources be determined significant, as defined by CEQA Section
15 064 5 (a), then Mitigation Measures CUL-1 and CUL-2 shall be followed. Additionally,
if tribal cultural resources are inadvertently discovered during the course of ground
disturbance, the following procedures shall be implemented for treatment and disposition
of the discoveries.
a. Temporary Curation and Storage During the course of construction, all discovered
resources shall be temporarily curated in a secure location onsite or at the offices of
the qualified archaeologist, The removal of any artifacts from the project site shall be
thoroughly inventoried with a qualified archaeologist and Native American Tribal
Monitor(s) oversight of the process.
b Treatment and Final Disposition. The land owner(s) shall relinquish ownership of all
cultural resources, including sacred items, burial goods, archaeological artifacts, and
nonhuman 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 euration facility
C In the event that more than one Native American tribe or band is involved
with the proposed project and cannot come to an agreement as to the
disposition of cultural materials, they shall be eurated at the San Bernardino
County Museum by default, located at 2024 Orange Tree Lane in Redlands
California.
ADDITIONAL CONDITIONS FOR TENTATIVE PARCEL MAP NO 20185
20 The applicant shall record the subdivision by Final Parcel Map, The final map shall
substantially conform to the tentative map as approved by the City Council.
21 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
22 Prior to the recordation of the Final Parcel Map, an easement for utilities and access to Parcel
2 shall be established across Parcel 4 at the Alvarado Street side of the project in front of
the existing home with current address of 827 Alvarado Street.
23 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.
ADDITIONAL CONDITIONS FOR TENTATIVE TRACT MAP NO 20305
24 The applicant shall record the subdivision by a Final Tract Map. The final map shall
substantially conform to the tentative map as approved by the City Council
25 With the exception of model homes approved subject to a model home agreement, no
building permits shall be issued until a final tract map has been recorded.
26. All off -site and on -site utilities shall be placed underground. Prior to approval of the
final map the applicant shall submit plans to be approved by the Municipal Utilities and
Engineering Director and the Development Services Director, that detail undergrounding
of all utilities for the project.
27 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
28 Any slopes greater in height than three feet (3') shall be provided with irrigation systems
and planted with groundcover, shrubs, and trees as approved by the Development
Services Department and Municipal Utilities and Engineering Department, to prevent
erosion.
29 All orange groves, landscaping, and amenities provided on the common lots shall be
maintained by the Homeowner's Association and/or Community Facilities District.
30 The applicant shall establish a home Owners Association (HOA) for the care and
maintenance of groves and all other property improvements held in common ownership
of the subdivision (Lots A through E) The HOA shall be formed for the property, and
Covenants, Conditions, and Restrictions (CC&R's) shall be prepared, submitted for
review and approval by the City Attorney, prior to approval of the Final Map The
IIOA and the CC&R's shall cover the care and maintenance of all property and
improvements held in common ownership of the subdivision and shall also cover the care
and maintenance of parkways, groves, basins, and all lettered lots within the
development.
31 Covenants, Conditions, and Restrictions ("CC&Rs") shall be prepared by the applicant
and approved by the City for the projeet. The CC&Rs shall contain the following
a. A provision which reads substantially as follows "The City shall have the right to
review and approve any proposed amendment or termination of [the CC&Rs] when
such termination or amendment would alter, amend, terminate or otherwise impair
the rights of the City under those provisions of [the CC&Rs] which satisfy the
conditions of approval imposed by the City for the project. All proposed
amendments shall be submitted to the City's Development Services Director and shall
be approved in writing by the City Attorney as a precondition of and prior to the
recordation of such amendment."
b. A provision which reads substantially as follows "[The CC&Rs] shall be covenants
running with the land, and shall, in any event, and without regard to technical
classification or designation, legal or otherwise, be, to the fullest extent permitted by
law and equity, binding for the benefit and the favor of, and enforceable by the City
of Redlands. Although the City of Redlands shall be a beneficiary of [the CC&Rs],
and shall have a right to enforce [them], the City of Redlands shall not be obligated
hereunder to exercise such rights of enforcement."
c. The project shall provide CC&Rs detailing the prohibition of recreational vehicle
parking within side yards. Based on the requirements of Section 18.144 160(B) ofthe
Redlands Municipal Code.
d. CC&Rs shall detail the ownership and maintenance requirements for Lots A, B, C, D
and E, stating that the required open space areas for the project shall be owned and
maintained by the Home Owners Association for the project in perpetuity If the
HOA fails to satisfactorily maintain citrus trees within Lots A, B, C, D and/or E, then
the City in its sole discretion may activate the CFD for required maintenance to
ensure citrus trees shall remain alive, healthy, disease -resistant, and will provide the
required 20% open space for the related Planned Residential Development in Tract
20305
32. Prior to recordation of a Final Map, the applicant shall form or join (at the City's
discretion) a Community Facilities District (CFD) for the care and maintenance of
common areas, and for all other property improvements held in common ownership of
Tract 20305, on Lots A through E of Tentative Tract 20305 The CFD shall remain
inactive unless and until the City, in its sole discretion, notifies the HOA of its intent to
activate the CFD to implement satisfactory maintenance of citrus trees within the open
space lots. The CFD and the CC&Rs shall cover the care and maintenance of open space
and any other property and improvements held in common ownership of the subdivision.
33 All walls facing public areas or existing development to be built using split -face block.
ADDITIONAL CONDITIONS FOR CONDITIONAL USE PERMIT NO 1143
34 The applicant shall not make any modifications or changes during construction (e.g.,
approved site design, building elevations, landscape, etc.) without first consulting with
the Development Services Director or designee.
35 A Home Owner's Association shall be established for the tract for maintenance of the
lettered lots and related improvements.
36 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 permits.
37 No final inspection or Final Certificate of Occupancy for the project shall be granted until
all conditions of approval have been satisfied.
38 All utilities shall be placed underground. Plans shall be submitted that detail the
undergrounding of all off -site and on -site utilities, subject to review and approval by the
Municipal Utilities and Engineer Director and the Development Services Director, prior
to issuance of building permits.
39 Any Citrus trees required to be removed during construction, which are located within
the first row of trees in open space on Lots A through E shall be replaced with a
minimum of a 24-inch box size trees. Citrus trees removed during construction in areas
beyond the first row of Lots A through E shall be replaced with a minimum of 15-gallon
size citrus trees.
40 The developer shall construct an interpretive kiosk within public view near the corner of
West Palm Avenue and Alvarado Street prior the first Certificate of Occupancy The
specific location shall be indicated on the project plans prior to the issuance of building
permits for the Tract 20305 The kiosk shall provide information which will document
the entire site with archival photographs and messaging designed to inform the public of
the history of the site.
41 Parking within the project shall be limited to one side of Street "A" within the project.
42 The project bulb entry area, the knuckle on Street A and the cul-de-sac (adjacent to
Alvarado Street) shall be indicated as No Parking areas.
43 Each unit shall have two (2) covered parking spaces as required by the Redlands
Municipal Code.
44 Any orange groves, landscaping, and amenities on the common lots shall be maintained
by a Homeowners Association.
45 Front yard landscaping for each lot shall be planted and installed prior to occupancy of
the unit.
46. The applicant shall be required to submit a lighting plan to the Development Services
Director for review and approval prior to the issuance of any building permits. The plan
must include details such as beam spreads and/or photometric calculations that do not
exceed the value one-half foot candle of illumination at the property line, location and
type of fixtures, exterior colors, details on the foundation, and arrangement of exterior
lzghting.
47 Open space areas shall be fully landscaped including the replanting or retention of any
citrus trees prior to occupancy of the tenth (1011i) dwelling unit.
48 The applicant shall provide variable front yard setbacks throughout the tract and maintain
an average front yard setback of twenty five (25) feet,
49 Any slopes greater in height than three feet (3') shall be provided with irrigation systems,
and planted and maintained with groundcover, shrubs, and trees as approved by the
Development Services Department and Municipal Utilities and Engineering Department
to prevent erosion,
50 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 permits.
51 Landscape and Irrigation Plans shall be approved prior to the issuance of building
permits. Landscape and Irrigation shall be submitted for plan check to the Development
Services Department, Building & Safety Division, for distribution to other departments
and for review and approval by the Development Services Director Plans shall be in
compliance with the Water Efficient Landscape Ordinance No 2724 (see RMC Chapter
15 54)
52 Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the applicant
and approved by the City for the project. The CC&Rs shall contain the following:
a. A provision which reads substantially as follows "The City shall have the right to
review and approve any proposed amendment or termination of [the CC&Rs] when
such termination or amendment would alter, amend, terminate or otherwise impair
the rights of the City under those provisions of [the CC&Rs] which satisfy the
conditions of approval imposed by the City for the project. All proposed
amendments shall be submitted to the City's Development Services Director and shall
be approved in writing by the City Attorney as a precondition of and prior to the
recordation of such amendment."
b A provision which reads substantially as follows "[The CC&Rs] shall be covenants
running with the land, and shall, in any event, and without regard to technical
classification or designation, legal or otherwise, be, to the fullest extent permitted by
law and equity, binding for the benefit and the favor of, and enforceable by the City
of Redlands. Although the City of Redlands shall be a beneficiary of [the CC&Rs],
and shall have a right to enforce [them], the City of Redlands shall not be obligated
hereunder to exercise such rights of enforcement."
c. The project shall provide CC&Rs detailing the prohibition of recreational vehicle
parking within side yards. Based on the requirements of Section 18.144 160(B) ofthe
Redlands Municipal Code.
d. CC&Rs shall detail the ownership and maintenance requirements for Lots A, B, C, D
and E, stating that the required open space areas for the project shall be owned and
maintained by the Home Owners Association for the project in perpetuity
53 All walls facing public areas or existing development to be built using split -face block.
54 Any Citrus trees required to be removed during construction, which are located within
the first row of trees in the open space on lots A-E shall be replaced with a minimum of a
24-inch box sized tree. Citrus trees removed during construction in areas beyond the first
row of Lots A-E shall be replaced with a minimum of 15-gallon sized citrus trees
55 ***The developer shall construct an interpretive kiosk within public view near the corner
of West Palm Avenue and Alvarado Street prior the first Certificate of Occupancy The
specific location shall be indicated on the project plans prior to the issuance of building
permits. The kiosk shall provide information which will document the entire site with
archival photographs and messaging designed to inform the public of the history of the
site. The kiosk shall include a graffiti resistant coating or be constructed of graffiti
resistant materials and shall be maintained in state of security, safety and good repair to
include the removal and replacement of faded, damaged or missing materials.
56 Parking within the project shall be limited to one side of Street "A" within the project.
57 The project bulb entry area, the knuckle on Street A and the cul-de-sac adjacent to
Alvarado Street shall be indicated as no parking areas
58 ***The applicant shall fence the proposed groves/open space areas within the project on
Lots A, B and E, and provide gated access to the open space areas for the residents ofthe
project. Fencing shall be constructed of open tubular steel or wrought iron with
decorative pilasters or as approved by the Development Services Director
59 ***The applicant shall submit a Citrus Management Plan prepared by a qualified
consultant for review by the Director of Facilities and Community Services prior to the
issuance of a grading permit. The plan shall detail the ongoing professional maintenance,
preservation, replanting and rehabilitation of the citrus on -site. The plan shall also
include watering plans, details for replacement of citrus as necessary, and plans for
disease prevention in order to maintain a grove suitable for cultivation and recreation for
the residents of the project. Any necessary rehabilitation work necessary in accordance
with the Citrus Management Plan shall be completed prior to the issuance of occupancy
permits. CC&Rs for the project shall include the requirement for compliance with this
plan.
Police Department
60 A crash barrier shall be installed at the northern termination point of Eureka Street
This crash barrier may be in the form of a reinforced masonry perimeter wall for the
project or other form to be approved by the Redlands Police Department
Facilities and. Community Services
61 A recycling plan may be required if demolition and construction activity is occurring,
pursuant to RMC 13 66.020
62. The City maintains a list of acceptable street trees by species, by street name, and by tree
district, pursuant to RMC 12 52.050 Street trees for public streets adjacent to the project
must be selected from this approved list. Private street trees shall match the approved
preliminary landscape plans or as approved by the Director of Development Services.
Other Departments
63 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)
EXHIBIT "B"
MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
CONDITIONS OF APPROVAL
13
I.\Resolutions\Res 8200-8299\8242 Redlands Palm Investment-301 W Palm 11 16.21.docx
REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
DEVELOPMENT REQUIREMENTS
TENTATIVE PARCEL MAP 20185
Date of P C. Meeting.
Applicant:
Location:
Project Description:
May 11, 2021
Diversified Pacific Communities
301 West Palm Avenue (APN 0173-231-05)
Subdivide One 8.8 Acre Parcel into Four Parcels
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
No grading permit required for this application.
B. The following items are required prior to RECORDATION OF PARCEL MAP
1 Pay plan check fee as established per resolution. The amount will be determined
at plan check submittal,
2. Plans required to be submitted shall include (RMC 17 17 060).
a. Parcel Map,
b Street Improvement; and
c. 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
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.
Tentative Parcel Map No 20185
May 11, 2021
Page 2
4 All support documentation shall be submitted with the plans to be checked.
Submission shall include (RMC 17 11 020 and RMC 17 11 090)•
a. Title Reports and backup documents for the property;
U All record maps and deeds referenced on the Tract/Parcel Map;
c. Easement Documents,
d. Boundary and Lot Closure Calculations; and
e. Record plans, maps and documents,
5 Pay the required development impact fees per ordinance in effect at 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) and/or completion
of a Water Exchange Agreement or other mechanism as approved
by City Council for provision of water to the existing grove; and
• Remaining Development Impact Fees will be due at time of
building permit issuance or water meter installation (RMC
13 48 030 and Redlands Ordinance No 2830)
6 All off -site improvements shall be designed by a Civil Engineer licensed in the
State of California. All existing utilities shall be pot -holed to determine the actual
depth if no signed plan is available. Field notes will be submitted at time of
submitting the plan for review and plan checking (RMC 17 17 060)
7 The approximate locations of existing underground utilities shall be shown on the
improvement/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.
8 Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
9 Requirements for Palm Avenue (RMC 17 15 and 17 17)
a.
b
c
d.
e.
Repair/replace altered, broken or substandard
improvements to the project boundary This shall
limited to, the repair of the split- rock curb and gutter;
Construct a 25 foot radius curb return at Alvarado
catch basin as needed.
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 geoteehnical report,
Construct standard sidewalk where missing along the entire street frontage
and ramps at all curb returns;
Install LED ornamental street light(s) [LEOTEK (GCJ2-20H-MV-WW-2-
GY-IA-WL-PCR7-CR) or approved equal], with the equivalent
existing off -site
include, but is not
Street. Reconstruct
Tentative Parcel Map No 20185
May 11, 2021
Page 3
illumination of a 150 watt sodium vapor street light, Installation of one
(1) light at the corner of Palm Avenue and Alvarado Street 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,
f. Provide/replace street trees and/or relocate existing street trees to provide
adjacent distance from curb and sidewalk as approved by the Facilities and
Community Services Department Director Street trees may be shown on
the street plans for City approval,
g. Construct underwalk drain, if necessary;
h. Use traffic index of 6 0, and
i Install residential fire hydrants as required by the Redlands Fire
Department.
10 Requirements for Alvarado Street (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 repair of the split- rock curb and installation of Portland
concrete gutter,
b Construct a 25 foot radius curb return at Palm Avenue, Reconstruct catch
basin as needed.
c Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the new curb and gutter to the street centerline
verified through a geotechnical report,
d. Construct standard property line adjacent sidewalk along the entire street
frontage and ramps at all curb returns;
e, Install LED historic ornamental street light(s) with the equivalent
illumination of a 100 watt sodium vapor street light. Location and number
of lights will be determined at time of plan preparation. Replace the
existing SCE streetlight at Alvarado Street and Chestnut Avenue with a
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. Coordinate with City staff for
guidance Prepare and submit a separate street lighting plan for City
approval,
f. Provide/replace street trees and/or relocate existing street trees to provide
adjacent distance from curb and sidewalk as approved by the Facilities and
Community Services Department Director Street trees may be shown on
the street plans for City approval,
g. Construct underwalk drain, if necessary;
h. Use traffic index of 5 0; and
i Install residential fire hydrants as required by the Redlands Fire
Department.
11 Provide for adequate drainage facilities (RMC 17 17).
Tentative Parcel Map No 20185
May 11, 2021
Page 4
12, All irrigation lines that exist within any street right-of-way shall be replaced with
ductile iron, cement mortar lined and coated steel, or as approved by City
Engineer (RMC 1717 020)
13 All off -site utilities shall be placed underground. The undergrounding shall
include power poles located along the project site's street frontage(s) and may
include power poles beyond the site's boundary as determined by Southern
California Edison. Those power lines that are 66KV or greater will not be
required to be undergrounded. Any power pole(s) that contain a street light will be
required to install a standard street light, in accordance with the Municipal
Utilities and Engineering Department's standards Plans shall be submitted that
detail the undergrounding of all off -site utilities, subject to review and approval
by the City Engineer (RMC 17 17 020)
14 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)
Acceptable security forms Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter (savings account) in
City's name
15 Survey and Monumentation cash bond must be posted.
16 The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
17 Execute Subdivision Improvement Agreement (RMC 17 17 070) The terms of
the Subdivision Improvement Agreement may allow for a deferral of the public
improvements along Palm Avenue and Alvarado Street until the development of
Tract No 20305 on Parcels No 3 and 4 of this map if the City Council authorizes
a deferred improvement agreement which will detail the terms of the deferral and
surety requirements.
C. The following items are required prior to issuance of the BUILDING PERMIT
No building permit required for this application.
Tentative Parcel Map No 20185
May 11, 2021
Page 5
D The following items are required prior to approval of APPLICATION FOR
WATER SERVICE CONNECTION and prior to WATER METER
INSTALLATION
Completion of a Water Exchange Agreement or other mechanism as approved by City
Council for provision of water to the existing grove.
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT
1 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)
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 All SWPPP Best Management Practices (BMPs) to prevent and control discharges
to the municipal separate storm sewer (drain) system shall be in place and shall be
maintained throughout the course of the project. (RMC 13 54)
5 Although this project will have an on -going inspection throughout construction, a
final inspection for all off -site improvements must be scheduled by developer to
certify that these improvements comply with City specifications. (RMC
12 16 090)
6. 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)
7 A California OSHA Permit Number for all work that is 5 feet deep or deeper shall
be provided. Call (909)383-4321 (RMC 12 16 040)
8 A copy of soils report is required with reeornmendation for the final pavement
struetu al section to be submitted prior to placing of the street pavement. The
report shall include test results and boring/sampling locations.
9 A traffic control plan shall be prepared in accordance with the latest revision of
CA MUTCD or W.A.T C.XI. manual, submitted and accepted by the City
Engineer prior to issuance of an encroachment permit. The plan shall show all
Tentative Parcel Map No 20185
May 11, 2021
Page 6
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.
10 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)
Acceptable security forms Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter (savings account) in
City's name.
11 Survey and Monumentation cash bond must be posted.
12 The 10°/a warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
13 Execute Subdivision Improvement Agreement (RMC 17 17 070)
F The following items are required prior to FINAL APPROVAL.
1 All requirements as described in Sections A, B, C, D and E of these conditions of
approval shall be met,
2 All as -built plans shall be delivered to the Municipal Utilities and Engineering
Department for review and approval.
3 All improvements shall be reviewed and accepted by the City Engineer The
Engineer of Record shall file a Final Certification for all grading and
improvements relating to the project development.
4 Owner's Licensed Land Surveyor shall reset survey points, monuments, record
corners, and centerline ties that were destroyed during construction and shall file
Corner Records for those points prior to completion of the project with San
Bernardino County Surveyor Copies of information shall be furnished to the
Municipal Utilities and Engineering Department. [California B&P Cocle 8762,
8767, 8768, 8771, and 8773(b)]
Tentative Parcel Map No 20185
May 11, 2021
Page 7
5 One mylar copy of recorded parcel map shall be furnished to the Municipal
Utilities and Engineering Department.
6 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
7 Resurface existing roadway as directed by the City Engineer due to utility
installations and construction damage.
8. Existing striping shall be removed and replaced as necessary New striping and
pavement markings shall be installed as required by the City Engineer
G The following items are required 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. A recorded mylar copy of the Parcel map shall be submitted, if a part of a lot -sale
subdivision and not included in Item E.
3 Tie sheets shall be submitted for all monuments found and/or set in the public
right-of-way
4 The release of securities/warranties/deposits must be requested in writing to the
City Engineer Allow 30 days for processing.
d w"
DONALD YOUN::, P.M.P
One Stop Permit Center Manager
Initial
PILE: TPM 20185
REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT
DEVELOPMENT REQUIREMENTS
TENTATIVE TRACT MAP NO 20305 AND CONDITIONAL USE PERMIT NO 1143
Date of P C. Meeting:
Applicant:
Location
Project Description:
May 11, 2021
Diversified Pacific Communities
301 West Palm Avenue
Subdivide Parcels 3 and 4 (6.82 Acres) of Tentative Parcel Map
No. 20185 into 28 Single Family Lots and 5 Lettered Lots
The applicant shall comply with the fallowing 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.
1 Pay plan cheek 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 20305 & CUP No 1143
May 11, 2021
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 plans submitted shall be
substantially complete, and no plan check queue place -holder plans will be
accepted. An incomplete plan submittal will not be accepted for plan check,
4 All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Hydrology Report and hydrologic Calculations; (RMC 17 07 030)
b, Geotechnical Report; (RMC 17 07 040) and
e. 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. (R.MC 10.54)
NOTE. Cash cleanup deposit and truck route permit submitted during the
grading process could be transferred to be used during building construction or
off -site improvement construction if it is within the time limit specified in the
truck route permit, otherwise a new truck route permit must be issued.
8 For all development requiring coverage under the state of California General
Storm Water Permit, in effect at the time of permit issuance, and whom have filed
with the State Board a Notice of Intent (NOI), a copy of the Waste Discharge
Identification Number (WDID) and NOI shall be submitted for review and file,
Call (866) 563-3107 (RMC 13 54)
9 The Final WQMP shalt also include a site trash plan detailing the installation,
operation, and maintenance of a Full Capture System (FCS) for loose trash. The
intent of the FCS is to capture loose trash preventing the trash from entering the
site storm drains and basins. BMPs or devices used as FCS devices shall require
acceptance by the City Engineer Full Capture Systems are defined as treatment
controls (either a single device or a series of devices) capable of trapping all
particles 5 mm or greater In addition, the FCS shall trap trash from the greater of:
TTM No 20305 & CUP No 1143
May 11, 2021
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
1 Pay plan cheek 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 (Private),
c. Storm Drain Construction (Private),
h. Potable Water Main Installation, and
j Sewer Main 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 cheek 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,
5 Pay the required development impact fees per ordinance in effect at time of
approval of Final Tract Map. The exact amount will be determined based upon
the review of the final building plans and project information. Development
Itnpact Fees shall include;
• Water Source Acquisition Charge (RMC 13 40);and
• Completion of a Water Exchange Agreement or other mechanists
as approved by City Council for provision of water to the existing
grove; and
TTMNo 20305 & CUP No 1143
May 11, 2021
Page 4
• Remaining Development Impact Fees will be due at time of
building permit issuance or water meter installation (RMC
13 48 030 and Redlands Ordinance No 2830)
6 All improvements shall be designed by a Civil Engineer licensed in the State of
California. (RMC 17 17 060)
7 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.
8 Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
9 Requirements for Private Street (RMC 17 15 and 17 17)
a. Dedicate to provide utility easement for water including water meters,
sewer, and solid waste service as accepted by the Municipal Utilities and
Engineer Director,
b. Construct 4" rolled curb and gutter 15 feet both side of street centerline as
shown on the approved tentative tract map and as accepted by the City
Engineer,
c. Provide full depth construction consistent with the City standard as
accepted by the City Engineer between the new curb and gutter to the
street centerline verified through a geotechnieal report;
d. Construct standard curb adjacent sidewalk along the entire street frontage
and ramps at all curb returns,
e Construct underwalk drain, if necessary;
f. Use a minimum traffic index of 5 0,
g. Install a minimum 8 inch diameter potable water main including necessary
valves and appurtenances,
h. Install residential fire hydrants as required by the Redlands Fire
Department; and
Install a minimum 8 inch diameter sewer main with manholes and
appurtenances.
10 Requirements for Palm Avenue (RMC 17 15 and 17 17)
a. Repair/replace altered, broken or substandard existing off -site
improvements to the project boundary;
b Install LED ornamental street light(s) [LEOTEK (GCJ2-20HI-MV-W W-2-
GY-4A-WL-PCR7-CR) or approved equal], with the equivalent
illumination of a 150 watt sodium vapor street light. Street light shall be
placed east of the new private street, Installation of one (1) light will be
required. Location of the light will be determined at time of plan
TTM No, 20305 & CUP No 1143
May 11, 2021
Page 5
preparation. Coordinate with City staff for guidance Prepare and submit
a separate street lighting plan for City approval,
c. Construct underwalk drain, if necessary,
d. Install residential fire hydrants as required by the Redlands Fire
Department.
11 Provide adequate drainage facilities, including but not limited to, installation of an
adequately sized private reinforced concrete storm drain from Eureka Street to
Alvarado Street and installation of a City maintain catch basin at the terminus of
Eureka Street as required by the City Engineer The applicant shall provide and
submit all necessary hydrology/hydraulic studies and calculations in accordance
with the San Bernardino County Hydrology Manual to adequately size the storm
drain facility A minimum 10' private drainage easement shall be provided as
accepted by the City Engineer (RMC 17 17)
12. Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the
applicant and approved by the City for the project which address cross lot
drainage, Water Quality Management Plan requirements, sewer usage, water
service, and solid waste disposal, which are shared by the property owners. The
CC&Rs shall contain the following:
a. A provision which reads substantially as follows "The City shall have the
right to review and approve any proposed amendment or termination of
[the CC&Rs] when such termination or amendment would alter, amend,
terminate or otherwise impair the rights of the City under those provisions
of [the CC&Rs] which satisfy the conditions of approval imposed by the
City for the project. All proposed amendments shall be submitted to the
City's Development Services Director and shall be approved in writing by
the City Attorney as a precondition of and prior to the recordation of such
amendment."
b A provision which reads substantially as follows "[The CC&Rs] shall be
covenants running with the land, and shall, in any event, and without
regard to technical classification or designation, legal or otherwise, be, to
the fullest extent permitted by law and equity, binding for the benefit and
the favor of, and enforceable by the City of Redlands. Although the City
of Redlands shall be a beneficiary of [the CC&Rs], and shall have a right
to enforce [themj, the City of Redlands shall not be obligated hereunder to
exercise such rights of enforcement."
13 The CC&Rs shall be subject to a joint review by the all affected City Department
Directors and the City Attorney's Office. The applicant shall be required to pay
for the review of the CC&Rs by the affected Department Directors and the City
Attorney's Office at such persons' hourly billing rates,
TTM No, 20305 & CUP No 1143
May 11, 2021
Page 6
14 The CC&Rs shall be submitted to the City at least thirty (30) days prior to the
submission of any request for approval of the final map. The CC&Rs shall
subsequently be recorded, in the form approved by the City, prior to or at the
same time as the final map
15 Install reduced pressure principle backflow devices as required by City Engineer
(RMC 13.20)
16 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)
Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter (savings account) in
City's name.
17 Survey and Monumentation cash bond must be posted.
18 The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
19 Execute Subdivision Improvement Agreement (RMC 17 17 070) This
Subdivision Improvement Agreement will be in addition to the Subdivision
Improvement Agreement prepared for Parcel Map No 20185 and shall
incorporate all applicable terms and conditions for assurance of construction of all
improvements,
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. (City Resolution No 7671)
2 Provide pad certification and compaction report to the Building and Safety
Department.
3 Pay the required development impact fees per ordinance in effect at time of
issuing the building permit, The exact amount will be determined based upon the
review of the final building plan or project information. Development Impact
Fees shall include
• Transportation Facilities, (RMC 3 54)
TTM No 20305 & CUP No 1143
May 11, 2021
Page 7
• 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'k, (RMC 13 40)
• Sewer Capital Improvement Charge, (RMC 3 44) and
• Solid Waste Capital Improvement Charge. (RMC 3 70)
These charges are required for building permit issuance if Final
Tract Map was not required for the project or charges were not
paid with the Final Tract Map approval
4 Although this project will have an on -going inspection throughout construction, a
final inspection for all off -site improvements must be scheduled by developer to
certify that these improvements comply with City specifications. (RMC
12 16 090)
5 Comply with City of Redlands Landscape Ordinance No 2724 and submit a
landscape/irrigation plan prepared by a licensed landscape architect to the
Development Services Department for review and approval.
6 Submit recycling plans for site demolition/eonstruction for review and approval in
accordance with Chapter 13 66 of the Redlands Municipal Code,
7 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)
3 Pay the Water Meter Charge; (Redlands Ordinance No 2830) and
4 Completion of a Water Exchange Agreement or other mechanism as approved by
City Council for provision of water to the existing grove.
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
1 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)
TTM No 20305 & CUP No 1143
May 11, 2021
Page 8
2 Truck route permit is required for all construction vehicles 5 tons and over gross
vehicular weight (e g. concrete trucks) using streets other than established truck
routes, (RMC 10 54)
3 Section 4216/4217 of the Government Code requires a Dig Alert Identification
Number be issued before a "Permit to Excavate" will be valid. For your Dig Alert
Identification Number, call Underground Service Alert toll free, 1-800-227-2600,
two (2) working days prior to conducting any excavation, (RMC 12,20 120)
4 Encroachment Permit application and two (2) sets of City approved plans must be
submitted for all off -site improvements. Encroachment Permit fees shall be paid
prior to issuance of Encroachment Permit, (RMC 12.16 010)
5 A California OSHA Permit Number for all work that is 5 feet deep or deeper shall
be provided. 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,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 niunbers 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)
Acceptable security forms Surety Bond(s), Letter of Credit from a qualified
bank or institution, Cash Deposits, or Set Aside Letter (savings account) in
City's name,
9 Execute Subdivision Improvement Agreement, (RMC 17 17 070) See
requirement B19 of these Conditions.
TTM No 20305 & CUP No 1143
May 11, 2021
Page 9
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.
4 Owner's Licensed Land Surveyor shall reset survey points, monuments, record
corners, and centerline ties that were destroyed during construction and shall file
Corner Records for those points prior to completion of the project with San
Bernardino County Surveyor Copies of information shall be furnished to the
Municipal Utilities and Engineering Department. [California B&P Code 8762,
8767, 8768, 8771, and 8773(b)]
5 One mylar copy of recorded tract map shall be furnished to the Municipal Utilities
and Engineering Department,
6 A list of Public as -built infrastructure improvement quantities shall be provided in
the Excel format provided by the City showing quantities for each street segment
(i.e. pavement, curb and gutter, sidewalk, etc,)
7 Streets may be required to have a seal coat applied at the option of the 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 Contractors will be required to pave new streets in two (2) phases with last phase
being delayed until 95 percent of construction has been completed, or on approval
of the City Engineer
11 Owner/Developer shall provide recycling receipts as required by the recycling
plan.
TTM No 20305 & CUP No 1143
May 11, 2021
Page 10
G The following items are required 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. A recorded mylar copy of the Tract map shall be submitted.
3 Tie sheets shall be submitted for all monuments found and/or set in the public
right-of-way
4 The release of securities/warranties/deposits must be requested in writing to the
City Engineer Allow 45 days for processing.
DONALD YOUNG, P.
One Stop Permit CenterManager
L
Initial
FILE, TTM 20305 & CUP 1143