HomeMy WebLinkAboutReso 8516RESOLUTION NO. 8516
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING TENTATIVE TRACT MAP NO. 20520, CONDITIONAL USE
PERMIT NO. 1167 (PLANNED RESIDENTIAL DEVELOPMENT), AND
STREET VACATION NO. 193, TO CONSTRUCT A SINGLE-FAMILY
RESIDENTIAL PROJECT WITH A TOTAL OF 35 SINGLE-FAMILY LOTS,
ADOPTION OF THE ASSOCIATED SOCIO-ECONOMIC COST/BENEFIT
STUDY, AND ADOPTION OF AN INITIAL STUDY/MITIGATED NEGATIVE
DECLARATION. THE PROJECT SITE IS APPROXIMATELY 14.69 ACRES
LOCATED ON THE EAST SIDE OF TEXAS STREET APPROXIMATELY 500
FEET NORTH OF DOMESTIC AVENUE.
WHEREAS, TTLC Redland Texas St, LLC ("Applicant") has filed applications for
Tentative Tract Map No. 20520 and Conditional Use Permit No. 1167 and Street Vacation No.
193 for a residential subdivision and Planned Residential Development for 35 single-family lots
and six (6) lettered lots, on approximately 14.69 acres located on the east side of Texas Street
approximately 500 feet north of Domestic Avenue (APN: 0167-041-01-0000) in the Agriculture
(A-1) District referred to herein as the "Project" or "Project Entitlements"; and
WHEREAS, the Notice of Intent for the Initial Study and declaring the City's intent to adopt
a Mitigated Negative Declaration for the Project was published for general circulation in the
Redlands Daily Facts on April 20, 2023; and
WHEREAS, the Notice of Intent for the Initial Study was filed and posted at the County
Clerk of the Board on April 20, 2023; and
WHEREAS, an Initial Study and Mitigated Negative Declaration ("MND") was prepared
for the project and circulated for public review for a period of thirty days beginning on April 21,
2023, and concluding on May 23, 2023; and
WHEREAS, notice of the Planning Commission's public hearing for the Project and the
related Project Entitlements was published in a newspaper of general circulation; and
WHEREAS, the Project is subject to the California Environmental Quality Act (CEQA),
the City has prepared an Initial Study and exercised its own independent judgment and analysis,
there is no substantial evidence that the proposed project may have a significant effect on the
environment, the custodian of records is the Planning Division of the Development Services
Department, and a Mitigated Negative Declaration has been prepared in accordance with the State
CEQA Guidelines; and
WHEREAS, on August 8, 2023, the Planning Commission held a public hearing and
considered the staff report, oral report, the testimony, and the written evidence submitted by and
on behalf of the applicant, and by members of the public; and
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WHEREAS, on August 8, 2023, the Planning Commission recommended approval of the
Project to the City Council; and
WHEREAS, the MND and related materials for the project that were reviewed by the
Planning Commission in making its recommendation have been forwarded to the City Council;
and
WHEREAS, notice of the City Council's public hearing for the Project was published in a
newspaper of general circulation by the City Clerk; and
WHEREAS, the City Council held a duly noticed public hearing for the Project on October
3, 2023, at which interested persons had the opportunity to provide verbal and written testimony
on the Project and proposed Mitigated Negative Declaration (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 Comments,
and supporting documentation. The City Council 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. Independent Judgment of Lead Agency. The MND for the Project, prepared
by the City's environmental consultant, reflects the City's independent judgment and analysis. The
City has exercised independent judgment and analysis in accordance with Public Resources Code
Section 21082.1(c)(3) in managing as appropriate the environmental consultant, and directing the
consultant in the preparation of the MND. The City Council has independently reviewed and
analyzed the MND and accompanying technical studies/reports, and finds that the MND reflects
the independent judgment and analysis of the City.
SECTION 3. Adoption of Mitigated Negative Declaration. The City Council finds on the
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 Mitigated Negative Declaration (MND) for the Project.
SECTION 4. 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 5. Notice of Determination. The City Council directs staff to file and post a
Notice of Determination in accordance with the State CEQA Guidelines.
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SECTION 6. 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 7. 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 urunitigable physical blight or overburden public services in the community.
SECTION 8. FINDINGS FOR TENTATIVE TRACT MAP APPROVAL. The proposed
Tentative Tract Map No. 20520 is hereby approved based upon the following findings, and subject
to the Conditions of Approval from the Development Services Department, Planning Division and
Land Use Engineering Division, 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 map will be consistent with the Redlands General Plan and the
Redlands Municipal Code. The proposed subdivision is designated in the General
Plan land use map as Very Low Density Residential which permits up to 2.7
dwelling units per gross acre. The applicable zoning designation is Residential
Estate (R-E) District, and the proposed density of 2.3 units per gross 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-E, Residential Estate District up
to 3 dwelling units per net acre.
The Open Space provided, 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 recreational
open space that can be easily accessed and enjoyed by residents of the PRD.
2. The site is physically suitable for the type of development.
The project site is physically suitable for the type of development. The existing site
has a relatively flat topography within the development area and is large enough to
subdivide the site into 35 lots with a minimum lot size of 7,200 square feet in
accordance with the density and design requirements of the Redlands General Plan
and the Redlands Municipal Code. 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.
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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 Very Low Density
Residential, which allows a maximum density of up to 2.7 dwelling units per gross
acre. The project site's topography within the developable portion 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. Both the General Plan and the applicable zoning of the property allow
development with this density. In addition, the Planned Residential Development
Ordinance allows a maximum density for property in the R-E, Estate Residential
district to not exceed 3 dwelling units per net acre. As indicated in the analysis in
this staff report, the project proposes a density of 3 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.
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
developable portions of the site do 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.
S. The design of the subdivision or type of improvements is 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.
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 public sidewalk on Texas Street and on the
interior streets. The project will also construct an extension of the Santa Ana River
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Trail. In addition, the project is responsible for installing or repairing associated
street improvements such as curb, gutter, and sidewalk, adjacent to the project,
consistent with City requirements.
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. This finding can be made.
SECTION 9. FINDINGS FOR CONDITIONAL USE PERMIT APPROVAL The
proposed Conditional Use Permit No. 1167 for a Planned Residential Development is hereby
approved based upon the following findings, and subject to the Conditions of Approval from the
Development Services Department, Planning Division and Land Use Engineering Division,
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 Very Low Density Residential, which allows
up to 2.7 units per acre and the proposed subdivision is proposed with a maximum
density of 2.3 units per gross acre. The proposed development meets all applicable
development standards of the R-E, Estate Residential District and RMC Chapter
18.144 for Planned Residential Developments. The proposed project provides all
two-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 2.5 acre park 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 fourteen mitigation measures that have been recommended to reduce
potential impacts associated with Biological Resources, Cultural Resources,
Geology & Soils, Hydrology, 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.
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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, 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-E,
Suburban Residential District, RMC Chapter 18.144 for Planned Residential
Developments, and other applicable provisions of the Redlands Municipal Code.
The Open Space provided, 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 recreational
open space 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 and the sites existing General Plan
designation of Very Low Density Residential. The project site is located adjacent
to existing developed residential areas 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.
SECTION 10. Effective Date. This Resolution shall take effect upon adoption.
ADOPTED, SIGNED AND APPROVED this 3'd day of October, 2023.
Eddie Tejeda, Mayor
ATTEST:
e Donaldson, City Clerk
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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 3rd day
of October, 2023.
AYES: Councilmembers Barich, Guzman -Lowery, Saucedo; Mayor Tejeda
NOES: None
ABSENT: Councilmember Davis
ABSTAINED: None
Jeany'Donaldson, City Clerk
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EXHIBIT A
DEVELOPMENT SERVICES DEPARTMENT
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 20520
CONDITIONAL USE PERMIT NO. 1167
STREET VACATION NO. 193
1. This permit/approval is for Tentative Tract Map No. 20520 for a residential subdivision
with thirty-five (35) single-family lots and six (6) lettered lots, and Conditional Use Permit
No. 1167 for a Planned Residential Development with 35 single-family homes and related
open space and site improvements. The project site is approximately 14.69 acres in size is
located on the east side of Texas Street approximately 500 feet north of Domestic Avenue
(APN: 0167-041-01-0000) in the Agriculture (A-1) District.
2. This permit/approval shall expire two (2) years from the date of project approval (will
expire on August 8, 2025), unless construction has commenced pursuant to a building or
engineering permit(s), or a time extension is granted in accordance with the Redlands
Municipal Code pursuant to RMC Sections 17.07.110 and 17.07.120 (Subdivision
Regulations) and RMC Section 18.192.090 (Conditional Use Permits).
3. The issuance of any permits shall comply with all applicable provisions of the Redlands
Municipal Code, California Building Code, and California Fire Code currently in effect.
4. All plans submitted to the City shall reflect the City Council approval and any other
changes required by the City Council, Planning Commission and/or staff. This condition
applies to the site plan, landscape plans, building elevations and materials, and all other
illustrations, text, or plans submitted to the City in connection with this project.
5. No final inspection or Certificate of Occupancy shall be granted until all conditions of
approval have been satisfied.
6. The applicant shall record the subdivision by a final tract map. 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.
7. The final map shall substantially conform to the tentative map as approved by the City
Council.
8. 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.
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9. 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.
10. Each unit shall have two (2) covered parking spaces as required by the Redlands Municipal
Code.
11. Any landscaping and amenities on the common lots shall be maintained by a Homeowners
Association.
12. Front yard landscaping for each lot shall be planted and installed prior to occupancy of the
unit.
13. 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 lighting.
14. 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.
15. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations or
exactions imposed by the City as a condition of approval of this project are subject to a
statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest
period for those fees, dedications, reservations and exactions which are subject to
Government Code Section 66020(a) has commenced to run on the date this project was
approved by the City.
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16. The applicant shall not make any modifications or changes during construction that are in
conflict or contrary to the proj ect's approved site design, or building elevations without
first consulting with the Development Services Director or designee.
17. Open space areas shall be fully landscaped including the installation of park amenities
including the tot lot, play areas and the Santa Ana River Trail prior to occupancy of the
20t}'--27th dwelling unit. * Amended by the Planning Commission on August 8, 2023.
18. 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.
19. Prior to the issuance of a building permit for walls over three feet in height, or open fences
over four feet in height within the front yard setback, the developer shall obtain a Minor
Exception Permit.
20. Prior to the issuance of a building permit for walls over six feet in height, the developer
shall obtain a Minor Exception Permit.
21. Roof and ground mounted equipment shall be placed underground or screened from public
view on all sides subject to review and approval by the Development Services Director,
prior to the issuance of building permits.
22. Street Vacation No. 193 shall be recorded prior to any action on the Final Map.
23. The applicant shall construct the Santa Ana River Trail through Lot "A" along the Santa
Ana River Bluff within the development. Trail alignment shall be coordinated with and
incorporated into the Santa Ana River Trail Project with the San Bernardino County Parks
Department. A public access and maintenance easement shall be dedicated to San
Bernardino County prior to recordation of the Final Map.
24. The Development Services Director is authorized to approve minor modifications to the
approval project plans or any of the conditions of approval if such modifications shall
achieve substantially the same results as would strict compliance with said plans and
conditions.
25. 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 (Also known as Chapter 15.54 of
the RMC).
26. 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.
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27. The project site shall be kept in a weed and dust free condition throughout all periods of
development.
28. 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. The HOA shall be formed for the property, and Conditions, Covenants 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 HOA 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.
29. 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) of
the Redlands Municipal Code.
d. CC&Rs shall detail the ownership and maintenance requirements for Lots A,
through G, 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.
30. All walls facing public areas or existing development to be built using decorative (split -
face or slump stone) block.
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31. Mitigation Measure BIO-1:
To ensure no impacts to San Bernardino kangaroo rat (SBKR) occur from Project
implementation, the following measures shall be implemented prior to ground -disturbing
activities:
1. A protocol focused trapping study for SBKR shall be conducted prior to ground -
disturbing activities to determine the presence/absence of SBKR within the Project
area and adjacent slope, consistent with the United States Fish and Wildlife
Service's (USFWS) approved Survey Protocol for Determining Presence of San
Bernardino Kangaroo Rats and the California Department of Fish and Wildlife's
(CDFW) Memorandum of Understanding.
a. If no SBKRs are trapped on -site during the trapping study, the following
avoidance and minimization measures shall be conducted prior to ground -
disturbing activities.
i. The limits of the Project disturbance shall be clearly marked with flagging
or similar means. All mechanized equipment shall remain within the
designated limits of disturbance. Construction personnel shall strictly limit
their activities, vehicles, equipment, and construction materials to the
designated work area.
ii. All contractors and personnel involved in the construction shall receive
environmental awareness training. The training shall be developed in
consultation with a biological monitor and consist of an on -site or training
center presentation with supporting materials (i.e., photographs, pamphlets,
slides). The training shall provide information about federally/State-listed
species, special -status species, and sensitive habitats occurring within the
vicinity of the proposed limits of disturbance (i.e., SBKR, and Riversidian
Alluvial Fan Sage Scrub [RAFSS]).
iii. Immediately following the negative trapping results, a SBKR exclusion
fence shall be installed around the proposed limits of disturbance. The
exclusion fence shall be constructed to the following specification.
iv. An approximately 4-foot-tall fence with 2 feet above ground and 2 feet
below ground shall be installed around the entire disturbance area. The erect
portion of the fencing shall be covered in a material that cannot be climbed
or chewed through by SBKR.
v. A qualified biological monitor, with SBKR experience, shall be present
during initial clearing and grubbing activities and on a regular basis to
ensure the exclusion fence is effective. The biological monitor shall have
the authority to halt any and all construction activities.
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vi. The biological monitor shall supervise the installation of the SBKR
exclusion fence around the proposed limits of disturbance. The biological
monitor shall ensure that no burrows are impacted by fence installation, by
avoiding burrows within 5 meters, if any. The wildlife agencies will be
consulted if there are burrows within 5 meters of the fence to avoid take.
vii. The biological monitor shall inspect the exclusion fence before leaving the
job site in the evening and repair any opening in the fencing as necessary to
exclude SBKR.
viii. The biological monitor shall supervise the removal of the SBKR exclusion
fence to ensure no SBKR burrows, if any, are impacted by fence removal.
ix. Construction activities shall be limited to daylight hours to the extent
feasible. If nighttime work is necessary, lighting shall be shielded away
from the Santa Ana River floodplain north of the proposed limits of
disturbance. Fixtures shall be shielded to downcast below the horizontal
plane of the fixture height and mounted as low as possible.
x. All permanent lighting fixtures within the completed development shall be
shielded and directed away from the RAFSS habitat on the Santa Ana River
floodplain north of the proposed limits of disturbance.
b. If SBKR are trapped within the proposed limits of disturbance, Incidental Take
Permits (ITPs) with the USFWS (Section 10 or Habitat Conservation Plan) and
CDFW (Section 2081) shall be prepared and processed to allow for "take"
authorization for SBKR and to mitigate for impacts to the species and loss of
habitat. If SBKR are determined to be present, project construction shall not occur
until "take" authorization and mitigation approval is received from the wildlife
agencies.
32. Mitigation Measure BIO-2:
Pre -construction surveys for burrowing owls on the Project site and in the surrounding
area shall be conducted by a qualified biologist no more than 14 days prior to initiation of
Project activities in accordance with guidelines identified by the CDFW 2012 Staff
Report on Burrowing Owl Mitigation (State of California Natural Resources Agency,
Department of Fish and Game, March 2012). If Project activities are delayed for more
than 30 days (including the restarting of activities after Project/ground disturbing delays
of 30 days or more), additional surveys shall be completed, including but not limited to a
take avoidance survey within 24 hours of ground disturbance.
If burrowing owl(s) are not observed on site during any pre -construction surveys, a letter
shall be prepared by the qualified biologist documenting the results of the survey.
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If burrowing owls are observed on the Project site during the preconstruction survey, a
burrowing owl relocation plan shall be prepared by the Applicant and approved by the
CDFW.
33. Mitigation Measure BIO-3:
Nesting birds are protected pursuant to the Migratory Bird Treaty Act (MBTA) and
California Fish and Game Code (Sections 3503, 3503.3, 3511, and 3513 of the California
Fish and Game Code prohibit the take, possession, or destruction of birds, their nests or
eggs). In order to protect migratory bird species, a nesting bird clearance survey shall be
conducted prior to any ground disturbance or vegetation removal activities that may disrupt
the birds during the nesting season. Consequently, if avian nesting behaviors are disrupted,
such as nest abandonment and/or loss of reproductive effort, it is considered "take" and is
potentially punishable by fines and/or imprisonment.
If construction occurs between February 1 and August 31, a preconstruction clearance
survey for nesting birds shall be conducted within three (3) days of the start of any
vegetation removal or ground -disturbing activities to ensure that no nesting birds will be
disturbed during construction. The biologist conducting the clearance survey shall
document a negative survey with a brief letter report indicating that no impacts to active
avian nests would occur. If an active avian nest is discovered during the pre -construction
clearance survey, the biologist shall establish protective buffers surrounding the nest site
in which no disturbance activities shall occur until the nesting activity is completed and the
nesting has either failed or the young have fledged. The size of the no -disturbance buffer
shall be determined by the wildlife biologist and shall depend on the level of noise and/or
surrounding anthropogenic disturbances, line of sight between the nest and the construction
activity, type and duration of construction activity, ambient noise, species habituation, and
topographical barriers. These factors shall be evaluated on a case -by -case basis when
developing buffer distances. Limits of construction to avoid an active nest shall be
established in the field with flagging, fencing, or other appropriate barriers; and
construction personnel shall be instructed on the sensitivity of nest areas. A biological
monitor shall be present to delineate the boundaries of the buffer area and to monitor the
active nest to ensure that nesting behavior is not adversely affected by the construction
activity. As noted above, once the young have fledged and left the nest, or the nest
otherwise becomes inactive under natural conditions, construction activities within the
buffer area can occur.
34. Mitigation Measure CUL-1:
Prior to the issuance of a grading permit, the Applicant shall provide the Director of the
City of Redlands Department of Development Services, or designee, with evidence that it
has retained the services of a qualified archaeologist that meets the Secretary of the Interior
standards on an on call basis. In the event that cultural resources are discovered during
Project activities, all work in the immediate vicinity of the find (within a 100-foot buffer)
shall cease and the Project archaeologist shall assess the find and determine appropriate
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treatment. Work on the other portions of the Project outside of the buffered area may
continue during this assessment period.
35. Mitigation Measure CUL-2:
If significant pre -contact and/or historic -era cultural resources, as defined by CEQA (as
amended, 2015), are discovered and avoidance cannot be ensured, 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
the Applicant and the City. The Applicant shall secure a monitoring agreement with the
archaeologist prior to the recommencement of work, and the archaeologist shall monitor
during the remainder of the ground disturbance activities on the Project site and implement
the Plan accordingly.
36. Mitigation Measure TCR-1:
The Yuhaaviatam of San Manuel Nation (YSMN) Cultural Resources Department shall be
contacted regarding any pre -contact cultural resources discovered during Project
implementation, and be provided information regarding the nature of the find, so as to
provide Tribal input with regards to significance and treatment. YSMN shall have the
option of placing a tribal monitor on -site during ground -disturbing activities within
previously undisturbed soil for the remainder of the Project.
37. Mitigation Measure TCR-2:
Any and all archaeological documents created as a part of the Project (isolate records, site
records, survey reports, testing reports, etc.) shall be supplied to the Applicant and Lead
Agency for dissemination to YSMN. The Lead Agency and/or Applicant shall, in good
faith, consult with YSMN throughout the life of the Project.
38. Mitigation Measure GEO-1:
Prior to commencement of any grading activity on the Project site, the Applicant shall
retain a qualified paleontologist, subject to the review and approval of the Director of the
City of Redlands Department of Development Services, Planning Division, 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).
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Building and Safety Division Conditions of Approval
39. When the Entitlement Review is approved submit complete construction drawings
including structural calculations, energy calculations and a soils report to Building and
Safety for plan review in accordance with the current edition of the California Building
and Fire Codes including all local ordinances and standards which are effective at the
time of Plan Check Submittal.
40. An accessible path of travel to play area / play structures is required in accordance with
the State of California and ADA regulations.
Facilities and Community Services Department
41. 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 City Departments/Divisions:
42. Conditions of Approval from the following City Departments/Divisions are applicable to
the project, and are hereby incorporated by reference:
a. Land Use Engineering Division (Exhibit B)
Brian Desatnik
Development Services Director
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EXHIBIT B
LAND USE ENGINEERING DIVISION
CONDITIONS OF APPROVAL
[ Attached ]
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REDLANDS DEVELOPMENT SERVICES DEPARTMENT
LAND USE ENGINEERING
DEVELOPMENT REQUIREMENTS
TENTATIVE TRACT MAP NO. 20520 AND CONDITIONAL USE PERMIT NO. 1167
Date of P.C. Meeting: August 8, 2023
Applicant: Michael Torres, The True -Life Companies
Location: 500 Feet North of Domestic Avenue on the East Side of Texas
Street (APN: 0167-041-01)
Project Description: Subdivision and Construction of 35-Unit Planned Residential
Development
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.
1. Pay plan check fee as established per resolution. The amount will be determined
at plan check submittal. Changes to the existing fee schedule in effect on
12/6/2021 are limited to those adjustments described in SB 330 and allowed in
Government Code Section 65589.5 (o) 2. (A).
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)
Tract Map No, 20520 and CUP No, 1167
August 8, 2023
Page 2
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Six (6)
copies of each are required. After final review, grading and 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)
c. Easement Documents. (RMC 17.09,050)
5. A final WQMP that is in substantial conformance with the preliminary WQMP
and in full conformance with the WQMP Guidance Document shall be submitted
and approved prior to the approval of precise grading plans.
6. Cash cleanup deposit shall be submitted ($3,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request. (RMC
12.16.290)
7. Truck route permit is required for all construction vehicles 5 tons and over gross
vehicular weight (e.g. concrete trucks) using streets other than established truck
routes, (RMC 10.54)
NOTE: Cash cleanup deposit and 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 hi 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 shall also include a site trash plan detailing the installation,
operation, and maintenance of a Full Capture System (FCS) for loose trash. The
intent of the FCS is to capture loose trash preventing the trash from entering the
site storm drains and basins. BMPs or devices used as FCS devices shall require
acceptance by the City Engineer. Full Capture Systems are defined as treatment
controls (either a single device or a series of devices) capable of trapping all
particles 5 mm or greater. In addition, the FCS shall trap trash from the greater of:
Tract Map No. 20520 and CUP No. 1167
August 8, 2023
Page 3
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 check fee as established per resolution. The amount will be determined
at plan check submittal.
2. Plans required to be submitted shall include (RMC 17.17.060):
a. Tract Map;
b. Street Improvement;
c. Storm Drain;
d, Pavement Striping and Signage Plans (including reflectorized pavement
markers);
e. Street Tree Installation — Street trees shall be provided as per the approved
Street Tree List;
£ Street Light Installation -- Provide street lighting plan which show
approved locations of service pedestal(s), conduits, street lights,
appurtenances, and any necessary detail by Southern California Edison
Company;
g. Potable Water Main Installation;
h. Recycled Water Main Installation;
i. Sewer Main Installation; and
j. Approved Onsite Potable and Irrigation Water Line Installation.
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Three
(3) copies of each are required. After final review, plans shall be submitted on
24" x 36" size, min. 4 mil, mylar sheets for City's approval.
3. Submission of plan sets shall be complete and include all required engineering
designs and drawings listed in No. 2 above, All plans submitted shall be
substantially complete, and no plan check queue place -holder plans will be
accepted. An incomplete plan submittal will not be accepted for plan check.
4. All support documentation shall be submitted with the plans to be checked.
Submission shall include (RMC 17.09.060):
a. Title Reports and backup documents for the property;
b. All record maps and deeds referenced on the Tract/Parcel Map;
c. Easement Documents;
d. Boundary and Lot Closure Calculations; and
e. Record plans, maps and documents.
Tract Map No. 20520 and CUP No. 1167
August 8, 2023
Page 4
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
Impact Fees shall include;
• Water Source Acquisition Charge (RMC 13,40);
• Water Frontage Charges; (RMC 13.44 and 13.12) and
• Remaining Development Impact Fees will be due at time of
building permit issuance or water meter installation (RMC
13.48.030 and Redlands Ordinance No, 2830).
6. All off -site improvements shall be designed by a Civil Engineer licensed in the
State of California. All existing utilities shall be pot -holed to determine the actual
depth if no signed plan is available. Field notes will be submitted at time of
submitting the plan for review and plan checking (RMC 17.17.060).
7. The approximate locations of existing underground utilities shall be shown on the
improvement/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. Submission of approved onsite potable and irrigations plans is required prior to
connection to recycled water system. All onsite improvements shall be done in
accordance with the Water Resources Control Board, Division of Drinking Water
requirements for recycled water. City shall submit plans to Division of Drinking
Water for approval prior to final approval and installation of irrigation meters.
9. Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
10, Requirements for Texas Street (RMC 17.15 and 17.17):
a. Vacate to provide for 32 foot half street right-of-way width;
b, Construct standard curb and gutter 20 feet east side of street centerline;
c. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the new curb and gutter to the street centerline
verified through a geotechnical report;
d. Construct standard property line adjacent sidewalk along the entire street
frontage and ramps at all curb returns;
e. Install LED ornamental streetlight(s) (GE 29W Type IV Gray Cobrahead)
or approved equal, with the equivalent illumination of a 100 watt sodium
vapor street light. Streetlight spacing shall be determined by the City of
Redlands design specifications. Location of the lights will be determined
at time of plan preparation. Coordinate with City staff for guidance,
Prepare and submit a separate street lighting plan for City approval;
Tract Map No. 20520 and CUP No. 1167
August 8, 2023
Page 5
f. Provide street trees avoiding sewer and water laterals as accepted by the
Facilities and Community Services Department. Prepare and submit a
separate street tree plan for City approval;
g. Construct standard offset cul-de-sac at street terminus as accepted by the
City Engineer;
h. Construct pavement transition based on design speed of the street from the
southerly project boundary to the south as accepted by the City Engineer;
i. Construct underwalk drain, if necessary;
j. Use traffic index of 6.0;
k. Install a minim -urn 8 inch diameter recycled water main including
necessary valves and appurtenances ifnonpotable water will be needed for
irrigation of any nonfunctional turf areas;
1. Install residential fire hydrants as required by the Redlands Fire
Department; and
m. Install a minimum 8 inch diameter sewer main with manholes and
appurtenances.
11. Requirements for Interior Streets (RMC 17.15 and 17.17):
a. Dedicate to provide for a 60 foot street right-of-way width including a
corner cutoff at the property line return to accommodate a 25 foot radius
curb return and pedestrian ramp;
b. Construct standard curb and gutter 18 feet both sides of street centerline;
c. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the new curb and gutter to the street centerline
verified through a geotechnical report;
d. Construct standard property line adjacent sidewalk along the entire street
frontage and ramps at all curb returns;
e. Install LED ornamental streetlight(s) (GE 29W Type IV Gray Cobrahead)
or approved equal, with the equivalent illumination of a 100 watt sodium
vapor street light. Streetlight spacing shall be determined by the City of
Redlands design specifications. Location of the lights will be determined
at time of plan preparation. Coordinate with City staff for guidance.
Prepare and submit a separate street lighting plan for City approval;
f Provide street trees avoiding sewer and water laterals as accepted by the
Facilities and Community Services Department. Prepare and submit a
separate street tree plan for City approval;
g. Construct standard cul-de-sac at street terminus;
h. Construct underwalk drain, if necessary;
i. Use traffic index of 5.0;
j. Install a minimum 8 inch diameter potable water main including necessary
valves and appurtenances;
k. Install residential fire hydrants as required by the Redlands Fire
Department; and
1. Install a minimum 8 inch diameter sewer main with manholes and
appurtenances.
Tract Map No. 20520 and CUP No, 1167
August 8, 2023
Page 6
12. Requirements for Street "N" of Tentative Tract Map No, 20336 (RMC 17.15 and
17,17):
a. Install a minimum 8-inch diameter sewer main with manholes and
appurtenances approximately 500 feet from Texas Street to the easterly
boundary of Tentative Tract Map No, 20336. Applicant is hereby notified
that connection of the sewer from Tract No. 20520 to the sewer main in
Street "N", as proposed by the applicant, can only occur if the sewer main
in Street "N" has already been constructed by the developer of Tract No,
20336 or alternative arrangements have been made for construction of the
sewer main in Avenue "N" westerly of the proposed point of connection.
By acceptance of this condition, applicant waives any rights it may have
pursuant to Government Code section 66462.5 and agrees that the City
shall have no obligation pursuant to such section to take any action with
respect to the final map, unless and until the City determines in its sole
and absolute, but reasonable, discretion that the applicant has such
sufficient title or interest, Through the acceptance of this condition, the
City's relies upon the applicant's proposed sewer design.
13. Provide adequate drainage facilities, including but not limited to, installation of an
adequately sized reinforced concrete storm drain (18" minimum diameter) along
Texas 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 (RMC 17,17).
14, 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."
Tract Map No. 20520 and CUP No, 1167
August 8, 2023
Page 7
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,"
15. 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
Attorneys Office at such persons' hourly billing rates,
16. 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.
17. As a condition of and prior to the final tract map approval, the applicant shall (1)
petition the City for annexation of the property comprising Tentative Tract Map
No. 20520 to the City's Community Facilities District No. 2004-1, or a similar
City community facilities district, as designed by the City; (2) take actions
reasonable or necessary to annex such property to community facilities district;
and (3) pay the reasonable and actual costs incurred by the City in annexing the
property to the community facilities district; all for the purpose of maintenance of
street trees in the public rights -of -way. (California Community Facilities Act)
18. All irrigation lines that exist within any street right-of-way shall be replaced with
ductile iron, cement mortar lined and coated steel, or as approved by City
Engineer, (RMC 17,17.020)
19. 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 overhead utility lines that are 66KV or greater will not
be required to be undergrounded. Any power pole(s) that contain a streetlight will
be required to install a standard streetlight, 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)
20. Construct standard Community Trail through Lettered Lot "A" within the
development as shown on Tentative Tract Map No, 20250 and as accepted by the
City Engineer. Dedicate a public access easement for all trails within the
development located outside of street right-of-way as accepted by the City
Engineer, (RMC 17,17.020)
Tract Map No. 20520 and CUP No, 1167
August 8, 2023
Page 8
21. Construct an ADA compliant 12 foot wide walking bridge connecting Lot "A" to
Israel Beal Park as accepted by the City Engineer and Building Official,
22. Install reduced pressure principle backflow devices as required by City Engineer,
(RMC 13.20)
23. Dedication documents shall be prepared by a licensed land surveyor or registered
civil engineer (registered prior to January 1982) in the State of California and
must be submitted for review and approval before recordation. (California B&P
Code 8761 and CCR 4411)
24. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows (RMC 17.17.080):
Performance 100% security (due prior to final map
approval)
(Warranty) 10% security (due at time of acceptance of
improvements)
Labor and Materials 50% security (due prior to final map
approval)
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 subject to approval of the City Attorney and Finance Director,
25. Survey and Monumentation cash bond must be posted.
26. The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work,
27. Execute Subdivision Improvement Agreement (RMC 17.17.070).
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. Changes to the existing fee schedule in effect on 12/6/2021 are
limited to those adjustments described in SB 330 and allowed in Government Code Section
65589,5 (o) 2. (A),
2. Provide pad certification and compaction report to the Building and Safety
Department.
Tract Map No. 20520 and CUP No. 1167
August 8, 2023
Page 9
3. Pay the required development impact fees per ordinance in effect
on 12/6/2021 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. Changes to the existing fee
schedule in effect on 12/6/2021 are limited to those adjustments
described in SB 330 and allowed in Government Code Section
65589.5 (o) 2. (A).
Development Impact Fees shall include:
• Transportation Facilities; (RMC 3.54)
• Fire Facilities; (RMC 3.60)
• General Government Facilities; (RMC 3.60)
• Library Facilities; (RMC 3.60)
• Open Space/Park; (RMC 3.32)
• Police Facilities; (RMC 3.60)
• Storm Drain Facilities; (RMC 3.56)
• Water Capital Improvement Charge; (RMC 3.48)
• Recycled Water Capital Improvement Charge; (RMC 3.53)
• Water Source Acquisition Charge*; (RMC 13.40)
• Sewer Capital Improvement Charge; (RMC 3.44)
• Solid Waste Capital Improvement Charge; (RMC 3.70) and
• Water/Sewer/Recycled Water Frontage Charges*.(RMC 13.44 and
* 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. 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 Recycled Water Capital Improvement Charge; (RMC 3.53.050)
Tract Map No, 20520 and CUP No. 1167
August 8, 2023
Page 10
4, Pay the Water Frontage Charges; (RMC 13.12) and
5. Pay the Water Meter Charge. (Redlands Ordinance No. 2830)
Note: Changes to the existing fee schedule in effect on 12/6/2021 are limited to
those adjustments described in SB 330 and allowed in Government Code Section
65589.5 (o) 2, (A).
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. 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 numbers of individuals who can be contacted regarding traffic
control measures.
Tract Map No. 20520 and CUP No, 1167
August 8, 2023
Page 11
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 subject to approval of the City Attorney and Finance Director.
9. Execute Subdivision Improvement Agreement. (RMC 17,17,070).
10. The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
F. The following items are required prior to issuance of CERTIFICATE OF
OCCUPANCY.
1. All requirements as described in Sections A, B, C, D and E of these conditions of
approval shall be met.
2, All work shall be completed to the satisfaction of the City Engineer. All as -built
plans shall be delivered to the Municipal Utilities and Engineering Department for
review and approval.
3. The Engineer of Record shall file a Final Certification for all grading and
improvements relating to the project development.
4, Owner's Licensed Land Surveyor shall reset survey points, monuments, record
comers, 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 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.)
Tract Map No. 20520 and CUP No, 1167
August 8, 2023
Page 12
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.
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, if 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 30-45 days for processing.
DONALD YOUNpP , M.P.
One Stop Permit enter Manager
Initial
FILE: TM 20520