HomeMy WebLinkAbout8554RESOLUTION NO. 8554
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING TENTATIVE PARCEL MAP NO. 20469 AND COMMISSION
REVIEW & APPROVAL NO. 941 FOR THE SUBDIVISION OF 24.4 ACRES
INTO THREE PARCELS FOR DEVELOPMENT PURPOSES AND THE
CONSTRUCTION OF 451 APARTMENT UNITS, FOR THE PROPOSED
LUGONIA VILLAGE RESIDENTIAL PROJECT, LOCATED ON THE NORTH
SIDE OF WEST LUGONIA AVENUE, SOUTH SIDE OF A PROPOSED
EXTENSION OF PENNSYLVANIA AVENUE, AND WEST SIDE OF KARON
STREET.
WHEREAS, Redlands Summit, LLC ("Applicant"), has filed an application for Tentative
Parcel Map No. 20469 to subdivide the entire 24.4 acre project site into three parcels (Parcel 1
with 4.75 net acres, Parcel 2 with 3.38 net acres, and Parcel 3 with 14.48 net acres) for development
purposes located on the north side of Lugonia Avenue, south side of a proposed extension of
Pennsylvania Avenue, and west side of Karon Street (APNs: 0167-171-04-0000, 0167-171-05-
0000, and 0167-171-06-0000); and
WHEREAS, the Applicant has submitted an application for Commission Review &
Approval No. 941 for the construction of a 451-unit multi -family apartment complex on Parcel 3
of Tentative Parcel Map No. 20469, fronting on Lugonia Avenue and comprised of studio, one -
bedroom, and two -bedroom floor dwelling units, including onsite parking and recreation areas;
and
WHEREAS, the Applicant filed the applications concurrently with General Plan
Amendment No. 143, Amendment No. 48 to Specific Plan No. 40, Zone Change No. 469, and a
request for a Density Bonus Agreement; and
WHEREAS, the above -referenced development and legislative applications filed with the
City of Redlands are referred to hereinafter as the "Project" and "Project Entitlements"; and
WHEREAS, the Applicant has submitted an Inclusionary Housing Plan in accordance with
Redlands Municipal Code Chapter 18.230 (Inclusionary Housing) and proposes to fulfill the
inclusionary housing requirements by providing twenty-eight (28) very low-income affordable
housing units within the project; and
WHEREAS, the Project is subject to the California Environmental Quality Act (CEQA),
the City has prepared an Initial Study for the Project in accordance with the State CEQA
Guidelines, and adopted a Mitigated Negative Declaration for the project in accordance with
CEQA Guidelines Section 15074; and
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WHEREAS, on January 23, 2024, 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
WHEREAS, on January 23, 2024, the Planning Commission recommended approval of the
Project to the City Council; and
WHEREAS, on or about February 23, 2024, notice of the City Council's public hearing for
the Project was published in the Redlands Daily Facts by the City Clerk; and
WHEREAS, on March 5, 2024, the City Council held a public hearing and considered the
staff written and oral reports, the recommendation of the Planning Commission, the testimony and
written evidence submitted by and on behalf of the applicant, and testimony by members of the
public; and
WHEREAS, following the public hearing on March 5, 2024, the City Council determined
that approval of the proposal is in the best interests of the public health, safety, and general welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
REDLANDS AS FOLLOWS:
SECTION 1. CALIFORNIA ENVIRONMENTAL QUALITY ACT. The proposed Project
is subject to the California Environmental Quality Act (CEQA), and the City Council has adopted
Resolution No.8851 certifying and adopting the Mitigated Negative Declaration and related
Mitigation Monitoring/Reporting Program for the project.
SECTION 2. FINDINGS FOR APPROVAL OF TENTATIVE PARCEL MAP NO. 20469.
The City Council of the City of Redlands hereby approves Tentative Parcel Map No. 20469 for
the Project subject to the Conditions of Approval attached hereto as Exhibits "A" and `B-1," and
based upon the following findings:
1. The proposed map is consistent with the General Plan or any applicable specific
plan, or other applicable provisions of the Redlands Municipal Code.
The proposed map will be consistent with the Redlands General Plan and the Redlands
Municipal Code. The proposed project is designated on the General Plan land use map as
Commercial and Low Density Residential, and has existing zoning as Special Development
(EV/SD) within the East Valley Corridor Specific Plan. The applicant has filed a General
Plan Amendment, Specific Plan Amendment, and Zone Change which would change the
General Plan land use designation for the high -density residential portions of the project to
High Density Residential, as well as change the zoning designations for the high -density
residential portions of the project to Multiple Family Residential (R-3) and the single-
family portions of the project to Single Family Residential (R-1). Approval of these
applications will allow the proposed densities with the accompanying Density Bonus
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pursuant to State Density Bonus Law. The application is consistent with General Plan
policies 4-P.8, 4-P.9, 4-P.16, 4-A.7, and 4-A.8 of the Livable Community chapter. The
applicable zoning designations are the Multiple Family Residential (R-3) and Single
Family Residential (R-1) zoning districts, and with the Density Bonus the proposed
densities will be consistent with the General Plan land use designations, as amended. The
proposed project meets the applicable development standards for the subject zoning
districts, with the exception of those concessions and waivers identified in the Density
B.onus Agreement in accordance with State Density Bonus Law.
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 within the development area, and is large enough to subdivide
the site into three lots and comply with the minimum lot sizes and dimensions required of
the applicable zoning districts. The site has three street frontages where vehicular access,
utility services, and dispersion of project traffic can all be provided. All on -site and off -site
improvements proposed as part of the project's design will meet applicable City standards
and provide a safe and efficient environment for the residents as well as surrounding
neighborhoods.
3. The site is physically suitable for the density of the development.
The site is physically suitable for the density of the development. The project site has been
identified in the City's adopted 2021-2029 Housing Element as a site suitable for higher
density residential development. The proposed project is designated on the General Plan
land use map as Commercial and Low Density Residential and has existing zoning as
Special Development (EV/SD) District. The applicant has filed a General Plan
Amendment, Specific Plan Amendment, and Zone Change which would change the
General Plan land use designation for the high -density residential portions of the project to
High Density Residential, change the zoning district for the high -density residential
portions of the project to Multiple Family Residential (R-3) and the single-family portions
of the project to Single Family Residential (R-1), which would allow the proposed densities
with the accompanying Density Bonus pursuant to State Density Bonus Law. The
applicable zoning designations are the Multiple Family Residential (R-3) and Single
Family Residential (R-1) zoning district. With the proposed Density Bonus, the proposed
densities would be consistent with the General Plan land use designations, as amended.
The proposed project meets the applicable development standards for the zoning districts,
with the exception of those concessions and waivers identified in the Density Bonus
Agreement in accordance with State Density Bonus Law. The size and the shape of the
parcel is suitable to be subdivided into three lots for development purposes while ensuring
those lots have adequate space for vehicular access, landscape and open space areas, and
water quality management facilities.
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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 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 that is 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 the type of improvements are not likely to cause serious
public health problems. The proposed project would accommodate a multifamily
residential development, 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 as shown in the Initial Study.
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 and vehicular access in the immediate
vicinity by allowing for the further subdivision and development of the lost, which will in
turn allow for the improvement and construction of public facilities as well as interior drive
aisles within each development. In addition, the project is responsible for installing or
repairing associated street improvements such as curb and gutter 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.
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SECTION 3. FINDINGS FOR COMMISSION REVIEW AND APPROVAL NO. 941.
The City Council of the City of Redlands hereby approves Commission Review & Approval No.
941 subject to the Conditions of Approval attached hereto as Exhibits "A" and "B-2," and based
upon the following findings:
1. The site for the intended use is adequate in size and shape to accommodate the use,
and all of the required yards, setbacks, walls or fences, landscaping and other features
will adjust the use to those existing or permitted future uses of land in the
neighborhood.
The site is adequate in size and shape to accommodate the proposed use. The subject
property is 14.48 acres in size and will be developed with a 451-unit apartment community,
with onsite parking, landscape, and recreational amenities. The project will provide the
necessary onsite and off -site improvements including new roadways, curbs, gutters, and
sidewalks, and interior drive aisles. With the Density Bonus, the project site complies with
the applicable development standards for the Multiple Family Residential (R-3) District,
such as setbacks, height, parking, common and private open space, and landscaping. The
proposed use will be compatible with the surrounding uses as it is buffered from lower
density neighborhoods to the east by a proposed new single-family development, complete
with required walls separating the zoning districts, and is surrounded on all other sides by
high density residential and/or commercial areas which allow for more intense uses of land.
The proposed project will be consistent with the anticipated future residential development
on parcels with residential land use designations in the immediate vicinity.
2. The site for the proposed use relates to streets and highways which are properly
designed and improved to carry the type and quantity of traffic generated or to be
generated by the proposed use.
The site is designed to carry the type and quantity of traffic generated by the proposed use.
The site will provide new improved access to the site by improving West Lugonia Avenue,
as well as modifying the existing signalized intersection at New York Street and West
Lugonia Avenue to safely accommodate vehicular and pedestrian access to the project.
New roadway, curb, gutter, and sidewalk along the project's frontage is incorporated into
the project. As analyzed in the traffic study for the project, these improvements are
designed to carry the volume of residential traffic anticipated to be generated by the project
and implement the proj ect's portion of the roadways designated for the area by the General
Plan.
3. The conditions set forth in the approval and those shown on the approved site plan are
deemed necessary to protect the public health, safety and general welfare.
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The conditions of approval for the project will protect the public health, safety, and general
welfare. The project site will be developed in accordance with standard engineering design
requirements as well as standard building code and fire code requirements. The project has
been conditioned to comply with the applicable provisions of the Redlands Municipal
Code.
SECTION 4. EFFECTIVE DATE. This Resolution shall become effective concurrent with
the effective date of Ordinance No. 2960 (Zone Change No. 469) adopted by the City Council.
ADOPTED, SIGNED AND APPROVED this 5th day of March, 2024.
Eddie Tejeda, Mayor
ATTEST:
Donaldson, City Clerk
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I, Jeanne Donaldson, City Clerk of the City of Redlands, do hereby certify that the foregoing
Resolution was duly adopted by the City Council at a regular meeting thereof held on the 5th day
of March, 2024, by the following vote:
AYES: Councilmembers Barich, Davis, Guzman -Lowery, Saucedo; Mayor Tejeda
NOES: None
ABSENT: None
ABSTAINED: None
Donaldson, City Clerk
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EXHIBIT A
DEVELOPMENT SERVICES DEPARTMENT
CONDITIONS OF APPROVAL
(Tentative Parcel Map No. 20469 and Commission Review & Approval No. 941)
Planning Division
1. This permit/approval is for Tentative Parcel Map No. 20469 and Commission Review &
Approval No. 941, for the "Lugonia Village Residential Project" generally described as the
following:
a. A total of four hundred and fifty-one (451) unit multifamily apartment
development, consisting of eleven (11) three-story residential buildings, and two
recreation/amenity buildings;
b. Common recreational open space (privately -owned with private access) both
indoors and outdoors for use by the project's residents and residential guests;
c. Related improvements including frontage and street improvements in accordance
with the civil engineering plans.
2. This permit/approval shall expire two (2) years from the date of project approval (will
expire on January 23, 2026), 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 (RMC Section 18.12.090 for Commission Review & Approval; and RMC
Sections 17.07.110 and 17.07.120 for Subdivision Regulations).
3. 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.
4. 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
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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.
5. By signing and/or using this permit, the permittee acknowledges all of the conditions
imposed and accepts this permit subject to those conditions and with full awareness of the
applicable provisions of the Redlands Municipal Code including Title 15 (Buildings and
Construction), Title 16 (General Plan), Title 17 (Subdivision Regulations), and Title 18
(Zoning Regulations). Failure of the permittee to sign these conditions does not affect their
enforceability by the City or other responsible entity. These conditions are binding upon
all future property owners and occupants of the subject property.
6. This permit/approval is granted for the project plans dated July 5, 2023 ("the plans") on
file with the Development Services Department.
7. Prior to the issuance of building permits for the project, an Affordable Housing Agreement
and Density Bonus Agreement, in a form approved by the City, shall be recorded against
the Inclusionary Units or the Residential Development in its entirety, as deemed
appropriate by the City Manager in consultation with the City Attorney. The Affordable
Housing and Density Bonus Agreement(s) shall ensure that the applicant and/or developer
develops the required Inclusionary Housing Units and satisfies all other terms of the
Inclusionary Housing Plan, State Density Bonus Law, and the Redlands Municipal Code.
8. No final inspection or Certificate of Occupancy shall be granted until all conditions of
approval have been satisfied.
9. The issuance of any permits shall comply with all applicable provisions of the Redlands
Municipal Code.
10. All plans submitted to the City shall reflect all Planning Commission and/or City Council
approvals and any other changes required by the Commission, Council 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.
Added by Planning Commission 1/23/2024:
a. The applicant shall construct a Public Art installation, in coordination with the
Public Arts Commission, with a value of at least $20,000 at the signalized main
entry at New York Street and West Lugonia Avenue. This shall be shown on the
building plans for the apartments prior to building permit issuance and constructed
prior to certificate of occupancy for the final building.
b. Plans submitted to the Municipal Utilities & Engineering Department and/or the
Land Use Engineering Division shall include signal modifications for Opticom
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systems to be installed at the New York Street/Lugonia Avenue intersection, and
the Home Depot/Lugonia Avenue intersection.
11. 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.
12. No Certificate of Occupancy shall be granted for a building or phase, or building permit
shall receive final approval and signature, until all applicable Conditions of Approval have
been satisfied for that building or phase.
13. The final maps shall substantially conform to the tentative maps as approved by the
Planning Commission.
14. A copy of the approved Conditions of Approval shall be included on the cover page of the
construction plans submitted to the Building Division.
15. The applicant shall comply with all applicable federal, state, and local laws. Violations or
convictions of any of those laws in connection with the use may be cause for revocation of
this permit.
16. 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 &
Engineering Director and the Development Services Director, that detail undergrounding
of all utilities for the project.
17. Transformer cabinets and gas meters shall not be located within required setbacks and/or
adjacent to public streets, and shall be screened from public view either by architectural
treatment or with landscaping. Multiple electrical meters and panels shall be fully enclosed
and incorporated into the overall architectural design of the building(s). Backflow
preventers shall be enclosed with landscaping that will provide complete screening upon
maturity. The location and method of enclosure or screening of this equipment shall be
shown on the construction plans and landscape plans prior to building permit issuance.
Location of said equipment shall be coordinated with appropriate utility company (i.e.,
Southern California Gas Company or Southern California Edison Company). The applicant
shall submit plans showing details of screening subject to review and approval by the
Development Services Director, prior to issuance of building permits
18. Plans submitted for plan check shall include an exterior lighting plan, including fixture and
pole designs, for review and approval by the Development Services Director or designee.
Prior to building permit issuance, a lighting and photometric plan shall be submitted
demonstrating that adequate lighting ranges will be provided throughout the development
without creating light spillover, light pollution, or conflicts with surrounding factors such
as tree locations, off -site or adjacent lighting.
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19. Prior to issuance of building permits, Developer shall demonstrate that light poles will not
conflict with tree locations. Developer shall submit a plan showing both the lighting and
landscape on the same sheet. Fixtures on exterior light poles shall direct lighting downward
(e.g., contain a flat lens and/or have shielding that directs light downward and contains
glare).
20. Prior to the issuance of building permits, the applicant shall submit plans detailing that roof
screening is of adequate height to screen any roof -top equipment from public view on all
sides, subject to review and approval by the Development Services Director. Screening of
air conditioning units and other equipment on the buildings shall be incorporated into or
compatible with the architectural design of the buildings. All equipment shall be screened
from public view of adjacent roadways and freeways. Plumbing vents, ducts and other
appurtenances protruding from the roof of structures shall be placed so that they will not
be visible from the front of the property or other major public vantage points. Developer
shall include a note on the construction plumbing drawings of exterior elevations to
indicate to contractors that roof features shall be grouped and located in the described
manner. Roof vents shall be shown on construction drawings and painted to match roof
material color.
21. Any gutters, downspouts, pipes, and other drainage appurtenances shall be designed and
shall be placed (e.g., internal to the building or inside the exterior walls) so that they will
not be visible from the front of the property (i.e., from public right-of-way) or other major
public vantage points.
22. Utility meters shall be fully screened and incorporated into the overall architectural design
of the building (e.g., interior room, cabinet with wing wall, or equivalent complete
screening). Any enclosures or screening shall be architecturally treated to match the
exterior of the attached structure.
23. If any bollards or similar devices are used along street frontages or interior drive aisles,
then the bollards or the equivalent shall be decorative in nature and subject to review and
approval by the Development Services Director or designee in Plan Check prior to permit
issuance. If any steel bollards or pour -in -place bollards are installed, they shall only be
installed for protecting utility devices (e.g., transformers above -ground) and shall be
painted a dark color (e.g., dark green, brown, or black) to blend with surrounding landscape
screening.
24. Telecommunications and television equipment or satellite dishes shall not be located on
the exterior of any building (including but not limited to balconies, patios, exterior railings,
rooflines, etc.). Dwelling units shall be internally wired for all available utility and
telecommunications services, with service devices, panels, or meters located within a
centralized equipment room. The equipment room(s) in each building shall be fully
enclosed and incorporated into the overall architectural design of the building(s). Any
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satellite dishes/receivers shall only be located on the roof and shall be completely screened
from public view on all sides.
25. Where any public sidewalks are adjacent to slopes or parkways with slopes (e.g.,
downslopes), a 6" concrete curb may be required to be constructed with the sidewalk. Hand
railings or guard rails should be avoided, if feasible. Prior to permit issuance, Developer
shall identify any areas with slopes and parkways on the civil plans and identify
construction of a 6" concrete curb as needed.
26. Prior to issuance of any building or engineering permit for any building or phase of the
project, the Developer shall prepare and submit a Construction Parking Management Plan
for all contractors, workers, and deliveries related to the project site. The Construction
Parking Management Plan shall identify areas of the project site, surrounding private
properties (with property owner's authorization), and surrounding public streets that
construction personnel may utilize. Deliveries of construction materials, equipment,
trailers, vehicles, etc., shall be performed on the project site to the extent practicable, and
avoid the use of public streets and rights -of -way if possible. The Developer and/or on -site
primary general contractor (superintendent) shall have responsibility for monitoring and
enforcing the approved parking management plan. The plan shall be subject to review and
approval by the City Planner or designee, and may be modified by the City after approval
to mitigate any unanticipated impacts or public nuisance conditions.
27. Prior to any use of any public street or right-of-way for construction -related activities, the
Developer shall submit and receive approval for a Traffic Control Plan. Developer shall be
responsible for repairing, replacing, or financially compensating any damages to public
rights -of -way (including but not limited to paving, sidewalks, driveways, curbs and gutters,
storm drain facilities, parkway landscape, street trees, public utilities, etc.) to the
satisfaction of the Director(s) of the Municipal Utilities & Engineering Department and/or
the Facilities & Community Services Department, or their designee(s), as applicable.
28. Prior to issuance of a Certificate of Occupancy for a building or phase, Developer shall
remove all construction materials and vehicles from the subject property or phase.
29. Developer shall arrange for materials collection during construction, demolition, and
occupancy with the City's Solid Waste Division, or Developer shall arrange for self -hauling
to an authorized facility.
30. Prior to placing or constructing any signs on the project property, Developer shall obtain a
sign permit from the City. Sign locations and illumination are subject to review and
approval by the Planning Division under separate permit.
31. Entryways to the community shall incorporate decorative paving. Decorative paving
elements shall not be located within public rights -of -way.
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32. Access gates to parking areas shall be subject to review and approval by the Planning
Division during plan check.
33. Bus Pad and Boarding Area: Prior to issuance of any building or engineering (site
improvement) permits, the Developer shall coordinate, with Olnnitrans, the design and
construction of a sidewalk boarding area and bus pad east of the New York Street traffic
signal and Karon Street, and show all bus -related improvements on the plans submitted to
the Building Division, in accordance with RMC Section 18.224.020(F).
34. Bicycle Facilities: Bicycle Parking Facilities shall be provided in accordance with the
approved plans. The Developer shall install bicycle racks or secured lockers at a rate of one
per thirty (30) parking spaces with a minimum of a three (3) space bicycle rack in
accordance with RMC Section 18.224.020(A). Plans submitted to Plan Check shall include
information and specifications to verify this requirement has been met.
35. Telecommuting Facilities: A telecommuting facility shall be provided within the apartment
community in accordance with RMC Section 18.224.020(G). Plans submitted to Plan
Check shall include information and specifications to verify this requirement has been met
36. The total number of parking spaces for the apartments shall be provided in accordance with
the approved plans.
37. 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.
38. Any graded 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 & Engineering Department, to prevent
erosion.
39. 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.
40. Prior to the issuance of a building permit for walls or fences over six feet in height, the
developer shall obtain a Minor Exception Permit.
41. 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).
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42. 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.
43. The project site shall be kept in a weed and dust free condition throughout all periods of
development.
44. All walls facing public areas or existing development must be decorative in nature, using
decorative (split -face or slump stone) block and or a textured finish (i.e. stucco).
Subdivision Conditions (Tentative Parcel Map No. 20469):
45. Tentative Parcel Map No. 20469 authorizes the subdivision of a total of approximately 24.4
acres as follows: three separate parcels, 4.75 net acres (Parcel 1), 3.38 net acres (Parcel 2),
and 14.48 net acres (Parcel 2) in size, for development purposes located on the north side
of Lugonia Avenue, south side of Pennsylvania Avenue, and west side of Karon Street
(APN: 0167-171-04-0000, 0167-171-05-0000, and 0167-171-06-0000).
46. This Tentative Parcel Map shall expire two (2) years or 24 months from the date of project
approval, unless the Final Map has been recorded. 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).
47. Any application(s) for an extension of time of the above expiration date shall be filed with
the Planning Division not less than 90 days prior to the expiration date and shall comply
with Title 17 (Subdivision Regulations) of the Redlands Municipal Code. Upon application
by the subdivider prior to the expiration of the approved or conditionally approved tentative
map, the tentative map shall be automatically extended in accordance with the Subdivision
Map Act.
48. The applicant shall record the subdivision by a Final Parcel Map. The Final Parcel Map(s)
shall comply with the Subdivision Map Act and the Redlands Municipal Code (RMC).
49. 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.
The Final Parcel Map(s) shall be in substantial conformance with the Tentative Parcel Map
and plans submitted by the applicant and placed on file in the office of the Planning
Division.
CEQA Mitigation Measures:
50. Mitigation Measure BIO-1
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A pre -construction burrowing owl clearance survey shall be conducted no less than 14 days
prior to any vegetation removal or ground -disturbing activities to avoid impacts to
burrowing owls and/or occupied burrows. The pre -construction clearance survey shall be
conducted by a qualified biologist and in accordance with the methods outlined in the Staff
Report on Burrowing Owl Mitigation (California Department of Fish and Game 2012). A
second clearance survey shall be conducted within 24 hours prior to ground disturbance.
Documentation of surveys and findings shall be submitted to the City of Redlands for
review and file. If no burrowing owls or occupied burrows are detected, Project activities
may begin, and no additional avoidance and minimization measures shall be required.
If an occupied burrow is found outside, but within 500 feet, of the development footprint,
the qualified biologist shall establish a "no -disturbance" buffer around the burrow
location(s). The size of the "no -disturbance" buffer shall be determined in consultation
with the California Department of Fish and Wildlife (CDFW) and be based on the species
status (i.e., breeding, non -breeding) and proposed level of disturbance. If an occupied
burrow is found within the development footprint and cannot be avoided, a burrowing owl
exclusion and mitigation plan shall be prepared and submitted to CDFW for approval prior
to initiating Project activities.
51. Mitigation Measure BIO-2
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 Project -related activities are to be initiated during the nesting season (January 1 to August
31), a pre -construction nesting bird clearance survey shall be conducted by a qualified
biologist no more than three (3) days prior to the start of any vegetation removal or ground
disturbing activities. The qualified biologist shall survey all suitable nesting habitat within
the Project impact area, and areas within a biologically defensible buffer zone surrounding
the Project impact area. If no active bird nests are detected during the clearance survey,
Project activities may begin, and no additional avoidance and minimization measures shall
be required. If an active bird nest is found, the species shall be identified, and a "no -
disturbance" buffer shall be established around the active nest. The size of the "no -
disturbance" buffer shall be increased or decreased based on the judgement of the qualified
biologist and level of activity and sensitivity of the species. The qualified biologist shall
periodically monitor any active bird nests to determine if Project -related activities
occurring outside the "no -disturbance" buffer disturb the birds and if the buffer should be
increased. Once the young have fledged and left the nest, or the nest otherwise becomes
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inactive under natural conditions, Project activities within the "no -disturbance" buffer may
occur following an additional survey by the qualified biologist to search for any new bird
nests in the restricted area.
52. 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. Archaeological monitoring shall occur during all excavation
activities down to a depth of 3 feet within 100 feet of the former residence location. 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 treatment. Work on the other
portions of the Project outside of the buffered area may continue during this assessment
period.
53. 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.
54. 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 be present at the pre -grade conference and shall establish
procedures for paleontological resource surveillance and procedures for temporarily
halting and redirecting work to permit sampling and identification and evaluation of fossils.
If the resources are deemed to be significant, the paleontologist shall determine appropriate
actions, in cooperation with the Applicant, which ensure proper exploration and/or salvage.
Full-time monitoring and salvage efforts will be necessary whenever previously
undisturbed sediments are being disturbed (8 hours per day during grading or trenching
activities). Once the earth moving is 50 percent completed, monitoring may be reduced if
no fossils are being recovered. The paleontologist shall be empowered to temporarily divert
or direct grading operations to facilitate assessment and salvaging of exposed fossils.
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Collection and processing of matrix samples through fine screens will be necessary to
salvage any micro -vertebrate remains.
In the event that paleontological resources (e.g., fossils) are unearthed during grading, the
paleontological 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).
55. Mitigation Measure TRA-1:
Prior to submission of building permits, the Applicant shall coordinate with the City's
Engineering Division to determine the anticipated cost of evaluating and optimizing signal
timing parameters at the intersection of Tennessee Street and West Lugonia Avenue. The
Applicant shall submit payment to the Engineering Division covering the determined cost
in full, consistent with County guidelines. The Building and Safety Division shall confirm
the completion of payment prior to issuing building permits. Upon conclusion of Project
construction, the Building and Safety Division shall not issue a Certificate of Occupancy
to the Applicant until receiving confirmation from the City that signal optimization has
been completed.
56. Mitigation Measure TCR-1:
Native American Treatment Agreement. Prior to the issuance of grading permits, the
Applicant shall enter into a Tribal Monitoring Agreement with the Consulting Tribe(s) for
the Project. The Tribal Monitor shall be on -site during all ground -disturbing activities
(including, but not limited to, clearing, grubbing, tree and bush removal, grading,
trenching, fence post placement and removal, construction excavation, excavation for all
utility and irrigation lines, and landscaping phases of any kind). The Tribal Monitor shall
have the authority to temporarily divert, redirect, or halt the ground -disturbing activities to
allow identification.
57. Mitigation Measure TCR-2:
Retention of Archaeologist. Prior to any ground -disturbing activities (including, but not
limited to, clearing, grubbing, tree and bush removal, grading, trenching, fence post
replacement and removal, construction excavation, excavation for all utility and irrigation
lines, and landscaping phases of any kind), and prior to the issuance of grading permits,
the Applicant shall retain a qualified archaeologist who meets the U.S. Secretary of the
Interior Standards (SOI). The archaeologist shall be present during all ground -disturbing
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activities to identify any known or suspected archaeological and/or cultural resources. The
archaeologist shall conduct a Cultural Resource Sensitivity Training, in conjunction with
the Tribe[s] Tribal Historic Preservation Officer (THPO), and/or designated Tribal
Representative. The training session shall focus on the archaeological and tribal cultural
resources that may be encountered during ground -disturbing activities as well as the
procedures to be followed in such an event.
58. Mitigation Measure TCR-3:
Cultural Resource Management Plan. Prior to any ground -disturbing activities the Project
archaeologist shall develop a Cultural Resource Management Plan (CRMP) and/or
Archaeological Monitoring and Treatment Plan (AMTP) to address the details, timing, and
responsibilities of all archaeological and cultural resource activities that occur on the
Project site. This Plan shall be written in consultation with the Consulting Tribe(s) and
shall include the following: approved Mitigation Measures (MM)/Conditions of Approval
(COA), contact information for all pertinent parties, parties' responsibilities, procedures
for each MM or COA, and an overview of the Project schedule.
59. Mitigation Measure TCR-4:
Pre -Grade Meeting. The retained qualified archeologist and Consulting Tribe(s)
representative shall attend the pre -grade meeting with the grading contractors to explain
and coordinate the requirements of the monitoring plan.
60. Mitigation Measure TCR-5:
On -site Monitoring. During all ground -disturbing activities the qualified archaeologist and
the Native American monitor shall be on -site full-time. The frequency of inspections shall
depend on the rate of excavation, the materials excavated, and any discoveries of Tribal
Cultural Resources as defined in California Public Resources Code Section 21074.
Archaeological and Native American monitoring will be discontinued when the depth of
grading and the soil conditions no longer retain the potential to contain cultural deposits.
The qualified archaeologist, in consultation with the Native American monitor, shall be
responsible for determining the duration and frequency of monitoring.
61. Mitigation Measure TCR-6:
Inadvertent Discovery of Cultural Resources. In the event that previously unidentified
cultural resources are unearthed during construction, the qualified archaeologist and the
Native American monitor shall have the authority to temporarily divert and/or temporarily
halt ground -disturbance operations in the area of discovery to allow for the evaluation of
potentially significant cultural resources. Isolates and clearly non -significant deposits shall
be minimally documented in the field and collected so the monitored grading can proceed.
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If a potentially significant cultural resource(s) is discovered, work shall stop within a 60-
foot perimeter of the discovery and an Environmentally Sensitive Area (ESA) physical
demarcation/barrier constructed. All work shall be diverted away from the vicinity of the
find, so that the find can be evaluated by the qualified archaeologist and Tribal Monitor[s].
The archaeologist shall notify the Lead Agency and Consulting Tribe(s) of said discovery.
The qualified archaeologist, in consultation with the Lead Agency, the Consulting Tribe(s),
and the Native American monitor, shall determine the significance of the discovered
resource. A recommendation for the treatment and disposition of the Tribal Cultural
Resource shall be made by the qualified archaeologist in consultation with the Tribe[s] and
the Native American monitor[s] and be submitted to the Lead Agency for review and
approval. Below are the possible treatments and dispositions of significant cultural
resources in order of CEQA preference:
A. Full avoidance.
B. If avoidance is not feasible, Preservation in place.
C. If Preservation in place is not feasible, all items shall be reburied in an area away
from any future impacts and reside in a permanent conservation easement or Deed
Restriction.
D. If all other options are proven to be infeasible, data recovery through excavation
and then curation in a Curation Facility that meets the Federal Curation Standards
(CFR 79.1)
62. Mitigation Measure TCR-7:
Inadvertent Discovery of Human Remains. The Consulting Tribe(s) requests the following
specific conditions to be imposed in order to protect Native American human remains
and/or cremations. No photographs are to be taken except by the coroner, with written
approval by the Consulting Tribe(s).
A. Should human remains and/or cremations be encountered on the surface or during
any and all ground -disturbing activities (i.e., clearing, grubbing, tree and bush
removal, grading, trenching, fence post placement and removal, construction
excavation, excavation for all water supply, electrical, and irrigation lines, and
landscaping phases of any kind), work in the immediate vicinity of the discovery
shall immediately stop within a 100-foot perimeter of the discovery. The area shall
be protected; project personnel/observers will be restricted. The County Coroner is
to be contacted within 24 hours of discovery. The County Coroner has 48 hours to
make his/her determination pursuant to State and Safety Code §7050.5. and Public
Resources Code (PRC) § 5097.98.
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B. In the event that the human remains and/or cremations are identified as Native
American, the Coroner shall notify the Native American Heritage Commission
within 24 hours of determination pursuant to subdivision (c) of HSC §7050.5.
C. The Native American Heritage Commission shall immediately notify the person or
persons it believes to be the Most Likely Descendant (MLD). The MLD has 48
hours, upon being granted access to the Project site, to inspect the site of discovery
and make his/her recommendation for final treatment and disposition, with
appropriate dignity, of the remains and all associated grave goods pursuant to PRC
§5097.98
D. If the Morongo Band of Mission Indians has been named the Most Likely
Descendant (MLD), the Tribe may wish to rebury the human remains and/or
cremation and sacred items in their place of discovery with no further disturbance
where they will reside in perpetuity. The place(s) of reburial shall not be disclosed
by any party and is exempt from the California Public Records Act (California
Government Code § 6254[r]). Reburial location of human remains and/or
cremations shall be determined by the Tribe's Most Likely Descendant (MLD), the
landowner, and the City Planning Department.
63. Mitigation Measure TCR-8:
Final Report. The final report[s] created as a part of the Project (AMTP, isolate records,
site records, survey reports, testing reports, etc.) shall be submitted to the City and
Consulting Tribe(s) for review and comment. After approval of all parties, the final reports
shall be submitted to the Eastern Information Center, and the Consulting Tribe(s).
Building Division
64. Building plans submitted for plan check shall consist of complete construction drawings
including structural calculations, energy calculations and 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.
65. Disabled access for the site and buildings must be in accordance with the State of California
and ADA regulations.
66. San Bernardino County Environmental Health Services approval is required for the
swimming pool prior to issuance of the swimming pool building permits.
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Facilities and Community Services Department
67. The City maintains a list of acceptable street trees by species, by street naive, 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.
68. Prior to issuance of any buildings permits for any building, the Developer shall prepare
and submit a Trash Management Plan. The plan shall provide estimates of trash
generation, estimates for the numbers and sizes of containers and facilities, schedule for
City services, pertinent instructions for on -site maintenance staff (e.g., bins and
containers shall not be placed on public streets and left unattended outdoors for more than
two hours before or after trash service pick-up, bins and containers shall not be placed or
staged in a manner that obstructs any vehicle travel lanes, etc.), and other necessary
information as required by the City. The plan shall be subject to review and approval by
the Facilities & Community Services Department and the Development Services
Department, and may be modified by the City after approval to mitigate any
unanticipated impacts or public nuisance conditions.
a. Each building and building pad shall be designed to accommodate all necessary
refuse storage rooms, bins and containers, hallways, access paths, and other
structural elements to be completely screened or enclosed. Refuse and recycling
storage rooms and all bins or containers shall be completely screened from view
from any streets (when not placed outdoors for scheduled pick-up and hauling).
Fire Department
69. Fuels Management and Weed Abatement:
a. From the present time until project construction phase, property owner is
responsible to maintain compliance with Redlands Municipal Code Chapter 8.40
regarding Weed Abatement and Fuels Management.
b. Weeds and annual grasses shall be maintained at a 4 inches of growth or less.
c. Tumbleweeds and similar uncultivated vegetation shall be removed.
70. Gates shall be designed for emergency access, and incorporate Knox Rapid Access
System, subject to approval by the Redlands Fire Department.
71. Fire Protection Plan: Prior to the issuance of building permits, a separate Fire Master Plan
is required for submittal to the RFD. It shall be a site plan reflecting all the following fire
department related items:
a. Fire hydrant locations, public and private, as well as the associated fire flow
compliance.
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b. FDC locations.
c. Dimensions from FDC's to hydrants.
d. DCDA locations.
e. Fire sprinkler riser locations and location of system serving.
f. FACP locations.
g. Knox box and Knox switch locations.
h. Gate locations.
i. Fire lane locations, dimensions, lengths, turning radii at corners and circles/cul-
de-sacs.
j. Fire lane signage and striping.
k. Property dimensions or accurate scale.
1. Building locations and heights.
m. Building addresses and suite addresses.
n. Ground ladder access to emergency escape openings.
Other City Departments/Divisions:
72. 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 (Exhibits `B-1" and "B-2")
Brian Desatnik
Development Services Director
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EXHIBIT B-1
LAND USE ENGINEERING DIVISION
CONDITIONS OF APPROVAL
(Tentative Parcel Map No. 20469)
[ Attached ]
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REDLANDS DEVELOPMENT SERVICES DEPARTMENT
LAND USE ENGINEERING
DEVELOPMENT REQUIREMENTS
TENTATIVE PARCEL MAP NO. 20469
Date of P.C. Meeting: January 23, 2024
Applicant: Redlands Summit, LLC
Location: Northwest Corner of West Lugonia Avenue and Karon Street
(APN(s): 0167-171-04, 0167-171-05, and 0167-171-06)
Project Description: Subdivide the Entire Project into Three 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 ROUGH GRADING
PERMIT.
1. Pay plan check fee as established per resolution. The amount will be determined
at plan check submittal.
2. Plans required to be submitted include:
a. Rough Grading Plan. Grading plans shall be coordinated with the existing
and future 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)
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
TPM No. 20469
January 23, 2024
Page 2
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 17.11.020)
b. Geotechnical Report; (RMC 17.07.040)
c. Easement Documents. (RMC 17.11.090)
5. 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)
6. 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)
7. For all development requiring coverage under the state of California General
Storm Water Permit, in effect at the time of permit issuance, and whom have filed
with the State Board a Notice of Intent (NOI), a copy of the Waste Discharge
Identification Number (WDID) and NOI shall be submitted for review and file.
Call (866) 563-3107. (RMC 13.54)
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. Rough Grading; and
b. Erosion Control.
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 17.11.020 and RMC 17.11.090):
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 Parcel Map. The exact amount will be determined based upon
TPM No. 20469
January 23, 2024
Page 3
the review of the final building plans and project information. Development
Impact Fees shall include;
• Water Source Acquisition Charge (RMC 13.40) will be deferred
until the development of the individual parcels;
• Water/Sewer/Recycled Water Frontage Charges; (RMC 13.44 and
13.12) and
• Remaining Development Impact Fees will be deferred until the
development of the individual parcels or water meter installation
(RMC 13.48.030 and Redlands Ordinance No. 2830).
6. 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
rough 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 rough grading and erosion control shall be on file
with the Municipal Utilities and Engineering Department.
9. Requirements for Lugonia Avenue (RMC 17.15 and 17.17):
a. Dedicate to provide for a 52 foot half street right-of-way width including a
corner cutoff/radii at the property line return to accommodate a 25 foot
radius curb return and pedestrian ramp;
b. All Public improvements will be deferred to the entitlements associated
with the development of parcels 2 and 3 of Parcel Map No. 20469.
10. Requirements for Karen Street (RMC 17.15 and 17.17):
a. Dedicate to provide for a 30 foot half street right-of-way width including a
corner cutoff/radii at the property line return to accommodate a 25 foot
radius curb return and pedestrian ramp;
b. All Public improvements will be deferred to the entitlements associated
with the development of parcel 2 of Parcel Map No. 20469.
11. Requirements for Pennsylvania Av. (RMC 17.15 and 17.17):
a. Dedicate to provide for a 32 foot half street right-of-way width including a
corner cutoff/radii at the property line return to accommodate a 25 foot
radius curb return and pedestrian ramp;
b. All Public improvements will be deferred to the entitlements associated
with the development of parcels 1 and 2 of Parcel Map No. 20469.
TPM No. 20469
January 23, 2024
Page 4
12. The applicant shall provide and submit all necessary hydrology/hydraulic studies
and calculations in accordance with the San Bernardino County Hydrology
Manual (RMC 17.17).
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 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. Implementation of the condition will be deferred to parcels
2 and 3 of Parcel Map No. 20469. (RMC 17.17.020)
14. Survey and Monumentation cash bond must be posted.
C. The following items are required prior to issuance of the BUILDING PERMIT
Not applicable.
C. The following items are required prior to approval of APPLICATION FOR
WATER SERVICE CONNECTION and prior to WATER METER
INSTALLATION.
Not applicable at this time.
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
Not applicable.
F. The following items are required prior to issuance of CERTIFICATE OF
OCCUPANCY.
Not applicable.
G. The following items are required prior to release of
SECURITIES/WARRANTIES/DEPOSITS.
1. A recorded mylar copy of the Parcel map shall be submitted.
2. All requirements as described in Sections A, B, C, D and E of these conditions of
approval shall be met.
3. The Engineer of Record shall file a Final Grading Certification for all grading and
improvements relating to the project development.
TPM No. 20469
January 23, 2024
Page 5
4. A final grading certificate letter from the engineer of record is required.
5. Owner's Licensed Land Surveyor shall reset survey points, monuments, record
corners, and centerline ties that were destroyed during construction and shall file
Corner Records for those points prior to completion of the project with San
Bernardino County Surveyor. Copies of information shall be furnished to the
Municipal Utilities and Engineering Department. [California B&P Code 8762,
8767, 8768, 8771, and 8773(b)]
6. Tie sheets shall be submitted for all monuments found and/or set in the public
right-of-way.
7. The release of securities/warranties/deposits must be requested in writing to the
City Engineer. Allow 30 days for processing.
8. All as -built plans shall be delivered to the Municipal Utilities and Engineering
Department for review and approval
9. 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.
10. Resurface existing roadway as directed by the City Engineer due to utility
installations and construction damage.
11. Existing striping shall be removed and replaced as necessary. New striping and
pavement markings shall be installed as required by the City Engineer.
9-»
DONALD YO NG;'P:L, P.M.P.
One Stop Permit Center Manager
Initial
FILE: pm 20469
EXHIBIT B-2
LAND USE ENGINEERING DIVISION
CONDITIONS OF APPROVAL
(Commission Review & Approval No. 941)
[ Attached ]
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I:\Resolutions\Res 8500-8599\8554 TPM 20469 and CRA 941 Lugonia Village.docx-ms
REDLANDS DEVELOPMENT SERVICES DEPARTMENT
LAND USE ENGINEERING
DEVELOPMENT REQUIREMENTS
COMMISSION REVIEW AND APPROVAL NO. 941
Date of P.C. Meeting: January 23, 2024
Applicant: Redlands Summit, LLC
Location: North Side of West Lugonia Avenue at New York Street
(Parcel 3 of Tentative Parcel Map No. 20469)
Project Description: Construct a 451 Unit Apartment Complex
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.
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)
CRA No. 941
January 23, 2024
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 18.12.080)
b. Geotechnical Report; (RMC 15.04)
c. Easement Documents. (RMC 18.12.080)
5. The post -construction stormwater discharge rate (Q) from a 100 year storm event
shall not be greater than the pre -construction stormwater discharge rate (Q).
6. 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.
7. Cash cleanup deposit shall be submitted ($1,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request. (RMC
12.16.290)
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 (NOT), a copy of the Waste Discharge
Identification Number (WDID) and NOT 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:
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.
CRA No. 941
January 23, 2024
Page 3
B. The following items are required prior to RECORDATION OF TRACT/PARCEL
MAP.
No map is required for this application.
C. The following items are required prior to issuance of the BUILDING PERMIT
1. Pay plan check fee as established per resolution. The amount is to be determined
at plan check submittal.
2. Plans required to be submitted shall include:
a. Street Improvement;
b. Pavement Striping Plans (including reflectorized pavement markers);
c. Street Tree Installation — Street trees shall be provided as per the approved
Street Tree List;
d. Traffic Signal Modification; and
e. 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.
4. All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Hydrology Report and Hydrologic Calculations; (RMC 18.12.080)
b. Geotechnical Report; (RMC 15.04)
c. Easement Documents. (RMC 18.12.080)
5. All off -site improvements shall be designed by owner's Civil Engineer in
accordance with City Standard Specifications and Detail Drawings and Standard
Specifications for Public Works Construction (Green Book) latest revision
thereof. 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.
6. The approximate locations of existing underground utilities shall be shown on the
improvement/site/grading plans. The utilities shall be plotted from record and
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January 23, 2024
Page 4
field data. The City of Redlands and the Engineer assume no liability as to the
exact location of said lines where locations are not shown.
7. Submission of approved onsite potable and irrigations plans (pdf format) 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.
8. Provide pad certification and compaction report to the Building and Safety
Department.
9. Pay the required development impact fees per ordinance in effect at time of
issuing the building permit. The exact amount will be determined based upon the
review of the final building plan or project information. Development Impact
Fees shall include:
• Transportation Facilities; (RMC 3.54)
Fire Facilities; (RMC 3.60)
General Government Facilities; (RMC 3.60)
Library Facilities; (RMC 3.60)
Open Space/Park; (RMC 3.32)
Police Facilities; (RMC 3.60)
• Storm Drain Facilities; (RMC 3.56)
• Water Capital Improvement Charge; (RMC 3.48)
• Recycled Water Capital Improvement Charge; (RMC 3.53)
• Water Source Acquisition Charge; (RMC 13.40)
• Sewer Capital Improvement Charge; (RMC 3.44) and
• Solid Waste Capital Improvement Charge; (RMC 3.70)
10. Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
11. 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)
12. Requirements for Lugonia Avenue (RMC 18.12.080):
a. Construct standard curb and gutter 40 feet north side of street centerline;
b. Provide full depth construction/reconstruction consistent with the City
standard or alternative method of street rehabilitation as accepted by the
City Engineer between the new curb and gutter to the street centerline
verified through a geotechnical report;
c. Construct standard property line/ curb adjacent/meandering sidewalk
along the entire street frontage and ramps at all curb returns;
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January 23, 2024
Page 5
d. Install LED ornamental streetlight(s) with the equivalent illumination of a
150 watt sodium vapor streetlight. Streetlight spacing shall be determined
by the City of Redlands design specifications. Location of the light(s) 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;
e. Modify existing traffic signal at New York Street as accepted by the City
Engineert
f. Provide street trees spaced every 40 feet avoiding sewer and water laterals.
Prepare and submit a separate street tree plan for City approval.
g. Construct an Omnitrans sidewalk boarding area and bus pad east of the
project entrance as accepted by Omnitrans and the City Engineer.
h. Construct standard pavement transition based on design speed of the street
from the easterly property line to the east;
i. Construct underwalk drain, if necessary;
j. Use traffic index of 9.0; and
k. Install residential/commercial fire hydrants as required by the Redlands
Fire Department.
13. Provide for adequate drainage facilities. The applicant shall provide and submit
all necessary hydrology/hydraulic studies and calculations in accordance with the
San Bernardino County Hydrology Manual. (RMC 18.12.080)
14. 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 may
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 18.12.080)
15. Install reduced pressure principle backflow devices as required by City Engineer.
(RMC 13.20)
16. Install onsite fire line with double detector check valve backflow devices at
service connection satisfactory to the City Fire Department. (RMC 13.20)
17. Comply with the Solid Waste Recycling Access Act of 1991 (AB 1327) and
install double solid waste bin enclosure(s). Submit a plan prepared by a licensed
engineer showing bin enclosure(s) location on the site plan with solid waste truck
turning and/or turnaround track template superimposed.
18. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
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January 23, 2024
Page 6
18. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows (RMC 18.12.080):
Performance 100% security (due prior to building permit issuance)
(Warranty) 10% security (due at acceptance of improvements)
Labor and Materials 50% security (due prior to building permit issuance)
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.
19. The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work. (RMC 18.12.080) and
12.20.100)
20. Execute Public Improvement Agreement. (RMC 12.22.060)
D. The following items are required prior to approval of APPLICATION FOR
WATER SERVICE CONNECTION and prior to WATER METER
INSTALLATION.
1. Pay the Water Capital Improvement Charge; (RMC 3.48.030)
2. Pay the Water Source Acquisition Charge; (RMC 13.40)
3. Pay the Recycled Water Capital Improvement Charge; (RMC 3.53.050)
4. Pay the Water Meter Charge. (Redlands Ordinance No. 2830)
E. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
1. Cash cleanup deposit shall be submitted ($1,000.00). 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. 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)
3. 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)
CRA No. 941
January 23, 2024
Page 7
4. 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)
5. 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.
6. 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.
7. Improvement bonds must be posted for the total estimated cost of off -site
improvements as follows:
Performance 100% security (due prior to building permit issuance)
(Warranty) 10% security (due at acceptance of improvements)
Labor and Materials 50% security (due prior to building permit issuance)
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.
8. Execute Public Improvement Agreement.
9. 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
CRA No. 941
January 23, 2024
Page 8
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. 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.)
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.
9. 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.
10. Owner/Developer shall provide recycling receipts as required by the recycling
plan.
G. The following items are required prior to release
SECURITIES/WARRANTIES/DEPOSITS.
1. Prior to the release of the securities for the project, all improvements shall be
reviewed and accepted by the City Engineer.
2. Tie sheets shall be submitted for all monuments found and/or set in the public
right-of-way.
3. The release of securities/warranties/deposits must be requested in writing to the
City Engineer. Allow 30 days for processing.
DONALD YOU ' . "., .M.P.
enter Manager
One Stop Permit
Initial
FILE: CRA 941