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HomeMy WebLinkAbout8555RESOLUTION NO. 8555 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING TENTATIVE TRACT MAP NO. 20490 AND COMMISSION REVIEW & APPROVAL NO. 940 FOR THE SUBDIVISION OF 3.47 ACRES INTO 20 LOTS, WITH 18 NUMBERED LOTS FOR SINGLE-FAMILY RESIDENTIAL DEVELOPMENT AND TWO LETTERED LOTS, AND THE CONSTRUCTION OF 18 SINGLE FAMILY HOMES, LOCATED FRONTING ALONG KARON STREET AND NORTH OF LUGONIA AVENUE. WHEREAS, Redlands Summit, LLC ("Applicant"), has submitted development applications for Tentative Tract Map No. 20490 and Commission Review & Approval No. 940 to subdivide Parcel 2 of Tentative Parcel Map No. 20469 into a total of twenty (20) lots, with eighteen (18) numbered lots for single-family residential development plus two lettered lots for improvements, and the construction of 18 detached single-family homes, on a linear project site fronting along Karon Street; and WHEREAS, the Applicant filed the applications concurrently with Amendment No. 48 to Specific Plan No. 40, Zone Change No. 469, and 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 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 to the City Council that the Project be approved; 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 1 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms 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 Tract Map No. 20490. The City Council of the City of Redlands hereby approves Tentative Tract Map No. 20490 for the Project subject to the Conditions of Approval attached hereto as Exhibits "A" and "B," 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 site for the detached single-family residential development is currently designated on the General Plan land use map as Low Density Residential. The existing zoning designation is Special Development (EV/SD) District within the East Valley Corridor Specific Plan, and the applicant has filed applications for a Specific Plan Amendment and Zone Change to change the zoning district to Single Family Residential (R-1), which would allow the proposed density of development with the accompanying Density Bonus pursuant to California State Law. The application is consistent with General Plan policies 4-P.8, 4-P.9, 4-P16, 4-A.7, and 4-A.8 of the Livable Community chapter. The applicable zoning designation will be Single Family Residential (R-1) and the proposed density and housing type would be consistent with the General Plan land use designation as well as the zoning designation. The project meets the applicable development standards for the R-1 zoning district. 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 18 single-family residential lots and two lettered lots, and comply with the 2 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms minimum lot sizes and dimensions required of the R-1 zoning district. The site has adequate street frontage along Karon Street for driveway access and utility service connections. 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 development. 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 project site for the detached single-family development is designated on the General Plan land use map as Low Density Residential. The zoning designation is proposed to change to R-1, Single Family Residential for consistency with the General Plan, and which would allow the proposed density of development. The applicable zoning designation should be R-1, Single Family Residential and the proposed density of single-family development would be consistent with the General Plan land use designation. The project meets the applicable development standards for the zoning district. The size and the shape of the parcel is suitable to be subdivided into 18 residential lots (for sale) and two lettered lots consisting of a pocket park and water quality management facilities. 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 of less than significant. 5. The design of the subdivision or the type of improvements are not likely to cause serious public health problems. The design of the subdivision or the type of improvements are not likely to cause serious public health problems. The proposed project would accommodate a single-family residential subdivision, and is not likely to cause any serious public health problems as the project is designed with improvements that meets all City and State building and fire codes, no offensive emissions or odors will be associated with the development, and the ambient noise will not affect residential properties because all noise will be mitigated to a level of less than significant as shown in the Initial Study. 3 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms 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. Each proposed residential lot will have access to Karon Street. The project will provide pedestrian and vehicular access in the immediate vicinity through the construction of public improvements. 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. Section 3. Findings for Commission Review and Approval No. 940. The City Council of the City of Redlands hereby approves Commission Review & Approval No. 940 for the Project subject to the Conditions of Approval attached hereto as Exhibits "A" and "B," 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 proposed for single-family development is 3.38 gross acres and will be developed with 18 residential lots (minimum lot size of 7,200 square feet) and two lettered lots for related improvements and amenities. The project will provide the necessary on -site and offsite improvements including new roadway, curbs, gutters, and sidewalks, and driveway access to each residence. The project site complies with the applicable development standards for the Single Family Residential (R-1) District including lot width, lot depth, and minimum lot size. The proposed use will be compatible with the surrounding uses as it is located to the immediate west of similar existing single-family development. The 4 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms 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 Karon Street to include a full vehicle travel lane, curb, gutter and along the project's frontage. These improvements are designed to carry the volume of residential traffic anticipated to be generated by the single-family development and multifamily development. These improvements will implement the project's portion of the roadways designated for the area by the General Plan as well as additional improvements necessary to facilitate required access. 3. The conditions set forth in the approval and those shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare. The conditions 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. r----Th Eddie Tejeda, Mayor ATTEST: e Donaldson, City Clerk 5 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms 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 e Donaldson, City Clerk 6 L•\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms EXHIBIT A DEVELOPMENT SERVICES DEPARTMENT CONDITIONS OF APPROVAL (Tentative Tract Map No. 20490 and Commission Review and Approval No. 940) Planning Division 1. This permit/approval is for Tentative Tract Map No. 20490 and Commission Review & Approval No. 940, for the "Lugonia Village Residential Project" generally described as the following: a. The subdivision of 3.47 net acres into twenty (20) lots with eighteen (18) numbered lots for single-family residential development, one lettered lot for a private park, and one lettered lot for stormwater facilities; b. Construction of a total of eighteen (18) single family homes fronting along Karon Street. c. Common recreational open space (privately -owned with private access) outdoors for use by the project's residents and residential guests; d. 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 7 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms (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. 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. 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. 8 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village,docx-ms 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. 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 9 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ins 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 snatch roof material color. 21. Any gutters, downspouts, pipes, and other drainage appurtenances shall be designed and shall be placed 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 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 10 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village,docx-ms 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. Bus Pad and Boarding Area: Prior to issuance of any building or engineering (site improvement) permits, the Developer shall coordinate, with Omnitrans, 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). 32. Each single-family home shall have two (2) covered parking spaces as required by the Redlands Municipal Code. 33. Any landscaping and amenities on the common lots within Tract Map No. 20490 shall be maintained by a Home Owners Association (HOA). 34. Front yard landscaping for each lot within Tentative Tract Map No. 20490 shall be planted and installed prior to occupancy of the unit. 35. 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. 11 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ins 36. 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. 37. 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. 38. 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. 39. 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). 40. 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. 41. The project site shall be kept in a weed and dust free condition throughout all periods of development. 42. 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 Tract Map No. 20490): 43. Tentative Tract Map No. 20490 authorizes the subdivision of a total of approximately 3.38 acres into 18 number lots and 2 lettered lots (Lots A and B) located on the north side of Lugonia Avenue, south side of Pennsylvania Avenue, and west side of Karon Street (Parcel 2 of Tentative Parcel Map No 20469). 44. This Tentative Tract 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). 45. 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 12 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms map, the tentative map shall be automatically extended in accordance with the Subdivision Map Act. 46. The applicant shall record the subdivision by a Final Tract Map. The Final Tract Map(s) shall comply with the Subdivision Map Act and the Redlands Municipal Code (RMC). 47. 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. 48. Lot A shall be maintained for common open space for residents of the development. 49. Lot B shall be maintained for stormwater and water quality management purposes. 50. The applicant shall establish a Home Owners Association (HOA) for the care and maintenance of all 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. CEQA Mitigation Measures: 51. Mitigation Measure BIO-1 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. 13 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms 52. 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 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. 53. 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. 54. Mitigation Measure CUL-2 14 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms 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. 55. 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. 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). 56. 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 15 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms 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. 57. 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. 58. 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 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. 59. 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. 16 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms 60. 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. 61. 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. 62. 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. 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. 17 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village,docx-ms 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) 63. 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. 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. 18 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms 64. 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 65. 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. Facilities and Community Services Department 66. 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. 67. 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 68. Fuels Management and Weed Abatement: 19 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms 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. 69. Gates shall be designed for emergency access, and incorporate Knox Rapid Access System, subject to approval by the Redlands Fire Department. 70. 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. 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: 71. 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") gpb, Brian Desatnik Development Services Director 20 I:\cmo\Resolutions\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ms EXHIBIT B LAND USE ENGINEERING DIVISION CONDITIONS OF APPROVAL (Tentative Tract Map No. 20490 and Commission Review & Approval No. 940) [ Attached ] 21 I:\Resolutions\Res 8500-8599\8555 TTM 20490 and CRA 940 Lugonia Village.docx-ins REDLANDS DEVELOPMENT SERVICES DEPARTMENT LAND USE ENGINEERING DEVELOPMENT REQUIREMENTS TENTATIVE TRACT NO. 20490 AND COMMISSION REVIEW AND APPROVAL NO. 940 Date of P.C. Meeting: January 23, 2024 Applicant: Redlands Summit, LLC Location: West Side of Karon Street, North of West Lugonia Avenue (Parcel 2 of Tenatative Parcel Map No. 20469) Project Description: Subdivide Approximately 3.38 Acres and Construct 18 Single Family Detached Houses 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) 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. TTM No. 20490 and CRA No. 940 Date of PC Meeting Page 2 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. 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 ($3,000.00). Deposit will be reimbursed after the work is completed and accepted by the City upon written request. (RMC 12.16.290) 8. Truck route permit is required for all construction vehicles 5 tons and over gross vehicular weight (e.g. concrete trucks) using streets other than established truck routes. (RMC 10.54) NOTE: Cash cleanup deposit and truck route permit submitted during the grading process could be transferred to be used during building construction or off -site improvement construction if it is within the time limit specified in the truck route permit, otherwise a new truck route permit must be issued. 9. 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) 10. 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. TTM No. 20490 and CRA No. 940 Date of PC Meeting Page 3 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. (City Resolution No. 7671) 2. Plans required to be submitted shall include (RMC 17.17.060): a. Tract Map; b. Street Improvement; e. Street Tree Installation — Street trees shall be provided as per the approved Street Tree List; g. 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; i. Potable Water Main Installation; j. Non-potable/Recycled Water Main Installation; k. Sewer Main Installation; and I. 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. 5. Finalize and obtain all necessary onsite and offsite permissions, permits, easements, right-of-way, and properties in order to satisfy the conditions of approval for this project. Such items may include: a. Signed/notarized Offsite letter of permission to conduct certain work. b. Offsite/onsite easement to construct/install/maintain certain improvements. c. Offsite/onsite right-of-way to construct/install/maintain certain improvements. d. Encroachment Permits from the County and other agencies. 6. 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). TTM No. 20490 and CRA No. 940 Date of PC Meeting Page 4 Remaining Development Impact Fees will be due at time of building permit issuance or water, meter installation (RMC 13.48.030 and Redlands Ordinance No. 2830). 7. All off -site improvements shall be designed by a Civil Engineer licensed in the State of California. All existing utilities shall be pot -holed to determine the actual depth if no signed plan is available. Field notes will be submitted at time of submitting the plan for review and plan checking (RMC 17.17.060). 8. The approximate locations of existing underground utilities shall be shown on the improvement/site/grading plans. The utilities shall be plotted from record and field data. The City of Redlands and the design Engineer assume no liability as to the exact location of said lines where locations are not shown. 9. 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. 10. Final City approved mylars for all public improvements shall be on file with the Municipal Utilities and Engineering Department. 11. Requirements for Karon Street (RMC 17.15 and 17.17): a. Construct standard curb and gutter 18 feet west 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 adjacent sidewalk along the entire street frontage and ramps at all curb returns; d. Install LED ornamental streetlight(s) 100 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. Provide street trees spaced every 40 feet avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval; f. Construct underwalk drain, if necessary; g. Use traffic index of 5.0; and h. Install residential fire hydrants as required by the Redlands Fire Department. 12. Requirements for Lugonia Avenue (RMC 17.15 and 17.17): 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; TTM No. 20490 and CRA No. 940 Date of PC Meeting Page 5 c. Construct standard property Tine/ curb adjacent/meandering sidewalk along the entire street frontage and ramps at all curb returns; 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. Provide street trees spaced every 40 feet avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval. f. Construct standard pavement transition based on design speed of the street from the easterly property line to the east, if necessary; g. Construct underwalk drain, if necessary; h. Use traffic index of 9.0; and i. Install residential/commercial fire hydrants as required by the Redlands Fire Department. 13. Requirements for Pennsylvania Avenue (RMC 17.15 and 17.17): a. Provide for a 32 foot half street right-of-way width north of street centerline including acquisition of all necessary property/ies outside of tract boundary. In the event the applicant lacks sufficient title or interest, including easement or license, at the time the final map is filed with the City, to construct the required improvements for Pennsylvania Avenue, the applicant has requested the City accept its voluntary waiver of 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 imposition of this condition, the City's accepts and relies upon the applicant's aforementioned request and waiver in approving this tentative map; b. Construct standard curb and gutter 20 feet south side of street centerline; c. Construct asphalt berm 10 feet north side of street centerline; d. Provide full depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline verified through a geotechnical report; e. Construct standard property line adjacent sidewalk along the entire street frontage and ramps at all curb returns; f. Install LED ornamental streetlight(s) with the equivalent illumination of a 100 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; g. Provide street trees spaced every 40 feet avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval. h. Construct standard street terminus, if necessary; i. Construct underwalk drain, if necessary; j. Use traffic index of 8.0; k. Install a minimum 12 inch diameter potable water main including necessary valves and appurtenances; TTM No. 20490 and CRA No. 940 Date of PC Meeting Page 6 I. Install a minimum 8 inch diameter non-potable/recycled water main including necessary valves and appurtenances; m. Install residential fire hydrants as required by the Redlands Fire Department; and n. Install a minimum 8 inch diameter sewer main with manholes and appurtenances. 14. Provide for adequate drainage facilities. The applicant shall provide and submit all necessary hydrology/hydraulic studies and calculations in accordance with the San Bernardino County Hydrology Manual (RMC 17.17). 15. Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the applicant and approved by the City for the project which address cross lot drainage, Water Quality Management Plan requirements, sewer usage, water service, and solid waste disposal, which are shared by the property owners. The CC&Rs shall contain the following: a. A provision which reads substantially as follows: "The City shall have the right to review and approve any proposed amendment or termination of [the CC&Rs] when such termination or amendment would alter, amend, terminate or otherwise impair the rights of the City under those provisions of [the CC&Rs] which satisfy the conditions of approval imposed by the City for the project. All proposed amendments shall be submitted to the City's Development Services Director and shall be approved in writing by the City Attorney as a precondition of and prior to the recordation of such amendment." b. A provision which reads substantially as follows: "[The CC&Rs] shall be covenants running with the land, and shall, in any event, and without regard to technical classification or designation, legal or otherwise, be, to the fullest extent permitted by law and equity, binding for the benefit and the favor of, and enforceable by the City of Redlands. Although the City of Redlands shall be a beneficiary of [the CC&Rs], and shall have a right to enforce [them], the City of Redlands shall not be obligated hereunder to exercise such rights of enforcement." 16. The CC&Rs shall be subject to a joint review by the all affected City Department Directors and the City Attorney's Office. The applicant shall be required to pay for the review of the CC&Rs by the affected Department Directors and the City Attorney's Office at such persons' hourly billing rates. 17. 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. 18. 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) TTM No. 20490 and CRA No, 940 Date of PC Meeting Page 7 19. Install reduced pressure principle backflow devices as required by City Engineer. (RMC 13.20) 20. 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) 21. 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. 22. Survey and Monumentation cash bond must be posted. 23. The 10% warranty security will be retained for one year after acceptance of public improvements by the City for warranty of off -site work. 24. 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. (City Resolution No. 7671) 2. Provide pad certification and compaction report to the Building and Safety Department. 3. Pay the required development impact fees per ordinance in effect at time of issuing the building permit. The exact amount will be determined based upon the review of the final building plan or project information. Development Impact Fees shall include: • Transportation Facilities; (RMC 3.54) 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 13.12.) TTM No. 20490 and CRA No. 940 Date of PC Meeting Page 8 * These charges are required for building permit issuance if Final or Parcel Map was not required for the project or charges were not paid with the Final or Parcel Map approval. 4. Although this project will have an on -going inspection throughout construction, a final inspection for all off -site improvements must be scheduled by developer to certify that these improvements comply with City specifications. (RMC 12.16.090) 5. Provide for adequate drainage facilities, including any necessary under sidewalk drains. (RMC 17.17) 6. Submit recycling plans for site demolition/construction for review and approval in accordance with Chapter 13.66 of the Redlands Municipal Code. 7. Tract map shall be recorded and proof of recordation provided. D. The following items are required prior to approval of APPLICATION FOR WATER SERVICE CONNECTION and prior to WATER METER INSTALLATION. 1. Pay the Water Capital Improvement Charge; (RMC 3.48.030) 2. Pay the Recycled Water Capital Improvement Charge; (RMC 3.53.050) 3. 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 ($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. TTM No. 20490 and CRA No. 940 Date of PC Meeting Page 9 7. A traffic control plan shall be prepared in accordance with the latest revision of CA MUTCD or W.A.T.C.H. manual, submitted and accepted by the City Engineer prior to issuance of an encroachment permit. The plan shall show all required construction signage, warning devices, road closures, detours, delineation, phasing schedules and anticipated durations of closures and detours for any work within the public right-of-way. The plans shall provide names and 24-hour phone numbers of individuals who can be contacted regarding traffic control measures. 8. Improvement bonds must be posted for the total estimated cost of off -site improvements as follows: Performance 100% security (due prior to final map approval) (Warranty) 10% security (due at time of acceptance of improvements) Labor and Materials 50% security (due prior to final map approval) 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 Grading Certification for all grading and improvements relating to the project development. 4. Owner's Licensed Land Surveyor shall reset survey points, monuments, record corners, and centerline ties that were destroyed during construction and shall file Corner Records for those points prior to completion of the project with San Bernardino County Surveyor. Copies of information shall be furnished to the Municipal Utilities and Engineering Department. [California B&P Code 8762, 8767, 8768, 8771, and 8773(b)] 5. 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 (Le. 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. TTM No. 20490 and CRA No. 940 Date of PC Meeting Page 10 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 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 a part of a lot -sale subdivision and not included in Item E. 3. Tie sheets shall be submitted for all monuments found and/or set in the public right-of- way. 4. The release of securities/warranties/deposits must be requested in writing to the City Engineer. Allow 30 days for processing. DONALD YO G� One Stop Permit enter Initial FILE: TM 20490 and CRA 940 Manager .M.P.