HomeMy WebLinkAbout8556RESOLUTION NO. 8556
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING TENTATIVE TRACT MAP NO. 20491 AND COMMISSION
REVIEW & APPROVAL NO. 942 FOR THE SUBDIVISION OF PARCEL 1 OF
TENTATIVE PARCEL MAP NO. 20469 FOR CONDOMINIUM PURPOSES
FOR 72 RESIDENTIAL TOWNHOMES (CONDOMINIUM AIRSPACE UNITS
PLUS COMMON LOTS), AND THE CONSTRUCTION OF A 72-UNIT
TOWNHOUSE DEVELOPMENT, FRONTING ALONG A PROPOSED
EXTENSION OF PENNSYLVANIA AVENUE AND WESTERLY OF KARON
STREET.
WHEREAS, Redlands Summit, LLC ("Applicant"), has submitted an application for
Tentative Tract Map No. 20491 and Commission Review & Approval No. 942 to subdivide Parcel
1 of Tentative Parcel Map No. 20469 for condominium purposes, to be utilized for seventy-two
(72) residential condominium units, and the construction of a 72-unit townhouse development and
related site improvements and amenities on a project site fronting along a proposed extension of
Pennsylvania Avenue westerly of Karon Street; 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
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
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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.
8551 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. 20491. The City Council of
the City of Redlands hereby approves Tentative Tract Map No. 20491 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 is designated on the General Plan land use map
as Commercial, and has existing zoning designation as Special Development (EV/SD)
District 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 portion of the project to
High Density Residential and change the zoning district for the high -density residential
portions of the project to Multiple Family Residential (R-3), which would allow the
proposed densities with the accompanying Density Bonus pursuant to State Density Bonus
Law. The application is consistent with the General Plan's policies 4-P.8, 4-P.9, 4-P16, 4-
A.7, 4-A.8 of the Livable Community chapter. The applicable zoning designation is the
Multiple Family Residential (R-3) zoning district, and with the Density Bonus, the
proposed densities and product type would be consistent with the General Plan land use
designations, as amended. The project meets the applicable development standards for the
applicable zoning district, with the exception of those concessions and waivers identified
in the Density Bonus Agreement in accordance with State Density Bonus Law.
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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 for condominium purposes, and the utilization of the condominium map for 72
residential condominium units. The overall lot size complies with the minimum lot sizes
and dimensions required of the R-3 zoning district (for condominium development), upon
approval of the related amendments and zone change. The site has adequate frontage on
the proposed Pennsylvania Avenue extension where vehicular access, utility services, and
dispersion of project traffic can all occur. 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 neighborhood.
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 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 portion of the project to High Density Residential, and change the zoning
district for the high -density residential portion of the project to Multiple Family Residential
(R-3), which would allow the proposed densities with the accompanying Density Bonus
pursuant to California State Law. The applicable zoning designation is the Multiple Family
Residential (R-3), and with the Density Bonus, the proposed density would be consistent
with the General Plan land use designation, as amended. The proposed project meets the
applicable development standards for the zoning district, 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 72 condominium units, and related site improvements and amenities, while ensuring
those lots have adequate space for vehicular access, landscape and open space areas, 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
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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 multifamily
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.
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 through the improvement and construction of public facilities. 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. 942. The City Council of
the City of Redlands hereby approves Commission Review & Approval No. 942 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
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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 4.75 acres in size and will be developed with a 72-unit townhome community,
with on -site parking, landscape, and recreational amenities. The project will provide the
necessary on -site and off -site improvements including new roadway, 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 new proposed single-family development, complete
with required walls separating the zoning districts. The subject project site is also
surrounded on all other sides by high -density residential and 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 extending Pennsylvania Avenue,
which safely accommodates vehicular and pedestrian access to the project and connect the
proposed development to the City's street network. 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 project'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.
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.
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ADOPTED, SIGNED AND APPROVED this 5th day of March, 2024.
ATTEST:
Donaldson, City Clerk
Eddie Tejeda, Mayor
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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
e Donaldson, City Clerk
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EXHIBIT A
DEVELOPMENT SERVICES DEPARTMENT
CONDITIONS OF APPROVAL
(Tentative Tract Map No. 20491 and Commission Review and Approval No. 942)
Planning Division
1. This permit/approval is for Tentative Tract Map No. 20491 and Commission Review &
Approval No. 942, for the "Lugonia Village Residential Project" generally described as the
following:
a. The subdivision subdivide Parcel 1 of Tentative Parcel Map No. 20469 map for
condominium purposes, to be utilized for seventy-two (72) residential
condominium units;
b. Construction of a 72-unit townhouse development fronting on a proposed extension
of Pennsylvania Avenue. including onsite parking and recreation areas;
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
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(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.
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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
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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 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
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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 condominium communities shall incorporate decorative paving.
Decorative paving elements shall not be located within public rights -of -way.
32. Each condominium unit 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. 20491 shall be
maintained by a Home Owners Association (HOA).
34. Streetscape and front yard landscaping Tentative Tract Map No. 20491 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.
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
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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. 20491):
43. Tentative Tract Map No. 20491 authorizes the subdivision of 4.75 acres for condominium
purposes, to be utilized for 72 residential units, located south of a proposed extension of
Pennsylvania Avenue and west of Karon Street (Parcel 1 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
map, the tentative map shall be automatically extended in accordance with the Subdivision
Map Act.
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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. 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.
49. Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the applicant and
approved by the City for the condominium project (Tentative Tract Map No. 20491). The
CC&Rs shall contain the following:
a. A provision which reads substantially as follows: "The City shall have the right to
review and approve any proposed amendment or termination of [the CC&Rs] when
such termination or amendment would alter, amend, terminate or otherwise impair
the rights of the City under those provisions of [the CC&Rs] which satisfy the
conditions of approval imposed by the City for the project. All proposed
amendments shall be submitted to the City's Development Services Director and
shall be approved in writing by the City Attorney as a precondition of and prior to
the recordation of such amendment."
b. A provision which reads substantially as follows: "[The CC&Rs] shall be covenants
running with the land, and shall, in any event, and without regard to technical
classification or designation, legal or otherwise, be, to the fullest extent permitted
by law and equity, binding for the benefit and the favor of, and enforceable by the
City of Redlands. Although the City of Redlands shall be a beneficiary of [the
CC&Rs], and shall have a right to enforce [them], the City of Redlands shall not be
obligated hereunder to exercise such rights of enforcement."
c. CC&Rs shall detail the ownership and maintenance requirements for the
development, and include statements that the required recreational open space,
drive aisles and common landscape areas for the project shall be owned and
maintained by the Home Owners Association for the project in perpetuity.
d. The CC&Rs shall designate that any required guest parking spaces shall be owned,
maintained, and operated by the Homeowners' Association
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e. CC&Rs shall include compliance with the project's approved Final Fire Protection
Plan.
50. Prior to Final Tract Map clearance, the applicant shall submit one (1) copy of each of the
final Articles of Incorporation, Bylaws of the Homeowners' Association, and Declaration
of Covenants, Conditions, and Restrictions (CC&Rs) to the Planning Division for review
and approval. After recordation of the final CC&Rs, two (2) copies of said recorded
CC&Rs shall be submitted to the Planning Division.
51. Building plans submitted for the project shall clearly indicate the structures are
condominiums for the applicable dwelling units.
52. Residential condominium construction shall comply with the requirements of Chapter
18.156, Article IV (Condominiums and Condominium Conversions), of the Redlands
Municipal Code. Such requirements include but are not limited to:
a. Wall and floor -ceiling assemblies shall conform to the sound insulation
performance criteria promulgated in title 25, California Administrative Code,
section 1092, or its successor.
b. The consumption of gas and electricity within each dwelling unit shall be separately
metered so that the unit owner can be separately billed for each utility. A water
shutoff valve shall be provided for each unit.
c. All permanent mechanical equipment, including domestic appliances, which is
determined by the building official to be a source or potential source of vibration
or noise, shall be shock mounted, isolated from the floor and ceiling, or otherwise
installed in a manner approved by the building official to lessen the transmission of
vibration and noise.
d. The anchorages of the permanent mechanical equipment are to be designed to resist
the lateral seismic forces, as required by the current edition of the uniform building
code. Failure of the city to identify potential sources of vibration on the approval
of a specific vibration system does not prevent the city from subsequently requiring
additional modification to the mechanical equipment to prevent vibration or noise
from being detected in other condominium dwelling units.
e. The proposed condominium project shall comply with all requirements of building,
fire and housing codes, zoning provisions, and other applicable regulations in effect
at the time of the application (or as otherwise specified in the approved
Development Agreement for the project).
CEQA Mitigation Measures:
53. 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
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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.
54. 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.
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55. 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.
56. 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.
57. 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.
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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).
58. 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.
59. 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.
60. 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
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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.
61. 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.
62. 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.
63. 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.
64. 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].
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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)
65. 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.
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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.
66. 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
67. 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
68. 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.
69. 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
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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
70. 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.
71. Gates shall be designed for emergency access, and incorporate Knox Rapid Access
System, subject to approval by the Redlands Fire Department.
72. 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.
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Other Cite Departments/Divisions:
73. Conditions of Approval from the following City Departments/Divisions are applicable to
the project, and are hereby incorporated by reference:
a. Land Use Engineering Division (Exhibit "B")
Brian Desatnik
Development Services Director
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EXHIBIT B
LAND USE ENGINEERING DIVISION
CONDITIONS OF APPROVAL
(Tentative Tract Map No. 20491 and Commission Review & Approval No. 942)
[ Attached ]
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REDLANDS DEVELOPMENT SERVICES DEPARTMENT
LAND USE ENGINEERING
DEVELOPMENT REQUIREMENTS
TENTATIVE TRACT NO. 20491 AND
COMMISSION REVIEW AND APPROVAL NO. 942
Date of P.C. Meeting: January 23, 2024
Applicant: Redlands Summit, LLC
Location: South Side of Future Pennsylvania Avenue, West of Karon
Street (Parcel 1 of Tentative Parcel Map No. 20469)
Project Description: Construct 72 Condominium Units
The applicant shall comply with the following engineering requirements to allow for the orderly
development of the surrounding area and for public health and safety.
All requirements for development shall be consistent with requirements set forth in the General
Plan; applicable sections of Redlands Municipal Code; latest edition of "Redlands Standard
Specifications and Detail Drawings for Design and Construction of Public Improvements"; latest
edition of American Public Works Association "Standard Plans for Public Works" and "Standard
Specifications for Public Works Construction — Greenbook"; latest edition of "Redlands Water
Systems Standard Specifications"; latest edition of "Redlands Sanitary Sewer Systems Standard
Specifications"; and current Redlands policies and guidelines relative to development projects.
A. The following items are required prior to issuance of the GRADING PERMIT.
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)
Tract Map No. 20491 and CRA No. 942
January 23, 2024
Page 2
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Six (6)
copies of each are required. After final review, grading and SWPPP plans shall
be submitted on 24" x 36" size, min. 4 mil, mylar sheets for City's approval.
3. Submission of plan sets shall be complete and include all required engineering
designs and drawings listed in No. 2 above. All plans submitted shall be
substantially complete, and no plan check queue place -holder plans will be
accepted. An incomplete plan submittal will not be accepted for plan check.
4. All support documentation shall be submitted with the plans to be checked.
Submission shall include:
a. Hydrology Report and Hydrologic Calculations; (RMC 17.07.030)
b. Geotechnical Report; (RMC 17.07.040)
c. Easement Documents. (RMC 17.09.050)
5. 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
Tract Map No. 20491 and CRA No. 942
January 23, 2024
Page 3
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.
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;
c. Street Tree Installation — Street trees shall be provided as per the approved
Street Tree List;
d. Streetlight 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;
e. Storm Drain; and
e. 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 shall include:
Tract Map No. 20491 and CRA No. 942
January 23, 2024
Page 4
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 Caltrans, County, and other agencies.
e. 401 Certification (California Regional Water Quality Control Board) and
404 Permit (U.S. Army Corp of Engineers).
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); and
Remaining Development Impact Fees will be due at time of
building permit issuance or water meter installation (RMC
13.48.030 and Redlands Ordinance No. 2830).
7. All off -site improvements shall be designed by a Civil Engineer licensed in the
State of California. All existing utilities shall be pot -holed to determine the actual
depth if no signed plan is available. Field notes will be submitted at time of
submitting the plan for review and plan checking (RMC 17.17.060).
8. The approximate locations of existing underground utilities shall be shown on the
improvement/site/grading plans. The utilities shall be plotted from record and
field data. The City of Redlands and the design Engineer 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 Pennsylvania Avenue (RMC 17.15 and 17.17):
a. Provide for a 64 foot street right-of-way width from Karon Street to
Tennessee Street 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
Tract Map No. 20491 and CRA No. 942
January 23, 2024
Page 5
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
from the westerly tract boundary to Karon Street;
c. Construct asphalt berm 10 feet north side of street centerline from the
westerly tract boundary to Karon Street;
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 and asphalt berm verified
through a geotechnical report;
e.' Provide full depth construction/reconstruction with asphalt berms on both
sides of the street from the westerly tract boundary to Tennessee Street
consistent with the City standard or alternative method of street
rehabilitation as accepted by the City Engineer and Redlands Fire Marshal
between the new the asphalt berms verified through a geotechnical report;
e. Construct standard property line adjacent sidewalk along the entire street
frontage and ramps at all curb returns from the westerly tract boundary to
Karon Street;
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 pavement transition based on design speed of the street
from the westerly tract boundary to the west;
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 from the westerly tract boundary to
Karon Street;
1. Install a minimum 8 inch diameter non-potable/recycled water main
including necessary valves and appurtenances from the westerly tract
boundary to Karon Street;
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 from the westerly tract boundary to Karon Street.
12. Provide adequate drainage facilities, including but not limited to, installation of an
adequately sized reinforced concrete storm drain crossing Tennessee Street near
the proposed Pennsylvania Avenue to the Caltrans channel as required by the City
Tract Map No. 20491 and CRA No. 942
January 23, 2024
Page 6
Engineer. The applicant shall provide and submit all necessary
hydrology/hydraulic studies and calculations in accordance with the San
Bernardino County Hydrology Manual to adequately size the storm drain facility
(RMC 17.17).
13. 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."
14. 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.
15. 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.
16. Install reduced pressure principle backflow devices as required by City Engineer.
(RMC 13.20)
17. 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)
Tract Map No. 20491 and CRA No. 942
January 23, 2024
Page 7
18. 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.
19. Survey and Monumentation cash bond must be posted.
20. The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
21. 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
Tract Map No. 20491 and CRA No. 942
January 23, 2024
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. Comply with City of Redlands Landscape Ordinance No. 2724 and submit a
landscape/irrigation plan prepared by a licensed landscape architect for review
and approval. The irrigation system shall be designed and constructed to make
use of future recycled and/or recycled water system.
7. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
8. 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
Tract Map No. 20491 and CRA No. 942
January 23, 2024
Page 9
Identification Number, call Underground Service Alert toll free, 1-800-227-2600,
two (2) working days prior to conducting any excavation. (RMC 12.20.120)
4. Encroachment Permit application and two (2) sets of City approved plans must be
submitted for all off -site improvements. Encroachment Permit fees shall be paid
prior to issuance of Encroachment Permit. (RMC 12.16.010)
5. A California OSHA Permit Number for all work that is 5 feet deep or deeper shall
be provided. Call (909)383-4321. (RMC 12.16.040)
6. A copy of soils report is required with recommendation for the final pavement
structural section to be submitted prior to placing of the street pavement. The
report shall include test results and boring/sampling locations.
7. A traffic control plan shall be prepared in accordance with the latest revision of
CA MUTCD or W.A.T.C.H. manual, submitted and accepted by the City
Engineer prior to issuance of an encroachment permit. The plan shall show all
required construction signage, warning devices, road closures, detours,
delineation, phasing schedules and anticipated durations of closures and detours
for any work within the public right-of-way. The plans shall provide names and
24-hour phone numbers of individuals who can be contacted regarding traffic
control measures.
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.
Tract Map No. 20491 and CRA No. 942
January 23, 2024
Page 10
2. All work shall be completed to the satisfaction of the City Engineer. All as -built
plans shall be delivered to the Municipal Utilities and Engineering Department for
review and approval.
3. The Engineer of Record shall file a Final Certification for all grading and
improvements relating to the project development.
4. Owner's Licensed Land Surveyor shall reset survey points, monuments, record
corners, and centerline ties that were destroyed during construction and shall file
Corner Records for those points prior to completion of the project with San
Bernardino County Surveyor. Copies of information shall be furnished to the
Municipal Utilities and Engineering Department. [California B&P Code 8762,
8767, 8768, 8771, and 8773(b)]
5. 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.
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.
Tract Map No. 20491 and CRA No. 942
January 23, 2024
Page 11
4. The release of securities/warranties/deposits must be requested in writing to the
City Engineer. Allow 30 days for processing.
'DONALD , P.E., P.M.P.
One Stop Permit Center Manager
Initial
FILE TM 20491 and CRA 942