HomeMy WebLinkAbout8580RESOLUTION NO. 8580
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING TENTATIVE TRACT MAP NO. 20571 AND COMMISSION
REVIEW & APPROVAL NO. 965 FOR THE SUBDIVISION OF 9.01 ACRES
FOR CONDOMINIUM PURPOSES FOR 102 SINGLE FAMILY HOMES
(CONDOMINIUM AIRSPACE UNITS PLUS COMMON LOTS), AND THE
CONSTRUCTION OF A 102-UNIT RESIDENTIAL DEVELOPMENT,
LOCATED ON THE EAST SIDE OF INTERSTATE 210, NORTH SIDE OF
DOMESTIC AVENUE, AND APPROXIMATELY 625 FEET WEST OF TEXAS
STREET.
WHEREAS, Vanita Soni Puri (the "Applicant"), has filed applications for General Plan
Amendment No. 147, Specific Plan No. 66 (Madera at Citrus Trail Specific Plan), Tentative Tract
Map No. 20571 and Commission Review and Approval No. 965 for a 102-unit single family
residential development located at the northwest corner of Colton Avenue and Wabash Avenue
(APN: 0168-291-02-0000) (the "Project" or "Project Entitlements"); and
WHEREAS, the City Council has the authority per Chapter 17.07 of the Redlands
Municipal Code to take action on Tentative Tract No. 20571 to subdivide approximately 9.01 acres
for condominium purposes for 102 single family residential homes; and
WHEREAS, on March 12, 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 March 12, 2024, the Planning Commission recommended approval to the
City Council for Tentative Tract Map No. 20571 and Commission Review & Approval No. 965;
and
WHEREAS, on or about April 26, 2024, notice of the City Council's public hearing for the
Project was published in a newspaper of general circulation by the City Clerk; and
WHEREAS, on May 7, 2024, the City Council held a duly noticed 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, on May 7, 2024, the City Council adopted a Resolution approving and adopting a
Mitigated Negative Declaration for the proposed project including a Mitigation Monitoring &
Reporting Program in accordance with the applicable provisions of the California Environmental
Quality Act; and
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WHEREAS, following the public hearing, the City Council determined that adoption of
the Project Entitlements 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 a resolution
certifying and adopting the Mitigated Negative Declaration and related Mitigation Monitoring &
Reporting Program for the project in accordance with the applicable provisions of the California
Environmental Quality Act.
Section 2. Findings for Approval of Tentative Tract Map No. 20571. The City Council of
the City of Redlands hereby approves Tentative Tract Map No. 20571 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 is consistent with the Redlands General Plan, Madera at Citrus Trail
Specific Plan (Specific Plan No. 66) and the Redlands Municipal Code. The project's
proposed Medium Density Residential land use designation allows for 8-15 units per acre
and the project has been designed at 11.3 units per acre. The tentative tract map is also
consistent with policies 2-A.4, 2-A.17, 2-A.19, 4-A.150, 4-P.8, 4-P.10, 4-A.6, 4-A.7, 4-
A.8, 4-P.16 contained within the General Plan Livable Community Chapter. The proposed
map will be consistent with the Madera at Citrus Trail Specific Plan (Specific Plan No. 66),
which is being processed concurrently, and the Specific Plan's design guidelines and
development standards will support development of the project. The proposed map will
also be consistent with the applicable provisions of the Redlands Municipal Code.
2. The site is physically suitable for the proposed type of development.
The project site is physically suitable for the type of development. The site has a relatively
flat grade with a very gradual fall towards the southwest over distance, and the design of
the subdivision will generally follow the grade of the site, and will not require excessive
grading. All on -site and on -site improvements proposed as part of the project's design will
meet all City standards and provide a safe environment for existing and future residents.
and is large enough at 9.01 acres to be subdivided into 102 residential condominium units,
and the construction of the necessary on -site circulation, on -site landscaping and private
on -site open space. On -site and off -site improvements proposed as part of the project's
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design will ensure the property is compatible with adjacent developments and mitigate
potential impacts to traffic and other environmental factors to a less than significant level.
3. The site is physically suitable for the density of the development.
The maximum density allowed within the Medium Density Residential Land Use
Designation is fifteen (15) units per acre. The project is designed at 11.3 units per acre. The
project site is relatively flat in topography, and the design of the subdivision will generally
follow the grade of the site without the need for excessive grading. All on -site and on -site
improvements proposed as part of the project's design will meet all City standards and
provide a safe environment for existing and future residents. As such, the siteis physically
suitable for the density of development proposed.
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. 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. The Initial Study/Mitigated Negative
Declaration lists mitigation measures for Biological Resources, regarding pre -construction
surveys for sensitive species. As such, the project is not likely to cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
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 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. An Air
Quality Analysis was prepared for project and the project will be required to comply with
all local, state, and federal laws addressing air quality impacts. The memorandum found
that the project would cause a less than significant impact to air quality and health risks.
The nature of the residential use does not involve any substantial amounts of hazardous
materials, 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.
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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. 965. The City Council of
the City of Redlands hereby approves Commission Review & Approval No. 965 and related
Inclusionary Housing Plan 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 will be developed with 102 single-family dwellings, private open space and will
provide the necessary on -site improvements including parking, landscaping, lighting, and
utility connections. The project site complies with the applicable development standards as
proposed by the Madera at Citrus Trail Specific Plan (Specific Plan 66) including
requirements for setbacks, and lot coverage. The proposed use will also be compatible with
the surrounding uses such as the existing mobile home parks to the south and west, located
adjacent to the project site and will be consistent with the low density residential
development on parcels to the north, as it consists of single family condominium homes.
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.
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The site is designed to carry the type and quantity of traffic generated by the proposed use.
The site will provide new improved access from Colton Avenue and Wabash Avenue.
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 as well as additional roadway 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 upon adoption.
ADOPTED, SIGNED AND APPROVED this 7th day of May, 2024.
ddie Tej eda,
ATTEST:
'DQ1tA4(Ce Donaldson, City Clerk
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I, Jeanne Donaldson, City Clerk of the City of Redlands, do hereby certify that the foregoing
Resolution was duly adopted by the City Council at a regular meeting thereof held on the 7th day
of May, 2024, by the following vote:
AYES: Councilmembers Davis, Guzman -Lowery, Saucedo; Mayor Tejeda
NOES: None
ABSENT: Councilmember Barich
ABSTAINED: None
e Donaldson, City Clerk
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EXHIBIT "A"
DEVELOPMENT SERVICES DEPARTMENT
CONDITIONS OF APPROVAL
(Tentative Tract Map No. 20571 and Commission Review & Approval No. 965)
Planning Division
1. This permit/approval is for Tentative Tract Map No. 20571 and Commission Review &
Approval No. 965, for the "Madera at Citrus Trail Project" generally described as the
following:
a. The subdivision of the project site for condominium purposes, to be utilized for 102
residential condominium units.
b. Construction of a 102-unit townhouse development with frontage on Colton
Avenue and Wabash Avenue. The Project also includes onsite parking and
recreation areas, with access provided via one driveway on Colton Avenue and one
driveway on Wabash Avenue.
c. Common recreational open space (privately -owned with private access) outdoors
for use by the project's residents and residential guests.
d. Frontage and street improvements in accordance with the civil engineering plans.
2. This permit/approval shall expire two (2) years from the date of project approval (will
expire on January 23, 2026), unless construction has commenced pursuant to a building or
engineering permit(s), or a time extension is granted in accordance with the Redlands
Municipal Code (RMC Section 18.12.090 for Commission Review & Approval; and RMC
Sections 17.07.110 and 17.07.120 for Subdivision Regulations).
3. Pursuant to Government Code Section 66020(d), certain fees, dedications, reservations, or
exactions imposed by the City as a condition of approval of this project are subject to a
statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest
period for those fees, dedications, reservations, and exactions which are subject to
Government Code Section 66020(a) has commenced to run on the date this project was
approved by the City.
4. The applicant for this permit, and its successors and assigns, shall defend, indemnify and
hold harmless the City of Redlands, and its elected officials, officers, agents and
employees, from and against any and all claims, actions, and proceedings to attack, set
aside, void or annul the approval of this permit by the City, or brought against the City due
to acts or omissions in any way connected to the applicant's project that is the subject of
this permit. This indemnification shall include, but not be limited to, damages, fees, costs,
liabilities, and expenses incurred in such actions or proceedings, including damages for the
injury to property or persons, including death of a person, and any award of attorneys' fees.
In the event any such action is commenced to attack, set aside, void or annul all, or any,
provisions of this permit, or is commenced for any other reason against the City for acts or
omissions relating to the applicant's project, within fourteen (14) City business days of the
same, the applicant shall file with the City a performance bond or irrevocable letter of credit
(together, the "Security") in a form satisfactory to the City and in the amount of Three
Hundred Thousand Dollars ($300,000), to ensure applicant's performance of its defense
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 December 15, 2023 ("the plans")
on file with the Development Services Department.
7. Prior to issuance of building permits for the project, the applicant and/or developer shall
provide payment of In -lieu Fees in accordance with the approved Inclusionary Housing
Plan provided with the application.
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. The final maps shall substantially conform to the tentative maps as approved by the
Planning Commission.
13. A copy of the approved Conditions of Approval shall be included on the cover page ofthe
construction plans submitted to the Building Division.
14. 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.
15. All off -site and on -site utilities shall be placed underground. Prior to approval of the final
map the applicant shall submit plans to be approved by the Municipal Utilities and
Engineering Director and the Development Services Director, that detail undergrounding
of all utilities for the project.
16. 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
17. 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.
18. 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).
19. Prior to the issuance of building permits, the applicant shall submit plans detailing that roof
screening is of adequate height to screen any roof -top equipment from public view on all
sides, subject to review and approval by the Development Services Director. Screening of
air conditioning units and other equipment on the buildings shall be incorporated into or
compatible with the architectural design of the buildings. All equipment shall be screened
from public view of adjacent roadways and freeways. Plumbing vents, ducts and other
appurtenances protruding from the roof of structures shall be placed so that they will not
be visible from the front of the property or other major public vantage points. Developer
shall include a note on the construction plumbing drawings of exterior elevations to
indicate to contractors that roof features shall be grouped and located in the described
manner. Roof vents shall be shown on construction drawings and painted to match roof
material color.
20. 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.
21. 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.
22. 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.
23. 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.
24. Prior to issuance of any building or engineering permit for any building or phase of the
project, the Developer shall prepare and submit a Construction Parking Management Plan
for all contractors, workers, and deliveries related to the project site. The Construction
Parking Management Plan shall identify areas of the project site, surrounding private
properties (with property owner's authorization), and surrounding public streets that
construction personnel may utilize. Deliveries of construction materials, equipment,
trailers, vehicles, etc., shall be performed on the project site to the extent practicable, and
avoid the use of public streets and rights -of -way if possible. The Developer and/or on -site
primary general contractor (superintendent) shall have responsibility for monitoring and
enforcing the approved parking management plan. The plan shall be subject to review and
approval by the City Planner or designee, and may be modified by the City after approval
to mitigate any unanticipated impacts or public nuisance conditions.
25. 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.
26. 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.
27. 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.
28. 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.
29. Each condominium unit shall have two (2) covered parking spaces as required by the
Redlands Municipal Code.
30. Any landscaping and amenities in common areas within Tract Map No. 20571 shall be
maintained by a Homeowner's Association.
31. Streetscape and front yard landscaping Tentative Tract Map No. 20571 shall be planted
and installed prior to occupancy of the unit.
32. 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.
33. 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 and Engineering Department, to prevent
erosion.
34. 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.
35. 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.
36. 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 15.54of
the RMC).
37. 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.
38. The project site shall be kept in a weed and dust free condition throughout all periods of
development.
39. 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. 20571):
40. Tentative Tract Map No. 20571 authorizes the subdivision of 9.01 acres for condominium
purposes, to be utilized for 102 residential units, located at the southwest corner of Colton
Avenue and Wabash Avenue.
41. 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).
42. 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.
43. 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).
44. 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.
45. 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.
46. 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. 20571). 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
e. CC&Rs shall include methods of compliance with the project's approved Parking
Management Plan. ** Added by the Planning Commission on March 12, 2024.
f. CC&Rs shall include compliance with the project's approved Final Fire Protection
Plan.
g. Fire Access requirements shall be monitored, enforced, and maintained by the
HOA. ** Added by the Planning Commission on March 12, 2024.
47. 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.
48. Building plans submitted for the project shall clearly indicate the structures are
condominiums for the applicable dwelling units.
CEQA Mitigation Measures:
49. Air Quality Mitigation Measure 1 (AIR-1):
To reduce potential short-term adverse health risks associated with PM10 exhaust
emissions, including emissions of diesel particulate matter (DPM), generated during
project construction activities, the City shall require the applicant and/or its designated
contractors, contractor's representatives, or other appropriate personnel to comply with the
following construction equipment restriction for the project:
• All construction equipment with a rated power -output of 50 horsepower or greater
shall meet U.S. EPA and CARB Tier IV Interim Emission Standards. This may be
achieved via the use of equipment with engines that have been certified to meet
Tier IV Interim emission standards, or through the use of equipment that has been
retrofitted with a CARB-verified diesel emission control strategy (e.g., oxidation
catalyst, particulate filter) capable of reducing exhaust PM10 emissions to levels
that meet Tier IV standards.
As an alternative to using equipment that meets Tier IV Interim Emissions Standards for
off -road equipment with a rated power -output of 50 horsepower or greater, the applicant
may prepare and submit a refined construction health risk assessment to the City once
additional project -specific construction information is known (e.g., specific construction
equipment type, quantity, engine tier, and runtime by phase). The refined health risk
assessment shall demonstrate and identify any measures necessary such that the proposed
project's incremental cancerogenic health risk at nearby sensitive receptor locations is
below the applicable SCAQMD threshold of 10 cancers in a million.
50. Biological Resources Mitigation Measure 1 (BIO-1):
Pre -Construction Burrowing Owl Surveys: Preconstruction surveys for burrowing owl
should be conducted. The surveys should follow the methods described in the CDFW's
Staff Report on Burrowing Owl Mitigation (California Department of Fish and Game
[CDFG] 2012). Two surveys should be conducted, with the first survey being scheduled
between 30 and 14 days before initial ground disturbance (grading, grubbing, and
construction), and the second survey being conducted no more than 24 hours prior to initial
ground disturbance. If burrowing owls and/or suitable burrowing owl burrows are
identified on the project site during the survey, the project should consult with CDFW and
follow the methods listed in the CDFW's Staff Report on Burrowing Owl Mitigation
(CDFG 2012) for avoidance and/or passive relocation. If burrowing owls or suitable
burrowing owl burrows with sign (e.g., whitewash, pellets, feathers, prey remains) are
identified on the project site during the survey, these features must be completely avoided.
If impacts to those features are unavoidable then the project proponent must also develop
an owl mitigation plan in consultation with CDFW. Mitigation methods may include
passive relocation conducted outside of the owl breeding season (between September 1 and
February 28). If an active owl burrow is identified, and construction is to proceed, then a
qualified biologist (with two or more years of burrowing owl experience) can establish an
appropriate disturbance -limit buffer around the burrow using flagging or staking.
Construction activities shall not occur within any buffer zones until the burrow is deemed
inactive by the qualified biologist.
51. Biological Resources Mitigation Measure 2 (BIO-2):
Pre -Construction Nesting Bird Survey: If construction or other project activities are
scheduled to occur during the nesting bird season (February 1 through August 31), a
preconstruction nesting bird survey shall be conducted by a qualified avian biologist to
ensure that active bird nests shall not be disturbed or destroyed. The survey shall be
completed no more than three days prior to initial ground disturbance. The nesting bird
survey shall include the project site and adjacent areas where project activities have the
potential to affect active nests, either directly or indirectly, due to construction activity,
noise, human activity, or ground disturbance. If an active nest is identified, a qualified
avian biologist shall establish an appropriately sized non -disturbance buffer around the nest
using flagging or staking. Construction activities shall not occur within any non disturbance
buffer zones until the nest is deemed inactive by the qualified avian biologist. If initial
ground -disturbing activities are scheduled to occur during the nesting bird season, then a
biological monitor shall be present during all vegetation removal activities to ensure no
impacts to nesting birds occur.
52. Cultural Resources Mitigation Measure 1 (CUL-1):
Native American Treatment Agreement. Prior to the issuance of grading permits, the
applicant shall enter into a Tribal Monitoring Agreement with the Morongo Band of
Mission Indians 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, evaluation, and potential recovery of cultural
resources.
53. Cultural Resources Mitigation Measure 2 (CUL-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 will 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 will 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.
54. Cultural Resources Mitigation Measure 3 (CUL-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.
55. Cultural Resources Mitigation Measure 4 (CUL-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.
56. Cultural Resources Mitigation Measure 5 (CUL-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.
57. Cultural Resources Mitigation Measure 6 (CUL-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/ortemporarily
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.
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)
58. Cultural Resources Mitigation Measure 7 (CUL-7):
Inadvertent Discovery of Human Remains. The Morongo Band of Mission Indians 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 areashall
be protected; project personnel/observers will be restricted. The County Coroneris
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 will 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 will be determined by the Tribe's Most Likely Descendant (MLD), the
landowner, and the City Planning Department.
59. Cultural Resources Mitigation Measure 8 (CUL-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 Lead Agency and
Consulting Tribe[s] for review and comment. After approval of all parties, the final reports
are to be submitted to the Eastern Information Center, and the Consulting Tribe[s].
60. Geological Resources Mitigation Measure 1 (GEO-1):
Inadvertent Discovery of Paleontological Resources. If paleontological materials are
uncovered during grading or other earth moving activities, the contractor shall berequired
to halt work in the immediate area of the find, and to retain a professional paleontologist
to examine the materials to determine whether it is a significant paleontological resource.
If this determination is positive, the resource shall be left in place, if determined feasible
by the project paleontologist. Otherwise, the scientifically consequential information shall
be fully recovered by the paleontologist. Work may continue outside of the area of the find;
however, no further work shall occur in the immediate location of the find until all
information recovery has been completed and a report concerning it filed with the
Development Services Director. The applicant shall bear the cost of implementing this
mitigation.
61. Noise Mitigation Measure 1 (NOI-1):
Reduce Potential Project Construction Noise Levels. To reduce potential noise levels from
project construction activities, the applicant shall:
a. Notify Residential Land Uses of Planned Construction Activities. This notice shall
be provided at least two (2) weeks prior to the start of any construction activities,
describe the noise control measures to be implemented by the project, and include
the name and phone number of the designated contact for the applicant/project
representative and the City of Redlands responsible for handling construction -
related noise complaints (per action #5 below). This notice shall be provided to the
owner/occupants of residential dwelling units that border the project site to the
north and west and that are directly across Colton Avenue from the project site.
b. Restrict Work Hours: All construction -related work activities, including material
deliveries, shall be subject to the requirements of City Municipal Code Section
8.06.120(G). Construction activities, including deliveries, shall occur only during
the hours of 7 AM to 6 PM Monday to Saturday and shall not occur any time on
Sundays and holidays. The applicant/project representative and/or its contractor
shall post a sign at all entrances to the construction site informing contractors,
subcontractors, other workers, etc. of this requirement.
c. Construction Equipment Selection, Use, and Noise Control Measures: The
following measures shall apply to construction equipment used at the project site:
i. Contractors shall use the smallest size equipment capable of safely
completing work activities.
ii. Construction staging shall occur as far away from residential land uses as
possible given site and active work constraints.
iii. Electric hook-ups shall be provided for stationary equipment (e.g., pumps,
compressors, welding sets). This measure shall be subject to the approval
of the local electric utility. If electric service is denied, the applicant shall
ensure actions 3a, 3b, and 3d are implemented.
iv. All stationary noise generating equipment shall be shielded and located as
far as possible from residential land uses given site and active work
constraints. Shielding may consist of a three -or four-sided enclosure
provided the structure/enclosure breaks the line of sight between the
equipment and the receptor and provides for proper ventilation and
equipment operation.
v. Heavy equipment engines shall be equipped with standard noise
suppression devices such as mufflers, engine covers, and engine/mechanical
isolators, mounts, and be maintained in accordance with manufacturer's
recommendations during active construction activities.
vi. Pneumatic tools shall include a suppression device on the compressed air
exhaust.
vii. No radios or other amplified sound devices shall be audible beyond the
property line of the construction site.
d. Install Construction Noise Barrier: The following measures shall apply to project
construction activities:
i. Site Preparation, Grading, and Foundation Work: During all site preparation,
grading, and structure foundation work activities, a physical noise barrier
shall be installed and maintained around the north, south, and western site
perimeter to the maximum extent feasible given site constraints and access
requirements. The noise barrier shall extend to a height of six (6) feet above
grade. Potential barrier options capable of reducing construction noise levels
could include, but are not limited to:
• A plywood or other barrier installed at -grade (or mounted to structures
located at -grade, such as a K-Rail), and consisting of a solid material
(i.e., free of openings or gaps other than weep holes) that has a minimum
rated transmission loss value of 20 dB.
• Commercially available acoustic panels or other products such as
acoustic barrier blankets that have a minimum sound transmission class
(STC) or transmission loss value of 20 dB.
• Any combination of noise barriers and commercial products capable of
achieving required construction noise reductions during sitepreparation,
grading, and structure foundation work activities.
• The noise barrier may be removed following the completion of building
foundation work (i.e., it is not necessary once framing and typical vertical
building construction begins provided no other grading, foundation, etc.
work is still occurring on -site).
ii. The noise barrier shall not be required if the perimeter concrete masonry
unit wall included in the project's site plan is fully constructed prior to the
start of substantial site preparation and grading activities at the site (i.e.,
only clearing and grubbing and grading necessary to access the site and
install the perimeter wall may occur).
e. Prepare a Construction Noise Complaint Plan: The applicant shall prepare a
Construction Noise Complaint Plan that shall:
i. Identify the name and/or title and contact information (including phone
number and email) for a designated project and City representative
responsible for addressing construction -related noise issues.
ii. Includes procedures describing how the designated project representative
shall receive, respond, and resolve construction noise complaints.
iii. At a minimum, upon receipt of a noise complaint, the project representative
shall notify the City contact, identify the noise source generating the
complaint, determine the cause of the complaint, and take steps to resolve
the complaint.
62. Noise Mitigation Measure 2 (NOI-2):
Reduce Potential Project HVAC Noise Levels. To reduce potential noise levels from
project heating, ventilation, and air conditioning (HVAC) equipment, the City shall
prohibit the installation of HVAC systems that generate a noise level greater than 76 dBA
at three (3) feet. In addition, for HVAC systems located in the rear or side yards of
residential units along the project's northern property line, the applicant shall, prior to the
release of the grading or building permit that authorizes the construction of any such unit,
submit evidence of one the following:
A. The HVAC units to be installed shall be located at least 25 feet from the northern
property line (as measured from the edge of the HVAC compressor/condenser
equipment) and shall not generate a noise level in excess of 74.6 dBA at three (3)
feet from the unit. The City may accept a manufacturer's specifications or other
information, such as actual empirical noise measurements, as evidence of the noise
levels that may be generated by the final proposed HVAC system(s).
B. If the HVAC units to be installed generate a noise level between 74.6 dBA and 76
dBA at three (3) feet they shall be located a minimum of 34 feet from the northern
property line (as measured from the edge of the HVAC compressor/condenser
equipment).
C. If the HVAC units to be installed generate a noise level between 74.6 dBA and 76
dBA at three (3) feet) and they are located closer than 34 feet from the northern
property line (as measured from the edge of the HVAC compressor/condenser
equipment), then the height of the planned northern perimeter concrete masonry
unit wall shall be increased from six (6) feet to eight (8) feet in height above the
planned finished surface elevation.
63. Noise Mitigation Measure 3 (NOI-3):
Prohibit Vibratory Construction Equipment. To reduce potential vibration levels associated
with construction of the proposed project, the applicant and/or its designated contractor,
contractor's representatives, or other appropriate personnel shall use tamper and
drum/wheel style rollers during project construction. The use of large vibratory rollers or
other vibratory equipment shall be prohibited during construction unless geotechnical
evaluations indicate the use of this equipment is specifically required to address
compaction or other building requirements, in which case the use of vibratory rollers and
equipment shall be limited to the area/conditions specified in the geotechnical report.
Building Division
64. Building plans submitted for plan check shall consist of complete construction drawings
including structural calculations, energy calculations and soils report to Building and
Safety for plan review in accordance with the current edition of the California Building
and Fire Codes including all local ordinances and standards which are effective at the time
of Plan Check Submittal.
Facilities and Community Services Department
65. 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.
66. 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
67. 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.
68. Any gates shall be designed for emergency access, and incorporate Knox Rapid Access
System, subject to approval by the Redlands Fire Department.
69. 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:
70. 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
EXHIBIT B
LAND USE ENGINEERING DIVISION
CONDITIONS OF APPROVAL
(Tentative Tract Map No. 20571 and Commission Review & Approval No. 965)
[ Attached ]
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I:\Resolutions\Res 8500-8599\8580 Approving TFM No. 2057 and CRA No. 965.docx-ms
REDLANDS DEVELOPMENT SERVICES DEPARTMENT
LAND USE ENGINEERING
DEVELOPMENT REQUIREMENTS
TENTATIVE TRACT NO. 20571 AND CONDITIONAL USE PERMIT NO.1171
Date of P.C. Meeting:
Applicant:
Location:
Project Description:
March 12, 2024
Vanita Suri Puri
Northwest Corner ofE. Colton Avenue and N. Wabash Avenue
Construct 103 Single -Family Dwellings and Private Streets
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. RS-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.
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,
TTM No. 20571 and CUP No. 1171
March 12, 2024
Page2
and no plan check queue place -holder plans will be accepted. An incomplete plan
submittal will not be accepted for plan check.
4. All support documentation shall be submitted with the plans to be checked. Submission
shall include:
a. Hydrology Report and Hydrologic Calculations; (RMC 17.07.030)
b. Geotechnical Report; (RMC 17.07.040)
c. Easement Documents. (RMC 17.09.050)
5. A final WQMP that is in substantial conformance with the preliminary WQMP and in full
conformance with the WQMP Guidance Document shall be submitted and approved prior
to the approval of precise grading plans.
6. Cash cleanup deposit shall be submitted ($3,000.00). Deposit will be reimbursed after the
work is completed and accepted by the City upon written request. (RMC 12.16.290)
7. Truck route permit is required for all construction vehicles 5 tons and over gross vehicular
weight (e.g. concrete trucks) using streets other than established truck routes. (RMC 10.54)
NOTE: Cash cleanup deposit and truck route permit submitted during the grading process
could be transferred to be used during building construction or off -site improvement
construction if it is within the time limit specified in the truck route permit, otherwise a
new truck route permit must be issued.
8. For all development requiring coverage under the state of California General Storm Water
Permit, in effect at the time of permit issuance, and whom have filed with the State Board
a Notice of Intent (NOI), a copy of the Waste Discharge Identification Number (WDID)
and NOI shall be submitted for review and file. Call (866) 563-3107. (RMC 13.54)
9. The Final WQMP 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.
B. The following items are required prior to RECORDATION OF TRACT MAP.
1. Pay plan check fee as established per resolution. The amount will be determined at plan
check submittal.
2. Plans required to be submitted shall include (RMC 17.17.060):
TTM No. 20571 and CUP No. 1171
March 12, 2024
Page 3
a. Tract Map;
b. Pavement Striping and Signage Plans (including reflectorized pavement
markers);
c. Street Tree Installation - Street trees shall be provided as per the approved Street
Tree List;
d. 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;
e. Potable Water Main Installation; and
f. Sewer Main Installation.
All plans used as reference for design shall be listed on title sheet of all plans with
reference numbers. All plans shall be submitted on 24" x 36" size sheets. Three (3) copies
of each are required. After final review, plans shall be submitted on 24" x 36" size, min. 4
mil, mylar sheets for City's approval.
3. Submission of plan sets shall be complete and include all required engineering designs
and drawings listed in No. 2 above. All plans submitted shall be substantially complete,
and no plan 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 theTract/Parcel Map;
c. Easement Documents;
d. Boundary and Lot Closure Calculations; and
e. Record plans, maps and documents.
5. Pay the required development impact fees per ordinance in effect at time of approval of
Final Tract Map. The exact amount will be determined based upon the review of the final
building plans and project information. Development Impact Fees shall include;
Water Source Acquisition Charge (RMC 13.40);
Water/Sewer Frontage Charges; (RMC 13.44 and 13.12) and
Remaining Development Impact Fees will be due at time of building
permit issuance or water meter installation (RMC 13.48.030 and Redlands
Ordinance No. 2830).
6. All off -site improvements shall be designed by a Civil Engineer licensed in the State of
California. All existing utilities shall be pot -holed to determine the actual depth if no
signed plan is available. Field notes will be submitted at time of submitting the plan for
review and plan checking (RMC 17.17.060).
7. The approximate locations of existing underground utilities shall be shown on the
improvement/site/grading plans. The utilities shall be plotted from record and field data.
The City of Redlands and the design Engineer assume no liability as to the exact location
of said lines where locations are not shown.
8. Final City approved mylars for all public improvements shall be on file with the
Municipal Utilities and Engineering Department.
TTM No. 20571 and CUP No. 1171
March 12, 2024
Page4
9. Requirements for Wabash Avenue (RMC 17.15 and 17.17):
a. Dedicate to provide for corner cutoffs at the property line return to accommodate
a 30 foot radius curb return and pedestrian ramp at Streets "B" and"C";
b. Repair/replace altered, broken or substandard existing off -site improvements to
the project boundary. This shall include, but limited to the replacement ofaltered
or broken curb and gutter;
c. Provide full depth construction/reconstruction consistent with the City standard or
alternative method of street rehabilitation as accepted by the City Engineer
between the new curb and gutter to the street centerline verified through a
geotechnical report;
d. Construct standard property line adjacent sidewalk along the entire street frontage
and ramps at all curb returns;
e. Install LED ornamental streetlight(s) with the equivalent illumination of a 150
watt sodium vapor street light. 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 Cityapproval;
f. Provide street trees spaced every 40 feet avoiding sewer and water laterals.
Prepare and submit a separate street tree plan for City approval;
g. Construct underwalk drain, if necessary;
h. Use traffic index of9.0; and
i. Install residential fire hydrants as required by the Redlands Fire Department.
10. Requirements for Colton Avenue RMC 17.15 and 17.17):
a. Dedicate to provide for corner cutoffs at the property line return to accommodate
a 30 foot radius curb return and pedestrian ramp at Streets "A";
b. Repair/replace altered, broken or substandard existing off -site improvements to
the project boundary. This shall include, but limited to the replacement of altered
or broken curb and gutter;
c. Provide full depth construction/reconstruction consistent with the City standard or
alternative method of street rehabilitation as accepted by the City Engineer
between the new curb and gutter to the street centerline verified through a
geotechnical report;
d. Construct standard property line adjacent sidewalk along the entire street frontage
and ramps at all curb returns;
e. 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 of9.0; and
h. Install residential fire hydrants as required by the Redlands FireDepartment.
11. Requirements for "Private" Interior Streets and Alleys (RMC 17.15 and 17.17):
a. Dedicate for a private street, public utility, solid waste, sewer, and water easement
as accepted by the City Engineer;
b. Construct standard street section between new curb and street centerline consistent
with the City Standard verified through a geotechnical report;
TTM No. 20571 and CUP No. 1171
March 12, 2024
Page 5
c. Construct standard sidewalk along the "Private" street frontages and ramps at all
curb returns as shown on the approved tentative tract map and as accepted by the
City Engineer;
d. Construct underwalk drain, if necessary;
e. Use traffic index of 5.0;
f. Install an eight_ inch minimum diameter potable water main including necessary
valves and appurtenances as accepted by the CityEngineer;
g. Install residential fire hydrants as required by the Redlands Fire Department; and
h. Install an eight_ inch minimum diameter sewer main with manholes and
appurtenances as accepted by the City Engineer.
12. Provide for adequate drainage facilities as accepted by the City Engineer. The applicant
shall provide and submit all necessary hydrology/hydraulic studies and calculations in
accordance with the San Bernardino County Hydrology Manual (RMC 17.17).
13. Dedicate to provide for a water facilities easement for the existing water main/facilities at
the southeast corner of the site as shown on the approved tentative tract map and as
accepted by the city Engineer.
14. Provide a sight distance study for ingress and egress turning movements at the site entries
for review and accepted by the City Engineer;
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.
TIM No. 20571 and CUP No. 1171
March 12, 2024
Page 6
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. Install reduced pressure principle backflow devices as required by City Engineer. (RMC
13.20)
19. 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 andMaterials 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.
20. Survey and Monumentation cash bond must be posted.
21. The 10% warranty security will be retained for one year after acceptance of public
improvements by the City for warranty of off -site work.
22. Execute Subdivision Improvement Agreement.
C. The following items are required prior to issuance of theBUILDING 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
TTM No. 20571 and CUP No. 1171
March 12, 2024
Page 7
* 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. Submit recycling plans for site demolition/construction for review and approval in
accordance with Chapter 13.66 of the Redlands Municipal Code.
6. Tract map shall be recorded and proof of recordation provided.
D. The following items are required prior to approval of APPLICATION FOR WATER
SERVICE CONNECTION and prior to WATER METER INSTALLATION.
1. Pay the Water Capital Improvement Charge; (RMC 3.48.030)
2. Pay the Water Source Acquisition Charge*; (RMC 13.40)
3. Water Frontage Charges*; (RMC 13.44) and
4. Pay the Water Meter Charge. (Redlands Ordinance No. 2830)
E. The following items are required prior to issuance of the ENCROACHMENT PERMIT.
1. Cash cleanup deposit shall be submitted ($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 Goverrunent 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. 20571 and CUP No. 1171
March 12, 2024
Page 8
7. A traffic control plan shall be prepared in accordance with the latest revision of CA
MUTCD or W.A.T.C.H. manna!, 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 Certification for all grading and improvements
relating to the project development.
4. Owner's Licensed Land Surveyor shall reset survey points, monuments, record
corners, and centerline ties that were destroyed during construction and shall file
Corner Records for those points prior to completion of the project with San
Bernardino County Surveyor. Copies of information shall be furnished to the
Municipal Utilities and Engineering Department. [California B&P Code 8762,
8767, 8768, 8771, and 8773(b)]
5. One mylar copy of recorded tract map shall be furnished to the Municipal Utilities and
Engineering Department.
6. A list of as -built infrastructure improvement quantities shall be provided in the Excel
format provided by the City showing quantities for each street segment (i.e. pavement,
curb and gutter, sidewalk, etc.)
TTM No. 20571 and CUP No. 1171
March 12, 2024
Page 9
7. Streets may be required to have a seal coat applied at the option of the City Engineer. Type
of seal coat is to be detennined by the City Engineer.
8. Resurface existing roadway as directed by the City Engineer due to utility installations
and construction damage.
9. Existing striping shall be removed and replaced as necessary. New strip ing and pavement
markings shall be installedas required by the City Engineer.
10. Contractors will be required to pave new streets in two (2) phases with last phase being
delayed until 95 percent of construction has been completed, or on approval of the City
Engineer.
11. Owner/Developer shall provide recycling receipts as required by the recycling plan.
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.
0.„ (t),)
c)
DONALD YOUNG
One Stop Perntii Cen er Manager
Initial
FILE: TM 20571
I:\Resolutions\Res 8500-8599\8580 Approving TTM No. 2057 and CRA No. 965.docx-ms