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HomeMy WebLinkAbout7637 RESOLUTION NO. 7637 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING TENTATIVE TRACT MAP NO. 19975 WHEREAS, Redlands-Pennsylvania, LLC proposes to subdivide approximately 24.87 acres into sixty-seven (67) single-family residential lots and ten (10) lettered Iots (the "Project") and a Tentative Tract Map application has been filed by Redlands-Pennsylvania, LLC for property located on the southerly side of San Bernardino Avenue between Judson Street and Dearborn Street, in the R-E (Residential Estate) District and the A-1 (Agricultural) District (Assessor's Parcel Nos. 0168-121-03, 06, 08 & 13); and WHEREAS, in conjunction with the filing of Tentative Tract Map No. 19975, the Redlands-Pennsylvania,LLC Project also includes the filing of General Plan Amendment No. 135, Agricultural Preserve Removal No. I22, Zone Change No. 457 and Conditional Use Pen-nit No. 1047; collectively known as the Redlands-Pennsylvania, LLC Entitlements-, and WHEREAS, the City Council has the authority per Chapter 17.07 of the City of Redlands Municipal Code to take action on Tentative Tract No. 19975 to permit the subdivision of approximately 24.87 acres into sixty-seven(67) single-family residential lots and ten(10) lettered lots; and WHEREAS, on May 24, 2016, the City of Redlands' Planning Commission held a noticed public hearing at which interested persons had an opportunity to testify in support of, or in opposition to,the tentative tract map and the Redlands-Pennsylvania, LLC Project Entitlements at which the Planning Cominission considered the Tentative Tract Map; and WHEREAS, at the public hearing on May 24, 2016,the Planning Corninission considered, heard public comments on, and recommended approval to the City Council of. a Mitigated Negative Declaration, Socio-Economic Cost/Benefit Study, General Plan Amendment No. 135, Agricultural Preserve Removal No. 122,Zone Change No. 457, Conditional Use Permit No. 1047, and Tentative Tract Map No. 19975, collectively known as the Redlands-Pennsylvania, LLC Project Entitlements; and WHEREAS on May 26, 2016, notice of this City Council's public hearing for Tentative Tract Map No. 19975 and the Redlands-Pennsylvania, LLC Project Entitlements was published in the Redlands Daily Facts by the City Clerk; and WHEREAS, on June 21, 2016, 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, at the public hearing on June 21, 2016, the City Council considered, heard public comments on Tentative Tract Map No. 19975, and the Redlands-Pennsylvania, LLC Project Entitlements; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS: 1:1cc1erk\Reso1utions\Res 7600-769917637_TTM 19975(REVISED).doex SECTION 1. The City Council of the City of Redlands hereby approves Tentative Tract Map No. 19975 for the Project subject to the conditions of approval identified in Exhibit "A" of this Resolution, and based upon the following findings: A. THE PROPOSED MAP IS CONSISTENT WITH APPLICABLE GENERAL PLAN AND SPECIFIC PLANS AS SPECIFICED IN SECTION 65451; The proposed subdivision is designated in the General Plan land use map as Very-Low- Density Residential and is zoned R-E(Residential Estate)District which permits up to 2.7 dwelling units per acre. The Project is designed that meets all applicable General Plan policies, including policies 4.40(a), 4.40(c), 4.40(q) and 4.40(q) of the Land Use Element, Policy 5.30(1) of the Circulation Element and Policy 7.41(d) of the Open Space Element, and is consistent with the development standards of the Planned Residential Development Ordinance. The proposed subdivision is not located in a specific plan as specific in Section 65451. B. THE DESIGN OR IMPROVEMENT OF THE PROPOSED SUBDIVISION IS NOT CONSISTENT WITH APPLICABLE GENERAL PLAN AND SPECIFIC PLANS; The proposed subdivision is designed to comply with all policies and design requirements, including streets and utilities, of the Redlands General Plan. The proposed subdivision is not located within a specific plan. C. 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 topography and is Iarge enough to subdivide the site into sixty-seven (67) lots in accordance with the density and open space requirement of the Planned Residential Development Ordinance. All on-site and offsite improvements proposed as part of the Project's design will meet all City standards and provide a safe and efficient environment for the residents. D. THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF DEVELOPMENT. The site is physically suitable for the density of the development;The proposed subdivision is designated in the General Plan land use map as Very-Low-Density Residential which allows a maximum density of 0 to 2.7 dwelling units per gross area. The Project site's topography is relatively flat and the design of the subdivision will generally follow the grade of the site and will not require excessive grading to yield the number of lots proposed. In addition, the Planned Residential Development Ordinance requires a maximum density for property in the R-E (Residential Estate) District to not exceed 3.0 dwelling units per net acre. As indicated in the analysis above, the Project proposes a density of 2.85 dwelling units per net acre, and is physically suitable for the density of development. E. THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR THEIR HABITIAT. I:lcclerk\Resolutions\Res 7600-769917637_TTM 19975(REVISED).docx The site does not contain any biological resources and based on the Mitigated Negative Declaration that has been recommended -for the Project, there are no enviroinijental fbetors that cannot be mitigated to a level of less than significant. F. THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS. This is a single family residential subdivision and is not likely to cause any serious public health problerns, 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. G. THE DESIGN OF THE SUBDIVISION AND THE PROPOSED 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 access in the immediate vicinity by constructing San Bernardino Avenue to its ultimate southerly half-width, which is a minor arterial street, and installing a new segment of Pennsylvania Avenue from its current terminus, which is a planned collector street. Additionally, all interior public streets and pedestrian access will be provided throughout the Project site. H. THE PROPOSED SUBDIVISION IS NOT UNDER CONTRACT ENTERED INTO PURSUANT TO THE CALIFORNIA LAND CONSERVATION ACT ("WILLIAMSON ACT"). The property is not under Williamson Act Contract. SECTION 2. This resolution shall take effect on the effective date of City of Redlands Ordinance No. 2832. ADOPTED, SIGNED AND APPROVED this 21" day of June, 2016. Paul W. Faster, Mayor ATTEST: Sam Ii i,' City Clerk J:Vxlerk\Resolufions\Res 7600-7699\76371"I'M 19975(REVISED).docx I, Sam Irwin, 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 211 day of June, 2016 by the following vote: AYES: Councilmembers Harrison, Gilbreath, Barich, James; Mayor Foster NOES: None ABSENT: None ABSTAIN: None 4:�92 Sam Irwin, City Cler 1:lceleMResolu6ons\Res 7600-769917637_TTM 19975(REVISED).doex DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION CONDITIONS OF APPROVAL AND DEVELOPMENT INFORMATION FOR TENTATIVE TRACT NO. 19975 Date of Preparation: May 19, 2016 Planning Commission Date: May 24, 2016 City Council: June 21, 2016 Applicant: Redlands-Pennsylvania, LLC Location: South side of San Bernardino Avenue, between Judson Street and Dearborn Street. CONDITIONS OF APPROVAL TENTATIVE TRACT NO. 19975 1. The issuance of any permits shall comply with all provisions of the Redlands Municipal Code, 2. Unless the Final Map is recorded, or a time extension is granted in accordance with Title 17 of the Redlands Municipal Code, this tentative tract map shall expire two years after the date of City Council approval. 3. This approval is for a Tentative Tract Map and a Conditional Use Permit for a Planned Residential Development (PRD) to subdivide approximately 24.87 acres into sixty-seven (67) single-family residential lots and ten (10) lettered lots located on the south side of San Bernardino Avenue, between Judson Street and Dearborn Street. 4. The subdivision shall be subject to the provisions of the Residential Development Allocation process under the Growth Management Ordinance, Title 19 of the Redlands Municipal Code. 5. All plans submitted to the City shall reflect the Planning Commission and City Council approval and any other changes required by the Commission/Council and/or staff. 6. The applicant shall not make any modifications or changes during construction that are in conflict or contrary to the project's approved tentative map, site design, grading plan, landscaping plan, or building elevations without first consulting with the Development Services Director or his designee. 7. 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 TENTATIVE TRACT MAP NO. 19975 CONDITIONS OF APPROVAL PAGE 2 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. 8. The property owner and applicant and their successors and assigns, shall defend, by paying for the defense costs of the City of Redlands (for counsel retained by the City), Indemnify and hold harmless the City of Redlands, and its elected officials, officers, employees, and agents, from and against any and all claims, actions, and proceedings (collectively "Claims") to attack, set aside, void or annul the approval of this Conditional Use Permit by the City, or Claims 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 costs or 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 following notice of such action from the City, the applicant shall file with the City a performance bond or irrevocable letter of credit, or other form of security satisfactory to the City (the "Security") in a form satisfactory to the City, and in the amount of$100,000, to ensure applicant's performance of its defense and indemnity obligations under this condition. The Security amount shall not limit the total indemnity obligation of the applicant pursuant to 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. 9. Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the applicant and approved by the City for the project which address the conditions of approval imposed upon the project. The CC&Rs shall contain the following: a. A provision which reads substantially as follows: "The City shall have the right to review and approve any proposed amendment or termination of [the CC&Rs] when such termination or amendment would alter, amend, terminate or otherwise impair the rights of the City under those provisions of [the CC&Rs] which satisfy the conditions of approval imposed by the City for the project. All proposed amendments shall be submitted to the City's Development Services Director and shall be approved in writing by the City Attorney as a precondition of and prior to the recordation of such amendment." b. A provision which reads substantially as follows: "[The CC&Rs] shall be covenants running with the land, and shall, in any event, and without regard to technical TENTATIVE TRACT MAP NO. 19975 CONDITIONS OF APPROVAL PAGE 3 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." 10.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. 11 .The CC&Rs shall be submitted to the City at least twenty (20) 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. 12.The citrus grove and citrus buffer identified as Lots "A", "B", "C", "E" and "F", and Lots °G", °H", "I" and "J" containing landscaping on the tentative tract map shall be improved as shown on the approved landscape plans and dedicated to the City before a Certificate of Occupancy is issued to the 40th home. 13.The grading plan shall be designed so that there are no slopes over 3:1 in the subdivision. The slopes shown on the Redlands Unified School District property to the west may be 2:1. 14.The applicant shall record the lots by tract map. 15.The applicant shall ensure that the project shall be kept in weed and dust free condition throughout all periods of development. 16.AlI utilities on-site shall be placed underground, including utility vaults. Prior to approval of the final map the applicant shall bond for undergrounding of utilities, and submit plans to be approved by the Development Services Director that detail undergrounding of all utilities found on-site. Bonds shall be calculated and included in any bonds required by the City of Redlands Municipal Utilities and Engineering Department. 17.Prior to the recordation of the final map, the applicant shall submit final landscape and irrigation plans, and will and fence plans for review and approval by the Development Services Director. 18.Any conditions of approval determined by the City to not be completed prior to Final Map approval shall be the subject of a Subdivision Improvements Agreement entered into by the developer with the City. TENTATIVE TRACT MAP NO. 19975 CONDITIONS OF APPROVAL PAGE 4 19.The final map shall conform with the tentative map as approved by the City Council. 20.The applicant shall provide a subdivision improvement bond to ensure the installation of common area landscaping and the required noise barrier walls and peF!MeteF wall abutting the lettered lots. 21. Burrowing owl and nesting bird pre-construction clearance surveys shall be conducted prior to project implementation. The first survey shall be conducted 14-30 days prior to the commencement of ground disturbing activities and the second survey shall be conducted within three (3) days of ground disturbing activities. If no active avian nests and no burrowing owls are found during the clearance surveys, no additional mitigation will be required. If an active burrowing owl or other avian nest is discovered during the pre-construction clearance survey, construction activities shall be redirected around the nest. As determined by the City, a qualified biologist shall delineate the boundaries of any such buffer area. The buffer shall be sufficient to ensure that nesting behavior is not adversely affected by the construction activity. Once the qualified biologist has determined that young birds have successfully fledged or the nest has otherwise become inactive, a monitoring report shall be prepared and submitted to the City of Redlands for review and approval prior to reinitiating construction activities within the buffer area. The monitoring report shall summarize the results of the nest monitoring, describe construction restrictions currently in place, and confirm that construction activities can proceed within the buffer area without jeopardizing the survival of the young birds. Construction within the designated buffer area shall not proceed until written authorization is received from CDFW. If burrowing owls are observed, the area shall be flagged, and a no-work buffer of 500 feet shall be established by the project biologist in consultation with the California Department of Fish and Wildlife (CDFW). The no-work buffer shall be clearly delineated by the biologist and monitored to ensure avoidance until consultation with the CDFW and applicant results in a plan to avoid or relocate the burrowing owl(s). A monitoring report shall be prepared and submitted to the City, and written authorization by the CDFW shall be received before construction may proceed within the no-work buffer. (13I0-1) 22.In the event that any cultural materials are encountered during construction activities, all activities must be suspended within 50 feet of the find until the materials are recorded and evaluated by a qualified archaeologist. If significant prehistoric resources are encountered that will be subject to impacts from the project, Tribes with historic and cultural ties to the area as determined through consultation with City and the Native American Heritage Commission, shall be contacted. (CUL-1) TENTATIVE TRACT MAP NO. 19975 CONDITIONS OF APPROVAL PAGE 5 23.If human remains are discovered on site, no further disturbance shall occur until the County coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. if the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission (NAHC), which will determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification by the NAHC. The City will consult with the MLD regarding disposition of the remains following the requirements of State Health and Safety Code § 7050.5, PRC 5097.94 and 5097.98, and AB 2641. (CUL-2) 24.In the event that Native American cultural resources are inadvertently discovered during the course of grading for this project. The following procedures will be carried out for treatment and disposition of the discoveries: The landowner(s) shall relinquish ownership of all cultural resources, including sacred items, burial goods, and all archaeological artifacts and non-human remains as part of the required mitigation for impacts to cultural resources. The applicant shall relinquish the artifacts through one or more of the following methods and provide the Redlands Development Services Department with evidence of same. a) A fully executed reburial agreement with the appropriate culturally affiliated Native American tribes or bands. This shall include measures and provisions to protect the future reburial area from any future impacts. Reburial shall not occur until all cataloguing and basic recordation have been completed. b) A curation agreement with an appropriate qualified repository within San Bernardino County that meets federal standards per 36 CFR Part 79 and therefore would be professionally curated and made available to other archaeologists/researchers for further study. The collections and associated records shall be transferred, including title, to an appropriate curation facility within San Bernardino County, to be accompanied by payment of the fees necessary for permanent curation. c) If more than one Native American Group is involved with the project and cannot come to an agreement as to the disposition of cultural materials, they shall be curated at the San Bernardino County Museum by default. d) Should reburial of collected cultural items be preferred, it shall not occur until after the Phase IV monitoring report has been submitted to the Redlands Development Services Department. Should curation be preferred, the developer/permit applicant is responsible for all costs and the repository and curation method shall be described in the Phase IV monitoring report. (CUL-3) 25.Prior to the issuance of building permits, the applicant shall demonstrate to the City that the siting, design and construction of all structures and facilities within the project limits are in accordance with the regulations established in the California Building Code, as TENTATIVE TRACT MAP NO. 19975 CONDITIONS OF APPROVAL PAGE 6 well as the recommendations identified in a detailed geotechnical investigation prepared for the project site. (GEO-1) 26.The project will be designed and constructed to incorporate and/or implement to the extent feasible and to the satisfaction of the City, the following measures: Construction and Building Materials • Use locally produced and/or manufactured building materials for at least 10 percent of the construction materials used for the project. • Recycle/reuse at least 50 percent of the demolished and/or grubbed construction material (including, but not limited to, soil, vegetation, concrete, lumber, metal, and cardboard). • Use "Green Building Materials," such as those materials that are resource efficient, and recycled and manufactured in an environmentally friendly way, for at least 10 percent of the project. Energy Efficiency Measures • Design all project buildings to exceed the California Building Code's Title 24 energy standard, including, but not limited to, any combination of the following: o Increase insulation such that heat transfer and thermal bridging is minimized: o Limit air leakage through the structure or within the heating and cooling distribution system to minimize energy consumption; and o Incorporate "EnergyStar" or better rated windows, space heating and cooling equipment, light fixtures, appliances, or other applicable electrical equipment. • Install efficient lighting and lighting control systems. Use daylight as an integral part of the lighting systems in buildings. • Install "cool" pavements. • Install energy-efficient heating and cooling systems, appliances and equipment, and control systems. • Install solar lights or light-emitting diodes (LEDs) for outdoor lighting or outdoor lighting that meets the City of Redlands City Code. Water Conservation and Efficiency Measures • Devise a comprehensive water conservation strategy appropriate for the project and its location. The strategy may include the following, plus other innovative measures that may be appropriate: o Create water-efficient landscapes within the development. TENTATIVE TRACT MAP NO. 19975 CONDITIONS OF APPROVAL PAGE 7 o Install water-efficient irrigation systems and devices, such as soil moisture- based irrigation controls. o Use reclaimed water, if available, for"common" landscape irrigation within the project. Install the infrastructure to deliver and use reclaimed water for "common" landscape irrigation, if available. o Design buildings to be water-efficient. Install water-efficient fixtures and appliances, including low-flow faucets, showers and toilets. o Restrict watering methods (e.g., prohibit systems that apply water to non- vegetated surfaces) and control runoff. (GHG-1) 27. Prior to the demolition of any structure on site, an inspection for Asbestos-Containing Building Materials (ACM) shall be conducted by a California Site Surveillance Technician (CSST) registered by the California Division of Occupational Health and Safety (CalOSHA) for ACM. The purpose of the ACM inspection is to locate and identify suspected ACM that will be affected during the demolition portion of the project. Once a visual inspection is performed, representative asbestos samples (if present) shall be collected in accordance with the USEPA established guidelines document, "Guidance for Controlling Asbestos-Containing Materials in Buildings (USEPA 56015-85-024, 1985)." After sampling, and throughout construction, ACM shall be abated/removed from the project site by a California State Registered Asbestos Abatement Contractor registered by the Division of Occupational Health and Safety (OSHA) in accordance with the California Administrative Code, Title 8, and article 2.5. and in adherence to the South Coast Air Quality Management District (SCAQMD) Asbestos Hazard Emergency Response Act (AHERA) pursuant to CFR Chapter 40, Part 763, subpart E. (HAZ-1) 28.Prior to demolition of any structure on the project site, a Lead-Based Paint (LBP) X-ray Fluorescent (XRF) survey shall be conducted in accordance with Federal HUD "Guidelines for the Evaluation and Control of Lead-Based Paint Hazards" and OSHA regulations (Standards-29 CFR 1926.62 APP. A), applicable to workers potentially exposed to lead through inhalation by a CalOSHA Certified Site Surveillance Technician (CSST). An LBP abatement plan shall be prepared consistent with those standards based upon this inspection. (HAZ-2) 29.The numerous chemicals stored on the project site shall be disposed of as hazardous waste by a CalOSHA licensed Hazardous Materials Substances Removal contractor in accordance with applicable State and Federal laws upon the end of current site activities and demolition of existing improvements. (HAZ-3) 30.Prior to issuance of a grading permit, a soil investigation on APN 0168-121-03 is required to assess the potential presence of agricultural pesticide chemicals on site. Construction may not proceed until the extent and nature of the suspect material is determined by qualified personnel and in consultation with appropriate City staff. The removal and/or disposal of any such contaminants shall be in accordance with all applicable local, State, TENTATIVE TRACT MAP NO, 19975 CONDITIONS OF APPROVAL PAGE 8 and Federal standards to the degree that adequate public health and safety standards are maintained, to the satisfaction of the City. If appropriate, the City may enter into a Voluntary Cleanup Plan (VCP) with the State Department of Toxic Substances Control (DTSC) to coordinate remediation of the site. Further evaluation of soils throughout the entire project site shall be made by a CalOSHA licensed Hazardous Materials Substances Removal contractor during demolition and clearing activities. In the event malodorous or discolored soils, liquids, containers, or other materials known or suspected to contain hazardous materials and/or contaminants are encountered, demolition and clearing activities in the vicinity of said material shall be halted until the extent and nature of the suspect material is determined by qualified personnel and in consultation with appropriate City staff. The removal and/or disposal of any such contaminants shall be in accordance with all applicable local, State, and Federal standards to the degree that adequate public health and safety standards are maintained, to the satisfaction of the City. (HAZ-4) 31.Priorto issuance of a building permit, as determined appropriate bythe City, the applicant shall dedicate an aviation easement to Redlands Municipal Airport. The Aviation Easement conveys rights associated with aircraft overflight of a property, including, but not limited to, creation of noise; limits on the heights of structures and trees; and prohibition of other potential hazards to flight. Additional restrictions include glare or distracting lights; sources of dust, steam, or smoke; sources of electrical interference; and uses that attract large flocks of birds. (HAZ-5) 32.Prior to the issuance of a grading permit, the project applicant shall file and obtain a Notice of Intent (NO[) with the Regional Water Quality Control Board in order to be in compliance with the State NPDES Genera[ Construction Storm Water Permit for discharge of surface runoff associated with construction activities. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number) shall be submitted to the City for coverage under the NPDES General Construction Permit. The NO[ shall address the potential for an extended and discontinuous construction period based on funding availability. (HYD-1) 33.Prior to the issuance of a grading permit, the project applicant shall submit to and receive approval from the City of Redlands of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall include a surface water control plan and erosion control plan citing specific measures to control on-site and off-site erosion during the entire grading and construction period. In addition, the SWPPP shall emphasize structural and nonstructural Best Management Practices (BMPs)to control sediment and non-visible discharges from the site. The SWPPP will include inspection forms for routine monitoring of the site during construction phase to ensure NPDES compliance and additional BMPs and erosion control measures will be documented in the SWPPP and utilized if necessary. The SWPPP shall address the potential for an extended and discontinuous construction period based on funding availability. The SWPPP will be kept on site for the entire duration of project construction and will be available to the local RWQCB for inspection at any time. Some the BMPs to be implemented may include the following: TENTATIVE TRACT MAP NO. 19975 CONDITIONS OF APPROVAL PAGE 9 • Sediment discharges from the site may be controlled by the following: sandbags, silt fences, straw wattles and temporary basins (if deemed necessary), and other discharge control devices. The construction and condition of the BMPs will be periodically inspected during construction and repairs will be made when necessary as required by the SWPPP. • Materials that have the potential to contribute to non-visible pollutants to storm water must not be placed in drainage ways and must be contained, elevated, and placed in temporary storage containment areas. • All loose piles of soil, silt, clay, sand, debris, and other earthen material shall be protected in a reasonable manner to eliminate any discharge from the site. Stockpiles will be surrounded by silt fences and covered with plastic tarps. • In addition, the construction contractor shall be responsible for performing and documenting the application of BMPs identified in the SWPPP. Weekly inspections shall be performed on sandbag barriers and other sediment control measures called for in the SWPPP. Monthly reports and inspection logs shall be maintained by the Contractor and reviewed by the City of Redlands and the representatives of the State Water Resources Control Board. In the event that it is not feasible to implement specific BMPs, the City of Redlands can make a determination that other BMPs will provide equivalent or superior treatment either on or off site. (HYD-2) 34.Prior to the issuance of a grading permit, the applicant shall submit a Water Quality Management Plan (WQMP)to the City of Redlands, for review and approval. The project shall implement project design features identified in the Water Quality Management Plan. This measure shall be implemented to the satisfaction of the Municipal Utilities and Engineering Department and Planning Division as appropriate. (HYD-3) 35.Prior to the issuance of a building permit, a construction site security plan shall be approved by the police department providing adequate security measures such as lights, video cameras, vehicle transponders, locks, alarms, trained security personnel, fencing etc. The nature of the measures will depend on the specific requirements of the site, and may vary with the different stages of construction. The developer shall be responsible for the compliance of all sub-contractors working on the site. (PUB-1) 36.Prior to the issuance of an occupancy permit, the developer shall make a "fair-share" (i.e., proportional) contribution to the following traffic improvement: Judson Street/San Bernardino Avenue: Add one shared westbound through/right- turn lane, one eastbound left-turn lane, and one northbound left-turn lane. Restripe one westbound through lane to provide one shared westbound left-turn/through lane. As previously stated, the project does not create the unsatisfactory conditions TENTATIVE TRACT MAP NO. 19975 CONDITIONS OF APPROVAL PAGE 19 at this location. Impacts at this intersection are cumulative impacts. This measure shall be implemented to the satisfaction of the City Engineer. (TRA-1) Approved by: Oscar W. Orci Development Services Director