HomeMy WebLinkAboutOrdinance - 2285 - Shasta Hills Estates r
ORDINANCE NO.o?0�8 �
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF REDDING
AMENDING SECTION 18.06.020 OF THE REDDING MUNICIPAL CODE
RELATING TO THE REZONING OF CERTAIN REAL PROPERTY IN THE
CITY OF REDDING (RZ-5-00).
The City Council of the City of Redding does ordain as follows:
Section 1. That the boundaries of the districts referred to in Section 18.06.020 of the Redding Municipal
Code, as designated on a map entitled "Zoning Map of the City of Redding, California," dated March 19, 1956, are
hereby altered as set forth on the map attached hereto and made a part hereof by:
REZONING: Shasta Hills Estates Subdivision,Phase 2,Unit 1,as shown on the map attached
as Exhibit A and made a part hereof by reference
FROM: "U"Unclassified District
TO: "PD" Planned Development District, subject to the Conditions of Approval
attached as Exhibit B and made a part hereof by reference.
Section 2. On the basis of the initial study for Rezoning application RZ-5-00 and Tentative Subdivision Map
application S-10-00 prepared by the Development Services Department,the City Council finds that the subject rezoning
will not have a significant effect on the environment and approves the Mitigated Negative Declaration and Mitigation
Monitoring Program with the following findings:
1. The City of Redding has completed a Mitigated Negative Declaration for the tentative map and rezoning.
Based on project site-plan revisions and mitigation measures agreed to by the applicant, the project will
not have a significant effect on the environment.
2. The Mitigated Negative Declaration and its supporting documentation reflect the independent judgment
and analysis of the City of Redding.
Section 3. This ordinance shall take effect 30 days after the date of its adoption; and the City Clerk shall
certify to the adoption of this ordinance and cause its publication according to law.
I H, rREBY CERTIFY that this ordinance was introduced and read at a regular meeting of the City Council
on the 9 Piiay of ,2001,and was read and adopted at a regular meeting of the City Council on the 3
day o9,, 001, by the following vote:
AYE . COUNCIL MEMBERS: Cibula, Kight, Pohlmeyer and Stegall
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: McGeorge
ABSTAIN: COUNCIL MEMBERS: None
Qt--+..., L.)
Pat Kight, Vice-M or
Attest: Form Approved:
/ edie 4/Z-"e, 2,
Connie Strohmay�er, City Cier/ W. Leonard Wingate, City At.././741.1-11"
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GIS DIVISION PROPOSED ZONING MAP
iia 40tDEVELOPMENTSERVICES DEPARTMENT
A ITEM:
Iii � RZ-5-00 & S-10-00 \ REDWOOD SHASTA INV.
• 0 zFEET 4.00 s°° 650 VOLCANO VIEW TRL/560 CHURN CREEK RD ATTACHMENT:
DWG. NO: DATE PRODUCED:
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\ APRIL 2, 2001 APNS 117-250-04, -05 & -09
May 31, 2001
TENTATIVE SUBDIVISION MAP APPLICATION S-10-00
Shasta Hills Estates Phase 2, Unit 1
Conditions of Approval
*Conditions marked with an asterisk are also environmental mitigation measures.
**Conditions marked with two asterisks are to be indicated on the final map as notes.
General Requirements
1. The standard conditions for subdivisions delineated in Resolution 92-18 shall be met.
2. The developer shall note that Section 711.4 of the State Fish and Game Code requires
payment of a fee to the County Clerk for filing a Notice of Determination for an
environmental document;payment of this fee is the responsibility of the project proponent.
3. As required by the"PD"Planned Development Zoning District, prior to recording of the final
map,the developer shall obtain approval of the final plan from the Board of Administrative
Review (Board). This shall include the final subdivision map, landscape plan, vegetation
management/fire-fuel reduction plan, entry slope revegetation plan, entry gate, decorative
pavement,decorative streetlights,park design,pedestrian path location,and entry monument
sign elevations. Final homeowners' association documents shall also be approved by the
Board and the City Attorney.
4. Front-, side-, and rear-yard building setbacks shall be established with final plan review.
Front-yard setbacks shall be measured from back of sidewalk (if existing) or back of curb.
A minimum 20-foot front-yard setback will be required.
Streets and Circulation
5. Within the subdivision,interior streets shall be improved with curb, gutter, and sidewalk on
one side consistent with Phase 1 of Shasta Hills Estates and shall be in conformance with the
requirements of the Public Works Department. Interior subdivision street pavement shall be
2-inch AC over 6-inch AB, or per soils report recommendations, whichever is greater.
6. Public-service easements shall be dedicated to the City along all interior street frontages
(10-foot-wide easement next to the side of the street with sidewalks or drainage inlets;
5-foot-wide easement next to non-sidewalk sides).
Ca **7. There shall be no on-street parking within Shasta Hills Estates unless streets are widened
appropriately as approved by the City Engineer.
i•1
*8. Adjacent to the subdivision, between the entry access road and the south boundary of the
subdivision, Churn Creek Road shall be improved with:
X
W a. Vertical curb,gutter,and drainage improvements as determined by the Public Works
Department.
S-10-00, Shasta Hills Estates Phase 2, Unit 1 May 31, 2001
Conditions of Approval
Page 2
b. The improvement of Churn Creek Road with an arterial street structural section
between the existing roadway and the new gutter and any necessary overlay to obtain
a uniform cross-slope to the gutter.
c. Five-foot-wide,offset,meandering sidewalk. Sidewalk easements shall be provided
to the City for areas of sidewalk on private property.
d. A minimum 15-foot-wide landscape strip, incorporating the meandering sidewalk,
shall be installed along the Churn Creek Road frontage between the entry access road
and the southern boundary of the subdivision. The landscape shall be irrigated and
shall incorporate mounded sod with curbing on the westerly edge of the strip. The
planter shall also incorporate street trees placed 30 feet on center.
e. The intersection of Churn Creek Road and Palacio Drive shall be improved to
include a left-turn pocket from northbound Churn Creek Road into the entry access
road and southbound acceleration/deceleration lanes.
f. All necessary striping, marking, and signage.
*9. The entry access road shall be widened and improved to create an eastbound left-turn lane
and a right-turn lane at the intersection with Churn Creek Road. The design of the entry shall
be reviewed with Final Plan review and shall incorporate the retention of existing tree(s) in
the median islands. The entry gate on the entry access road shall be located a minimum of
100 feet west of the right-of-way line of Churn Creek Road. The design of the entry gate
area shall allow for the turning around of vehicles not entering the subdivision.
10. Streetlights shall be placed along all street frontages, including the Churn Creek Road
frontage between the entry access road and the south boundary of the subdivision, in
accordance with the specifications of the City Electric Department.
Sewer, Water, and Utilities
11. The developer is responsible for acquiring the necessary off-site storm-drain, sewer, and
water-easement dedications.
12. The existing sewer manholes in Boulder Creek shall be accessible for maintenance by a
10-foot-wide,paved—or 6-inch, Class 2,aggregate base—road. Such roadway will be in a
15-foot easement across private properties.
13. Sewer lines installed with slope greater than 30 percent shall have slurry backfill and backfill
stabilizers every 15 feet vertically, or as determined by the City Engineer.
14. A minimum 16-foot-wide storm-drain utility and emergency-access easement shall be
provided between 2 lots on the ridge for unobstructed vehicle access to the storm-drain outlet
and open space at the rear of the lots.
S-10-00, Shasta Hills Estates Phase 2, Unit 1 May 31, 2001
Conditions of Approval
Page 3
**15. Water service is to be provided throughout the subdivision in accordance with the
specifications of the Bella Vista Water District (BVWD) and the City of Redding Public
Works Department and in a manner satisfying ISO requirements. Prior to approval of
subdivision improvement plans,the developer shall obtain a"will serve"letter from the Bella
Vista Water District. Water connection to the BVWD shall be paid for prior to issuance of
a City building permit for construction on any lot.
16. The waterlines in Volcano View Trail and Golden Gate Trail shall be extended and looped
through the subdivision to connect with the existing 16-inch waterline at Churn Creek Road.
Grading, Drainage, and Sediment Control
*17. A final grading permit shall not be issued by the City for any part of the project until
complete improvement plans have been reviewed and approved by the Public Works
Department and all necessary permits or approvals have been obtained from outside agencies
also having jurisdiction over the project, including, but not limited to, the Regional Water
Quality Control Board and California Department of Fish and Game. The following items
shall be met prior to commencement of any grading, trenching, and related construction
activities:
a. All applicable provisions of the City of Redding Grading Ordinance(RMC Chapter
16.12) shall be met. This will require in part that a qualified erosion and sediment-
control specialist be retained to prepare an Erosion and Sediment Control Plan that
establishes specific measures and Best Management Practices to minimize soil
erosion during and after construction activities. Grading shall be of a scale such that
the work can be completed in a single construction season and shall be limited to that
area where construction can be reasonably expected to occur within the same
12-month period in which the grading occurred. Installation of erosion- and
sediment-control measures shall be coordinated so as to be in place prior to
October 15 of any year.
b. The developer shall secure a revision to the Storm Water Pollution Prevention Plan
for Phase 2 of Shasta Hills Estates from the State Water Resources Control Board
prior to commencement of grading.
c. The details of the Erosion and Sediment Control Plan and any applicable design-
mitigation requirements of other agencies shall be incorporated into the final project
improvement plans and be implemented by the developer as approved by the Public
Works Director.
S-10-00, Shasta Hills Estatc.Phase 2, Unit 1 May 31, 2001
Conditions of Approval
Page 4
** 18. Daylight grading(no keyed-fill slopes) shall be incorporated into the subdivision on Lots 8
through 28 and Lot 42. Site improvements shall be designed so that the natural topography
is maintained to the greatest extent practicable. Areas of cuts and fills shall be the minimum
necessary to construct building foundations, driveways, and landscape and other accessory
features. Stem-wall construction shall be utilized in the foundation design of buildings to
minimize the need for grading. Use of concrete slab floors shall be limited to garages,
basements, and areas where a slab foundation can be constructed on the daylighted grade.
19. Property lines between graded lots shall be located 1 foot from top of slope.
20. The minimum grade of all graded lots, either toward the street or toward open space, shall
be 2 percent.
*21. The toe of all fill slopes adjacent to the project boundary shall be set back a minimum of
5 feet from the boundary or as approved by the Public Works Director. The tops and toes
of all slopes shall be rounded.
22. Any lot grading shall be designed to direct storm runoff to the street or to open space and to
prevent lot-to-lot drainage. This shall be accomplished either through grading,curbs,walls,
concrete ditches, under-sidewalk drains, or other means approved by the City Engineer.
*23. All drainage outlets shall be directed to a natural drainage course. Outlets shall incorporate
water-velocity-attenuation devices to minimize erosion.
24. All common drainage conveyance and drainage devices shall be privately owned and
maintained by the homeowners'association. In the event that there are insufficient funds to
provide an adequate maintenance,the homeowners'association documents shall provide for
an emergency assessment against homeowners'association properties to cover the necessary
costs.
*25. Removal of protected trees (trees 6 inches or over in diameter at 4.5 feet above the ground
[dbh])is to be limited to those areas identified as pad or daylight grading on the preliminary
grading plan, on the fuel management plan, pedestrian trail, or within street or utility
improvement areas. The grading plan shall show all protected trees or tree areas that are to
be removed.
26. Final building site elevations shall be a minimum of 1 foot above the sidewalk with the
exception of those lots that abut and drain to an open space. During construction of the
subdivision, lot grading shall be limited to that necessary to achieve this standard as
delineated on the preliminary grading plan.
•
S-10-00, Shasta Hills Estai.,„r'hase 2, Unit 1 May 31, 2001
Conditions of Approval
Page 5
*27. Installation of the sewer main,storm drains,or any other required improvements in the open-
space area shall be done utilizing special installation techniques, such as the use of small
equipment designed for slope excavations so that the surface area disturbed by construction
will be minimized. The access into the open space and its area of disturbance shall be kept
to the minimum width needed, and the natural contours shall be maintained to the extent
possible. When construction work is completed in the open space, disturbed areas shall be
reclaimed as near as possible to natural grade with application of permanent erosion-control
measures as prescribed by approved erosion-control plans. Construction work in the open
space shall be accomplished in a single phase,within the shortest duration of time reasonably
possible, and during the dry period of the year when the risk of measurable precipitation is
low(late June to September).
28. A Streambed Alteration Agreement shall be secured from the California Department of Fish
and Game prior to any grading or site work affecting the drainage where the entry access road
crosses. A 404 permit may also be required by the Army Corps of Engineers.
Fire and Emergency Service
,*k*29. A Vegetation Management/Fire Fuel Reduction Plan (VMFRP) shall be prepared and
submitted for approval by the City Fire Marshal and Development Services Director in
conjunction with subdivision improvement plans. The VMFRP shall address the entire
subdivision site and,as necessary,adjacent public open-space areas and shall be prepared by
a registered professional forester or other qualified professional. Easements shall be obtained
from adjacent property owners, if necessary. The objectives of the VMFRP shall be to
reduce fire-fuel loads to establish an adequate fire-safety buffer between residential
development and adjacent wildlands subject to the following criteria:
a. Two primary fuel-reduction areas shall be established as follows:
ZONE 1: This zone shall include that part of the subdivision approved for
development with slopes of 20 percent or less. Within Zone 1, 75 percent of the
existing brush (manzanita, ceanothus, etc.) shall be removed. Trees shall be saved
except where approved subdivision improvements will be located. At the time of
home construction, additional fuel-load reduction may be required consistent with
Zone 1 standards based on the actual location of the structure to provide a 100-foot
setback of the residence from the Zone 2 clearance area.
ZONE 2: This zone shall include a 100-foot-wide band parallel and immediately
adjacent to the Zone 1 clearance area. Within Zone 2,vegetation shall be reduced so
that the combined crown closure of brush and trees is approximately 50 percent.
Trees within Zone 2 shall not be removed where their removal would leave more
than 10 feet between 1 tree canopy and another. Where crown closure of existing
vegetation is already 50 percent or less, no reduction in fuel load is to occur.
S-10-00, Shasta Hills Estat.,., t'hase 2, Unit 1 May 31, 2001
Conditions of Approval
Page 6
b. Heavy motorized equipment which could promote erosion shall not be used to
remove vegetation in areas steeper than 20 percent. Hand clearing of vegetation is
preferred in steeper slope areas,or use of smaller equipment with rubber tires. Other
types of equipment may be used only if authorized by the Fire Marshal, Planning
Division, and Regional Water Quality Control Board pursuant to an approved
erosion-control plan.
c. Prior to the recordation of the final map, all required fuel-reduction work shall be
completed as prescribed by the approved VMFRP.
d. Ongoing maintenance of areas within the fuel management easement shall be the
responsibility of the homeowners' association. The homeowners' association
documents shall provide for maintenance of the area and call out a stipulation that in
the event funds are insufficient to cover maintenance,an emergency assessment shall
be levied against the property owners to cover the costs of maintenance. An
agreement is to be entered into with the City and approved by the City Attorney,
granting the City the right to enter the open-space area and cause the work to be done
in the event the association does not perform.
*30. Street-side fire hydrants and any necessary on-lot hydrants to facilitate flag lots are to be
installed in accordance with the California Fire Code and in locations approved by the City
Fire Marshal. Fire hydrants shall have a fire flow meeting the California Fire Code above
and beyond the City of Redding maximum daily demand for this subdivision. Hydrants shall
be fully operational prior to any house construction.
**31. Any lot with a building envelope greater than 150 feet from the street(such as Lot 26) shall
have an on-site emergency-vehicle turnaround approved by the Fire Marshal. This condition
shall be noted on the final map.
*32. A permanent, all-weather access path to the open-space area shall be provided for
fire-fighting equipment between 2 lots on the ridge of the subdivision, as reviewed and
approved by the Fire Marshal. The access shall have a minimum width of 16 feet and be
surfaced with concrete, or another durable material, as approved by the Fire Marshal. The
access shall be fenced with a 6-foot-high, chain-link fence, including a 12-foot-wide gate
installed at the entrance. The gate shall be locked with a City of Redding lock. Provisions
for the access path shall be included on the final map and the subdivision improvement plans.
The path shall be constructed in accordance with approved plans prior to the recordation of
the final map.
**33. Wood fences, including posts, shall be prohibited adjacent to all open-space areas; fences
adjacent to open space must be constructed of noncombustible material.
*34. Brush piles created from site clearing shall be removed immediately in conjunction with the
clearing work and must be fully abated prior to prior to recordation of the final map. Burning
of slash is prohibited.
S-10-00, Shasta Hills Estau.., Phase 2, Unit 1 May 31, 2001
Conditions of Approval
Page 7
**35. The Fire Marshal may modify or waive any of the requirements if they are determined to be
unnecessary.
a. The roof coverings of all homes within the subdivision shall be of Class A,
fire-resistive materials.
*b. Residential fire sprinklers shall be installed in the dwellings on Lots 1 through 8 as
shown on the tentative map and on all other lots where application of the vegetation
management requirements of Condition 29 is not feasible, in accordance with the
National Fire Protection Association Standard 13D. This condition shall be noted on
the final map.
c. Any projections from the structure,including,but not limited to,decking,balconies,
and patio covers shall be enclosed on the sides and/or underside with approved
one-hour fire-resistant material to prevent heat from exterior fires from being trapped
underneath the projection.
d. Structures constructed in such a manner that they are suspended on piers or pilings
over a hillside shall be enclosed underneath and on the sides by approved one-hour
fire-resistant material in such a manner as to prevent the underside of the structure
from being subject to heat or flame from the hillside below, or be sprinklered.
e. Attic and underfloor vents on buildings shall be screened with '/4-inch metal mesh
screens to prevent entry or sparks or burning embers. Venting shall not be located
on the downhill side of the structure when the Uniform Building Code, Venting
Regulations, can be met without installation of downhill venting.
**36. The entry access road mechanical gate shall comply with the following:
a. The vehicle gate must be equipped with an electronic keypad which is mounted so
that access is readily available to the driver seated within an automobile. The
electronic keypad shall be a type which is controlled by the use of a 4-digit code. The
device shall be programmed to allow access when an emergency code is entered. The
precise emergency code shall be provided by the Police Department. The emergency
code shall not be altered.
b. The vehicle gate must be designed so that when electricity is off, the mechanism
becomes disengaged and the gate will manually push open.
c. A Knox Box device shall be installed in a secure fashion within the immediate
vicinity of the exterior side of the vehicle gate to the satisfaction of the Fire
Department. Maintained within the Knox Box at all times shall be a key code or
similar device which will provide access to the control mechanism in the event of a
malfunction. Also maintained within the box shall be a written description on how
to access and disengage the control mechanism.
S-10-00, Shasta Hills Estato. Phase 2, Unit 1 May 31, 2001
Conditions of Approval
Page 8
d. A pedestrian gate shall be installed adjacent to the vehicle gate. A key code or
similar device providing access to the pedestrian gate shall also be maintained within
the Knox Box.
e. The vehicle gate shall have a minimum opening clearance of 15 feet.
f. Any overhead appendices shall be constructed to provide an unobstructed vertical
clearance of not less than 13 feet, 6 inches.
Open Space/Park/Landscape
**3'7. All areas indicated as open space on the tentative map shall be placed in a private open-space
easement held in common by the homeowners'association and shall be depicted on the final
map.
** 38. A 15-foot setback shall be established adjacent to the rear property line of any lot abutting
an open-space area.
*39. The subdivider shall provide for decorative paving and entry treatment at the entry access
road intersection at Churn Creek Road and Palacio Drive. The treatment shall be indicated
on the subdivision improvement plans. The entry access road medians and the subdivision
entrance on both sides of the gated entry shall be landscaped and completed prior to the filing
of the final map.
*40. The privately maintained park in Phase 1 of Shasta Hills Estates shall be expanded by
approximately 0.75 acre,with irrigated sod,picnic areas,shade trees,and sitting areas. The
improvements shall be indicated on the subdivision improvement plans and shall be
landscaped and completed prior to the filing of the final map.
*41. Cut-and-fill slopes created by the entry access road shall be improved with an irrigation
system and landscape, thereafter maintained by the homeowners' association.
*42. The subdivision shall provide for a functional pedestrian trail connecting the cul-de-sac at
the terminus of Volcano View Trail to the entry access road as shown on the tentative map.
The subdivider shall be responsible for the engineering and construction of the trail in
conjunction with other required subdivision improvements. Provisions for the trail shall be
included with the subdivision improvement plans. To reduce potential impacts to water
quality due to soil erosion,the trail's final alignment and design shall minimize the need for
grading.The trail shall be completed and operational prior to the recording of the final map.
**43. Prior to recordation of a final map for any phase of the project, the developer shall submit
documentation that Shasta Hills Estates Phase 2,Unit 1,has been annexed to the Shasta Hills
Estates private homeowners' association to hold and maintain common area improvements
in perpetuity. The homeowners' association shall be responsible for the development and
ongoing maintenance of the subdivision improvements including, but not limited to,those
identified below.
S-10-00, Shasta Hills Estatcb Phase 2, Unit 1 May 31, 2001
Conditions of Approval
Page 9
The following conditions shall be recorded on the final map:
a. The escrow instructions for the sale of each lot shall require that the purchaser and
seller of each lot sign a statement that they have read and understand this condition
of sale.
b. The property owner(s)shall participate in a private homeowners'association for the
purpose of maintaining in perpetuity the improvements delineated in,but not limited
to, the following:
1. Landscape and associated irrigation system along the entry access road and
along Churn Creek Road.
2. Any subdivision entrance features and/or identifier signs.
3. Any other landscape improvements, such as landscape medians.
4. Decorative pavement.
5. The park.
6. The trail.
7. Private road maintenance; drainage improvements.
c. The landscape and irrigation system shall be designed in accordance with the
specifications available from the Development Services Department and installed in
accordance with the final plans as approved by the City. The landscape and irrigation
plans shall be submitted to the Development Services Department at the time the
subdivision improvement plans are submitted to the Public Works Department and
are subject to approval prior to recordation of a final map.
d. The developer shall be responsible for all costs and fees associated with installation
and connection to City water and electric utilities. Such fees include, but are not
necessarily limited to, meter fees, connection charges,benefit fees, inspection fees,
and development fees.
Air Quality
*The following Standard Mitigation Measures (as identified in the General Plan Air Quality
Element) shall be applied during grading and construction activities to control dust and
PM10 emissions:
**44. Single-family residences shall include the installation of energy-efficient process systems for
water heaters and furnaces.
S-10-00, Shasta Hills Estato.,Phase 2, Unit 1 May 31, 2001
Conditions of Approval
Page 10
**45. An electrical outlet shall be installed in the back and front of all single-family residences for
electrical yard equipment.
**46. Any new wood-burning devices installed in a single-family residence shall be
EPA-II certified.
47. The subdivision construction site shall be watered at least twice daily as directed by the
Public Works Department.
48. Nontoxic soil stabilizers shall be applied according to manufacturer's specification to all
inactive construction areas (previously graded areas inactive for 10 days or more).
49. All grading operations shall be suspended when winds (as instantaneous gusts) exceed
20 miles per hour.
50. Exposed stockpiles of soil and other backfill material shall either be covered, watered, or
have soil binders added to inhibit dust and wind erosion.
51. All trucks hauling soil and other loose material shall be covered or should maintain at least
2 feet of freeboard(i.e.,minimum vertical distance between top of the load and the trailer)
in accordance with the requirements of CVC Section 23114. This provision is enforced by
local law enforcement agencies.
52. All existing, paved roadways used by the project contractor shall be maintained free from
dust, dirt, and debris caused by construction activities. Streets shall be swept at the end of
the day if visible soil materials are carried onto adjacent public paved roads. Wheel washers
shall be used where vehicles enter and exit unpaved roads onto paved roads, or trucks and
any equipment shall be washed off leaving the site with each trip.
Miscellaneous
*53. If, during the course of development, any archaeological, historical, or paleontological
resources are uncovered, discovered, or otherwise detected or observed, construction
activities in the affected area shall cease, and a qualified archeologist shall be contacted to
review the find and advise the City of the site's significance. If the findings are deemed
significant, appropriate mitigation shall be required prior to any resumption of work on the
project. This requirement shall apply during the construction of improvements required as
a condition of the subdivision and shall also be placed as a note on the face of the final map.
54. The tentative map is subject to approval of a rezoning by the City Council.
RESOLUTION NO. 92-18
• STANDARD SUBDIVISION CONDITIONS
1. Subdivision improvements are to conform to Title 17 of the Redding City Code.
2. A current title report is to be submitted with the final map.
3. Sewer lines, waterlines, electric-service facilities and other utilities; drainage facilities;
necessary electric-and public-service easements; and street dedications are to be provided in
accordance with the Redding Municipal Code and as specified by the Public Works
Department.
4. The final improvement plans are to be reviewed by the Shasta Mosquito Abatement District.
5. No construction is to occur prior to approval of improvement plans and issuance of a grading
permit. Grading plans shall include, but not be limited to, all erosion-control measures,
retaining walls required, slopes, and elevations.
6. The developer shall consult with the Electric Department after initial Public Works review of
the subdivision improvement plans for preparation of an electric-service plan. A copy of the
electric-service plan,developed by the Electric Department,shall be incorporated into the final
subdivision improvement plans.
7. A soils report is to be submitted to the Public Works Department at the time construction
drawings are submitted.
8. The street side-yard setback for corner lots is to be 10 feet and illustrated on the final map.
9. Grading is to be restricted to the period from April 15 to October 15 of any year unless a
waiver is granted by the Director of Public Works. A discharge report is to be filed with the
Regional Water Quality Control Board. Grading shall not occur in areas depicted as open
space on the tentative map.
10. Prior to the recording of a subdivision, an application to apportion any special assessment-
district lien(Improvement Bond Act of 1915), accompanied by any applicable fees, shall be
on file with the City Treasurer.
11. All street names proposed within the subdivision shall be given to the Planning Department
at the time of submittal of subdivision improvement plans. One alternative street name shall
be supplied for every four streets. A final map may not be recorded until Planning
Commission approval of all street names.
12. A barricade shall be installed at the end of all stub streets in accordance with specifications of
the Public Works Department.
13. New utilities within the project, including, but not limited to, electric, cable television, and
telephone, shall be installed underground.
14. Electric-supply facilities shall be furnished and installed in accordance with the Electric Utility
Service Policy resolution currently in effect at the time the electric-service plan for the
subdivision is signed by the City Electric Department.
, 'STANDARD SUBDIVI; I CONDITIONS
Page 2
15. A minimum 5-foot-wide easement for electrical service is to be provided adjacent to all road
rights-of-way.
16. The developer is to note that public/municipal utility companies may have to be reimbursed
for all costs associated with the relocation of their facilities necessitated by the construction
of the improvements required as a condition of approval of this permit.
17. Sewer lines are to be sized and installed at grades to permit the orderly extension of service
to all tributary areas.
18. All provisions of Chapter 18.65 of the Redding Municipal Code pertaining to the preservation
of trees within subdivision developments shall be complied with.
19. In-lieu park fees are to be paid in accordance with Chapter 17.42 of the Redding Municipal
Code prior to the recording of the final map.
20. Fire hydrants are to be installed in location(s)approved by the Fire Marshal. The main(s)shall
be designed to provide adequate fire flows. In no case shall the main(s) be less than 6 inches
in diameter.
21. Fire-protection facilities, including all-weather access roads, shall be installed and remain
serviceable prior to and during the time of construction of any structures.
22. All brush piles created by site and street improvements shall be abated prior to the next fire
season. Any burning of brush shall be in compliance with the requirements of the Fire
Marshal and with Air Pollution Control District regulations.
23. All real estate signs shall conform with City Code requirements.
24. Final improvement plans shall depict locations for centralized mail-delivery units. The
locations shall be approved by the Postal Service and the City Public Works Department.
25. Final improvement plan shall depict driveway location for lots with a slope greater than
15 percent within 30 feet of the street providing access.
26. All interior streets shall have curb, gutter,and 4-foot-wide sidewalk; if rolled curb is utilized,
the sidewalk shall be 6 inches thick.
27. The developer shall be responsible for the signing, striping, and marking of all streets.
28. If, in the course of development, any archaeological, historical, or paleontological resources
are uncovered, construction activities in the affected area shall cease; and a qualified
archaeologist shall be contacted to review the site and advise the City of the site's significance.
If the findings are deemed significant, appropriate mitigations shall be required prior to any
resumption of work on the project.
12-30-97
SUBCOND.RES