Exhibit GEXHIBIT G
Tentative Tract Map No. 20501 (TTM 18-01)
(Tentative Tract Map Draft Conditions of Approval)
Conditions of Approval:
1. Approval of Tentative Tract Map 18-01 (Tentative Tract Map No. 20501) is granted to
subdivide a 55.01-acre site within The Gateway at Grand Terrace Specific Plan for
conveyance purposes related to The Gateway at Grand Terrace Specific Plan
development, identified as Assessor’s Parcel Numbers1167-151-22, 1167-151-68,1167-
151-71,1167-151-74, 1167-151-21, 1167-151-26, 1167-151-28, 1167-151-65, 1167-151-
73, 1167-151-75, 1167-181-12 and 1167-181-13. This approval is granted based on the
application materials submitted by Lewis Land Developers, LLC and their Development
and Exchange Agreement with the City of Grand Terrace.
2. This approval shall expire twenty-four (24) months from the date of adoption of this
Resolution. This approval shall become null and void if a final map has not been timely
filed prior to the expiration date in accordance with the provisions of the Subdivision Map
Act. An extension of time may be granted by the Planning and Development Services
Director upon submittal of a time extension request and appropriate filing fees, pursuant
to the Municipal Code section 17.16.170. In granting any such time extension the City may
impose new conditions and standards on the tentative map, pursuant to Section
66452.6(e) of the California Government Code.
3. The Applicant shall defend, indemnify and hold harmless the City and its agents, officers,
attorneys and employees from any claim, action, or proceeding (collectively referred to as
"proceeding") brought against the City or its agents, officers, attorneys or employees to
attack, set aside, void, or annul the City's decision to approve the tentative tract
development, approval or authorization and approvals conditions or approval and
certifications under CEQA and/or any mitigation monitoring and reporting pr ogram, but
excluding any subdivision approval governed by California Government Code § 66474.9,
and which action is brought within the time period provided for in Government Code
Section 66499.37. This indemnification shall include, but is not limited to, damages, fees
and/or costs awarded against the City, if any, and cost of suit, attorneys' fees and other
costs liabilities and expenses incurred in connection with such proceeding whether
incurred by applicant, the City, and/or the parties initiating or bringing such proceeding.
The City shall promptly notify the applicant of any claim, action, or proceeding concerning
the project and the City shall cooperate fully in the defense of the matter. The City
reserves the right, at its own option, to choose its own attorney to represent the City, its
officers, employees, and agents in the defense of the matter.
4. The Applicant shall defend, indemnify and hold harmless the City, its agents, officers,
employees and attorneys for all costs incurred in additional investigation and/or study of,
or for supplementing, preparing, redrafting, revising, or amending any document (such as
a notice of exemption, negative declaration, EIR, specific plan or General Plan
amendment), if made necessary by said proceeding and if applicant desires to pursue
securing such approvals, after initiation of such proceeding, which are conditioned on the
approval of such documents, and shall Indemnify the City for all the City's costs, fees, and
damages that the City incurs in enforcing these indemnification provisions.
5. In the event that this approval is legally challenged, the City will promptly notify the
Applicant of any claim or action and will cooperate fully in the defense of the matter. Once
notified, the Applicant agrees to defend, indemnify, and hold harmless the city, their
affiliate’s officers, agents and employees from any claim, action or proceeding against the
City of Grand Terrace. The Applicant further agrees to reimburse the City of any costs and
attorneys’ fees, which the City may be required by a court to pay as a result of such action,
but such participation shall not relieve Applicant of his or her obligation under this
condition.
6. Minor modifications may be processed administratively without notice or public hearing,
provided that the proposed changes are consistent with the intent of the original map
approval, do not affect off-site properties, and there are no resulting violations of Municipal
Code. Modifications shall be considered minor if they are less than 10 percent of the total
number of lots in the subdivision, provided that there is no increase or decrease in the
total number of lots within the subdivision. Modifications to the horizontal alignment of two
feet or less, or vertical alignment of two feet or less, of any cul-de-sac, local or collector
roadway when such modification does not affect off-site property. And any other changes,
which, in the opinion of the Director and/or City Engineer, do not involve substantial
changes to the map or the conditions of approval.
7. Modifications to the approved Tentative Tract Map not consistent with the minor
modification, shall be processed as a revised map, following the procedures of the original
submittal pursuant to Municipal Code, Chapter 17.16.
8. Any details that are inconsistent with requirements of state and local ordinances,
conditions of approval, or City policies must be specifically modified to comply with state
and local ordinances, conditions of approval, or City policies, or must be corrected and
approved in the final map or improvement plan approvals.
9. The applicant shall comply with all requirements of the Subdivision Map Act, and Title 17
(Subdivisions) contained in the Grand Terrace Municipal Code.
10. This permit or approval is subject to all the applicable provisions of the Grand Terrace
Municipal Code in effect at the time of approval, and includes development standards and
requirements relating to: dust and dirt control during construction and grading activities;
emission control of fumes, vapors, gases and other forms of air pollution; glare control;
exterior lighting design and control; noise control; odor control; screening; signs, off-street
parking and off-street loading; and, vibration control. Screening and sign regulations
compliance are important considerations to the developer because they will delay the
issuance of a Certificate of Occupancy until compliance is met. Any exterior structural
equipment, or utility transformers, boxes, ducts, or meter cabinets shall be architecturally
screened by wall or structural element, blending with the building design and include
landscaping when on the ground.
11. In the event that exhibits, and written conditions are inconsistent, the written conditions
shall prevail.
12. All work shall be in accordance with the latest edition of the Standard Specifications for
Public Works Construction (Green Book), County of San Bernardino Standards, and City
of Grand Terrace Standards.
13. TTM No. 20501 will extend Taylor Street northerly from Main Street to Van Buren Street.
Taylor Street shall be designed and fully improved to the standards specified in The
Gateway at Grand Terrace Specific Plan.
14. City inspectors shall have access to the site to reasonably inspect the Site during normal
working hours to assure compliance with these conditions and other codes.
15. Design and construct all public utilities to serve the site in accordance with City standards
and requirements of the serving utility, including gas, electric, telephone, water, sewer and
cable TV.
16. Proposed public water improvements plans shall be submitted to Riverside Highland
Water Company for review and approval.
17. Proposed water improvement plans for fire hydrants shall be submitted to the County of
San Bernardino Fire Department for plan review and approval.
18. All overhead utilities shall be undergrounded if not already.
19. Pavement restoration and trench repair for any street cuts shall be in conformance with
San Bernardino County standards or as approved by the City Engineer.
20. The developer shall restore any public improvements damaged during construction.
21. A drainage study will be required for the project and prepared in accordance with the San
Bernardino County hydrology manual. Any drainage improvements needed to mitigate
increase in runoff (for the 100-year storm event), mitigate downstream impacts, and
protect the development shall be designed and constructed at the developer’s expense.
22. Prior to grading permit, grading of the project may be performed in phases subject to an
approved grading phase plan. Each grading phase shall have a standalone rough grading
plan, hydrology and hydraulics analysis, and grading security to the satisfaction of the City
Engineer.
23. Concentrated drainage directed to the public street shall not be conveyed across the
sidewalk or driveway approaches, but rather through parkway culverts/under sidewalk
drains in accordance with San Bernardino County, SPPWC standards plans or as
approved by the City Engineer.
24. All proposed publicly maintained storm drains shall be reinforced concrete pipe (RCP).
25. All proposed curb inlet catch basins shall be constructed per San Bernardino County
standard plan 206 or SPPWC standard plan 300-3. Catch basins shall be equipped with
a trash screen and filtration device as approved by the City Engineer.
26. All median and parkway landscaping shall be guaranteed for a period of one year from
the date of acceptance by the City Engineer. Any landscaping that fails during the one-
year landscape maintenance period shall be replaced with similar plant material to the
satisfaction of the City Engineer and shall be subject to a subsequent one-year landscape
maintenance period.
27. All new street lights shall be installed on an independently metered, City-owned
underground electrical system. The Applicant shall be responsible for applying with
Southern California Edison (“SCE”) for all appropriate service points and electrical meters.
New meter pedestals shall be installed, and electrical service paid for by the Applicant,
until such time as the City accepts the improvements.
28. Any improvements within the public right-of-way require a City of Grand Terrace
Encroachment Permit.
29. Applicant shall submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division for review. The plans shall be approved by the City
Engineer prior to the issuance of any building or encroachment permit, as applicable.
30. The public street improvements outlined in these conditions of approval are intended to
convey to the Applicant an accurate scope of required improvements, however, the City
Engineer reserves the right to require reasonable additional improvements as may be
determined in the course of the review and approval of street improvement plans required
by these conditions.
31. The development of the site is subject to the requirements of the National Pollution
Discharge Elimination System (NPDES) requirements. Pursuant to NPDES requirements,
the Applicant shall ensure development of the site incorporates post-construction Best
Management Practices (“BMPs”) in accordance with the Model Water Quality
Management Plan (“WQMP”) approved for use for the Santa Ana River Watershed. The
Applicant is advised that applicable Site Design BMPs will be required to be incorporated
into the final site design, pursuant to a site specific WQMP submitted to the City Engineer
for review and approval.
32. The Applicant shall submit a Water Quality Management Plan identifying site-specific Best
Management Practices (“BMPs”) in accordance with the Model Water Quality
Management Plan (“WQMP”) approved for use for the Santa Ana River Watershed. The
site specific WQMP shall be submitted to the City Engineer for review and approval with
the Grading Plan. A WQMP Maintenance Agreement shall be required, obligating the
property owner(s) to operation and maintenance obligations of on-site BMPs constructed
pursuant to the approved WQMP. The WQMP and Maintenance Agreement shall be
approved prior to issuance of a building permit, unless otherwise allowed by the City
Engineer.
33. The minimum pavement section for all streets shall be designed by a California registered
Geotechnical Engineer using "R" values from the project site and the designated Traffic
Index for each street; submitted to the City Engineer for approval.
34. An accessible pedestrian path of travel shall be provided throughout the site, as required
by applicable state and federal laws.
35. The Applicant shall connect the development to the City of Colton sewer system and apply
for a sewer connection account with the City of Colton.
36. The Applicant shall submit sewer improvement plans prepared by a California registered
civil engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits.
37. The Applicant shall submit a Precise Grading Plan prepared by a California registered civil
engineer to the Engineering Division for review and approval. The Precise Grading Plan
shall be approved by the City Engineer prior to issuance of a precise grading permit.
38. The Applicant shall submit a Rough Grading Plan prepared by a California registered civil
engineer to the Engineering Division for review and approval. The Rough Grading Plan
shall be approved by the City Engineer prior to issuance of a rough grading permit.
39. The Applicant shall submit a Mass Grading Plan prepared by a California registered civil
engineer to the Engineering Division for review and approval. The Mass Grading Plan
shall be approved by the City Engineer prior to issuance of a mass grading permit.
40. Prior to issuance of a grading permit, an emergency overflow shall be designed at all sump
locations. Slopes shall be armored, or a drainage conveyance facility shall be designed
where emergency overflow is proposed.
41. Prior to issuance of a grading permit, any grading required outside of the project
boundaries will require letters from adjacent property owners for slope easements or right -
of-entry/permission to grade.
42. A Notice of Intent (NOI) to comply with the California General Construction Stormwater
Permit (Water Quality Order 2009-0009-DWQ as modified September 2, 2009) is required
via the California Regional Water Quality Control Board online SMARTS system. A copy
of the executed letter issuing a Waste Discharge Identification (WDID) number shall be
provided to the City Engineer prior to issuance of a grading or building permit. The
Applicant’s contractor shall prepare and maintain a Storm Water Pollution Prevention Plan
(“SWPPP”) as required by the General Construction Permit. All appropriate measures to
prevent erosion and water pollution during construction shall be implemented as required
by the SWPPP.
43. A Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer
shall be required for and incorporated as an integral part of the grading plan for the
proposed development. A copy of the Geotechnical/Soils Report shall be submitted to the
Engineering Division with the first submittal of the Precise Grading Plan.
44. The Applicant shall provide pad elevation certifications for all building pads in conformance
with the approved Precise Grading Plan, to the Engineering Division prior to construction
of any building foundation.
45. Prior to issuance of a certificate of occupancy or final City approvals, the Applicant shall
demonstrate that all structural BMP’s have been constructed and installed in conformance
with approved plans and specifications, and as identified in the approved WQMP.
46. All storm water runoff passing through the Site shall be accepted and conveyed across
the property in a manner acceptable to the City Engineer. For all storm water runoff falling
on the site, on-site detention or other facilities approved by the City Engineer, shall be
required to contain the increased storm water runoff generated by the development of the
property. Provide a hydrology study to determine the volume of increased storm water
runoff due to development of the site, and to determine required st orm water runoff
mitigation measures for the proposed development. Final detention basin sizing and other
storm water runoff mitigation measures shall be determined upon review and approval of
the hydrology study by the City Engineer and may require redesign or changes to site
configuration or layout consistent with the findings of the final hydrology study. The volume
of increased storm water runoff to retain on-site shall be determined by comparing the
existing “pre-developed” condition and proposed “developed” condition, using the 100-
year frequency storm.
47. Direct release of on-site nuisance water or storm-water runoff shall not be permitted to the
adjacent public streets. Provisions for the interception of nuisance water from entering
adjacent public streets from the Project Site shall be provided through the use of a minor
storm drain system that collects and conveys nuisance water to landscape or parkway
areas, and in only a storm-water runoff condition, pass runoff directly to the streets through
parkway or under sidewalk drains.
48. The original improvement plans prepared for the proposed development and approved by
the City Engineer (if required) shall be documented with record drawing “as-built”
information and returned to the Engineering Division prior to issuance of a final certificate
of occupancy. Any modifications or changes to approved improvement plans shall be
submitted to the City Engineer for approval prior to construction.
49. Nothing shall be constructed or planted in the corner cut-off area of any intersection (or
driveway) which does or will exceed 30 inches in height to maintain a clear line of sight for
drivers, as required by the City Engineer.
50. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk
and/or curb shall have City approved deep root barriers installed, as required by the City
Engineer.
51. A minimum of 48 inches of clearance for disabled access shall be provided on all public
sidewalks.
52. Prior to map recordation, public street right-of-way shall be dedicated in conformance with
the street cross sections in the Specific Plan shown on the approved Tentative Tract Map
and to the satisfaction of the City Engineer.
53. Submit traffic striping and signage plans prepared by a California registered civil engineer,
for review and approval by the City Engineer. All required traffic striping and signage
improvements shall be completed concurrently with required street improvements, to the
satisfaction of the City Engineer, and prior to issuance of a building permit.
54. The Applicant shall comply with all traffic impact analysis mitigations measures identified
in the environmental documents and as approved by the City of Grand Terrace.
55. The use of dust and erosion control measures to prevent excessive adverse impacts on
adjoining properties will be required by the Engineering Division of the Public Works
Department.
56. Submit landscaping and irrigation system improvement plans for review and approval by
the City Engineer. The plans shall be approved concurrently with the street improvement
plans and prior to issuance of a building permit, unless otherwise allowed by the City
Engineer.
57. All median and/or parkway landscaping shall be guaranteed for a period of one year from
the date of acceptance by the City Engineer. Any landscaping that fails during the one-
year landscape maintenance period shall be replaced with similar plant material to the
satisfaction of the City Engineer and shall be subject to a subsequent one-year landscape
maintenance period.
58. All new street lights shall be installed in accordance with City standards and Southern
California Edison requirements.
59. Any utility trenches or other excavations within existing asphalt concrete pavement of off-
site streets required by the proposed development shall be backfilled and repaired in
accordance with City of Grand Terrace standards. The developer shall be responsible for
removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-
site streets as required by and at the discretion of the City Engineer, including pavement
repairs that are made by utility companies for utilities installed for the benefit of the
proposed development. Multiple excavations, trenches, and other street cuts within
existing asphalt concrete pavement of off-site streets required by the proposed
development may require complete grinding and asphalt concrete overlay of affected off-
site streets, at the discretion of the City Engineer. The pavement condition of the existing
off-site streets shall be returned to a condition equal to or better than what existed prior to
construction of the proposed development.
60. All existing electrical distribution lines of sixteen thousand volts or less and overhead
service drop conductors, and all telephone, television cable service, and similar service
wires or lines, which are on-site, abutting, and/or transecting, shall be installed
underground. Utility undergrounding shall extend to the nearest off-site power pole; no
new power poles shall be installed unless otherwise approved by the City Engineer. A
letter from the owners of the affected utilities shall be submitted to the City Engineer prior
to approval of the Grading Plan, informing the City that they have been notified of the
City’s utility undergrounding requirement and their intent to commence design of utility
undergrounding plans. When available, the utility undergrounding plan shall be submitted
to the City Engineer identifying all above ground facilities in the area of the project to be
undergrounded.
61. All damaged, destroyed, or modified pavement legends, traffic control devices, signing,
striping, and street lights, associated with the proposed development shall be replaced as
required by the City Engineer prior to issuance of a Certificate of Occupancy.
62. Construction signing, lighting, and barricading shall be provided during all phases of
construction as required by City Standards or as directed by the City Engineer. At a
minimum, all construction signing, lighting, and barricading shall be in accordance with
Part 6 “Temporary Traffic Control” of the latest edition of the California Manual on Uniform
Traffic Control Devices.
63. Upon approval of any improvement plan by the City Engineer, the improvement plan shall
be provided to the City in digital format, consisting of a DWG (AutoCAD drawing file), DXF
(AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat) formats. Variat ion of
the type and format of the digital data to be submitted to the City may be authorized, upon
prior approval by the City Engineer.
64. Dedicate additional right-of-way as may be required to provide a property line, corner cut-
off area at intersections as required by the City Engineer. Nothing shall be constructed or
planted in the corner cut-off area which does or will exceed 30 inches in height to maintain
an acceptable corner sight distance, as required by the City Engineer.
65. Dedicate required easements for landscape purposes.
66. The pavement section on Taylor Street shall be determined using a Traffic Index (“TI”) of
8.5. The pavement section shall be designed by a California registered Geotechnical
Engineer using "R" values from the project site and submitted to the City Engineer for
approval.
67. Construct a new underground electrical system per SCE requirements for public street
lighting improvements. New street light poles with LED light fixtures shall be installed as
approved by the City Engineer, in accordance with City of Grand Terrace standar ds and
SCE requirements.
68. Construct new sidewalks in accordance with the typical street sections shown in TTM
20501 and with the City of Grand Terrace standards.
69. Construct commercial driveway approaches in accordance with City of Grand Terrace
standards. Nothing shall be constructed or planted in the corner cut-off area which does
or will exceed 30 inches in height required to maintain an appropriate corner sight
distance.
70. Construct curb ramps meeting current California State Accessibility standards along both
sides of commercial driveway approaches. The developer shall ensure that an appropriate
path of travel, meeting ADA guidelines, is provided across driveways, and shall adjust the
location of access ramps, if necessary, to meet ADA guidelines, subject to the approval of
the City Engineer. If necessary, additional pedestrian and sidewalk easements shall be
provided on-site to construct a path of travel meeting ADA guidelines.
71. The Applicant shall comply with all other applicable State and local ordinances.
72. Approval of TTM No. 20501 shall be granted for a period of twenty-four (24) months from
the effective date of the City Council’s approval. An extension of time for TTM No. 20501
may be granted by the Planning Commission for a period or periods not to exceed a total
of thirty-six (36) months. An application for extension together with the required fee shall
be filed with the Planning Division prior to the expiration date of TTM No. 20501.
73. The Applicant shall defend, indemnify, and hold harmless the City of Grand Terrace, its
agents, officers, or employees from any claims, damages, action, or proceeding against
the City or its agents, officers, or employees to attack, set aside, void, or ann ul any
approval of the City, its advisory agencies, appeal boards, or legislative body concerning
TTM No. 20501. The City will promptly notify the Applicant of any such claim, action, or
proceeding against the City and will cooperate fully in the defense.
74. In accordance with the provisions of Government Code Section 66020(d)(1), the
imposition of fees, dedications, reservations, or exactions for this Project, if any, are
subject to protest by the Applicant at the time of approval or conditional approval of the
Project or within 90 days after the date of the imposition of the fees, dedications,
reservations, or exactions imposed on the Project.
75. Survey Monumentation. If any activity on this project will disturb any land survey
monumentation, including but not limited to vertical control points (benchmarks), said
monumentation shall be located and referenced by or under the direction of licensed land
surveyor or registered civil engineer authorized to practice land surveying prior to
commencement of any activity with the potential to disturb said monumentation, and a
corner record or record of survey of the references shall be filed with the County Surveyor
pursuant to Section 8771(b) Business and Professions Code.
76. The Applicant shall comply with the Mitigation Monitoring and Reporting Program (MMRP)
for Environmental Impact Report (EIR) State Clearinghouse (SCH) No. 2021020110
adopted by City Council on December __, 2023.
77. Upon approval of these conditions and prior to becoming final and binding, the Applicant
must sign and return an “Acceptance of Conditions” form. The form and content shall be
prepared by the Planning and Development Services Department