HomeMy WebLinkAbout01-104 - Resolutions RESOLUTION NO. 01-104
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE TRACT
MAP SUBTT16217, A RESIDENTIAL SUBDIVISION OF 8.66 ACRES OF
LAND INTO 7 LOTS FOR CONDOMINIUM PURPOSES AND 1 LETTERED
LOT FOR OPEN SPACE AND RECREATION PURPOSES IN THE MEDIUM-
HIGH RESIDENTIAL DISTRICT (14-24 DWELLING UNITS PER ACRE) OF
THE TERRA VISTA COMMUNITY PLAN, LOCATED ON THE WEST SIDE
OF MILLIKEN AVENUE SOUTH OF WEST GREENWAY PARK, AND
MAKING FINDINGS IN SUPPORT THEREOF - APN: 1077-422-40.
A. Recitals.
1. Lewis Apartment Communities filed an application for the approval of Tentative Tract Map
SUBTT16217, as described in the title of this Resolution. Hereinafter in this Resolution, the subject
Tentative Tract Map request is referred to as "the application."
2. On the 28th day of November 2001, the Planning Commission of the City of Rancho
Cucamonga conducted a duly noticed public hearing on the application and concluded said hearing
on that date.
3. All legal prerequisites prior to the adoption of this Resolution have occurred.
B. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission
of the City of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts set forth in the Recitals,
Part A, of this Resolution are true and correct.
2. Based upon the substantial evidence presented to this Commission during the above-
referenced public hearing on November 28, 2001, including written and oral staff reports, together
with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to property bounded by Milliken Avenue on the east,with the
northerly and westerly boundary formed by West Greenway Park and Trail and Coyote Canyon
School; Milliken Avenue is improved with curb, gutter, and street pavement; and
b. The property to the north of the subject site is west Greenway Trail and
single-family residential (Tract 15526), the property to the south consists of an apartment complex
referred to as Del Mar (Tract 13270), the property to the east is Milliken Avenue and Milliken Park,
and the property to the west includes West Greenway Park and Coyote Canyon School; and
C. The project contains 7 lots for condominium purposes and 1 lettered lot to identify
land reserved for private open space and recreation purposes; and
d. The project site is subject to noise levels of 65 CNEL along Milliken Avenue,which
can be mitigated to acceptable levels per the Noise Study prepared for the project; and
e. The project will generate traffic trips which can be accommodated through public
street improvement upgrades as conditioned herein; and
PLANNING COMMISSION RESOLUTION NO. 01-104
TT16217 — LEWIS APARTMENT COMMUNITIES
November 28, 2001
Page 2
f. The project is consistent with the General Plan Medium-High Residential land use
designation (14-24 dwelling units per acre) with a proposed project density of 19.17 dwelling units
per acre; and
g. The proposed project of 166 multi-family residential dwellings is in accordance with
the objectives of the Development Code and the purposes of the Medium-High Residential District. In
addition, the proposed project is in accordance with objectives of the Terra Vista Community Plan;
and
h. The proposed project conforms to the standards and regulations of the
Development Code, as well as the Terra Vista Community Plan, in terms of setbacks, building
separation, parking, and the provision of recreational amenities as noted in the staff report; and
i. The proposed project and the intended use, together with all Conditions of
Approval, will not be detrimental to public health, safety, or welfare or materially injurious to
properties or improvements in the vicinity. The project proponents are required to complete all
missing parkway improvements adjacent to the site.
3. Based upon the substantial evidence presented to this Commission during the above-
referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2
above, this Commission hereby finds and concludes as follows:
a. That the tentative tract is consistent with the General Plan, Development Code,and
any applicable specific plans; and
b. The design or improvements of the tentative tract is consistent with the General
Plan, Development Code, and any applicable specific plans; and
C. The site is physically suitable for the type of development proposed; and
d. The design of the subdivision is not likely to cause substantial environmental
damage and avoidable injury to humans and wildlife or their habitat; and
e. The tentative tract is not likely to cause serious public health problems; and
f. The design of the tentative tract will not conflict with any easement acquired by the
public at large, now of record, for access through or use of the property within the proposed
subdivision.
4. Based upon the facts and information contained in the proposed Mitigated Negative
Declaration, together with all written and oral reports included for the environmental assessment for
the application, the Planning Commission finds that there is no substantial evidence that the project
will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and
Monitoring Program attached hereto, and incorporated herein by this reference, based upon the
findings as follows:
a. That the Mitigated Negative Declaration has been prepared in compliance with the
California Environmental Quality Act of 1970, as amended, and the State CEQA guidelines
promulgated thereunder; that said Mitigated Negative Declaration and the Initial Study prepared
therefore reflect the independent judgment of the Planning Commission; and, further, this
PLANNING COMMISSION RESOLUTION NO. 01-104
TT16217— LEWIS APARTMENT COMMUNITIES
November 28, 2001
Page 3
Commission has reviewed and considered the information contained in said Mitigated Negative
Declaration with regard to the application.
b. Although the Mitigated Negative Declaration identifies certain significant
environmental effects that will result if the project is approved, all significant effects have been
reduced to an acceptable level by imposition of mitigation measures on the project, which are listed
below as Conditions of Approval.
C. Pursuant to the provisions of Section 753.5(c) of Title 14 of the California Code of
Regulations, the Planning Commission finds as follows: In considering the record as a whole, the
Initial Study and Mitigated Negative Declaration for the project, there is no evidence that the
proposed project will have potential for an adverse impact upon wildlife resources orthe habitat upon
which wildlife depends. Further, based upon the substantial evidence contained in the Mitigated
Negative Declaration, the staff reports and exhibits, and the information provided to the Planning
Commission during the public hearing, the Planning Commission hereby rebuts the presumption of
adverse effect as set forth in Section 753.5(c-1-d) of Title 14 of the California Code of Regulations.
5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above,
this Commission hereby approves the application subject to each and every condition set forth below
and in the Standard Conditions, attached hereto and incorporated herein by this reference.
Planning Division
1) In accordance with the Park Implementation Plan,Tentative Tract Map
SUBTT16217 shall be credited with .36 acre toward the overall
obligations for park development within Terra Vista.
Engineering Division
1) Provide Class II Bike Lane along Milliken Avenue frontage.
2) Install a traffic signal at Milliken Avenue and the project entry driveway.
3) Upgrade the project entry driveway for ADA accessibility.
4) Design of park access and perimeter wall shall be coordinated with
Engineering Division Park Planner.
Environmental Mitigation Measures
TRANSPORTATION
i
1) In order to address project specific impacts, the applicant will be
required to install a traffic signal at the intersection of Milliken Avenue
with the project entry.
NOISE
1) During all project site excavation and grading, the project contractors
shall equip all construction equipment, fixed or mobile, with properly
operating and maintained mufflers consistent with manufacturers'
standards.
PLANNING COMMISSION RESOLUTION NO. 01-104
TT16217— LEWIS APARTMENT COMMUNITIES
November 28, 2001
Page 4
2) The project contractor shall place all stationary construction equipment
so that emitted noise is directed away from sensitive receptors nearest
the project site.
3) The construction contractor shall locate equipment staging in areas that
will create the greatest distance between construction related noise and
the noise-sensitive receptors nearest the project site during all project
construction.
4) During all project site construction, the construction contractor shall
limit all construction related activities that would result in high noise
levels to between the hours of 6:30 a.m. and 8:00 p.m., Monday
through Saturday. No construction shall be allowed on Sundays and
public holidays.
5) In order to mitigate exterior noise levels along Milliken Avenue, the
project proponent will be required to provide a 7-foot high sound barrier
around second floor patios/balconies, for all dwellings and/or rooms
facing Milliken Avenue (Buildings 10-1, 10-2, 10-17, 10-18, 14-8, and
14-9). All first floor patios along the sides of these buildings(90-degree
exposure to Milliken Avenue) will require sound barriers at least 6 feet
in height; and second floor patios/balconies along these side elevations
will require sound barriers at least 5 feet in height.
6) The required noise control barriers can be constructed of any of the
following: masonry block, stucco on wood frame, 3/4-inch plywood,
1/4-inch glass or 1/2-inch Lexan, earthen berm, or any combination of
these materials or other material with a surface weight of at least 3.5
pounds per square foot.
7) In order to mitigate interior noise levels along Milliken Avenue, the
project proponent will be required to provide STC 36 glazing to all
rooms of the units facing Milliken Avenue from Buildings 10-1, 10-2, 10-
17, 10-18, 14-8 and 14-9; and, STC 32 glazing shall be added to all
rooms of the units with only a side view of Milliken Avenue from these
same buildings.
8) All buildings adjacent to Milliken Avenue shall be equipped with
mechanical ventilation (air conditioning system) and/or a "summer
switch" and outside ducting to the forced air unit.
AIR QUALITY
1) The site shall be treated with water or other soil-stabilizing agent
(approved by SCAQMD and RWQCB) daily to reduce PM10 emissions,
in accordance with SCAQMD Rule 403.
2) Streets surrounding the site shall be swept according to a schedule
established by the City to reduce PM10 emissions associated with
vehicle tracking of soil off-site. Timing may vary depending upon time of
year of construction.
PLANNING COMMISSION RESOLUTION NO. 01-104
TT16217— LEWIS APARTMENT COMMUNITIES
November 28, 2001
Page 5
3) Grading operations shall be suspended when wind speeds exceed
25 mph to minimize PMio emissions from the site during such episodes.
4) Chemical soil-stabilizers(approved by SCAQMD and RW_ QCB)shall be
applied to all inactive construction areas that remain inactive for 96
hours or more to reduce PM10 emissions.
5) The construction contractor shall select the construction equipment
used on-site based on low-emission factors and high-energy efficiency.
The construction contractor shall ensure the construction grading plans
include a statement that all construction equipment will be tuned and
maintained in accordance with the manufacturer's specifications.
6) The construction contractor shall utilize electric or clean-alternative
fuel-powered equipment where feasible.
7) The construction contractor shall ensure that construction grading plans
include a statement that work crews will shut off equipment when not in
use.
8) Contractor shall use low volatile organic compound(VOC)coatings and
asphalt. Structural painting shall be spread out over a period of 50
days or more.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 28TH DAY OF NOVEMBER 2001.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Larry T. iel, Chairman
ATTEST:
rad Bul cret ry
I, Brad Buller, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby
certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the
Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning
Commission held on the 28th day of November 2001, by the following vote-to-wit:
AYES: COMMISSIONERS: MACIAS, MCNIEL, STEWART, TOLSTOY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: MANNERINO
City of Rancho Cucamonga
in MITIGATION MONITORING
PROGRAM
Project File No.: Tentative Tract 16217/DRC2001-00407
This Mitigation Monitoring Program(MMP)has been prepared for use in implementing the mitigation
measures identified in the Mitigated Negative Declaration for the above-listed project. This program
has been prepared in compliance with State law to ensure that adopted mitigation measures are
implemented (Section 21081.6 of the Public Resources Code).
Program Components -This MMP contains the following elements:
1. Conditions of approval that act as impact mitigation measures are recorded with the action and
the procedure necessary to ensure compliance.The mitigation measure conditions of approval
are contained in the adopted Resolution of Approval for the project.
2. A procedure of compliance and verification has been outlined for each action necessary. This
procedure designates who will take action, what action will be taken and when, and to whom
and when compliance will be reported.
3. The MMP has been designed to provide focused, yet flexible guidelines. As monitoring
progresses, changes to compliance procedures may be necessary based upon
recommendations by those responsible for the program.
Program Management-The MMP will be in place through all phases of the project. The project
planner, assigned by the City Planner, shall coordinate enforcement of the MMP. The project
planner oversees the MMP and reviews the Reporting Forms to ensure they are filled out correctly
and proper action is taken on each mitigation. Each City department shall ensure compliance of the
conditions (mitigation) that relate to that department.
Procedures -The following steps will be followed by the City of Rancho Cucamonga.
1. A fee covering all costs and expenses, including any consultants'fees, incurred by the City in
performing monitoring or reporting programs shall be charged to the applicant.
2. A MMP Reporting Form will be prepared for each potentially significant impact and its
corresponding mitigation measure identified in the Mitigation Monitoring Checklist, attached
hereto. This procedure designates who will take action,what action will be taken and when,and
to whom and when compliance will be reported. All monitoring and reporting documentation will
be kept in the project file with the department having the original authority for processing the
project. Reports will be available from the City upon request at the following address:
City of Rancho Cucamonga - Lead Agency
Planning Division
10500 Civic Center Drive
Rancho Cucamonga, CA 91730
Mitigation Monitoring Program
Page 2
3. Appropriate specialists will be retained if technical expertise beyond the City staffs is needed,as
determined by the project planner or responsible City department,to monitor specific mitigation
activities and provide appropriate written approvals to the project planner.
4. The project planner or responsible City department will approve, by signature and date, the
completion of each action item that was identified on the MMP Reporting Form. After each
measure is verified for compliance, no further action is required for the specific phase of
development.
5. All MMP Reporting Forms for an impact issue requiring no further monitoring will be signed off
as completed by the project planner or responsible City department at the bottom of the MMP
Reporting Form.
6. Unanticipated circumstances may arise requiring the refinement or addition of mitigation
measures. The project planner is responsible for approving any such refinements or additions.
An MMP Reporting Form will be completed bythe project planneror responsible City department
and a copy provided to the appropriate design, construction, or operational personnel.
7. The project planner or responsible City department has the authority to stop the work of
construction contractors if compliance with any aspects of the MMP is not occurring afterwritten
notification has been issued. The project planner or responsible City department also has the
authority to hold certificates of occupancies if compliance with a mitigation measure attached
hereto is not occurring. The project planner or responsible City department has the authority to
hold issuance of a business license until all mitigation measures are implemented.
8. Any conditions (mitigation) that require monitoring after project completion shall be the
responsibility of the City of Rancho Cucamonga Community Development Department. The
Department shall require the applicant to post any necessary funds(or other forms of guarantee)
with the City. These funds shall be used by the City to retain consultants and/or pay for City staff
time to monitor and report on the mitigation measure for the required period of time.
9. In those instances requiring long-term project monitoring, the applicant shall provide the City
with a plan for monitoring the mitigation activities at the project site and reporting the monitoring
results to the City. Said plan shall identify the reporter as an individual qualified to know whether
the particular mitigation measure has been implemented. The monitoring/reporting plan shall
conform to the City's MMP and shall be approved by the Community Development Director prior
to the issuance of building permits.
MITIGATION MONITORING CHECKLIST (INITIAL STUDY PART III)
Project File No.: SUBTT16217/DRC2001-00407 Applicant: Lewis Apartment Communities
Initial Study Prepared by: Debra Meier, AICP Date: October 25. 2001
ResponsibleMitigation Measures No. of Verified Sanctions for
tion for Monitoring Frequency Verification Verification
� .te/Initials Non-Compliance
Noise' ^n..
During all excavation and grading, the contractors shall equip all CP q Inspections during A 4
:onstruction equipment,fixed or mobile,with property operating and construction
maintained mufflers consistent with manufacturers standards.
The contractorshall place all stationary construction equipment so that CP c Inspections during A 4
construction
emitted noise is directed away from sensitive receptors nearest the
project site.
The contractor shall locate equipment staging in areas that will create CP C A 4
the greatest distance between construction related noise and the Inspections during
noise-sensitive receptors nearest the site during construction. construction
During construction,the contractor shall limit all construction related CP C Inspection during
A 4
activities that would result in high noise level to between the hours of
construction
6:30 a.m.and 8:00 p.m.Monday through Saturday. No construction
shall be allowed on Sundays and public holidays.
To mitigate exterior noise levels along Milliken Avenue the project CP C
proponent will be required to provide a 7-foot high sound barrier Plan review and final C 2
around second floor patios/balconies, for all dwelling and/or rooms acoustical report
facing Milliken Avenue(Buildings 10-1,10-2,10-17,10-18,14-8,and
14-9). All first floor patios along the sides of these buildings (90
degree exposure to Milliken Avenue)will require sound barriers at
least 6 feet I height; and second floor pabos/balconies along these
side elevations will require sound barriers at least 5 feet in height.
The required noise control barriers can be constructed of any of the
following: masonry block,stucco on wood frame,'/.inch plywood, CP c Plan review and final C 2
inch glass or Y.inch Lexan,earthen berm or any combination of acoustical report
these or other material with a surface weight of at least 3.5 pounds
per square foot.
In order to mitigate interior noise levels along Milliken Avenue the Plan review and final
project proponent will be required to provide STC 36 glazing to all CP c acoustical report c 2
rooms of the units facing Milliken Avenue from buildings 10-1,10-2,
10-17,10-18, 14-8 and 14-9;and STC 32 glazing shall be added to
all rooms of the units with only a side view of Milliken Avenue from
these same buildings.
All buildings adjacent to Milliken Avenue shall be equipped with CP c
mechanical ventilation(air conditioning system)and/or a"summer Plan review and final C 2
switch"and outside ducting to the forced air unit. acoustical report
Mitigation Measures No.
Responsible g of Method
oImplementing Action for Monitoring Frequency Verification f Verified Sanctions for D,
te/Initials Non-Compliance
Air Qualityr..' y ,q.- ...,. •P'' �: :::-'+ cox. .x'.''p "- rvv - .. -
The site shall be treated with water or other soil stabilizing agent CP/BO C Inspections during A 4
(approved by SCAQMD and RWQCB) daily to reduce PM,o construction
emissions,in accordance with SCAQMD Rule 403.
Streets surrounding the site shall be swept according to a schedule CP/CE C Inspections during A - 4
established by the City to reduce PM,o emissions associated with construction
tracking of soil off-site.
Grading operations shall be suspended when wind speeds exceed CP/BO C Inspections during A 4
25 mph to minimize PM,o emissions from the site during such
episodes. construction
Chemical soil stabilizers(approved by SCAQMD and RWQCB)shall
be applied to all inactive construction areas that remain inactive for 96 CP C Inspections during A 4
hours or more to reduce PMro emissions. construction
The construction contractor shall select the equipment based on low
emission factors and high-energy efficiency, and ensure that all CP C During Grading Plan C 4
construction equipment will be tuned and maintained in accordance review
with the manufacturer's specifications.
The construction contractor shall utilize electric or dean alternative
fuel powered equipment where feasible. CP C During Grading plan C 4
The construction contractor shall ensure that construction grading review
plans include a statement that work crews will shut off equipment CP C During Grading plan C 4
when not in use.
Contractor shall use low volatile organic compound(VOC)matings review
and asphalt. Structural painting shall be spread out over a period of CP C Inspections during C 4
50 days or more. construction
Transportation
Install a traffic signal at the intersection of Milliken Avenue with the CE B During review of - C 1/3
Project Entry. improvement plans.
Key to Checklist Abbreviations
Responsible Persony,w v' w , ' Monitoring.Frequency - ..,y o- Methdd'ofVerificatlon ,, , . f .,ti', Sanctions
CDD-Community Development Director A-With Each New Development A-On-site Inspection 1 -Withhold Recordation of Final Map
CP-City Planner or designee B-Prior To Construction B-Other Agency Permit/Approval 2-Withhold Grading or Building Permit
CE-City Engineer or designee C-Throughout Construction C-Plan Check 3-Withhold Certificate of Occupancy
BO-Building Official or designee D-On Completion D-Separate Submittal(Reports/Studies/Plans) 4-Stop Work Order
PO-Police Captain or designee E-Operating 5-Retain Deposit or Bonds
FC-Fire Chief or designee 6-Revoke CUP
COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
PROJECT M TENTATIVE TRACT SUBTT16217
SUBJECT: TRACT 16217
APPLICANT: LEWIS APARTMENT COMMUNITIES
LOCATION: WEST SIDE OF MILLIKEN AVENUE, SOUTH OF WEST GREENWAY CORRIDOR
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
APPLICANT SHALL CONTACT THE PLANNING DIVISION, (909) 477-2750, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. General Requirements Completion Date
1. The applicant shall agree to defend at his sole expense any action brought against the City,
its agents, officers, or employees, because of the issuance of such approval, or in the
alternative, to relinquish such approval. The applicant shall reimburse the City, its agents,
officers, or employees, for any Court costs and attorney's fees which the City, its agents,
officers, or employees may be required by a court to pay as a result of such action. The City
may, at its sole discretion, participate at its own expense in the defense of any such action
but such participation shall not relieve applicant of his obligations under this condition.
2. A copy of the signed Resolution of Approval or City Planner's letter of approval, and all
Standard Conditions, shall be included in legible form on the grading plans, building and
construction plans, and landscape and irrigation plans submitted for plan check.
B. Time Limits
1. This tentative tract map or tentative parcel map shall expire, unless extended by the Planning
Commission, unless a complete final map is filed with the City Engineer within 3 years from
the date of the approval.
C. Site Development
1. The site shall be developed and maintained in accordance with the approved plans which
include site plans, architectural elevations, exterior materials and colors, landscaping, sign
program, and grading on file in the Planning Division, the conditions contained herein,
Development Code regulations, and the Terra Vista Community Plan.
SC-04-01 1
Project No.TT16217
Completion Date
2. Occupancy of the facilities shall not commence until such time as all Uniform Building Code
and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall
be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety
Division to show compliance. The buildings shall be inspected for compliance prior to
occupancy.
3. Revised site plans and building elevations incorporating all Conditions of Approval shall be
submitted for City Planner review and approval prior to the issuance of building permits.
4. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for
consistency prior to issuance of any permits (such as grading, tree removal, encroachment,
building, etc.) or prior to final map approval in the case of a custom lot subdivision, or
approved use has commenced, whichever comes first.
5. Approval of this request shall not waive compliance with all sections of the Development
Code, all other applicable City Ordinances, and applicable Community or Specific Plans in
effect at the time of building permit issuance.
D. Environmental
1. Mitigation measures are required for the project. The applicant is responsible for the cost of
implementing said measures, including monitoring and reporting. Applicant shall be required
to post cash, letter of credit, or other forms of guarantee acceptable to the City Planner in the
amount of $ 719.00 prior to the issuance of building permits, guaranteeing satisfactory
performance and completion of all mitigation measures. These funds may be used by the
City to retain consultants and/or pay for City staff time to monitor and report on the mitigation
measures. Failure to complete all actions required by the approved environmental
documents shall be considered grounds for forfeit.
APPLICANT SHALL CONTACT THE ENGINEERING DIVISION, (909) 477-2740, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
E. Street Improvements
1. Construct the following perimeter street improvements including, but not limited to:
Street Name :]C�u�& A.C. Side- Drive Street Street Comm Median Bike Other
vmt walk Appr. Lights Trees Trail Island Trail
Milliken Avenue I I I x x x
Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement
reconstruction and overlays will be determined during plan check. (c) If so marked, sidewalk
shall be curvilinear per Standard 114. (d) If so marked, an in-lieu of construction fee shall be
provided for this item.
2. Improvement Plans and Construction:
a. Street improvement plans, including street trees, street lights, and intersection safety
lights on future signal poles, and traffic signal plans shall be prepared by a registered
Civil Engineer and shall be submitted to and approved by the City Engineer. Security
shall be posted and an agreement executed to the satisfaction of the City Engineer and
the City Attorney guaranteeing completion of the public and/or private street
improvements, prior to final map approval or the issuance of building permits,
whichever occurs first.
SC-04-01 2
Project No.TT16217
Completion Dale
b. Prior to any work being performed in public right-of-way, fees shall be paid and a
construction permit shall be obtained from the City Engineer's Office in addition to any
other permits required.
C. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit,
and interconnect conduit shall be installed to the satisfaction of the City Engineer.
d. Signal conduit with pull boxes shall be installed with any new construction or
reconstruction project along major or secondary streets and at intersections for future
traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the
street at 3 feet outside of BCR, ECR, or any other locations approved by the City
Engineer
Notes:
(1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200 feet
apart, unless otherwise specified by the City Engineer.
(2) Conduit shall be 3-inch (at intersections) or 2-inch (along streets) galvanized steel with
pull rope or as specified.
e. Handicapped access ramps shall be installed on all corners of intersections per City
Standards or as directed by the City Engineer.
f. Existing City roads requiring construction shall remain open to traffic at all times with _/_/_
adequate detours during construction. Street or lane closure permits are required. A cash
deposit shall be provided to cover the cost of grading and paving, which shall be refunded
upon completion of the construction to the satisfaction of the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be
installed to City Standards, except for single family residential lots.
h. Street names shall be approved by the City Planner prior to submittal for first plan check.
3. Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in
accordance with the City's street tree program.
4. Intersection line of sight designs shall be reviewed by the City Engineer for conformance with
adopted policy. On collector or larger streets, lines of sight shall be plotted for all project
intersections, including driveways. Local residential street intersections and commercial or
industrial driveways may have lines of sight plotted as required.
F. Public Maintenance Areas
1. A separate set of landscape and irrigation plans per Engineering Public Works Standards
shall be submitted to the City Engineer for review and approval prior to final map approval or
issuance of building permits, whichever occurs first. The following landscaped parkways,
medians, paseos, easements, trails or other areas shall be annexed into the Landscape
Maintenance District: Parkway along Milliken Avenue shall conform to Beautification Master
Plan.
2. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting
Districts shall be filed with the City Engineer prior to final map approval or issuance of
building permits whichever occurs first. Formation costs shall be borne by the developer.
SC-04-01 3
Project No.TT16217
Completion Date
G. Drainage and Flood Control
1. A final drainage study shall be submitted to and approved by the City Engineer prior to final
map approval or the issuance of building permits, whichever occurs first. All drainage
facilities shall be installed as required by the City Engineer.
H. Utilities
1. Provide separate utility services to each parcel including sanitary sewerage system, water,
gas, electric power, telephone, and cable TV (all underground) in accordance with the Utility
Standards. Easements shall be provided as required.
2. The developer shall be responsible for the relocation of existing utilities as necessary.
3. Water and sewer plans shall be designed and constructed to meet the requirements of the
Cucamonga County Water District (CCWD), Rancho Cucamonga Fire Protection District, and
the Environmental Health Department of the County of San Bernardino. A letter of
compliance from the CCWD is required prior to final map approval or issuance of permits,
whichever occurs first. Such letter must have been issued by the water district within 90
days prior to final map approval in the case of subdivision or prior to the issuance of permits
in the case of all other residential projects.
I. General Requirements and Approvals
1. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for
all new street lights for the first six months of operation, prior to final map approval or prior to
building permit issuance if no map is involved.
SC-04-01 4