HomeMy WebLinkAbout06-25 - Resolutions RESOLUTION NO.06-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA,APPROVING TENTATIVE TRACT
SUBTT17382,A REQUEST TO SUBDIVIDE 20.54 ACRES OF LAND INTO
156 CONDOMINIUM UNITS, COMPRISED OF 79 NUMBERED LOTS AND
9 LETTERED LOTS FOR STREETS AND OPEN SPACE, IN THE
LOW-MEDIUM RESIDENTIAL DISTRICT (4-8 DWELLING UNITS PER
ACRE), LOCATED ON THE EAST SIDE OF CENTER AVENUE, BETWEEN
ARROW ROUTE AND 26TH STREET, AND MAKING FINDINGS IN
SUPPORT THEREOF —APN: 0209-092-04.
A. Recitals.
1. Lewis Investment Company, LLC filed an application for the approval of Tentative Tract
SUBTT17382, 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 22nd day of March 2006, 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 March 22,2006, including written and oral staff reports,together
with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to the property located on the east side of CenterAvenue,
between Arrow Route and 26th Street, with a street frontage of 1,356 feet(Center Avenue) and lot
depth of 656 feet and is presently vacant; and
b. The property to the north of the subject site is Medium-High Residential
(14-24 dwelling units per acre) and developed with apartments, the property to the south is Low
Residential (2-4 dwelling units per acre)and is developed with single-family residences;the property
to the east is Industrial Park and Haven Office Overlay District and is vacant land; and the property
to the west is Low-Medium Residential (4-8 dwelling units per acre)and developed with single-family
detached homes; and
C. The proposed project includes a Master Plan for the Haven Office Overlay area
adjacent to the residential tract map area, in conformance with the previously amended General
Plan requirement; and
PLANNING COMMISSION RESOLUTION NO.06-25
SUBTT17382 - LEWIS INVESTMENT COMPANY, LLC
March 22, 2006
Page 2
d. The Master Plan is intended to demonstrate that residential and office components
can be compatible; and
e. In addition, the applicant submitted a narrative and architecturally rendered
description of the proposed neighborhood referred to as"The Vintner's Grove Neighborhood" The
neighborhood narrative is architecturally delineated to illustrate how the residential and office
portions of the area will be developed with a rich architectural vintner theme.
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. The tentative tract project utilizing the"optional standards, innovative product type"
is consistent with the General Plan, Development Code, and any applicable specific plans; and
b. The tentative tract utilizing the"optional standards, innovative product type"design
or improvements is consistent with the General Plan, Development Code, and any applicable
specific plans; and
C. The size and layout along with the overall Master Plan demonstrates the site is
physically suitable for the type of development proposed; and
d. The Initial Study including special studies; i.e., traffic, arborists, noise, and
biological, indicate 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 information developed concerning the tentative tract indicates it is not likely to
cause serious public health problems; and
f. The information developed concerning the design of the tentative tract establishes
that there will not be a 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,togetherwith 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
Mitigation 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
Commission has reviewed and considered the information contained in said Mitigated Negative
Declaration with regard to the application.
PLANNING COMMISSION RESOLUTION NO.06-25
SUBTT17382 - LEWIS INVESTMENT COMPANY, LLC
March 22, 2006
Page 3
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 or the 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 Department
1) Prior to recordation, the Covenants, Conditions, and Restrictions
(CC&Rs)shall contain a provision (to be reviewed and approved by the
City Planner) that all buyers will be aware that an office development
will be built in accordance with the Master Plan and the Haven Avenue
Office Overlay Zone adjacent to the Tract to the east.
2) If the Haven Avenue Office Complex is not constructed concurrently
then a minimum required street setback and joint property line buffer
landscaping shall be installed prior to occupancy of any dwelling unit.
Prior to recordation,the City Plannershall require evidence of sufficient
agreements between the owners of said sites to allow and provide for
compliance of this condition.
Engineering Department
1) Arrow Route frontage improvements are to be in accordance with City
"Major Arterial" and Special Boulevard standards including, but not
limited to, the following:
a) Provide curb and gutter, curvilinear sidewalk, street trees, and
asphalt pavement, as required.
b) Provide 9500 Lumen HPSV streetlights, as required.
c) Provide traffic signing, striping and R26 "No Stopping" signs, or
replace, as required.
PLANNING COMMISSION RESOLUTION NO.06-25
SUBTT17382 - LEWIS INVESTMENT COMPANY, LLC
March 22, 2006
Page 4
d) Revise traffic signing and striping and protect R26(s) "No
Parking" signs as required.
e) There shall be no residential driveways to Arrow Route.
f) Arrow Route parkway shall drain at 2 percent toward Arrow Route
from the top of the curb to 1-foot beyond the curvilinear sidewalk.
2) Install a new traffic signal at the intersection of Arrow Route and Center
Avenue. The developer shall receive credit against, and
reimbursement of costs in excess of,the Transportation Development
Fee in conformance with City policy. If the developer fails to submit for
said reimbursement agreement within six months of the public
improvements being accepted by the City,all rights of the developer to
reimbursement shall terminate.
3) The north leg of the new Arrow Route/Center Avenue signalized
intersection is a private drive aisle. Prior to final map approval, obtain
off-site easements to install signal loops, signal maintenance
equipment, or any other signal or public related improvements in the
private drive and/or on the private property.
4) Provide a right-turn/deceleration lane for Arrow Route eastbound traffic
at Haven Avenue.
5) Provide a bus bay on eastbound Arrow Route east of Center Avenue.
6) Center Avenue and 26th Street frontage improvements are to be in
accordance with City"Collector"standards including, but not limited to
the following:
a) Provide curb and gutter, property line adjacent sidewalk set
0.5 feet from right-of-way,street trees,and asphalt pavement,as
required.
b) Provide 5800 Lumen HPSV streetlights, as required.
c) Provide traffic signage,striping,and R26"No Stopping"signs,or
replace, as required.
d) Revise traffic signing and striping and protect R26(s) "No
Parking" signs, as required.
e) Provide street type entrance for main tract access to Center
Avenue with a curb return radii of 27 feet.
f) On Center Avenue, provide two way left tum lane from main
entrance to Arrow Route.
PLANNING COMMISSION RESOLUTION NO.06-25
SUBTT17382 - LEWIS INVESTMENT COMPANY, LLC
March 22, 2006
Page 5
g) There shall be no residential driveways to Center Avenue or
26th Street.
7) Emergency vehicle accesses to Center Avenue and 26th Street shall
have limited access curb per City Standard No. 105-C, in-lieu of drive
approaches. Provide detail for transition to join 8-inch curb and
24-inch gutter. Provide 6-inch thick PCC pavement to join with on-site
fire access driveway.
8) If the detached units are on individual lots for single-family
development, then the streets accessing these units are private
streets. These private streets shall be plan checked and inspected
under the supervision of the City Engineer. The drive aisles accessing
the condominium units shall be plan checked and inspected under the
supervision of the Building Official.
9) If perimeter walls will be adjacent to sidewalks, the sidewalk shall be
5 feet wide. The Planning Department may require a minimum planting
area between the sidewalk and wall or a greater wall setback from the
curb face.
10) Provide private drive approaches on the private streets per City
Standard No. 101, Type R-1. The difference in the slope of the drive
approach ramp and the cross slope of the 5 feet of private street
adjacent to the gutter shall not exceed 15 percent or the percentage
approved by Building and Safety Department, whichever is less.
11) Design and install local storm drain system in Center and Humbolt
Avenues from the site to Deer Creek Channel. Install local storm
drains in Center and Humboldt Avenues to convey all development
drainage to Deer Creek Channel, to the satisfaction of the City
Engineer. The cost of local storm drains shall be borne by this
development with no fee credit.
a) All sump catch basins and laterals shall be designed to handle
Q1oo•
b) Extend the local storm drain system as far on-site as needed to
contain Qts within the tops of the curbs,Q100 within rights-of-way,
and provide a 10-foot dry lane in Q10 for private streets.
c) Final drainage report shall assume full development of the
tributary area including the remainder parcel for commercial
purposes..
d) Developer may request a developer to developer reimbursement
for permanent off site storm drain improvements subject to City
Engineer's review and approval.
i
PLANNING COMMISSION RESOLUTION NO.06-25
SUBTT17382 - LEWIS INVESTMENT COMPANY, LLC
March`22, 2006
Page 6
12) Provide a manhole at the interface of all private drainage facilities
connecting to public storm drains. Install manhole on-site and to City
standard.
a) Where there are sump conditions in storm drain systems within
the private streets, provide a Q100 overflow route. The Grading
Plan shall need to be revised to show how secondary surface
overflow drainage will reach the public street.
13) The main Center Avenue entrance shall be in accordance with the City
"Gated Entrance" design guide modified for street type design (not a
drive approach design).
14) The existing overhead utilities (telecommunications and electrical,
except for the 66 kV electrical)on the project side of Arrow Route and
26th Street shall be undergrounded along the entire project frontage,
extending to the first pole off site, prior to public improvement
acceptance or occupancy,whichever occurs first. All services crossing
Arrow Route and 26th Street shall be undergrounded at the same time.
The developer may request a reimbursement agreement to recover
one-half the City adopted cost for undergrounding from future
development(redevelopment)as it occurs on the opposite side of the
street. If the developer. fails to submit for said reimbursement
agreement within six months of the public improvements being
accepted by the City, all rights of the developer to reimbursement shall
terminate.
15) All street parkways shall slope at 2 percent from the top of the curb to
1-foot beyond the sidewalk along all street frontages.
16) Gates for emergency vehicle accesses shall not open across public
rights-of-way.
17) Identify all applicable Best Management Practices (BMPs) of the
project WQMP, show and label them on the Grading Plan.
Maintenance of BMPs identified in the WQMP shall be addressed iri
the project CC&Rs.
Environmental Mitigation
Air Quality
1) All construction equipment shall be maintained in good operating
condition so as to reduce operational emissions. The contractor shall
ensure that all construction equipment is being properly serviced and
maintained as per manufacturers'specifications. Maintenance records
shall be available at the construction site for City verification.
2) Prior to the issuance of any Grading Permits, developer shall submit
construction plans to City denoting the proposed schedule and
PLANNING COMMISSION RESOLUTION NO.06-25
SUBTT17382 - LEWIS INVESTMENT COMPANY, LLC
March 22, 2006
Page 7
projected equipment use. Construction contractors shall provide
evidence that low emission mobile construction equipment will be
utilized,or that their use was investigated and found to be infeasible for
the project. Contractors shall also conform to any construction
measures imposed by the South Coast Air Quality Management District
(SCAQMD) as well as City Planning Staff.
3) All paints and coatings shall meet or exceed performance standards
noted in SCAQMD Rule 1113. Paints and coatings shall be applied
either by hand or high-volume, low-pressure spray.
4) All asphalt shall meet or exceed performance standards noted in
SCAQMD Rule 1108.
5) All construction equipment shall comply with SCAQMD Rules 402 and
403. Additionally, contractors shall include the following provisions:
• Reestablish ground cover on the construction site through
seeding and watering.
• Pave or apply gravel to any on-site haul roads.
• Phase grading to prevent the susceptibility of large areas to
erosion over extended periods of time.
• Schedule activities to minimize the amounts of exposed
excavated soil during and after the end of work periods.
• Dispose of surplus excavated material in accordance with local
ordinances and use sound engineering practices.
• Sweep streets according to a schedule established by the City if
silt is carried over to adjacent public thoroughfares or occurs as a
result of hauling. Timing may vary depending upon the time of
year of construction.
• Suspend grading operations during high winds(i.e.,wind speeds
exceeding 25 mph) in accordance with Rule 403 requirements.
• Maintain a minimum 24-inch freeboard ratio on soils haul trucks
or cover payloads using tarps or other suitable means.
6) The site shall be treated with water or other soil-stabilizing agent
(approved by SCAQMD and Regional Water Quality Control Board
[RWQCB]) daily to reduce PM10 emissions, in accordance with
SCAQMD Rule 403.
7) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall
be applied to all inactive construction areas that remain inactive for
96 hours or more to reduce PM10 emissions.
PLANNING COMMISSION RESOLUTION NO.06-25
SUBTT17382 - LEWIS INVESTMENT COMPANY, LLC
March 22, 2006
Page 8
8) The construction contractor shall utilize electric or clean alternative fuel
powered equipment where feasible.
9) The construction contractor shall ensure that Construction-Grading
Plans include a statement that work crews will shut off equipment when
not in use.
10) All residential and commercial structures shall be required to
incorporate high-efficiency/low-polluting heating, air conditioning,
appliances, and water heaters.
11) All residential and commercial structures shall be required to
incorporate thermal pane windows and weather-stripping.
Cultural Resources
1) If any prehistoric archaeological resources are encountered before or
during grading, the developer will retain a qualified archaeologist to
monitor construction activities,to take appropriate measures to protect
or preserve them for study. With the assistance of the archaeologist,
the City of Rancho Cucamonga will:
• Enact interim measures to protect undesignated sites from
demolition or significant modification without an opportunity for
the City to establish its archaeological value.
• Consider establishing provisions to require incorporation of
archaeological sites within new developments, using their special
qualities as a theme or focal point.
• Pursue educating the public about the area's archaeological
heritage.
• Propose mitigation measures and recommend conditions of
approval to eliminate adverse project effects on significant,
important, and unique prehistoric resources, following
appropriate CEQA guidelines.
• Prepare a technical resources management report,documenting
the inventory, evaluation, and proposed mitigation of resources
within the project area. Submit one copy of the completed report
with original illustrations, to the San Bernardino County
Archaeological Information Center for permanent archiving.
2) If any paleontological resource (i.e. plant or animal fossils) are
encountered before or during grading, the developer will retain a
qualified paleontologist to monitor construction activities, to take
appropriate measures to protect or preserve them for study. The
paleontologist shall submit a report of findings that will also provide
PLANNING COMMISSION RESOLUTION NO.06-25
SUBTT17382 - LEWIS INVESTMENT COMPANY, LLC
March 22, 2006
Page 9
specific recommendations regarding further mitigation measures (i.e.,
paleontological monitoring)that may be appropriate. Where mitigation
monitoring is appropriate, the program must include, but not be limited
to, the following measures:
• Assign a paleontological monitor, trained and equipped to allow
the rapid removal of fossils with minimal construction delay, to
the site full-time during the interval of earth-disturbing activities.
• Should fossils be found within an area being cleared or graded,
divert earth-disturbing activities elsewhere until the monitor has
completed salvage. If construction personnel make the
discovery, the grading contractor should immediately divert
construction and notify the monitor of the find.
• Prepare, identify, and curate all recovered fossils for
documentation in the summary report and transfer to an
appropriate depository (i.e., San Bernardino County Museum).
Geology and Soils
1) The site shall be treated with water or other soil-stabilizing agent
(approved by SCAQMD and RWQCB)daily to reduce Fine Particulate
Matter (PM10) emissions, in accordance with SCAQMD Rule 403 or
re-planted with drought resistant landscaping as soon as possible.
2) Frontage public streets 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 the
time of year of construction.
3) Grading operations shall be suspended when wind speeds exceed
25 mph to minimize PM10 emissions from the site during such
episodes.
4) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall
be applied to all inactive construction areas that remain inactive for
96 hours or more to reduce PM10 emissions.
Hydrology and Water Quality
Construction Activities
1) Prior to issuance of Grading Permits,the permit applicant shall submit
to Building Official for approval, Storm Water Pollution Prevention Plan
(SWPPP)specifically identifying Best Management Practices (BMPs)
that shall be used on-site to reduce pollutants during construction
activities entering the storm drain system to the maximum extent
practical.
PLANNING COMMISSION RESOLUTION NO.06-25
SUBTT17382 - LEWIS INVESTMENT COMPANY, LLC
March 22, 2006
Page 10
2) An Erosion Control Plan shall be prepared, included in Grading Plan,
and implemented for the proposed project that identifies specific
measures to control on-site and off-site erosion from the time ground
disturbing activities are initiated through completion of grading. This
Erosion Control Plan shall include the following measures at a
minimum: a) Specify the timing of grading and construction to
minimize soil exposure to rainy periods experienced in southern
California, and b) An inspection and maintenance program shall be
included to ensure that any erosion which does occur either on-site or
off-site as a result of this project will be corrected through a
remediation or restoration program within a specified time frame.
3) During construction, temporary berms such as sandbags or gravel
dikes must be used to prevent discharge of debris or sediment from the
site when there is rainfall or other runoff.
4) During construction, to remove pollutants, street cleaning will be
performed prior to storm events and after the use of water trucks to
control dust in order to prevent discharge of debris or sediment from
the site.
Post Construction Operational
5) The developer shall implement the BMPs identified in the Water
Quality Management Plan prepared by Madole & Associates, Inc.
dated December 10, 2004, to reduce pollutants after construction
entering the storm drain system to the maximum extent practical.
6) Landscaping Plans shall include provisions for controlling and
minimizing the use of fertilizers/pesticides/herbicides. Landscaped
areas shall be monitored and maintained for at least two years to
ensure adequate coverage and stable growth. Plans for these areas,
including monitoring provisions for a minimum of two years, shall be
submitted to the City for review and approval prior to the issuance of
Grading Permits.
7) Prior to issuance of Building Permits, the applicant shall submit to the
City Engineer for approval of a Water Quality Management Plan
(WQMP), including a project description and identifying BMPs that will
be used on-site to reduce pollutants into the storm drain system to the
maximum extent practicable. The WQMP shall identify the structural
and non-structural measures consistent with the Guidelines for New
Development and Redevelopment adopted by the City of Rancho
Cucamonga in June 2004.
8) Prior to issuance of Grading or Paving Permits, applicant shall obtain a
Notice of Intent (NOI) to comply with obtaining coverage under the
National Pollutant Discharge Elimination System (NPDES) General
Construction Storm Water Permit from the State Water Resources
Control Board. Evidence that this has been obtained (i.e., a copy of
PLANNING COMMISSION RESOLUTION NO.06-25
SUBTT17382 - LEWIS INVESTMENT COMPANY, LLC
March 22, 2006
Page 11
the Waste Discharger's Identification Number)shall be submitted to the
City Building Official for coverage under the NPDES General
Construction Permit.
Noise
1) For all residences along Center Avenue and Arrow Route, provide
air-conditioning units to allow windows to remain closed, thereby
reducing noise.
2) Provide a free-standing noise wall for all residences along Arrow Route
in accordance with noise consultant's recommendation.
3) Construction or grading shall not take place between the hours of
8:00 p.m. and 6:30 a.m. on weekdays, including Saturday, or at any
time on Sunday or a national holiday.
4) Construction or grading noise levels shall not exceed the standards
specified in Development Code Section 17.02.120-D, as measured at
the property line. Developer shall hire a consultant to perform weekly
noise level monitoring as specified in Development Code Section
17.02.120. Monitoring at other times may be required by the Building
Official. Said consultant shall report their findings to the Building
Official within 24 hours; however, if noise levels exceed the above
standards, then the consultant shall immediately notify the Building
Official. If noise levels exceed the above standards,then construction
activities shall be reduced in intensity to a level of compliance with
above noise standards or halted.
5) The perimeter block wall shall be constructed as early as possible in
first phase.
6) Haul truck deliveries shall not take place between the hours of
8:00 p.m. and 6:30 a.m. on weekdays, including Saturday, or at any
time on Sunday or a national holiday. Additionally, if heavy trucks used
for hauling would exceed 100 daily trips(counting both to and from the
construction site), then the developer shall prepare a noise mitigation
plan denoting any construction traffic haul routes. To the extent
feasible, the plan shall denote haul routes that do not pass sensitive
land uses or residential dwellings.
Transportation/Traffic
1) The project shall pay the "fair share" contribution for traffic impacts
estimated in a study to be reviewed and approved by the City Engineer.
2) The mitigation measures specified in the previous TIA are hereby
incorporated by reference.
PLANNING COMMISSION RESOLUTION NO.06-25
SUBTT17382 - LEWIS INVESTMENT COMPANY, LLC
March 22, 2006
Page 12
3) Mitigation Measure TC-9 from the GP EIR, permitting certain key
intersections (including Haven Avenue and Foothill Boulevard) to
operate at level of service E or better, is hereby incorporated into the
project.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 22ND DAY OF MARCH 2006.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Pam a art, Chairman
ATTEST:
Lar on, Acting Secretary
I, Larry He erson, Acting 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 22nd day of March, 2006, by the following vote-to-
wit:
AYES: COMMISSIONERS: FLETCHER, MCPHAIL, STEWART
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: MACIAS, MUNOZ
City of Rancho Cucamonga
MITIGATION MONITORING
PROGRAM
Project File No.: SUBTT17382 and DRC2004-01270
This Mitigation Monitoring Program (MMP)has been prepared for use in implementing the mitigation
measures identified in the Mitigated Negative Declaration/Environmental Impact Report 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 Department
10500 Civic Center Drive
Rancho Cucamonga, CA 91730
Mitigation Monitoring Program
SUBTT17382 and DRC2002-01270
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 by the project planner or 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 Planning Division.The Division 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 or
City Planner prior to the issuance of building permits.
MITIGATION MONITORING CHECKLIST (INITIAL STUDY PART III)
Project File No.: Tentative Tract Map SUBTT17382 and DRC2004-01270 Applicant: Lewis Investment Company, LLC
Initial Study Prepared by: L. J. Henderson AICP Date: January 31, 2006
ResponsibleMitigation Measures No. g of Method .
Implementing Action for Monitoring Frequency Verification Verification Date/initials Non-Compliance
Air Quality
All construction equipment shall be maintained in good CP C Review of plans A/C 2/4
operating condition so as to reduce operational
emissions. The contractor shall ensure that all
construction equipment is being properly serviced and
maintained as per manufacturers' specifications.
Maintenance records shall be available at the
construction site for City verification.
Prior to the issuance of any grading permits, the CP/BO C Review of plans C 2
developer shall submit Construction Plans to the City
denoting the proposed schedule and projected
equipment use. Construction contractors shall provide
evidence that low-emission mobile construction
equipment will be utilized, or that their use was
investigated and found to be infeasible for the project.
Contractors shall also conform to any construction
measures imposed by the South Coast Air Quality
Management District (SCAQMD) as well as City
Planning staff.
All paints and coatings shall meet or exceed CP C Review of plans A/C 2/4
performance standards noted in SCAQMD Rule 1113.
Paints and coatings shall be applied either by hand or
high-volume, low-pressure spray.
All asphalt shall meet or exceed performance standards BO B Review of plans A/C 2
noted in SCAQMD Rule 1108.
All construction equipment shall comply with SCAQMD BO C Review of plans A/C 2/4
Rules 402 and 403. Additionally, contractors shall
include the following provisions:
• Reestablish ground cover on the construction site BO C Review of plans A/C 2/4
through seeding and watering.
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• Pave or apply gravel to any on-site haul roads. SO C Review of plans A/C 2/4
• Phase grading to prevent the susceptibility of large BO C Review of plans A/C 2/4
areas to erosion over extended periods of time.
• Schedule activities to minimize the amounts of BO C Review of plans A/C 2/4
exposed excavated soil during and after the end of
work periods.
• Dispose of surplus excavated material in BO C Review of plans A 4
accordance with local ordinances and use sound
engineering practices.
• Sweep streets according to a schedule established BO C During A 4
by the City if silt is carried over to adjacent public construction
thoroughfares or occurs as a result of hauling.
Timing may vary depending upon the time of year of
construction.
• Suspend grading operations during high winds(i.e., SO C During A 4
wind speeds exceeding 25 mph)in accordance with construction
SCAQMD Rule 403 requirements.
• Maintain a minimum 24-inch freeboard ratio on soils BO C During A 4
haul trucks or cover payloads using tarps or other Construction
suitable means.
The site shall be treated with water or other BO C During A 4
soil-stabilizing agent (approved by SCAQMD and construction
Regional Water Quality Control Board [RWQCB])daily
to reduce Particulate Matter (PM,o) emissions, in
accordance with SCAQMD Rule 403.
Chemical soil-stabilizers (approved by SCAQMD and BO C During A 4
RWQCB) shall be applied to all inactive construction construction
areas that remain inactive for 96 hours or more to
reduce PM,o emissions.
The construction contractor shall utilize electric or clean BO C Review of plans A/C 4
alternative fuel-powered equipment where feasible.
The construction contractor shall ensure that
Construction-Grading Plans include a statement that
work crews will shut off equipment when not in use.
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All residential and commercial structures shall be BO C/D Review of plans C 2/4
required to incorporate high efficiency/low polluting
heating,air conditioning,appliances,and water heaters.
All residential and commercial structures shall be BO C/D Review of plans C 2/4
required to incorporate thermal pane windows and
weather-stripping.
Cultural Resources
If any prehistoric archaeological resources are
encountered before or during grading,the developer will
retain a qualified archaeologist to monitor construction
activities, to take appropriate measures to protect or
preserve them for study. With the assistance of the
archaeologist, the City of Rancho Cucamonga will:
• Enact interim measures to protect undesignated CP/BO C Review of report A/D 3/4
sites from demolition or significant modification
without an opportunity for the City to establish its
archaeological value.
• Consider establishing provisions to require CP/BO C Review of report A/D 3/4
incorporation of archaeological sites within new
developments, using their special qualities as a
theme or focal point.
• Pursue educating the public about the area's CP/BO C Review of report A/D 3/4
archaeological heritage.
• Propose mitigation measures and recommend CP/BO C Review of report A/D 3/4
conditions of approval to eliminate adverse project
effects on significant, important, and unique
prehistoric resources, following appropriate CEQA
guidelines.
Prepare a technical resources management report, CP C Review of report A/D 3/4
documenting the inventory, evaluation, and
proposed mitigation of resources within the project
area. Submit one copy of the completed report,with
original illustrations, to the San Bernardino County
Archaeological Information Center for permanent
archiving.
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Mitigation Measures No. Responsible Monitoring Timing of Method of Verified Sanctions for
Implementing Action for Monitoring Frequency Verification Verification Date/initials Non-Compliance
If any paleontological resource (i.e. plant or animal CP B Review of report A/D 4
fossils) are encountered before or during grading, the
developer will retain a qualified paleontologist to monitor
construction activities, to take appropriate measures to
protect or preserve them for study. The paleontologist
shall submit a report of findings that will also provide
specific recommendations regarding further mitigation
measures (i.e., paleontological monitoring)that may be
appropriate. Where mitigation monitoring is appropriate,
the program must include, but not be limited to, the
following measures:
Assign a paleontological monitor, trained and CP B Review of report A/D 4
equipped to allow the rapid removal of fossils with
minimal construction delay, to the site full-time
during the interval of earth-disturbing activities.
Should fossils be found within an area being cleared BO B/C Review of report A/D 4
or graded, divert earth-disturbing activities
elsewhere until the monitor has completed salvage.
If construction personnel make the discovery, the
grading contractor should immediately divert
construction and notify the monitor of the find.
Prepare, identify,and curate all recovered fossils for CP D Review of report D 3
documentation in the summary report and transfer to
an appropriate depository (i.e., San Bernardino
County Museum).
Geology and Soils
The site shall be treated with water or other BO C During A 4
soil-stabilizing agent (approved by SCAQMD and construction
RWQCB)daily to reduce PM,o emissions,in accordance
with SCAQMD Rule 403 or re-planted with drought
resistant landscaping as soon as possible.
Frontage public streets shall be swept according to a BO C During A 4
schedule established by the City to reduce PM,o construction
emissions associated with vehicle tracking of soil
off-site. Timing may vary depending upon time of year
of construction.
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Mitigation Measures No.i Responsible g of Method .
Implementing Action for Monitoring Frequency Verification Verification Date/initials Non-Compliance
Grading operations shall be suspended when wind BO C During A 4
speeds exceed 25 mph to minimize PM10 emissions construction
from the site during such episodes.
Chemical soil-stabilizers (approved by SCAQMD and BO C During A 4
RWQCB) shall be applied to all inactive construction construction
areas that remain inactive for 96 hours or more to
reduce PM10 emissions.
Hydrology and Water Quality
Prior to issuance of grading permits,the permit applicant BO B/C/D Review of plans A/C 2/4
shall submit to Building Official for approval, Storm
Water Pollution Prevention Plan (SWPPP) specifically
identifying Best Management Practices (BMPs) that
shall be used on-site to reduce pollutants during
construction activities entering the storm drain system to
the maximum extent practical.
An Erosion Control Plan shall be prepared, included in BO B/C/D Review of plans A/C 2/4
the Grading Plan, and implemented for the proposed
project that identifies specific measures to control on-
site and off-site erosion from the time ground disturbing
activities are initiated through completion of grading.
This Erosion Control Plan shall include the following
measures at a minimum: a) Specify the timing of
grading and construction to minimize soil exposure to
rainy periods experienced in Southern California,and b)
An inspection and maintenance program shall be
included to ensure that any erosion which does occur
either on-site or off-site as a result of this project will be
corrected through a remediation or restoration program
within a specified time frame.
During construction, temporary berms such as BO B/C/D Review of plans A/C 2/4
sandbags or gravel dikes must be used to prevent
discharge of debris or sedimentfrom the site when there
is rainfall or other runoff.
During construction, to remove pollutants, street BO B/C/D Review of plans A/C 2/4
cleaning will be performed prior to storm events and
after the use of water trucks to control dust in order to
prevent discharge of debris or sediment from the site.
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Mitigation . . of Verified Sanctions for
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The developer shall implement the BMPs identified in CE B/C/D Review of plans A/C 2/4
the Water Quality Management Plan prepared by
Madole&Associates, Inc.dated December 10,2004,to
reduce pollutants after construction entering the storm
drain system to the maximum extent practical.
Landscaping plans shall include provisions for BO B/C/D Review of plans A/C 2/4
controlling and minimizing the use of
fertilizers/pesticides/herbicides. Landscaped areas shall
be monitored and maintained for at least two years to
ensure adequate coverage and stable growth. Plans for
these areas, including monitoring provisions for a
minimum of two years,shall be submitted to the City for
review and approval prior to the issuance of Grading
Permits.
Prior to issuance of building permits, the applicant shall CE B/C/D Review of plans A/C 2/4
submit to the City Engineer for approval of a Water
Quality Management Plan (WQMP), including a project
description and identifying BMPs that will be used on-
site to reduce pollutants into the storm drain system to
the maximum extent practicable. The WQMP shall
identify the structural and non-structural measures
consistent with the Guidelines for New Development and
Redevelopment adopted by the City of Rancho
Cucamonga in June 2004.
Prior to issuance of grading or paving permits, applicant BO B/C/D Review of plans A/C 2/4
shall obtain a Notice of Intent (NOI) to comply with
obtaining coverage under the National Pollutant
Discharge Elimination System (NPDES) General
Construction Storm Water Permit from the State Water
Resources Control Board. Evidence that this has been
obtained (i.e., a copy of the Waste Discharger's
Identification Number) shall be submitted to the City
Building Official for coverage under the NPDES General
Construction Permit.
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Mitigation Measures No. Responsible g of Method .
Implementing Action for Monitoring Frequency Verification Verification Date/initials Non-Compliance
Noise
For all residences along Center Avenue and Arrow BO C During A 4
Route,provide air-conditioning units to allow windows to construction
remain closed, thereby reducing noise.
Provide a free-standing noise wall for all residences CP C During Plan A A
along Arrow Route in accordance with the Noise Check and
consultant's recommendations. construction
Construction or grading shall not take place between the BO C During A 4
hours of 8:00 p.m. and 6:30 a.m. on weekdays, construction
including Saturday, or at any time on Sunday or a
national holiday.
Construction or grading noise levels shall not exceed the BO C During A 4
standards specified in Development Code Section construction
17.02.120-D, as measured at the property line.
Developer shall hire a consultant to perform weekly
noise level monitoring as specified in Development
Code Section 17.02.120. Monitoring at other times may
be required by the Building Official. Said consultant
shall report their findings to the Building Official within 24
hours; however, if noise levels exceed the above
standards, then the consultant shall immediately notify
the Building Official. If noise levels exceed the above
standards, then construction activities shall be reduced
in intensity to a level of compliance with above noise
standards or halted.
The perimeter block wall shall be constructed as early CP C During A A
as possible in the first phase. construction
Haul truck deliveries shall not take place between the PO/BO C During A 4/7
hours of 8:00 p.m. and 6:30 a.m. on weekdays, construction
including Saturday, or at any time on Sunday or a i
national holiday. Additionally, if heavy trucks used for
hauling would exceed 100 daily trips (counting both to
and from the construction site),then the developer shall
prepare a noise mitigation plan denoting any
construction traffic haul routes. To the extent feasible,
the plan shall denote haul routes that do not pass
sensitive land uses or residential dwellings.
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Transportation/Traffic
The project shall pay the "fair share" contribution for
traffic impacts estimated in a study to be reviewed and
approved by the City Engineer.
The mitigation measures specified in the previous TIA
are hereby incorporated by reference.
Mitigation Measure TC-9 from the GP EIR, permitting
certain key intersections (including Haven Avenue and
Foothill Boulevard) to operate at level of service E or
better, is hereby incorporated into the project
Key to Checklist Abbreviations
Responsible Person Monitoring Frequency Method of Verification Sanctions
CDD-Community Development Director or designee 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
7-Citation
iAplanning\larryVewis projects\vintnersmmchklst-rev8-8-05final.doc
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COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
PROJECT#: TENTATIVE TRACT SUBTT17382
SUBJECT: TENTATIVE TRACT
APPLICANT: LEWIS INVESTMENT COMPANY, LLC
LOCATION: EAST SIDE OF CENTER AVENUE, BETWEEN 26TH STREET AND ARROW ROUTE
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
APPLICANT SHALL CONTACT THE PLANNING DEPARTMENT, (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. Approval of Tentative Tract No. 17382 is granted subject to the approval of DRC2004-01270.
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. 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.
2. Street names shall be submitted for City Planner review and approval in accordance with the
adopted Street Naming Policy prior to approval of the final map.
3. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of the
Homeowners' Association are subject to the approval of the Planning and Engineering
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Project No.SUBTT17382
Completion Date
Departments and the City Attorney. They shall be recorded concurrently with the Final Map or
prior to the issuance of building permits, whichever occurs first. A recorded copy shall be
provided to the City Engineer. The Homeowners' Association shall submit to the Planning
Department a list of the name and address of their officers on or before January 1 of each and
every year and whenever said information changes.
D. Trip Reduction
1. Transit improvements such as bus shelters, bus pullouts, and bus pads shall be provided. Bus
shelters shall also include a bench, a trash receptacle, and an adjoining bike rack (minimum 3
capacity)on a concrete pad. Bus shelter shall be located outside public right-of-way and shall be
privately maintained.
E. 'Landscaping
1. For multi-family residential and non-residential development,property owners are responsible for
the continual maintenance of all landscaped areas on-site, as well as contiguous planted areas
within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and
maintained in healthy and thriving condition,and shall receive regular pruning,fertilizing,mowing,
and trimming. Any damaged, dead,diseased,or decaying plant material shall be replaced within
30 days from the date of damage.
APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DEPARTMENT, (909)477-2710,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
NOTE: ANY REVISIONS MAY VOID THESE REQUIREMENTS AND NECESSITATE ADDITIONAL REVIEW(S)
F. Site Development
1. Street addresses shall be provided by the Building and Safety Official after tract/parcel map
recordation and prior to issuance of building permits.
2. The following is required for side yard use for increase in allowable area:
a. Provide a reduced site plan (8 '/n"x 11"), which indicates the non-buildable easement.
b. Recorded"Covenant and Agreement for the Maintenance of a Non-Buildable Easement;'
which is signed by the appropriate property owner(s).
APPLICANT SHALL CONTACT THE ENGINEERING DEPARTMENT, (909) 477-2740, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
G. Dedication and Vehicular Access
1. Dedication shall be made of the following rights-of-way on the perimeter streets(measured from
street centerline):
50 total feet on Arrow Route
33 total feet on Center Avenue
33 total feet on 26th Street
2. Corner property line cutoffs shall be dedicated per City Standards.
3. Reciprocal access easements shall be provided ensuring access to all parcels by CC&Rs or by
deeds and shall be recorded concurrently with the map or prior to the issuance of building
permits, where no map is involved.
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Project No.SUBM 7382
Completion Date
4. Reciprocal parking agreements for all parcels and maintenance agreements ensuring joint
maintenance of all common roads, drives, or parking areas shall be provided by CC & R's or
deeds and shall be recorded prior to, or concurrent with, the final parcel map.
5. Private drainage easements for cross-lot drainage shall be provided and shall be delineated or
noted on the final map.
6. The final map shall clearly delineate a 10-foot minimum building restriction area on the
neighboring lot adjoining the zero lot line wall and contain the following language:
"I/We hereby dedicate to the City of Rancho Cucamonga the right to prohibit
the construction of (residential) buildings (or other structures) within those
areas designated on the map as building restriction areas."
A maintenance agreement shall also be granted from each lot to the adjacent
lot through the CC&Rs.
7. Easements for public sidewalks and/or street trees placed'outside the public right-of-way shall be
dedicated to the City: Arrow Route curvilinear sidewalk.
8. Additional street right-of-way shall be dedicated along right turn lanes and bus bays,to provide a
minimum of 7 feet measured from the face of curbs.
9. The developer shall make a good faith effort to acquire the required off-site property interests
necessary to construct the required public improvements, and if he/she should fail to do so,the
developer shall, at least 120 days prior to submittal of the final map for approval, enter into an
agreement to complete the improvements pursuant to Government Code Sections 66462 and
66462.5 at such time as the City decides to acquire the property interests required for the
improvements. Such agreement shall provide for payment by the developer of all costs incurred
by the City if the City decides to acquire the off-site property interests required in connection with
the subdivision. Security for a portion of these costs shall be in the form of a cash deposit in the
amount given in an appraisal report obtained by the City,at developer's cost. The appraiser shall
have been approved by the City prior to commencement of the appraisal. This condition applies
in particular, but not limited to: new traffic signal at Arrow Route and Center Avenue.
H. Street Improvements
1. Pursuant to City Council Resolution No.88-557,no person shall make connections from a source
of energy,fuel or power to any building service equipment which is regulated by technical codes
and for which a permit is required unless, in addition to any and all other codes, regulations and
ordinances, all improvements required by these conditions of development approval have been
completed and accepted by the City Council,except:that in developments containing more than
one building or unit; the development may have energy connections made to a percentage of
those buildings, or units proportionate to the completion of improvements as required by
conditions of approval of development. In no case shall more than 95 percent of the buildings or
units be connected to energy prior to completion and acceptance of all improvements required by
these conditions of approval of development.
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Project No. SUBTT17382
Completion Date
2. Construct the following perimeter street improvements including, but not limited to:
Curb& A.C. Side- Drive Street Street Comm Median Bike
Street Name Gutter Pmt walk Appr. Lights Trees Trail Island Trail Other
Arrow Route X X (c) X X (e)
Center Avenue X X X (f) X X
26th Street X X 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. (e)Right-turn lane and bus bay. (f)Drive approach required if street type
entry is not used.
3. 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.
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 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.
4. Street improvement plans per City Standards for all private streets shall be provided for review
and approval by the City Engineer. Prior to any work being performed on the private streets,fees
shall be paid and construction permits shall be obtained from the City Engineer's Office in
addition to any other permits required.
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Project No.SUBTT17382
Completion Date
5. 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.
6. Install street trees per City street tree design guidelines and standards as follows. The completed
legend (box below) and construction notes shall appear on the title page of the street
improvement plans. Street improvement plans shall include a line item within the construction
legend stating: "Street trees shall be installed per the notes and legend on sheet (typically
sheet 1)." Where public landscape plans are required, tree installation in those areas shall be
per the public landscape improvement plans.
The City Engineer reserves the right to adjust tree species based upon field conditions and other
variables. For additional information, contact the Project Engineer.
Min.
Grow
Street Name Botanical Name Common Name Space Spacing Size Qty.
STREET TREES LISTED BELOW ARE TO APPEAR ON LMD PLANS,LISTED FOR REFERENCE ONLY—
NOT TO APPEAR ON STREET IMPROVEMENT PLANS
Center Avenue Brachychiton populneus Bottle Tree 5 ft. 25 ft.o.c. 15-gal. Fill-in
Arrow Route Liquidambar styraciflua NCN 8 ft. 25 ft.o.c. 15-gal.
"Palo Alto" Formal;On alternating
side of meandering
walk
26th Street Pistacia chinensis Chinese Pitache 5 ft. 30 ft.o.c. 15-gal.
'Fill-in quantity on plans
Construction Notes for Street Trees:
1) All street trees are to be planted in accordance with City standard plans.
2) Prior to the commencement of any planting,an agronomic soils report shall be furnished to
the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil
amendments, as determined by the City inspector.
3) All street trees are subject to inspection and acceptance by the Engineering Department.
4) Street trees are to be planted per public improvement plans only.
7. 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.
I. Public Maintenance Areas
1. 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: LMD#3B
SLD#1, SLD#6.
J. 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.
2. Adequate provisions shall be made for acceptance and disposal of surface drainage entering the
property from adjacent areas.
3. A permit from the San Bernardino County Flood Control District is required for work within its
right-of-way.
5
Project No.SUBTT17382
Completion Dale
K. 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 Valley Water District(CVWD), Rancho Cucamonga Fire Protection District,and the
Environmental Health Department of the County of San Bernardino. A letter of compliance from
the CVW D 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.
4. Approvals have not been secured from all utilities and other interested agencies involved.
Approval of the final parcel map will be subject to any requirements that may be received from
them.
L. General Requirements and Approvals
1. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for all
new streetlights for the first six months of operation, prior to final map approval or prior to building
permit issuance if no map is involved.
2. Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall
be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if
at least 50% of all wastes generated during construction and demolition are diverted from
landfills,and appropriate documentation is provided to the City. Form CD-1 shall be submitted to
the Engineering Department when the first building permit application is submitted to Building and
Safety. Form CD-2 shall be submitted to the Engineering Department within 60 days following
the completion of the construction and/or demolition project.
APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE PROTECTION
PLANNING SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING
CONDITIONS:
SEE ATTACHED
6
Rancho Cucamonga Fire Protection District
r l
Fire Construction Services
STANDARD CONDITIONS
October 26, 2005
Haven & Arrow Partnership
Residential Sub Division (SFR & MFR)
E/Side Center Avenue, between Arrow Route & 26th Street
SUBTT17382 & DRC2004-01270
THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT.
FSC-1 Public and Private Water Supply
1. Design guidelines for The Fire Protection water supply must be in accordance to RCFPD Standard
9-8: The following provides design guidelines for the spacing and location of fire hydrants:
a. The maximum distance between fire hydrants in multi-family residential projects is 400-feet.
No portion of the exterior wall shall be located more than 200-feet from an approved fire
hydrant. For cul-de-sacs, the distance shall not exceed 150-feet.
b. Fire hydrants are to be located. The preferred locations for fire hydrants are:
i. At the entrance(s) to a residential project from the public roadways.
ii. At intersections.
iii. On the right side of the street, whenever practical and possible.
iv. As required by the Fire Safety Division to meet operational needs of the Fire District.
V. A minimum of forty-feet (40') from any building.
C. If any portion of a facility or building is located more than 150-feet from a public fire hydrant
measured on an approved route around the exterior of the facility or building, additional
private or public fire hydrants and mains capable of supplying the required fire flow shall be
provided.
d. Provide one fire hydrant for each 1000 gpm of required fire flow or fraction thereof.
FSC-2 Fire Flow
1. The required minimum fire flow for this project, when automatic fire sprinklers are installed is 2,000
gallons per minute at a minimum residual pressure of 20-pounds per square inch. This flow reflects
a 50-percent reduction for the installation of an approved automatic fire sprinkler system in
accordance with NFPA 13 or 13R with central station monitoring. This requirement is made in
accordance with the California Fire Code Appendix III-A, as adopted by the Fire District
Ordinances.
2. The required minimum fire flow for structures located in the designated hazardous fire area shall be
not less than 1,750 gpm at 20-psi residual. For structures in excess of 36,000 square feet use CFC
Table A-III-A-1.
3. Public fire hydrants located within a 500-foot radius of the proposed project may be used to provide
the required fire flow subject to Fire District review and approval. Private fire hydrants on adjacent
property shall not be used to provide required fire flow.
4. Fire Protection water plans are required for all projects that must extend the existing water supply
to or onto the site. Building permits will not be issued until fire protection water plans are
approved.
5. On all site plans to be submitted for review, show all fire hydrants located within 600-feet of the
proposed project site.
FSC-3 Prerequisite for submittal of Overhead Automatic Fire Sprinkler Systems
1. Prior to submitting plans for an overhead automatic fire sprinkler system, the applicant shall submit
plans, specifications and calculations for the fire sprinkler system underground supply piping.
Approval of the underground supply piping system in accordance to RCFPD Standard #9-8 must
be obtained prior to submitting the overhead fire sprinkler system plans.
FSC-4 Requirement for an Automatic Fire Sprinkler Systems
Rancho Cucamonga Fire District Ordinance 15, the 2001 California Fire Code and/or any other
applicable standards require an approved automatic fire sprinkler system to be installed in:
1. ' Multifamily structures greater than 7,500 square feet.
2. Multi-family residential structures in excess of 4 units.
3. All structures that do not meet Fire District access requirements (see Fire Access).
4. When required fire flow cannot be provided due to inadequate volume or pressure.
5. When the building access does not meet the requirements of the 2001 California Building Code
and the RCFPD Fire Department Access - Fire Lane Standard #9-7.
6. When any applicable code or standard requires the structure to be sprinklered.
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FSC-5 Fire Alarm System
1. RCFPD Ordinance 15, based on use or floor area (or by other adopted codes or standards) may
require an automatic and/or manual fire alarm system. Refer to RCFPD Ordinances 15 and 39, the
California Building Code, RCFPD Fire Alarm Standard #10-6 and/or the California Fire Code.
2. Prior to the installation of the fire alarm system, Fire Construction Services' approval and a building
permit must be obtained. Plans and specifications shall be submitted to Fire Construction Services
in accordance with RCFPD Fire Alarm Standard #10-6.
FSC-6 Fire District Site Access
Fire District access roadways include public roads, streets and highways, as well as private roads,
streets drive aisles and/or designated fire lanes. Please reference the RCFPD Fire Department Access
— Fire Lanes Standard #F191.10.200.
1. Location of Access: All portions of the structures 1st story exterior wall shall be located within
150-feet of Fire District vehicle access, measure on an approved route around the exterior of the
building. Landscaped areas, unpaved changes in elevation, gates and fences are deemed
obstructions.
2. Specifications for private Fire District access roadways per the RCFPD Standards are:
a. The minimum unobstructed width is 26-feet.
b. The maximum inside turn radius shall be 20-feet.
C. The minimum outside turn radius shall be 46-feet.
d. The minimum radius for cul-de-sacs is 45-feet.
e. The minimum vertical clearance is 14-feet, 6-inches.
f. At any private entry median, the minimum width of traffic lanes shall be 20-feet on each side.
g. The angle of departure and approach shall not exceed 9-degrees or 20 percent.
In. The maximum grade of the driving surface shall not exceed 12%.
i. Support a minimum load of 70,000 pounds gross vehicle weight (GVW).
j. Trees and shrubs planted adjacent to the fire lane shall be kept trimmed to a minimum of 14-
feet, 6-inches from the ground up. Vegetation shall not be allowed to obstruct Fire
Department apparatus.
3. Access Doorways: Approved doorways, accessible without the use of a ladder, shall be provided
in accordance with the 2001 California Building Code, Fire and/or any other applicable standards.
4. Access Walkways: Hardscaped access walkways shall be provided from the fire apparatus
access road to all required building exterior openings.
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5. Residential gates installed across Fire District access roads shall be installed in accordance with
RCFPD Residential Gate Standard #9-1. The following design requirements apply:
a. Prior to the fabrication and installation of the gates, plans are required to be submitted to Fire
Construction Services (FCS) for approval. Upon the completion of the installation and before
placing the gates in service, inspection and final acceptance must be requested from FCS.
b. Gates must slide open horizontally or swing inward.
C. Gates may be motorized or manual.
d. When fully open, the minimum clearance dimension of drive access shall be 20 feet.
e. Manual gates must be equipped with a RCFPD lock available at the Fire Safety Office for
$20.00.
f. Motorized gates must open at the rate of one-foot per second.
g. The motorized gate actuation mechanism must be equipped with a manual override device
and a fail-safe or battery backup feature to open the gate or release the locking Mechanism in
case of power failure or mechanical malfunction.
In. Motorized gates shall be equipped with a Knox override key switch. The switch must be
installed outside the gate in a visible and unobstructed location.
i. For motorized gates, a traffic loop device must be installed to allow exiting from the complex.
If traffic pre-emption devices (TPD) are to be installed, the device, location and operation
must be approved by the Fire Chief prior to installation. Bi-directional or multiple sensors may
be required due to complexity of the various entry configurations.
6. Fire Lane Identification: Red curbing and/or signage shall identify the fire lanes. A site plan
illustrating the proposed delineation that meets the minimum Fire District standards shall be
included in the architectural plans submitted to B&S for approval.
7. Approved Fire Department Access: Any approved mitigation measures must be clearly noted on
the site plan. A copy of the approved Alternative Method application, if applicable, must be
reproduced on the architectural plans submitted to B&S for plan review.
FSC-10 Occupancy and Hazard Control Permits
Listed are those Fire Code permits commonly associated with the business operations and/or building
construction. Plan check submittal is required with the permit application for approval of the permit; field
inspection is required prior to permit issuance. General Use Permit shall be required for any activity or
operation not specifically described below, which in the judgment of the Fire Chief is likely to produce
conditions that may be hazardous to life or property.
Compressed Gases Public Assembly
Cryogenics LPG or Gas Fuel Vehicles in Assembly Buildings
Flammable and Combustible Liquids Welding and Cutting Operations
Hazardous Materials Tents, Canopies and/or Air Supported Structures
Liquefied Petroleum Gases
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FSC-11 Hazardous Materials — Submittal to the County of San Bernardino
The San Bernardino County Fire Department shall review your Business Emergency/Contingency Plan
for compliance with minimum standards. Contact the San Bernardino County Fire, Hazardous Materials
Division at (909) 387-4631 for forms and assistance. The County Fire Department is the Cal/EPA
Certified Unified Program Agency (CUPA)for the City of Rancho Cucamonga.
1. If the facility is a NEW business, a Certificate of Occupancy issued by Building & Safety will not be
finalized until the San Bernardino County Fire Department reviews ,your Business
Emergency/Contingency Plan. California Government Code, Section 65850.2 prohibits the City
from issuing a final Certificate of Occupancy unless the applicant has met or is meeting specific
hazardous materials disclosure requirements. A Risk Management Program (RMP) may also be
required if regulation substances are to be used or stored at the new facility.
2. Any business that operates on rented or leased property which is required to submit a Plan, is also
required to submit a notice to the owner of the property in writing stating that the business is
subject to the Business Emergency/Contingency Plan mandates and has complied with the
provisions. The tenant must provide a copy of the Plan to the property owner within five (5)
working days, if requested by the owner.
FSC-12 Hazardous Materials -Submittal to Fire Construction Services
1. Plans shall be submitted and approved prior to construction of buildings and/or the installation of
equipment designed to store, use or dispense hazardous materials in accordance with the 2001
California Building, Fire, Mechanical, Plumbing, Electrical Codes, RCFPD Ordinances FD15 and
FD39 and other implemented and/or adopted standards.
FSC-13 Alternate Method Application
1. Fire Construction Services staff and the Fire Marshal will review all requests for alternate method,
when submitted. The request must be submitted on the Fire District "Application for Alternate
Method" form along with supporting documents and payment of the $92 review fee.
FCS-14 Map Recordation
1. RECIPROCAL AGREEMENTS for Fire Department Emergency Access and Water Supply are
required on this project. The project appears to be located on a property that is being subdivided.
A reciprocal agreement is required to be recorded between property owners.
a. Reciprocal access agreement — Please provide a permanent access agreement between
the owners granting irrevocable and a non-exclusive easement, favoring the Fire District to
gain access to the subject property. The agreement shall include a statement that no
obstruction, gate, fence, building or other structure shall be placed within the dedicated
access, without Fire Department approval. The agreement shall have provisions for
emergency situations and the assessing of cost recovery to the property by the fire District.
b. Reciprocal water covenant — Please provide a permanent maintenance and service
covenant between the owners granting an irrevocable and non-exclusive easement, favoring
the Fire District for the purpose of accessing and maintaining the private water mains, valves
and fire hydrants (fire protection systems facilities in general). The covenant shall have
provisions for emergency situations and the assessing of cost recovery to the property by the
fire District.
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The agreement shall be recorded with the County of San Bernardino Recorders Office. The
Fire Construction Services Unit shall approve the agreement prior to recordation. The
recorded agreement shall include a copy of the site plan. The agreement shall be recorded
with the County of San Bernardino, Recorders Office. The Fire Construction Services Unit
shall approve the agreement, prior to recordation
2. FCS-15 Annexation of the parcel map: Proof of Annexation into the Community Facilities District
#85-1 or#88-1 is required prior to the issuance of grading or building permits.
Chronological Summary of RCFPD Standard Conditions
PRIOR TO ISSUANCE OF BUILDING PERMITS — Please complete the following prior to the
issuance of any building permits:
1. Private Water Supply (Fire) Systems: The applicant shall submit construction plans,
specifications, flow test data and calculations for the private water main system for review and
approval by the Fire District. Plans and installation shall comply with Fire District Standards.
Approval of the on-site (private) fire underground and water plans is required prior to any building
permit issuance for any structure on the site. Private on-site combination domestic and fire supply
system must be designed in accordance with RCFPD Standards # 9-4, #10-2 and #10-4. The
Building & Safety Division and Fire Construction Services will perform plan checks and inspections.
All private on-site fire hydrants shall be installed, flushed and operable prior to delivering any
combustible framing materials to the site. Fire construction Services will inspect the installation,
witness hydrant flushing and grant a clearance before lumber is dropped.
2. Public Water Supply (Domestic/Fire) Systems: The applicant shall submit a plan showing the
locations of all new public fire hydrants for the review and approval by the Fire District and CCWD.
On the plan, show all existing fire hydrants within a 600-foot radius of the project. All required
public fire hydrants shall be installed, flushed and operable prior to delivering any combustible
framing materials to the site. CCWD personnel shall inspect the installation and witness the
hydrant flushing. Fire Construction Services shall inspect the site after acceptance of the public
water system by CCWD. Fire Construction Services must grant a clearance before lumber is
dropped.
3. Construction Access: The access roads must be paved in accordance with all the requirements
of the RCFPD Fire Lane Standard #9-7. All temporary utilities over access roads must be installed
at least 14' 6" above the finished surface of the road.
4. Fire Flow: A current fire flow letter from CCWD must be received. The applicant is responsible for
obtaining the fire flow information from CCWD and submitting the letter to Fire Construction
Services.
5. Easements and Reciprocal Agreements: All easements and agreements must be recorded with
the County of San Bernardino.
PRIOR TO THE RELEASE OF TEMPORARY POWER
The building construction must be substantially completed in accordance with Fire Construction Services'
"Temporary Power Release Checklist and Procedures".
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PRIOR TO OCCUPANCY OR FINAL INSPECTION — Please complete the following:
1. Hydrant Markers: All fire hydrants shall have a blue reflective pavement marker indicating the fire
hydrant location on the street or driveway in accordance with the City of Rancho Cucamonga
Engineering Standard Plan 134, "Installation of Reflective Hydrant Markers". On private property,
the markers shall be installed at the centerline of the fire access road, at each hydrant location.
2. Private Fire Hydrants: For the purpose of final acceptance, a licensed sprinkler contractor, in the
presence of Fire Construction Services, shall conduct a test of the most hydraulically remote on-
site fire hydrants. The underground fire line contractor, developer and/or owner are responsible for
hiring the company to perform the test. A final test report shall be submitted to Fire Construction
Services verifying the fire flow available. The fire flow available must meet or exceed the required
fire flow in accordance with the California Fire Code.
3. Fire Sprinkler System: Prior to the issuance of a Certificate of Occupancy, the fire sprinkler
system(s) shall be tested and accepted by Fire Construction Services.
4. Fire Sprinkler Monitoring: Prior to the issuance of a Certificate of Occupancy, the fire sprinkler
monitoring system must be tested and accepted by Fire Construction Services. The fire sprinkler
monitoring system shall be installed, tested and operational immediately following the completion of
the fire sprinkler system (subject to the release of power).
5. Fire Suppression Systems and/or other special hazard protection systems shall be inspected,
tested and accepted by Fire Construction Services before occupancy is granted and/or equipment
is placed in service.
6. Fire Alarm System: Prior to the issuance of a Certificate of Occupancy, the fire alarm system
shall be installed, inspected, tested and accepted by Fire Construction Services.
7. Access Control Gates: Prior to the issuance of a Certificate of Occupancy, vehicular gates must
be inspected, tested and accepted in accordance with RCFPD Standards #9-1 or #9-2 by Fire
Construction Services.
8. Fire Access Roadways: Prior to the issuance of any Certificate of Occupancy, the fire access
roadways must be installed in accordance with the approved plans and acceptable to Fire
Construction Services.
The CC&R's, the reciprocal agreement and/or other approved documents shall be recorded and
contain an approved fire access roadway map with provisions that prohibit parking, specify the
method of enforcement and identifies who is responsible for the required annual inspections and
the maintenance of all required fire access roadways.
9. Address: Prior to the granting of occupancy, single-family dwellings shall post the address with
minimum 4-inch numbers on a contrasting background. The numbers shall be internally or
externally illuminated during periods of darkness. The numbers shall be visible from the street.
When building setback from the public roadway exceeds 100-feet, additional 4-inch numbers shall
be displayed at the property entry.
10. Address: Prior to the issuance of a Certificate of Occupancy, commercial/industrial and multi-
family buildings shall post the address with minimum 8-inch numbers on contrasting background,
visible from the street and electrically illuminated during periods of darkness. When the building
setback exceeds 200 feet from the public street, an additional non-illuminated 6-inch minimum
number address shall be provided at the property entrance. Larger address numbers will be
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required on buildings located on wide streets or built with large setbacks in multi-tenant commercial
and industrial buildings. The suite designation numbers and/or letters shall be provided on the front
and back of all suites.
11. Fuel Modification: Please refer to RCFPD Summary of Fire Hazardous Area requirements.
12. Hazardous Materials: Prior to the issuance of a Certificate of Occupancy, the applicant must
demonstrate (in writing from the County) that the facility has met or is meeting the Risk
Management Plan (RMP) or Business Emergency/Contingency Plan with the San Bernardino
County Fire Department, Hazardous Materials/Emergency Response and Enforcement Division.
The applicant must also obtain inspection and acceptance by Fire Construction Services.
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13. Confidential Business Occupancy Information: The applicant shall complete the Rancho
Cucamonga Fire District "Confidential Business Occupancy Information" form. This form provides
contact information for Fire District use in the event of an emergency at the subject building or
property. This form must be presented to the Fire Construction Services Inspector.
14. Mapping Site Plan: Prior to the issuance of a Certificate of Occupancy, a 8 Yz' x 11" or 11" x 17"
site plan of the site in accordance with RCFPD Standard #13-1 shall be revised by the applicant to
reflect the actual location of all devices and building features as required in the standard. The site
plan must be reviewed and accepted by the Fire Inspector.
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