HomeMy WebLinkAbout06-39 - Resolutions RESOLUTION NO. 06-39
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT
REVIEW DRC2003-00637 FOR 206 CONDOMINIUM UNITS IN THE MIXED
USE DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL
BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE
SOUTHERN PACIFIC RAIL ROAD RIGHT-OF-WAY, AND MAKING
FINDINGS IN SUPPORT THEREOF -APN: 0207-101-13, 31 AND 34.
A. Recitals.
1. Charles Joseph Associates filed an application for Development Review
DRC2003-00637, as described in the title of this Resolution. Hereinafter in this Resolution, the
subject Design Review request is referred to as "the application."
2. On the 12th day of April 2006, the Planning Commission of the City of Rancho
Cucamonga held a meeting to consider the application.
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 April 12, 2006, including written and oral staff reports including
public testimony, this Commission hereby specifically finds as follows:
3. The application applies to the property located on the north side of Foothill Boulevard,
between Red Hill Country Club Drive and the Southern Pacific Rail Road Right-of-Way,with a street
frontage of 560 feet and lot depth of 620 feet, and is presently improved with an abandoned water
reservoir; and
4. Properties to the north are developed with condominiums and single-family homes
designated Medium Residential (8-14 dwelling units per acre) and Low Residential (2-4 dwelling
units per acre), respectively. South of Foothill Boulevard is designated Mixed Used and is
developed with office and commercial uses. East of the site is the abandoned Southern Pacific Rail
Road (future Regional Trail and possible future rail) and is designated Open Space. To the west is
the Sycamore Inn Restaurant and is designated Mixed Use. Other properties to the west are Mixed
Use land use and Office/Commercial to the southwest. The Red Hill Golf course is located
northwest of the project site adjacent to the Medium Density residential development.
5. 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 specifically finds and concludes as follows:
PLANNING COMMISSION RESOLUTION NO. 06-39
DRC2003-00637 — CHARLES JOSEPH ASSOCIATES
April 12, 2006
Page 2
a. Subject to the amendment of the Hillside Provisions of the General Plan the Mixed
Use designated Project has demonstrated through the plans, Initial Study, and conditions of
Approval that the proposed project is consistent with the objectives of the General Plan; and
b. Subject to the amendment of the Hillside Provisions of the Development Code,the
Mixed Use designated project has demonstrated through the plans, Initial Study,and Conditions of
Approval that the proposed design is in accord with the objectives of the Development Code and the
purposes of the district in which the site is located; and
C. That the proposed design is in compliance with each of the applicable provisions of
the Mixed Use designation and Hillside Regulations as recommended for amendment in the
Development Code; and
d. The Mixed Use designed project has demonstrated through the plans, Initial Study,
and Conditions of Approval that the proposed design, together with the conditions applicable
thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to
properties or improvements in the vicinity.
6. 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
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 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.
7. Based upon the findings and conclusions set forth in paragraphs 1 and 2 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 COMMISSION RESOLUTION NO. 06-39
DRC2003-00637—CHARLES JOSEPH ASSOCIATES
April 12, 2006
Page 3
Planning Department
1) Approval of Development Review DRC2003-00637 is granted
contingent upon approval of Variance DRC2005-01061, Minor
Development Review DRC2004-00826, General Plan Amendment
DRC2004-00339, and Development Code Amendment
DRC2004-00352.
2) Subject to the approval by the Planning Commission of Development
Review DRC2003-00637 and all applicable conditions thereto.
3) Tree Removal Permit DRC2004-00082 is hereby approved subject to
replacement planting per the mitigation measures.
Engineering Department
1) Dedicate Lot B to the City.
2) Extend Master Plan Storm Drain Line III-1 from its current terminus
south of Foothill Boulevard (south of the Pacific Electric RR trail) to
Red Hill Country Club Drive, to the satisfaction of the City Engineer.
Standard drainage fees for the site shall be credited to the cost of
permanent master plan facilities, in accordance with City policy. The
developer may request a reimbursement agreement to recover
oversizing costs, in excess of fees,from future development within the
same tributary area. 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.
a) Construct private, on-site storm drains to collect all project runoff
and discharges from adjacent properties and convey to the
Master Plan Storm Drain. "Adjacent properties" include the
redeveloped Sycamore Inn parking lot and other properties.
b) Final drainage study shall also determine the need for local storm
drain facilities in Foothill Boulevard to maintain Q10 10-foot dry
lanes, Q25 under top-of-curb, and 0100 within right-of-way.
c) The Master Plan Storm Drain shall allow for City access to
manholes. Provide manholes at public-private junctions.
3) Proposed driveway entrance (street type) on Foothill Boulevard shall
align with San Bernardino Road on the south side.
4) Provide a driveway aisle from Foothill Boulevard to the condo project
with three lanes: one entry lane, 14 feet wide continuing to the condo
project,and two outbound lanes, one 14 foot right-turn and one 11-foot
for through/left-turn lane and to extend from the condo project to
Foothill Boulevard.
PLANNING COMMISSION RESOLUTION NO. 06-39
DRC2003-00637—CHARLES JOSEPH ASSOCIATES
April 12, 2006
Page 4
5) Record an access easement across the Sycamore Inn property, from
the signalized drive approach to the project entry, prior to final map
approval. If not successful, re-design the project to take right-turn-only
access to Foothill from its own frontage (no median break).
6) Driveway accent paving shall be located outside the ultimate
rights-of-way.
7) Coordinate installation of Foothill Boulevard frontage improvements
with the City project.
8) Modify the existing traffic signal at Foothill Boulevard and San
Bernardino Road, as needed.
9) Foothill Boulevard Parkway improvements, including special
streetlights, street trees, sidewalk, and median, shall conform to the
Foothill Boulevard Districts guidelines outlined in the Development
Code and the Route 66/Foothill Boulevard Visual Improvement Plan.
10) Make a contribution in-lieu of construction for the prorated share of the
project for a future landscaped median on Foothill Boulevard.
11) On the Red Hill Country Club Drive frontage, install street
improvements per the attached Standard Conditions, and per City
standards,to the satisfaction of the City Engineer. Improvements shall
extend from the project site north to join those south of Calle Carabe
for pedestrian traffic.
a) Vehicle access on Red Hill Country Club Drive shall be
emergency access only (not an "Exit Only" access.) Drive
approach shall be installed per Standard Drawing 105-C, with
thicker concrete or reinforced sidewalk to meet Fire District
standards.
b) The curb-adjacent sidewalk shall have a minimum 6-foot width,
per City standards. Install retaining walls as required.
c) Provide 5,800 lumen streetlights along the frontage.
12) Parkways shall slope at 2 percent from 1 foot behind the sidewalk to
the top of the curb, along all street frontages.
13) On-site terminus to drive aisle that ends at emergency access to Red
Hill Country Club Drive shall be approved by the City Traffic Engineer.
14) Process a Lot Line Adjustment on the lot lines shared with the
Sycamore Inn property so that they correspond with the proposed
improvements and in particular, so that lot lines are at tops of slopes.
PLANNING COMMISSION RESOLUTION NO. 06-39
DRC2003-00637 — CHARLES JOSEPH ASSOCIATES
April 12, 2006
Page 5
15) Draining onto the Pacific Electric Rail Road trail and the public
right-of-way fronting Foothill Boulevard is not approved. Provide
private drainage facilities to direct flows to the Master Plan Storm
Drain, including concrete ditch at the toe of the 2:1 slope along the
property line.
16) The existing overhead utilities(telecommunications and electrical)from
the project site to the south side of Foothill Boulevard and the
overhead utilities from the project site to the pole 120 feet north of the
site shall be undergrounded,priorto public improvement acceptance or
occupancy, whichever occurs first. The developer may request a
reimbursement agreement to recover one-half the City adopted cost for
undergrounding from future development (or 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.
17) The Water Quality Management Plan (WQMP) dated June 17, 2005,
has been conceptually reviewed and the following items need to be
completed:
a) Section 1.2 - Provide permit numbers [List Tract, PMT# and
W DID#]
b) Section 2.1 - Provide source for Mill Creek (Hydrologic Unit No.
801.24)
c) Section 3.2 - Check Section numbers for Section 3.2, 3.3, and
3.4.
d) Section 3.2 - The City of Rancho Cucamonga Catch Basin
Labeling Standard is: "Keep Gutters Clean For Those Down
Stream."
e) Section 3.2 - Roof Runoff Controls (SD-11): Provide source for
comment that"Infiltration practices are not recommended in San
Bernardino County due to potential impact to groundwater
resources."
f) Section 3.3 - Bacteria and Viruses should be a "yes" since they
are expected/potential pollutants of concern.
g) Section 4 - The City of Rancho Cucamonga Catch Basin
Labeling Standard is: "Keep Gutters Clean For Those Down
Stream."
h) Section 6 - Notarize and record the City's "Memorandum of
Agreement of Storm Water Quality Management Plan" (Copies
are available at Engineering's front counter).
PLANNING COMMISSION RESOLUTION NO. 06-39
DRC2003-00637—CHARLES JOSEPH ASSOCIATES
April 12, 2006
Page 6
i) Plan Review - Locate proposed Best Management Practices
(BMPs) on the Grading Plan.
18) Maintenance of BMPs identified in the WQMP shall be addressed in
the project Covenants, Conditions, and Restriction (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,the 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.
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 complywith 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.
PLANNING COMMISSION RESOLUTION NO. 06-39
DRC2003-00637— CHARLES JOSEPH ASSOCIATES
April 12, 2006
Page 7
• 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 Fine Particulate Matter(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.
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.
Biological Resources
1) In accordance with the Tree Preservation Ordinance, a tree
preservation and replacement program based on the following priorities
will be submitted and approved by the City Planner prior to the
issuance of grading permits: 1) preserve-in-place healthy trees, 2) if
trees cannot be preserved-in-place,then transplant elsewhere on-site,
and as a last resort, 3) remove and replace with largest nursery grown
stock available.
Cultural Resources
1) 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. 06-39
DRC2003-00637—CHARLES JOSEPH ASSOCIATES
April 12, 2006
Page 8
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:
• 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
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).
PLANNING COMMISSION RESOLUTION NO. 06-39
DRC2003-00637—CHARLES JOSEPH ASSOCIATES
April 12, 2006
Page 9
Geology and Soils
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, or replanted 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.
5) Fill slopes 30 feet or less in height should have a keyway toe(a special
backfilled excavation, which is constructed beneath the toe area of a
planned fill slope on sloping ground to improve the stability of the
slope). Fill slopes greater than 30 feet in height should have a keyway
width equal to one-half the slope height with a depth of 5 feet at the
keyway toe. All keyways should be tilted a minimum of 2 percent
towards the back of the keyway.
6) Backcuts for stabilized slopes 30 feet or less in height should be
excavated at a 2:1 gradient. Backcuts for stabilized slopes greater
than 30 feet in height can be excavated at gradients up to 1.5:1
provided the fill at the top of these slopes is at least 15 feet thick. All
stabilized slopes should be constructed and drained in accordance with
the specifications and details in Appendix H of the Geotechnical
Investigation and Fault Study (specifications 5.50 thru 5.57).
Adherence to these design specifications would ensure stable
construction slopes.
7) For residences, setbacks from bottom outer edges of foundations,
walls, etc. adjacent a top-of-slope should be setback from the slope
face a horizontal distance of one-third the slope height under
consideration in accordance with the 1997 Uniform Building Code. The
horizontal distance should not be less than 5 feet.
8) Buildings adjacent the toe of a slope should be set back a horizontal
distance equal to one-half the vertical height of the slope in accordance
with the 1997 Uniform Building Code with minimum and maximum
setbacks of 3 feet and 15 feet, respectively.
9) All slopes should be landscaped with drought resistant vegetation. A
landscape architect should be consulted for recommendations on
appropriate plant types and planting configuration.
PLANNING COMMISSION RESOLUTION NO. 06-39
DRC2003-00637 —CHARLES JOSEPH ASSOCIATES
April 12, 2006
Page 10
10) Interim measures should be considered to protect the slopes prior to
the establishment of landscaping. These measures may include the
utilization of geotechnical erosion fabrics or acceptable alternatives.
11) Drainage devices should be inspected and maintained at regular
intervals and should not be obstructed.
12) The slopes should be periodically inspected for the presence of
burrowing rodents. If an infestation of burrowing rodents is confirmed,
they should be eliminated from the slopes.
13) Provisions should be made to interrupt automatic timing devices of
irrigation systems during the rainy seasons.
Hydrology and Water Quality
Construction Activities:
1) Prior to issuance of grading permits, the permit applicant shall submit
to Building Official for approval a 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.
2) An Erosion Control Plan shall be prepared, included in the Grading
Plan,and implemented for the proposed project that identifies specific
measures to control on-site and off-site erosion from the time of 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.
5) It shall be the hired contractor's responsibility to inspect and maintain
all BMPs in good working order. Inspection and maintenance
responsibility shall remain for the duration of the project.
PLANNING COMMISSION RESOLUTION NO. 06-39
DRC2003-00637—CHARLES JOSEPH ASSOCIATES
April 12, 2006
Page 11
Post-Construction Operational:
6) The developer shall implement the BMPs identified in the Water
Quality Management Plan (WQMP) prepared by Hall and Foreman,
Inc. dated May 2004 to reduce pollutants after construction entering the
storm drain system to the maximum extent practical.
7) 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.
8) Prior to issuance of building permits, the applicant shall submit to the
City Engineer for approval a 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.
9) Prior to issuance of grading or paving permits, the applicant shall
obtain a Notice of Intent(NOI)to comply with obtaining coverage under
the 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.
Noise
1) 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.
2) 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 maybe required by the Planning
Department. Said consultant shall report their findings to the Planning
Department within 24 hours; however, if noise levels exceed the above
standards, then the consultant shall immediately notify the Planning
Department. 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.
PLANNING COMMISSION RESOLUTION NO. 06-39
DRC2003-00637— CHARLES JOSEPH ASSOCIATES
April 12, 2006
Page 12
3) The perimeter block wall shall be constructed as early as possible in
the first phase.
4) 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 ora national holiday. Additionally, if heavy trucks used
for hauling would exceed 100 dailytrips (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.
5) Once building plans are submitted for permits, an interior noise
analysis shall be done for buildings in this project to determine the type
of building materials to be used to ensure that buildings meet interior
noise standards of 45dB CNEL.
6) Noise barriers should be constructed around the patios and balconies
of the buildings along the southern portion of the project site, adjacent
to Foothill Boulevard. The first floor patio barriers shall be 51/2 feet in
height and the second and third floor balcony barriers shall be 5.0 feet
in height.
8. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 12TH DAY OF APRIL 2006.
PLANNING2M[SSION,,OF THE CITY OF RANCHO CUCAMONGA
BY:
PaChair
ATTEST:
Dan Coleman, Actind Secretary
I, Dan Coleman, 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 12th day of April 2006, by the following vote-to-wit:
AYES: COMMISSIONERS: FLETCHER, MACIAS.,* MUNOZ, STEWART
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: McPHAIL
City of Rancho Cucamonga
MITIGATION MONITORING
PROGRAM
Project File No.: General Plan Amendment DRC2004-00339, Development Code Amendment
DRC2004-00352, Tentative Tract Map SUBTT16605, Development Review DRC2003-00637,
Variance DRC2005-01061, and Minor Development Review DRC2004-00826.
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:
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. '
1. 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.
2. 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.
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.
1. 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:
MITIGATION MONITORING PROGRAM
DRC2004-00339, -00352\SUBTT16605\DRC2003-00637\DRC2005-01061\DRC2004-00826
April 12, 2006
Page 2
City of Rancho Cucamonga - Lead Agency
Planning Department
10500 Civic Center Drive
Rancho Cucamonga, CA 91730
2. 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.
3. 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.
4. 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.
5. 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.
6. 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 after
written 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.
7. 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.
8. 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.: GENERAL PLAN AMENDMENT DRC2004-00339, DEVELOPMENT CODE AMENDMENT DRC2004-00352
TENTATIVE TRACT SUBTT16605, DEVELOPMENT REVIEW DRC2003-00637 VARIANCE DRC2005-01061 MINOR DEVELOPMENT
REVIEW DRC2004-00826 Applicant: CHARLES JOSEPH ASSOCIATES
Initial Study Prepared by: Larry Henderson Date: March 8. 2006
ResponsibleMitigation Measures No./ of Verified Sanctions for
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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Mitigation Measures No.
Responsible . . Timing of Method of Verified Sanctions for
Implementing Action for Monitoring Frequency Verification Verification Date/initials Non-Compliance
Pave or apply gravel to any on-site haul roads. BO 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 exposed BO C Review of plans A/C 2/4
excavated soil during and after the end of work periods.
Dispose of surplus excavated material in accordance BO C Review of plans A 4
with local ordinances and use sound engineering
practices.
Sweep streets according to a schedule established by BO C During A 4
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.,wind BO C During A 4
speeds exceeding 25 mph)in accordance with Rule 403 construction
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 soil- BO C During A 4
stabilizing agent (approved by SCAQMD and Regional construction
Water Quality Control Board [RWQCBj)daily to reduce
Fine 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 BO C Review of plans_ A/C 2/4
construction grading plans include a statement thatwork
crews will shut off equipment when not in use.
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Mitigation Measures No.
Responsible g of Method .
Implementing Action for Monitoring Frequency Verification Verification Date/initials Non-Compliance
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.
Biological'Resources
In accordance with the Tree Preservation Ordinance, a CP B/C A/C/D A/C 2/4
tree preservation and replacement program based on
the following priorities will be submitted and approved by
the City Planner prior to the issuance of grading permits:
1) preserve-in-place healthy trees, 2)if trees cannot be
preserved-in-place, then transplant elsewhere on-site,
and as a last resort, 3)remove and replace with largest
nursery grown stock available.
'Cultural-Resources
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
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:
Enact interim measures to protect undesignated sites CP/BO C Review of report A/D 3/4
from demolition or significant modification without an
opportunity for the City to establish its archaeological
value.
Consider establishing provisions to require incorporation CP/BO C Review of report AID 3/4
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 AID 3/4
archaeological heritage.
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Mitigation Measures No.I
Responsible of Verified Sanctions for
Implementing Action for Monitoring Frequency Verification Verification Date/initials Non-Compliance
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.
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 equipped CP B Review of report A/D 4
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 BO B/C Review of report A/D 4
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).
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Mitigation Measures No.
Responsible g of Method .
ImplementingYerificationequencyVerification D
Geology and Soils .- ,
The site shall be treated with water or other soil- BO C During A 4
stabilizing agent(approved by SCAQMD and RWQCB) construction
daily to reduce Fine Particulate Matter(PM10)emissions,
in accordance with SCAQMD Rule 403, or replanted
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 PM10 construction
emissions associated with vehicle tracking of soil
off-site. Timing may vary depending upon the time of
year of construction.
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.
Fill slopes 30 feet or less in height should have a BO C During A 4
keyway toe (a special backfilled excavation, which is construction
constructed beneath the toe area of a planned fill slope
on sloping ground to improve the stability of the slope).
Fill slopes greater than 30 feet in height should have a
keyway width equal to one-half the slope height with a
depth of 5 feet at the keyway toe. All keyways should be
tilted a minimum of 2 percent towards the back.of the
keyway.
Backcuts for stabilized slopes 30 feet or less in height BO C During A 4
should be excavated at a 2:1 gradient. Backcuts for construction
stabilized slopes greater than 30 feet in height can be
excavated at gradients up to 1.5:1 provided the fill at the
top of these slopes is at least 15 feet thick. All stabilized
slopes should be constructed and drained in accordance
with the specifications and details in Appendix H of the
Geotechnical Investigation and Fault Study
(specifications 5.50 thru 5.57). Adherence to these
design specifications would ensure stable construction
slopes.
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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
For residences, setbacks from bottom outer edges of BO C During A 4
foundations, walls, etc. adjacent a top-of-slope should construction
be setback from the slope face a horizontal distance of
one-third the slope height under consideration in
accordance with the 1997 Uniform Building Code. The
horizontal distance should not be less than 5 feet.
Buildings adjacent the toe of a slope should be set back BO C During A 4
a horizontal distance equal to one-half the vertical height construction
of the slope in accordance with the 1997 Uniform
Building Code with minimum and maximum setbacks of
3 feet and 15 feet, respectively.
All slopes should be landscaped with drought resistant BO/CP B Plan Check and A/C 2/3
vegetation. A landscape architect should be consulted During
for recommendations on appropriate plant types and construction
planting configuration.
Interim measures should be considered to protect the BO/CP B/C Plan Check and A/C 2/3
slopes prior to the establishment of landscaping. These During
measures may include the utilization of geotechnical construction
erosion fabrics or acceptable alternatives.
Drainage devices should be inspected and maintained BO C On-going A 3/4
at regular intervals and should not be obstructed.
The slopes should be periodically inspected for the BO C On-going A 5
presence of burrowing rodents. If an infestation of
burrowing rodents is confirmed, they should be
eliminated from the slopes.
Provisions should be made to interrupt automatic timing BO B C A 3
devices of irrigation systems during the rainy seasons.
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 a 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.
6 of 10
Mitigation Measures No. I
Responsible of Verified Sanctions for
Implementing Action for Monitoring Frequency Verification Verification Date /initials Non-Compliance
An Erosion Control Plan shall be prepared, included in BO B/C/D Review of plans AIC 2l4
the Grading Plan, and implemented for the proposed
project that identifies specific measures to control on-
site and off-site erosion from the time of ground
disturbing activities are initiated through completion of
grading. This Erosion Control Plan shall include the
following measures ata 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 sediment from 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.
It shall be the hired contractor's responsibility to inspect CE B/C/D Review of plans A/C 2/4
and maintain all BMPs in good working order.
Inspection and maintenance responsibility shall remain
for the duration of the project.
The developer shall implement the BMPs identified in CE B/C/D Review of plans A/C 2/4
the Water Quality Management Plan(WQMP)prepared
by Hall and Foreman, Inc. dated May 2004 to reduce
pollutants after construction entering the storm drain
system to the maximum extent practical.
7of10
Mitigation Measures No.
Responsible
of
. . .
VerificationImplementing Action for Monitoring Frequency
Date/initials Non-Compliance
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 a 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, the BO B/C/D Review of plans A/C 2/4
applicant shall obtain a Notice of Intent(NOI)to comply
with obtaining coverage under the 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.
-Noise
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.
8of10
Mitigation Measures No.
Responsible g of Method .
Implementing Action for Monitoring Frequency Verification Verification
Date/initials Non-Compliance
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 Planning Department. Said
consultant shall report their findings to the Planning
Department within 24 hours; however, if noise levels
exceed the above standards, then the consultant shall
immediately notify the Planning Department. 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
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.
Once building plans are submitted for permits, an CP B Plan check C 2
interior noise analysis shall be done for buildings in this
project to determine the type of building materials to be
used to ensure that buildings meet interior noise
standards of 45dB CNE .
Noise barriers should be constructed around the patios CP B/D Plan check and A/C 2/3
and balconies of the buildings along the southern portion Final inspection
of the project site, adjacent to Foothill Boulevard. The
first floor patio barriers shall be 5 1/2 feet in height and
the second and third floor balcony barriers shall be 5.0
feet in height.
9of10
Key to Checklist Abbreviations
, ` o,Responsible PeSOlk` rMmotgio � a i
Method ofzVerlficati4n N: a Sanctions L
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
10 of 10
d
COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
PROJECT #: DEVELOPMENT REVIEW DRC2003-00637
SUBJECT: SYCAMORE VILLAS
APPLICANT: CHARLES JOSEPH ASSOCIATES
NORTHSIDE OF FOOTHILL BOULEVARD BETWEEN REDHILL COUNTRY CLUB DRIVE AND
LOCATION: SOUTHERN PACIFIC RAILROAD
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. Copies of the signed Planning Commission Resolution of Approval No. 06-39, Standard
Conditions, and all environmental mitigations shall be included on the plans (full size). The
sheet(s) are for information only to all parties involved in the construction/grading activities and
are not required to be wet sealed/stamped by a licensed Engineer/Architect.
B. Time Limits
1. Conditional Use Permit, Variance, or Development/Design Review approval shall expire if
building permits are not issued or approved use has not commenced within 5 years from the date
of approval. No extensions are allowed.
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 Department,the conditions contained herein, Development Code
regulations, the Foothill Boulevard Specific Plan.
1
Project No. DRC2003-00637
Completion Date
2. Prior to any use of the project site or business activity being commenced thereon,all Conditions
of Approval shall be completed to the satisfaction of the City Planner.
3. 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
Department to show compliance. The buildings shall be inspected for compliance prior to
occupancy.
4. 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.
5. 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.
6. 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.
7. A detailed on-site lighting plan, including a photometric diagram,shall be reviewed and approved
by the City Planner and Police Department(477-2800) prior to the issuance of building permits.
Such plan shall indicate style, illumination, location, height,and method of shielding so as not to
adversely affect adjacent properties.
8. If no centralized trash receptacles are provided,all trash pick-up shall be for individual units with
all receptacles shielded from public view.
9. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be
located out of public view and adequately screened through the use of a combination of concrete
or masonry walls,berm ing,and/or landscaping to the satisfaction of the City Planner. For single-
family residential developments, transformers shall be placed in underground vaults.
10. All building numbers and individual units shall be identified in a clear and concise manner,
including proper illumination.
11. All parkways, open areas, and landscaping shall be permanently maintained by the property
owner,homeowners'association,or other means acceptable to the City. Proof of this landscape
maintenance shall be submitted for City Planner and City Engineer review and approved prior to
the issuance of building permits.
12. The project contains a designated Historical Landmark. Any further modifications to the site
including, but not limited to,exterior alterations and/or interior alterations which affect the exterior
of the buildings or structures, removal of landmark trees,demolition,relocation,reconstruction of
buildings or structures, or changes to the site, shall require a modification to the Historic
Landmark Alteration Permit subject to Historic Preservation Commission review and approval.
13. The developer shall submit a construction access plan and schedule for the development of all
lots for City Planner and City Engineer approval; including, but not limited to, public notice
requirements,special street posting,phone listing for community concerns,hours of construction
activity, dust control measures, and security fencing.
14. Access gates to the rear yards shall be constructed from a material more durable than wood
gates. Acceptable materials include, but are not limited to, wrought iron and PVC.
15. For multiple family development, laundry facilities shall be provided as required by the
Development Code.
16. For multiple family development,a minimum of 125 cubic feet of exterior lockable storage space
shall be provided.
2
Project No. DRC2003-00637
Completion Date
17. For residential development, recreation area/facility shall be provided as required by the
Development Code.
18. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured
products.
D. Building Design
1. An alternative energy system is required to provide domestic hot water for all dwelling units and
for heating any swimming pool or spa, unless other alternative energy systems are demonstrated
to be of equivalent capacity and efficiency. All swimming pools installed at the time of initial
development shall be supplemented with solar heating. Details shall be included in the building
plans and shall be submitted for City Planner review and approval prior to the issuance of
building permits.
2. Standard patio cover plans for use by the Homeowner's Association shall be submitted for City
Planner and Building Official review and approval prior to issuance of building permits.
3. All roof appurtenances, including air conditioners and other roof mounted equipment and/or
projections, shall be shielded from view and the sound buffered from adjacent properties and
streets as required by the Planning Department. Such screening shall be architecturally
integrated with the building design and constructed to the satisfaction of the City Planner. Details
shall be included in building plans.
E. Parking and Vehicular Access (indicate details on building plans)
1. All parking spaces shall be 9 feet wide by 18 feet long. When a side of any parking space abuts
a building, wall, support column, or other obstruction, the space shall be a minimum of 11 feet
wide.
2. All parking lot landscape islands shall have a minimum outside dimension of 6 feet and shall
contain a 12-inch walk adjacent to the parking stall (including curb).
3. Textured pedestrian pathways and textured pavement across circulation aisles shall be provided
throughout the development to connect dwellings/units/buildings with open spaces/plazas/
recreational uses.
4. All parking spaces shall be double striped per City standards and all driveway aisles,entrances,
and exits shall be striped per City standards.
5. The Covenants,Conditions and Restrictions shall restrict the storage of recreational vehicles on
this site unless they are the principal source of transportation for the owner and prohibit parking
on interior circulation aisles other than in designated visitor parking areas.
6. Plans for any security gates shall be submitted for the City Planner, City Engineer, and Rancho
Cucamonga Fire Protection District review and approval prior to issuance of building permits.
For residential development,private gated entrances shall provide adequate turn-around space
in front of the gate and a separate visitor lane with call box to avoid cars stacking into the public
right-of-way.
F. Trip Reduction
1. Bicycle storage spaces shall be provided in all commercial, office, industrial, and multifamily
residential projects of more than 10 units. Minimum spaces equal to five percent of the required
automobile parking spaces or three bicycle storage spaces,whichever is greater. After the first
50 bicycle storage spaces are provided,additional storage spaces required are 2.5 percent of the
required automobile parking spaces. Warehouse distribution uses shall provide bicycle storage
spaces at a rate of 2.5 percent of the required automobile parking spaces with a minimum of a
3-bike rack. In no case shall the total number of bicycle parking spaces required exceed 100.
Where this results in a fraction of 0.5 or greater, the number shall be rounded off to the higher
whole number.
3
Project No.DRC2003-00637
Completion Date
G. Landscaping
1. A detailed landscape and irrigation plan, including slope planting and model home landscaping in
the case of residential development, shall be prepared by a licensed landscape architect and
submitted for City Planner review and approval prior to the issuance of building permits or prior
final map approval in the case of a custom lot subdivision.
2. Existing trees required to be preserved in place shall be protected with a construction barrier in
accordance with the Municipal Code Section 19.08.110,and so noted on the grading plans. The
location of those trees to be preserved in place and new locations for transplanted trees shall be
shown on the detailed landscape plans. The applicant shall follow all of the arborist's
recommendations regarding preservation, transplanting, and trimming methods.
3. A minimum of 45 trees per gross acre,comprised of the following sizes,shall be provided within
the project: 0%-48-inch box or larger 10%-36-inch box or larger, 10%-24-inch box or larger,
80% - 15-gallon, and 0% - 5 gallon.
4. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking
stalls.
5. All private slopes of 5 feet or more in vertical height and of 5:1 or greater slope,but less than 2:1
slope,shall be,at minimum, irrigated and landscaped with appropriate ground cover for erosion
control. Slope planting required by this section shall include a permanent irrigation system to be
installed by the developer prior to occupancy.
6. All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2:1 or greater
slope shall be landscaped and irrigated for erosion control and to soften their appearance as
follows: one 15-gallon or larger size tree per each 150 sq.ft.of slope area, 1-gallon or larger size
shrub per each 100 sq.ft.of slope area,and appropriate ground cover. In addition,slope banks
in excess of 8 feet in vertical height and 2:1 or greater slope shall also include one 5-gallon or
larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in
staggered clusters to soften and vary slope plane. Slope planting required by this section shall
include a permanent irrigation system to be installed by the developer prior to occupancy.
7. 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.
8. The final design of the perimeter parkways,walls,landscaping,and sidewalks shall be included in
the required landscape plans and shall be subject to City Planner review and approval and
coordinated for consistency with any parkway landscaping plan which may be required by the
Engineering Department.
9. Landscaping and irrigation systems required to be installed within the public right-of-way on the
perimeter of this project area shall be continuously maintained by the developer.
10. All walls shall be provided with decorative treatment. If located in public maintenance areas,the
design shall be coordinated with the Engineering Department.
11. Tree maintenance criteria shall be developed and submitted for City Planner review and approval
prior to issuance of building permits. These criteria shall encourage the natural growth
characteristics of the selected tree species.
12. Landscaping and irrigation shall be designed to conserve water through the principles of
Xeriscape as defined in Chapter 19.16 of the Rancho Cucamonga Municipal Code.
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Project No. DRC2003-00637
Completion Date
H. Signs
1. The signs indicated on the submitted plans are conceptual only and not a part of this approval.
Any signs proposed for this development shall comply with the Sign Ordinance and shall require
separate application and approval by the Planning Department prior to installation of any signs.
2. Directory monument sign(s)shall be provided for apartment,condominium,or town homes prior
to occupancy and shall require separate application and approval by the Planning Department
prior to issuance of building permits.
I. Environmental
1. The developer shall provide each prospective buyer written notice of the City Adopted Special
Studies Zone for the Red Hill Fault, in a standard format as determined by the City Planner,prior
to accepting a cash deposit on any property.
2. Noise levels shall be monitored after construction to verify the adequacy of the mitigation
measures. Noise levels shall be monitored by actual noise level readings taken on-and off-site.
A final acoustical report shall be submitted for City Planner review and approval prior to final
occupancy release. The final report shall also make recommendations as to additional mitigation
measures to reduce noise levels to below City standards, such as, residential exterior noise
levels to below 60 dBA and interior noise attenuation to below 45 dBA.
3. A final acoustical report shall be submitted for City Planner review and approval prior to the
issuance of building permits. The final report shall discuss the level of interior noise attenuation
to below 45 CNEL, the building materials and construction techniques provided, and if
appropriate,verify the adequacy of the mitigation measures. The building plans will be checked
for conformance with the mitigation measures contained in the final report.
4. The applicant shall submit certification from an acoustical engineer that all recommendations of
the acoustical report were implemented in construction, including measurements of interior and
exterior noise levels to document compliance with City standards. Certification shall be
submitted to the Building &Safety Department prior to final occupancy release of the affected
homes.
5. 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 $495.00 prior to the issuance of building permits, guaranteeing satisfactory
performance and completion of all mitigation measures. These funds maybe used by the Cityto
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.
J. Other Agencies
1. The applicant shall contact the U.S. Postal Service to determine the appropriate type and location
of mailboxes. Multi-family residential developments shall provide a solid overhead structure for
mailboxes with adequate lighting. The final location of the mailboxes and the design of the
overhead structure shall be subject to City Planner review and approval prior to the issuance of
building permits.
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Project No. DRC2003-00637
Completion Date
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)
K. General Requirements
1. Submit five complete sets of plans including the following:
a. Site/Plot Plan;
b. Foundation Plan;
C. Floor Plan;
d. Ceiling and Roof Framing Plan;
e. Electrical Plans(2 sets, detached) including the size of the main switch, number and size
of service entrance conductors, panel schedules, and single line diagrams;
I. Plumbing and Sewer Plans, including isometrics, underground diagrams,water and waste
diagram, sewer or septic system location, fixture units, gas piping, and heating and air
conditioning; and
g. Planning Department Project Number (i.e., DRC2003-00637) clearly identified on the
outside of all plans.
2. Submit two sets of structural calculations, energy conservation calculations, and a soils report.
Architect's/Engineer's stamp and "wet" signature are required prior to plan check submittal.
3. Contractors must show proof of State and City licenses and Workers'Compensation coverage to
the City prior to permit issuance.
4. Separate permits are required for fencing and/or walls.
5. Business shall not open for operation prior to posting the Certificate of Occupancy issued by the
Building and Safety Department.
6. Developers wishing to participate in the Community Energy Efficiency Program (CEEP) can
contact the Building and Safety Department staff for information and submittal requirements.
L. Site Development
1. Plans shall be submitted for plan check and approved prior to construction. All plans shall be
marked with the project file number(i.e., DRC2003-00637). The applicant shall comply with the
latest adopted California Codes, and all other applicable codes, ordinances, and regulations in
effect at the time of permit application. Contact the Building and Safety Department for
availability of the Code Adoption Ordinance and applicable handouts.
2. Prior to issuance of building permits for a new residential project or major addition,the applicant
shall pay development fees at the established rate. Such fees may include,but are not limited to:
City Beautification Fee, Park Fee, Drainage Fee,Transportation Development Fee, Permit and
Plan Check Fees,Construction and Demolition Diversion Program deposit and fees and School
Fees. Applicant shall provide a copy of the school fees receipt to the Building and Safety
Department prior to permit issuance.
3. Prior to issuance of building permits for a new commercial or industrial development project or
major addition,the applicant shall pay development fees at the established rate. Such fees may
include but are not limited to: City Beautification Fee, Park Fee, Drainage Fee,Transportation
Development Fee, Permit and Plan Check Fees,Construction and Demolition Diversion Program
deposit and fees and School Fees. Applicant shall provide a copy of the school fees receipt to
the Building and Safety Department prior to permits issuance.
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Project No. DRC2003-00637
Completion Date
4. Street addresses shall be provided by the Building and Safety Official after tract/parcel map
recordation and prior to issuance of building permits.
5. Construction activity shall not occur between the hours of 8:00 p.m. and 6:30 a.m. Monday
through Saturday, with no construction on Sunday or holidays.
6. Construct trash enclosure(s) per City Standard (available at the Planning Department's public
counter).
7. Submit pool plans to the County of San Bernardino's Environmental Health Services Department
for approval.
M. New Structures
1. Provide compliance with the California Building Code (CBC) for property line clearances
considering use, area, and fire-resistiveness.
2. Provide compliance with the California Building Code for required occupancy separations.
3. Roofing material shall be installed per the manufacturer's "high wind" instructions.
4. Plans for food preparation areas shall be approved by County of San Bernardino Environmental
Health Services prior to issuance of building permits.
5. Provide draft stops in attic areas, not to exceed 3,000 square feet, in accordance with CBC
Section 1505.
6. Provide draft stops in attics in line with common walls.
7. Roofing materials shall be Class "A."
8. Exterior walls shall be constructed of the required fire rating in accordance with CBC Table 5-A
9. Openings in exterior walls shall be protected in accordance with CBC Table 5-A.
10. If the area of habitable space above the first floor exceeds 3,000 square feet, then the
construction type shall be V-1 Hour minimum.
11. Walls and floors separating dwelling units in the same building shall be not less than 1-hour
fire-resistive construction.
12. Provide smoke and heat venting in accordance with CBC Section 906.
N. Grading
1. Grading of the subject property shall be in accordance with California Building Code,City Grading
Standards, and accepted grading practices. The final grading plan shall be in substantial
conformance with the approved grading plan.
2. A soils report shall be prepared by a qualified engineer licensed by the State of California to
perform such work.
3. A geological report shall be prepared by a qualified engineer or geologist and submitted at the
time of application for grading plan check.
4. The final grading, appropriate certifications and compaction reports shall be completed,
submitted, and approved by the Building and Safety Official prior to the issuance of building
permits.
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Project No.DRC2003-00637
Completion Date
5. A separate grading plan check submittal is required for all new construction projects and for
existing buildings where improvements being proposed will generate 50 cubic yards or more of
combined cut and fill. The grading plan shall be prepared,stamped, and signed by a California
registered Civil Engineer.
APPLICANT SHALL CONTACT THE ENGINEERING DEPARTMENT, (909) 477-2740, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
O. Dedication and Vehicular Access
1. Rights-of-way and easements shall be dedicated to the City for all interior public streets,
community trails, public paseos,public landscape areas,street trees,traffic signal encroachment
and maintenance, and public drainage facilities as shown on the plans and/or tentative map.
Private easements for non-public facilities (cross-lot drainage, local feeder trails, etc.) shall be
reserved as shown on the plans and/or tentative map.
2. Dedication shall be made of the following rights-of-way on the perimeter streets(measured from
street centerline):
60 total feet on Foothill Boulevard, project site and Sycamore Inn frontage.
30 total feet on Red Hill Country Club Drive.
3. Vehicular access rights shall be dedicated to the City for the following streets, except for
approved openings: Red Hill Country Club Drive.
4. 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.
5. 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.
6. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the
final map.
7. Easements for public sidewalks and/or street trees placed outside the public right-of-way shall be
dedicated to the City.
8. 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: Master Plan Storm Drain South of Foothill Boulevard.
P. Street Improvements
1. All public improvements(interior streets,drainage facilities,community trails,paseos,landscaped
areas, etc.) shown on the plans and/or tentative map shall be constructed to City Standards.
Interior street improvements shall include, but are not limited to,curb and gutter,AC pavement,
drive approaches, sidewalks, street lights, and street trees.
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Project No.DRC2003-00637
Completion Date
2., 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.
3. Construct the following perimeter street improvements including, but not limited to:
Curb& AC. Side- Drive Street Street Comm Median Bike
Street Name Gutter Pvmt walk Appr. Lights Trees Trail Island Trail Other
Foothill Boulevard,project X X (c) (e) X X (d) (f)
site and Sycamore Inn (g)
Frontage (h)
(i)
Red Hill Country Club X X X X X X (g)
Drive
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)Street type. (f)ADA access ramps. (g) Necessary drainage facilities.
(h) Depending on school district requirements, provide a bus bay foe westbound Foothill
Boulevard east of drive entrance; dedicated additional right-of-way as necessary. (i) Modify
traffic signal at Foothill Boulevard and San Bernardino Road.
4. 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.
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Project No.DRC2003-00637
Completion Date
f. Existing City roads requiring construction shall remain open to traffic at all times with _/—J_
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.
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 city.
Foothill Boulevard in Prunus X N.C.N. 3 ft. 20'0.C.informal 15 gal. Fill in
R.O.W.and Median blireiana groupings not more than
25%of total frontage trees.
Foothill Boulevard on- Platanus London Plane 8 ft. Space per on-site plans- 15 gal.
site acerifolia Tree 30'0.C.suggested
Red Hill Country Club Platanus London Plane 8ft. 30'0.C. 15 gal.
Drive acenfolia Tree
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.
Q. 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.
2. Parkway landscaping on the following street(s) shall conform to the results of the respective
Beautification Master Plan: Foothill Boulevard
R. Drainage and Flood Control
1. The project(or portions thereof) is located within a Flood Hazard Zone;therefore,flood protection
measures shall be provided as certified by a registered Civil Engineer and approved by the City
Engineer.
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Project No.DRC2003-00637
Completion Date
2. It shall be the developer's responsibility to have the current FIRM Zone A designation removed _/_/_
from the project area. The developer shall provide drainage and/or flood protection facilities
sufficient to obtain an unshaded "X" designation. The developer's engineer shall prepare all
necessary reports, plans, and hydrologic/hydraulic calculations. A Conditional Letter of Map
Revision (CLOMR) shall be obtained from FEMA prior to final map approval or issuance of
building permits, whichever occurs first. A Letter of Map Revision (LOMB) shall be issued by
FEMA prior to occupancy or improvement acceptance, whichever occurs first.
3. 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.
4. Adequate provisions shall be made for acceptance and disposal of surface drainage entering the
property from adjacent areas.
5. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured
from the outer edge of a mature tree trunk.
S. Utilities
1. The developer shall be responsible for the relocation of existing utilities as necessary.
2. Water and sewer plans shall be designed and constructed to meet the requirements of the
Cucamonga Valley Water District(CVW D), 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.
3. 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.
T. General Requirements and Approvals
1. The separate parcels contained within the project boundaries shall be legally combined into one
parcel prior to issuance of building permits.
2. An easement for a joint use driveway shall be provided prior to final map approval or issuance of
building permits, whichever occurs first, for: Entrance driveway on Foothill Boulevard.
3. Permits shall be obtained from the following agencies for work within their right of-way: San
Bernardino Area Governments.
4. 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.
5. 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.
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Project No.DRC2003-00637
Completion Date
APPLICANT SHALL CONTACT THE POLICE DEPARTMENT, (909) 477-2800, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
U. Security Lighting
1. All parking, common, and storage areas shall have minimum maintained 1-foot candle power.
These areas should be lighted from sunset to sunrise and on photo sensored cell.
2. All buildings shall have minimal security lighting to eliminate dark areas around the buildings,with
direct lighting to be provided by all entryways. Lighting shall be consistent around the entire
development.
V. Security Hardware
1. A secondary locking device shall be installed on all sliding glass doors.
2. One-inch single cylinder dead bolts shall be installed on all entrance doors. If windows are within
40 inches of any locking device, tempered glass or a double cylinder dead bolt shall be used.
3. All garage or rolling doors shall have slide bolts or some type of secondary locking devices.
4. All roof openings giving access to the building shall be secured with either iron bars,metal gates,
or alarmed.
W. Security Fencing
1. All businesses or residential communities with security fencing and gates will provide the police
with a keypad access and a unique code.The initial code is to be submitted to the Police Crime
Prevention Unit along with plans. If this code is changed due to a change in personnel or for any
other reason, the new code must be supplied to the Police via the 24-hour dispatch center at
(909)941-1488 or by contacting the Crime Prevention Unit at(909)477-2800 extension 2474 or
extension 2475.
X. Windows
1. All sliding glass windows shall have secondary locking devices and should not be able to be lifted
from frame or track in any manner.
2. Security/burglar bars are not recommended, particularly in residences, due to the delay or
prevention of a speedy evacuation in case of fire.
Y. Building Numbering
1. At the entrances of commercial or residential complexes, an illuminated map or directory of
project shall be erected with vandal-resistant cover. North shall be at the top and so indicated.
Sign shall be in compliance with Sign Ordinance, including an application for a Sign Permit and
approval by the Planning Department.
2. All developments shall submit an 8'/2"x 11"sheet with the numbering pattern of all multi-tenant
developments to the Police Department.
APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE PROTECTION
PLANNING SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING
CONDITIONS:
SEE ATTACHED
12
RANCHO CUCAMONGA FIRE DISTRICT
STANDARD CONDITIONS
July 14, 2004
Charles Joseph & Associates
Cameo/Sycamore Town Homes
N/S foothill Blvd between San Bernardino & Baker
DRC2003-00637 & SUBTT16605
MFR complex
THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT.
The public water supply must be tested by CVWD at the point of connection. The test must be
conducted prior to the issuance of permits for the Commercial or Condominium buildings in the
development. The water supply must meet or exceed the minimum fire flow requirement for the
most demanding building.
All Structures must be equipped with automatic fire sprinklers "thought-out" in accordance to
NFPA 13.
FSC-1 Public and Private Water Supply
1. Design guidelines for Fire Hydrants: The following provides design guidelines for the spacing and
location of fire hydrants:
a. The maximum distance between fire hydrants in commercial/industrial projects is 300-feet.
No portion of the exterior wall shall be located more than 150-feet from an approved fire
hydrant. For cul-de-sacs, the distance shall not exceed 100-feet.
b. 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.
C. Fire hydrants are to be located. The preferred locations for fire hydrants are:
i. At the entrance(s) to a commercial, industrial or 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.
d. 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.
e. 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 1500
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 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. 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.
3. 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.
4. 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
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 must be obtained prior to submitting the overhead fire sprinkler
system plans.
FSC-4 Requirement for an Automatic Fire Sprinkler Systems
1. Rancho Cucamonga Fire District Ordinance 15, the 2001 California Fire Code and the approved
RCFPD alternative method require that all structures in this development be equipped with
automatic fire sprinklers in accordance to NFPA 13 "Fully Sprinklered".
FSC-5 Fire Alarm System
1. Per the approved alternative method all sprinkler systems in this development must be monitored
by a listed central station 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.
2
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 9-7.
1. Location of Access: All portions of the structures 1s` 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 24-feet.
C. The minimum outside turn radius shall be 50-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.
h. 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: Hardscape access walkways shall be provided from the fire apparatus access
road to all required building exterior openings.
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. All automatic gates shall be provided with a Fire District approved, compatible traffic pre-
emption device. The devices shall be digital. Analog devices are not acceptable. Devices
shall be installed in accordance with the manufacturer's instructions and specifications.
b. Vehicle access gates shall be provided with an approved Fire District Knox Key Switch.
C. The key switch shall be located outside and immediately adjacent to the gate for use in the
event that the traffic pre-emption device fails to operate.
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d. A traffic loop device must be installed to allow exiting from the complex.
e. The gate shall remain in the open position for not less than 20-minutes and shall
automatically reset.
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: The approved mitigation measures must be clearly noted on
the site plan. A copy of the approved Alternative Method application 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.
• Public Assembly, LPG or Gas Fuel Vehicles in Assembly Buildings
• Tents, Canopies and/or Air Supported Structures, Liquefied Petroleum Gases
FSC-13 Alternate Method Application
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 Access Agreement: The plan as submitted indicate that the required Fire Department
access:
a. Is located on property which is not under the control of the applicant; or
b. Crosses a property line; or
C. Is shared by multiple owners; or
d. Is located on common space under the control of an owner's association
Please provide a permanent access agreement granting irrevocable use of the property to the Fire
District. The agreement shall include a statement that no obstruction, gate, fence, building or other
structure shall be placed within the dedicated access without Fire District approval. The recorded
agreement shall include a copy of the site plan. The agreement shall be presented to Fire
Construction Services for review and approval, prior to recordation. The agreement shall be
recorded with the Recorder's Office, County of San Bernardino.
To assist Fire Construction Services in reviewing the agreement the following shall be included in
the submittal:
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a. The current title reports to provide a legal description and proof of ownership for all properties
included in the agreement.
b. The assessor's parcel numbers of each parcel subject to the agreement.
C. A scaled site plan showing the path of the Fire District access, the width, turn radii and slope
of roadway surface shall be provided. The access roadway shall comply with the
requirements of the RCFPD Fire Lane Standard #9-7.
2. Reciprocal Water Covenant and Agreement: The plans as submitted indicate that a required
private fire mains or appurtenances
a. Pass through or are located on property not under the control of the applicant; or
b. Crosses a property line; or
C. Provide service to adjacent properties; or
d. Is located on common space under the control of an owner's association; or
e. Is shared by multiple owners.
Please provide a permanent maintenance and service agreement between the owner for the
private water mains, fire hydrants and fire protection equipment essential to the water supply. The
agreement shall meet the form and content approved by the Rancho Cucamonga Fire District. The
agreement shall be submitted to Fire Construction Services for review and approval, prior to
recordation. The agreement shall be recorded within the Recorder's Office, County of San
Bernardino.
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
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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".
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.
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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
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. 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.
12. Mapping Site Plan: Prior to the issuance of a Certificate of Occupancy, a 8 Y2" 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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