HomeMy WebLinkAbout08-67 - Resolutions RESOLUTION NO. 08-67
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO
CUCAMONGA, CALIFORNIA,APPROVING TENTATIVE TRACT MAP SUBTT18466,
A REQUEST TO SUBDIVIDE A PROPERTY OF 9.56 ACRES INTO 43 LOTS FOR
THE PURPOSES OF RESIDENTIAL DEVELOPMENT IN THE LOW-MEDIUM
RESIDENTIAL DISTRICT, ETIWANDA SPECIFIC PLAN (SOUTH OVERLAY AND
ETIWANDA AVENUE OVERLAY DISTRICTS), LOCATED AT THE SOUTHEAST
CORNER OF ETIWANDA AND MILLER AVENUES; AND MAKING FINDINGS IN
SUPPORT THEREOF -APN: 1100-131-01.
A. Recitals.
1. Albert A. Webb Associates, on behalf of Anthony Vernola, filed an application for the approval of
Tentative Parcel Map SUBTT18466, as described in the title of this Resolution. Hereinafter in this Resolution,
the subject Tentative Tract Map request is referred to as "the application."
2. On the 10th day of December 2008, the Planning Commission of the City of Rancho Cucamonga
conducted a duly noticed public hearing on the application and concluded said hearing on that date.
3. All legal prerequisites prior to the adoption of this Resolution have occurred.
B. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the
City of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of
this Resolution are true and correct.
2. Based upon the substantial evidence presented to this Commission during the above-referenced
public hearing on December 10, 2008, including written and oral staff reports, togetherwith public testimony,
this Commission hereby specifically finds as follows:
a. The application applies to a parcel of about 417,300 square feet (9.56 acres) in the
Low-Medium (LM) Residential District within the Etiwanda Specific Plan (South Overlay), located at the
southeast corner of Etiwanda and Miller Avenues; and
b. The project site is a square parcel with dimensions of about 660 feet (north-to-south) by
about 660 feet (east-to-west); and
C. To the north and south are single-family residences, to the east is Perdew Elementary
School, and across the street is an apartment complex. The zoning of the property and all surrounding
properties to the east, north, and south is Low-Medium (LM) Residential District and the property to the west
is zoned Medium (M) Residential District. All properties are within the Etiwanda Specific Plan (South
Overlay); and
d. Portions of the subject property and surrounding properties that are within about 200 feet of
Etiwanda Avenue are also within the Etiwanda Avenue Overlay and are subject to special development
standards as described in the Etiwanda Specific Plan; and
e. The site is vacant and formerly was a vineyard. Other vegetation on-site includes short
grasses and shrubs; and
PLANNING COMMISSION RESOLUTION NO. 08-67
SUBTT18466 —ALBERT A. WEBB ASSOCIATES
December 10, 2008
Page 2
f. The application contemplates the subdivision of the subject parcel into 43 lots for
single-family residential development. The applicant does not intend to construct the homes at this time;and
g. Individual lot areas will range between 5,500 square feet to 19,403 square feet with an
average of 7,418 square feet (these dimensions exceed the minimum of 5,000 square feet with a minimum
average of 6,000 square feet),the depth of each lot will be at least 90 feet, and the width of each lot will be at
least 50 feet (with 50 percent of these lots having a minimum width of 55 feet); and
h. As the applicant has not submitted any applications to develop the site, any proposals for
construction of residential structures on these parcels will be subject to review and action by the Planning
Commission at a later date. These parcels will remain vacant until then; and
i. All lots will have access to a public right-of-way. The applicant will construct new streets and
all lots will have direct driveway access.
3. Based upon the substantial evidence presented to this Commission during the above-referenced
public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above,this Commission
hereby finds and concludes as follows:
a. The Tentative Tract Map is consistent with the General Plan, Development Code, and any
applicable specific plans; and
b. The design or improvements of the Tentative Tract Map is consistent with the General Plan,
Development Code, and the Etiwanda Specific Plan; and
C. The site is physically suitable for the type of development proposed; and
d. The design of the subdivision is not likely to cause substantial environmental damage and
avoidable injury to humans and wildlife or their habitat; and
e. The Tentative Tract Map is not likely to cause serious public health problems; and
f. The design of the Tentative Tract Map will not conflict with any easement acquired by the
public at large, now of record, for access through or use of the property within the proposed subdivision.
4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration,
together with all written and oral reports included for the environmental assessment for the application, the
Planning Commission finds that there is no substantial evidence that the project will have a significant effect
upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto,
and incorporated herein by this reference, based upon the findings as follows:
a. Pursuant to the California Environmental Quality Act ("CEQX) and the City's local CEQA
Guidelines, City staff prepared an Initial Study of the potential environmental effects of the project. Based on
the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation
measures, there would be no substantial evidence that the project would have a significant effect on the
environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, City
staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative
Declaration.
b. The Planning Commission has reviewed the Mitigated Negative Declaration and all
comments received regarding the Mitigated Negative Declaration and, based on the whole record before it,
finds: (i)that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii)that, based
on the imposition of mitigation measures, there is no substantial evidence that the project will have a
PLANNING COMMISSION RESOLUTION NO. 08-67
SUBTT18466—ALBERT A. WEBB ASSOCIATES
December 10, 2008
Page 3
significant effect on the environment. The Planning Commission further finds that the Mitigated Negative
Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these
findings, the Planning Commission hereby adopts the Mitigated Negative Declaration.
C. The Planning Commission has also reviewed and considered the Mitigation Monitoring
Program for the project that has been prepared pursuant to the requirements of Public Resources Code
Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures
during project implementation. The Planning Commission therefore adopts the Mitigation Monitoring Program
for the project.
d. Pursuant to the requirements of California Fish and Game Code Section 711.4 and Title 14
of the California Code of Regulations, Section 753.5, the Planning Commission finds, based on the Initial
Study, the Mitigated Negative Declaration, and considering the record as a whole, that there is no evidence
before the City that the proposed project will have the potential for an adverse effect on wildlife resources or
the habitat upon which the wildlife depends. The site has been previously disced and weed abated. Based
on substantial evidence, the Planning Commission hereby makes a declaration rebutting the presumption of
adverse effect as set forth in California Department of Fish and Game Regulation 753.5 (Title 14 of the
California Code of Regulations Code, Section 753.5.)
5. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring
Program, and all other materials which constitute the record of proceedings upon which the Planning
Commission's decision is based is the Planning Director of the City of Rancho Cucamonga. Those
documents are available for public review in the Planning Department of the City of Rancho Cucamonga
located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750.
Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above, this Commission
hereby approves the application subject to each and every condition set forth below and in the Standard
Conditions, attached hereto, and incorporated herein by this reference.
Planning Department
1) Approval is for the subdivision of a single parcel (APN: 1100-131-01) of about
417,300 square feet(9.56 acres) at the southeast corner of Etiwanda and Miller
Avenues into 43 separate parcels.
2) Development of all lots shall be in accordance with the standards and
requirements applicable to the Low-Medium Residential District, Etiwanda
Specific Plan (South Overlay) as described in Figure 5-3 Basic Development
Standards of the Etiwanda Specific Plan.
3) Lots 20, 21, 37, and 38 shall also be developed in accordance with the
standards and requirements applicable to properties within Etiwanda Specific
Plan (Etiwanda Avenue Overlay) as described in Figure 5-3 Basic Development
Standards of the Etiwanda Specific Plan.
4) Prior to recordation of the Final Map, a Conditional Use Permit application, as
required by Section 5.25.303 of the Etiwanda Specific Plan, shall be submitted
for review and action by the Planning Commission.
5) All setback lines shall be shown on the Final Map.
PLANNING COMMISSION RESOLUTION NO. 08-67
SUBTT18466 —ALBERT A. WEBB ASSOCIATES
December 10, 2008
Page 4
6) Lots 20, 21, and 37 through 43 shall adhere to the side yard requirements
(20-foot minimum) as indicated in the sound study prepared by Albert A. Webb
Associates, Figure 3. The outdoor protected areas located in the east side
yards of these lots shall be shown on the Final Map. A deed restriction shall be
recorded in the Covenants, Conditions, and Restrictions(CC&Rs)documenting
that the construction of enclosed structures of any kind is prohibited in these
areas.
7) For sound mitigation purposes, Lot 38 shall not be subdivided and remain as
shown on Tentative Tract SUBTT18466. The Final Tract Map and a deed
restriction shall be recorded in the CC&Rs documenting that Lot 38 shall be
precluded from future land subdivisions.
8) When house product is submitted, a sound study shall be conducted to analyze
the adequacy of house blocking for sound attenuation purposes for the
protected areas for Lots 20, 21, and 37 through 43.
9) When house product is submitted at a future date, an interior noise analysis
shall be prepared by an acoustical engineer to assess any necessary
construction materials and STC window rating requirements in order to achieve
the required 45dBA interior rating.
10) The developer shall include a disclosure to all prospective buyers indicating that
under extreme circumstances, noise levels could exceed the City's standard
because of the proximity of the 1-15 Freeway. The final wording of the
disclosure shall be subject to City Attorney and Planning Director review and
approval.
11) All walls (including wall/fence combinations) shall be limited to a maximum
height of 6 feet. If it is determined that walls in excess of 6 feet are required,
then a Minor Exception or Variance shall be submitted for review by the
Planning Director and/or Planning Commission priorto construction of the walls.
12) Double-wall/fence conditions shall be eliminated, if possible:
a) The applicant shall contact the administration at Perdew Elementary
School to obtain permission to remove the existing chain link fence that is
currently along the east property line.
b) The applicant shall coordinate with the property owners to the south any
activity relating to new wall construction (or protection of the existing wall)
along the common property line.
13) Stone curbing shall be provided at Etiwanda Avenue, or shall be restored or
reconstructed (if it already exists), in conformance with adopted City standards
acceptable to the Historic Preservation Commission. The design of the curb and
construction details shall be provided prior to approval of the Street
Improvement Plans.
PLANNING COMMISSION RESOLUTION NO. 08-67
SUBTT18466 —ALBERT A. WEBB ASSOCIATES
December 10, 2008
Page 5
14) Enhanced landscaping shall be provided at the northwest corner of the project
site, immediately adjacent to the intersection of Etiwanda and Miller Avenues.
The applicant shall coordinate with Caltrans the development of a Landscape
Plan and forward it to the City for review and approval prior to Final Map
recordation.
Engineering Department
1) Etiwanda Avenue frontage improvements are to be in accordance with City
"Secondary Arterial" standards and Etiwanda Specific Plan Figure 5-23,
including:
a) Provide cobble curb and gutter, 5-foot wide property line adjacent
sidewalk, and street pavement to join existing pavement to satisfaction of
the City Engineer.
b) Provide 9500 Lumen HPSV streetlights and street trees in accordance with
City requirements.
c) Protect existing traffic signal equipment.
d) Protect existing traffic signing and striping including R 26(s) "No Stopping"
signs if possible or provide traffic signing and striping including R 26(s)
"No Stopping" signs as required.
e) Provide a Class II Bike Lane along the Etiwanda Avenue frontage.
f) There shall be no driveway access to Etiwanda Avenue.
g) Access ramps shall be provided where missing for the whole intersection
of Etiwanda Avenue and Miller Avenue/Church Street intersection.
h) Provide access ramp(s) at the south east corner of Etiwanda and Miller
Avenues.
2) Etiwanda Avenue improvements and traffic stripping are to transition from the
south tract boundary to the south median nose of the 1-15 Freeway overpass.
3) Miller Avenue frontage improvements are to be in accordance with the City
"Secondary Arterial " standards and Etiwanda Specific Plan Figure 5-29, as
required, including:
a) Provide curb and gutter, property line adjacent sidewalk, and street
pavement to join existing pavement to satisfaction of the City Engineer.
b) Provide 9500 Lumen HPSV streetlights and streettrees in accordancewith
City requirements.
c) There shall be no driveway access to Miller Avenue.
d) Protect existing traffic signal equipment.
PLANNING COMMISSION RESOLUTION NO. 08-67
SUBTT18466 —ALBERT A. WEBB ASSOCIATES
December 10, 2008
Page 6
e) Protect existing traffic signing and striping including R 26(s) "No Stopping"
signs if possible or provide traffic signing and striping including R 26(s)
"No Stopping" signs as required.
4) Internal streets are to be improved in accordance with City "Local Street"
standards, as required, including:
a) Provide curb, gutter, drive approaches, property line adjacent sidewalk,
and asphalt pavement as required. All drive approaches shall be in
accordance with City Driveway Policy.
b) Provide 5800 Lumen HPSV streetlights and streettrees in accordancewith
City requirements.
c) Provide traffic signage and striping as required.
d) Provide street knuckle and cul-de-sac per City Standards 110 and 111,
respectively. Access ramps shall be provided at all intersections
(excluding knuckles).
5) Vertical curves on Local Street are required for all grade breaks greater than
50 percent per City Street Design Policy. Adjust on-site grading as needed.
6) The Etiwanda School District has installed a private storm drain through their
site to join an existing local storm drain in Margaux Place (located in
Tract 15711), which also collects undeveloped runoff from the subject property.
The developer of Tract 18466 shall replace the private storm drain with a public
facility and extend it on-site, in addition to paying drainage fees for Area 9 of the
Etiwanda/San Sevaine Area Drainage Policy.
a) All sump catch basins and laterals shall be designed to handle Q100
b) Extend the local storm drain system as far on-site as needed to contain
Q25 within tops of curbs, Q100 within rights-of-way and provide a 10-foot dry
lane in Q10.
c) The cost of local storm drains shall be borne by this development with no
fee credit.
7) Development within the Etiwanda/San Sevaine Drainage Area is responsible for
the City's adopted drainage fee (master plan and regional) as well as
reimbursement to other development, or the City,for oversizing of local drainage
facilities as determined by the City Engineer. City fees shall be paid prior to final
map approval.
a) For the portion of Drainage Area 9 south of Base Line Road, the Master
Plan drainage fee is currently $28,800 per net acre, but subject to annual
adjustment.
b) For Drainage Area 9,the Regional Mainline drainage fee is$7,800 per net
acre and there are no Secondary Regional fees.
PLANNING COMMISSION RESOLUTION NO. 08-67
SUBTT18466 —ALBERT A. WEBB ASSOCIATES
December 10, 2008
Page 7
c) Tract 15711 has provided land for an area-wide detention basin. The
owner of the land is eligible for reimbursement to recover the proportionate
cost of the land and ultimate basin related facilities (outlet, etc.). The fair
share amount has been determined to be$5,000 per acre, which shall be
paid prior to building permit issuance.
8) Prior to City acceptance of storm drain facilities, the developer is obligated to
obtain video picture of drainage facilities as directed by the City inspector. Hard
copy of video must be given to the City.
9) Water Quality Management Plan Best Management Practices (BMPs), filters,
etc., shall not be placed in City catch basins.
10) Private drop inlets to accommodate grading of Lot 11 to the rear southeast
corner of the lot shall be shown on storm drain plans.
11) Prepare public Landscape Maintenance District (LMD) plans for lots that"back
on" to Miller Avenue (38 through 43). Perimeter wall shall be a minimum of
5 feet behind the sidewalk. Provide public landscape easement on the final
map. Provide mow strips per City standards at all end limits of the LIVID areas.
The side yard of Lot 43 is not in the LIVID.
12) Owners of Lots with Etiwanda Avenue frontage (20, 21, 37, and 38) shall
maintain the proposed parkway planting area between the back of curb and the
right-of-way and any sidewalk easements between lots if applicable. Install
private landscaping and irrigation systems in these areas prior to public
improvements being accepted by the City. Access shall be provided through
walls or fences for the private maintenance of the parkway.
13) Owners of corner side yard Lots 1, 20, 21, 28, 30, 37, 38, and 43 shall maintain
their proposed parkways and the planting area between the back of sidewalk
and perimeter walls. Side yard screen walls should not extend beyond the front
of structures. Walls along the side yards shall be setback a minimum of 5 feet
from the back of sidewalk, or as directed by the Planning Department.
a) Install private landscaping and irrigation systems in the side yards along
the streets prior to public improvements being accepted by the City.
14) An in-lieu fee as contribution to the future undergrounding of the existing
overhead utilities (telecommunications and electrical, except for the 66 kV
electrical) on the opposite side of Miller Avenue shall be paid to the City prior to
the issuance of building permits. The fee shall be one-half the City adopted unit
amount times the length from the center of Etiwanda Avenue to the east project
boundary.
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
PLANNING COMMISSION RESOLUTION NO. 08-67
SUBTT18466 —ALBERT A. WEBB ASSOCIATES
December 10, 2008
Page 8
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 comply with SCAQMD Rules 402 and 403.
Additionally, contractors shall include the following provisions:
• Reestablish ground cover on the construction site through seeding and
watering.
• Pave or apply gravel to any on-site haul roads.
• Phase grading to prevent the susceptibility of large areas to erosion over
extended periods of time.
• Schedule activities to minimize the amounts of exposed excavated soil
during and after the end of work periods.
• Dispose of surplus excavated material in accordance with local ordinances
and use sound engineering practices.
• Sweep streets according to a schedule established by the City if silt is
carried over to adjacent public thoroughfares or occurs as a result of
hauling. Timing may vary depending upon the time of year of construction.
• Suspend grading operations during high winds (i.e., wind speeds
exceeding 25 mph) in accordance with Rule 403 requirements.
• Maintain a minimum 24-inch freeboard ratio on soils haul trucks or cover
payloads using tarps or other suitable means.
6) The site shall be treated with water or other soil-stabilizing agent (approved by
SCAQMD and Regional Water Quality Control Board [RWQCB])daily to reduce
Fine Particulate Matter (PM10) emissions, in accordance with SCAQMD
Rule 403.
PLANNING COMMISSION RESOLUTION NO. 08-67
SUBTT18466 —ALBERT A. WEBB ASSOCIATES
December 10, 2008
Page 9
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 structures shall be required to incorporate
high-efficiency/low-polluting heating, air conditioning, appliances, and water
heaters.
11) All residential structures shall be required to incorporate thermal pane windows
and weather-stripping.
Cultural Resources
1) If any prehistoric archaeological resources are encountered before or during
grading, the developer will retain a qualified archaeologist to monitor
construction activities, to take appropriate measures to protect or preserve them
for study. With the assistance of the archaeologist, the City of Rancho
Cucamonga will:
• Enact interim measures to protect undesignated sites from demolition or
significant modification without an opportunity for the City to establish its
archaeological value.
• Consider establishing provisions to require incorporation of archaeological
sites within new developments, using their special qualities as a theme or
focal point.
• Pursue educating the public about the archaeological heritage of the area.
• 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:
PLANNING COMMISSION RESOLUTION NO. 08-67
SUBTT18466—ALBERT A. WEBB ASSOCIATES
December 10, 2008
Page 10
• 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).
• Submit a summary report to the City of Rancho Cucamonga. Transfer
collected specimens with a copy of the report to the San Bernardino
Country Museum.
Geology and Soils
1) The site shall be treated with water or other soil-stabilizing agent (approved by
SCAQMD and RWQCB) daily to reduce PM10 emissions, in accordance with
SCAQMD Rule 403 or re-planted with drought resistant landscaping as soon as
possible.
2) Frontage public streets shall be swept according to a schedule established by
the City to reduce PM10 emissions associated with vehicle tracking of soil
off-site. Timing may vary depending upon the time of year of construction.
3) Grading operations shall be suspended when wind speeds exceed 25 mph to
minimize PM10 emissions from the site during such episodes.
4) Chemical soil-stabilizers(approved by SCAQMD and RWQCB)shall be applied
to all inactive construction areas that remain inactive for 96 hours or more to
reduce PM10 emissions.
Hydrology and Water Quality
1) Prior to issuance of grading permits, the permit applicant shall submit to the
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 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
PLANNING COMMISSION RESOLUTION NO. 08-67
SUBTT18466 —ALBERT A. WEBB ASSOCIATES
December 10, 2008
Page 11
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) The developer shall implement the BMPs identified in the Water Quality
Management Plan (WQMP), prepared by Albert A. Webb Associates, to reduce
pollutants after construction entering the storm drain system to the maximum
extent practical.
6) Landscaping plans shall include provisions for controlling and minimizing the
use of fertilizers/pesticides/herbicides. Landscaped areas shall be monitored
and maintained for at least two years to ensure adequate coverage and stable
growth. Plans for these areas, including monitoring provisions for a minimum of
two years, shall be submitted to the City for review and approval prior to the
issuance of grading permits.
7) Prior to issuance of building permits, the applicant shall submit to the City
Engineer for approval of a WQMP, including a project description and identifying
BMPs that will be used on-site to reduce pollutants into the storm drain system
to the maximum extent practicable. The WQMP shall identify the structural and
non-structural measures consistent with the Guidelines for New Development
and Redevelopment adopted by the City of Rancho Cucamonga in June 2004.
8) Prior to issuance of grading or paving permits,the applicant shall obtain a Notice
of Intent (NOI) to comply with obtaining coverage under the National Pollutant
Discharge Elimination System (NPDES) General Construction Storm Water
Permit from the State Water Resources Control Board. Evidence that this has
been obtained (i.e., a copy of the Waste Discharger's Identification Number)
shall be submitted to the City Building Official for coverage under the NPDES
General Construction Permit.
Noise
1) A 6-foot high masonry wall shall be constructed along the Miller Avenue frontage
for Lots 39 through 43.
2) Lots 20, 21, and 37 through 43 shall adhere to the side yard requirements
(20-foot minimum) as indicated in the sound study prepared by Albert A. Webb
Associates, Figure 3.
3) When house product is submitted at a future date, an interior noise analysis
shall be prepared by an acoustical engineer to assess any necessary
PLANNING COMMISSION RESOLUTION NO. 08-67
SUBTT18466 —ALBERT A. WEBB ASSOCIATES
December 10, 2008
Page 12
construction materials and STC window rating requirements in order to achieve
the required 45dBA interior rating.
4) 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.
5) Construction or grading noise levels shall not exceed the standards specified in
Development Code Section 17.02.120-D, as measured at the property line.
Developer shall hire a consultant to perform weekly noise level monitoring as
specified in Development Code Section 17.02.120. Monitoring at other times
may be required by the Building Official. Said consultant shall report their
findings to the Building Official within 24 hours; however, if noise levels exceed
the above standards, then the consultant shall immediately notify the Building
Official. If noise levels exceed the above standards, then construction activities
shall be reduced in intensity to a level of compliance with above noise standards
or halted.
6) The perimeter block wall shall be constructed as early as possible in the first
phase.
7) Haul truck deliveries shall not take place between the hours of 8:00 p.m. and
6:30 a.m. on weekdays, including Saturday, or at any time on Sunday or a
national holiday. Additionally, if heavy trucks used for hauling would exceed
100 daily trips (counting both to and from the construction site), then the
developer shall prepare a noise mitigation plan denoting any construction traffic
haul routes. To the extent feasible, the plan shall denote haul routes that do not
pass sensitive land uses or residential dwellings.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 10TH DAY OF DECEMBER 2008.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Richard B. Fletcher, Cha1,44x/
ATTEST: ( � �'
Jam R. Troyer, AICP, Secretary
I, James R. Troyer, AICP, 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 1 Oth day of December 2008, by the following vote-to-wit:
PLANNING COMMISSION RESOLUTION NO. 08-67
SUBTT18466 —ALBERT A. WEBB ASSOCIATES
December 10, 2008
Page 13
AYES: COMMISSIONERS: FLETCHER, HOWDYSHELL, MUNOZ, STEWART, WIMBERLY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
City of Rancho Cucamonga
MITIGATION MONITORING
PROGRAM
Project File No.: Tentative Tract Map SUBTT18466
This Mitigation Monitoring Program (MMP)has been prepared for use in implementing the mitigation
measures identified in the Mitigated Negative Declaration forthe above-listed project. This program
has been prepared in compliance with State law to ensure that adopted mitigation measures are
implemented (Section 21081.6 of the Public Resources Code).
Program Components -This MMP contains the following elements:
1. Conditions of approval that act as impact mitigation measures are recorded with the action and
the procedure necessary to ensure compliance.The mitigation measure conditions of approval
are contained in the adopted Resolution of Approval for the project.
2. A procedure of compliance and verification has been outlined for each action necessary. This
procedure designates who will take action, what action will be taken and when, and to whom
and when compliance will be reported.
3. The MMP has been designed to provide focused, yet flexible guidelines. As monitoring
progresses, changes to compliance procedures may be necessary based upon
recommendations by those responsible for the program.
Program Management -The MMP will be in place through all phases of the project. The project
planner, assigned by the Planning Director, shall coordinate enforcement of the MMP. The project
planner oversees the MMP and reviews the Reporting Forms to ensure they are filled out correctly
and proper action is taken on each mitigation. Each City department shall ensure compliance of the
conditions (mitigation) that relate to that department.
Procedures - The following steps will be followed by the City of Rancho Cucamonga.
1. A fee covering all costs and expenses, including any consultants' fees, incurred by the City in
performing monitoring or reporting programs shall be charged to the applicant.
2. A MMP Reporting Form will be prepared for each potentially significant impact and its
corresponding mitigation measure identified in the Mitigation Monitoring Checklist, attached
hereto. This procedure designates who will take action, what action will be taken and when,and
to whom and when compliance will be reported. All monitoring and reporting documentation will
be kept in the project file with the department having the original authority for processing the
project. Reports will be available from the City upon request at the following address:
City of Rancho Cucamonga - Lead Agency
Planning Department
10500 Civic Center Drive
Rancho Cucamonga, CA 91730
MITIGATION MONITORING PROGRAM
TENTATIVE TRACT MAP SUBTT18466—ALBERT A. W EBB ASSOCIATES
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3. Appropriate specialists will be retained if technical expertise beyond the City staff's is needed,as
determined by the project planner or responsible City department,to monitor specific mitigation
activities and provide appropriate written approvals to the project planner.
4. The project planner or responsible City department will approve, by signature and date, the
completion of each action item that was identified on the MMP Reporting Form. After each
measure is verified for compliance, no further action is required for the specific phase of
development.
5. All MMP Reporting Forms for an impact issue requiring no further monitoring will be signed off
as completed by the project planner or responsible City department at the bottom of the MMP
Reporting Form.
6. Unanticipated circumstances may arise requiring the refinement or addition of mitigation
measures. The project planner is responsible for approving any such refinements or additions.
An MMP Reporting Form will be completed bythe project planner or responsible Citydepartment
and a copy provided to the appropriate design, construction, or operational personnel.
7. The project planner or responsible City department has the authority to stop the work of
construction contractors if compliance with any aspects of the MMP is not occurring 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.
8. Any conditions (mitigation) that require monitoring after project completion shall be the
responsibility of the City of Rancho Cucamonga Planning Division. The Division shall require
the applicant to post any necessary funds (or other forms of guarantee) with the City. These
funds shall be used by the City to retain consultants and/or pay for City staff time to monitor and
report on the mitigation measure for the required period of time.
9. In those instances requiring long-term project monitoring, the applicant shall provide the City
with a plan for monitoring the mitigation activities at the project site and reporting the monitoring
results to the City. Said plan shall identify the reporter as an individual qualified to know whether
the particular mitigation measure has been implemented. The monitoring/reporting plan shall
conform to the City's MMP and shall be approved by the Community Development Director or
Planning Director prior to the issuance of building permits.
MITIGATION MONITORING CHECKLIST (INITIAL STUDY PART III)
Project File No.: Tentative Tract Map SUBTT18466 Applicant: Albert A. Webb Associates
Initial Study Prepared by: Mike Smith, Associate Planner Date: November 19. 2008
ResponsibleMitigation Measures No./
Implementing Action for Monitoring Frequency Verification Verification Date finitials Non-Compliance
Air Quality
All construction equipment shall be maintained in good PD 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 PD/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 PD 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:
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Mitigation Measures No.I Responsible Monitoring Timing of
of Verif led Sanctions for
Implementing Action for Monitoring Frequency Verification Verification Date/initials Non-Compliance
• Reestablish ground cover on the construction site BO C Review of plans A/C 2/4
through seeding and watering.
• 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 BO C Review of plans A/C 2/4
exposed excavated soil during and after the end of
work periods.
• Dispose of surplus excavated material in BO C Review of plans A 4
accordance with local ordinances and use sound
engineering practices.
• Sweep streets according to a schedule established BO C During A 4
by the City if silt is carried over to adjacent public construction
thoroughfares or occurs as a result of hauling.
Timing may vary depending upon time of year of
construction.
• Suspend grading operations during high winds(i.e., BO C During A 4
wind speeds exceeding 25 mph) in accordance with construction
SCAQMD Rule 403 requirements.
• Maintain a minimum 24-inch freeboard ratio on soils BO C During A 4
haul trucks or cover payloads using tarps or other Construction
suitable means.
The site shall be treated with water or other BO C During A 4
soil-stabilizing agent (approved by SCAQMD and construction
Regional Water Quality Control Board [RWQCB]) daily
to reduce 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 PM10 emissions.
The construction contractor shall utilize electric or clean BO C Review of plans A/C 4
alternative fuel-powered equipment where feasible. I I J
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Mitigation Measures No. Responsible Monitoring Timing of
of Verif led Sanctions for
Implementing Action for Monitoring Frequency Verification Verification Date/initials Non-Compliance
The construction contractor shall ensure that BO C Review of plans A/C 2/4
construction-grading plans include a statement that work
crews will shut off equipment when not in use.
All residential structures shall be required to incorporate BO C/D Review of plans C 2/4
high-efficiency/low-polluting heating, air conditioning,
appliances, and water heaters.
All residential structures shall be required to incorporate BO C/D Review of plans C 2/4
thermal pane windows and weather-stripping.
Cultural Resources
If any prehistoric archaeological resources are
encountered before or during grading,the developer will
retain a qualified archaeologist to monitor construction
activities, to take appropriate measures to protect or
preserve them for study. With the assistance of the
archaeologist, the City of Rancho Cucamonga will:
• Enact interim measures to protect undesignated PD/BO C Review of report A/D 3/4
sites from demolition or significant modification
without an opportunity for the City to establish its
archaeological value.
Consider establishing provisions to require PD/BO C Review of report A/D 3/4
incorporation of archaeological sites within new
developments, using their special qualities as a
theme or focal point.
• Pursue educating the public about the PD/BO C Review of report A/D 3/4
archaeological heritage of the area.
• Propose mitigation measures and recommend PD/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 CECA
guidelines.
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Mitigation Measures No. Responsible
Implementing Action for Monitoring Frequency Verification Verification Date/initials Non-Compliance
Prepare a technical resources management report, PD 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 PD 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 PD B Review of report A/D 4
equipped to allow the rapid removal of fossils with
minimal construction delay, to the site full-time
during the interval of earth-disturbing activities.
Should fossils be found within an area being cleared Bo B/C Review of report A/D 4
or graded, divert earth-disturbing activities
elsewhere until the monitor has completed salvage.
If construction personnel make the discovery, the
grading contractor should immediately divert
construction and notify the monitor of the find.
• Prepare, identify,and curate all recovered fossils for PD D Review of report D 3
documentation in the summary report and transfer to
an appropriate depository (i.e., San Bernardino
County Museum).
Submit a summary report to the City of Rancho PD D Review of report D 3
Cucamonga. Transfer collected specimens with a
copy to the report to San Bernardino County
Museum.
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Mitigation Measures No. Responsible
Implementing Action for Monitoring Frequency Verification Verification Date/initials Non-Compliance
Geology and Soils
The site shall be treated with water or other BO C During A 4
soil-stabilizing agent (approved by SCAQMD and construction
RWQCB)daily to reduce PM,o emissions,in accordance
with SCAQMD Rule 403 or re-planted with drought
resistant landscaping as soon as possible.
Frontage public streets shall be swept according to a BO C During A 4
schedule established by the City to reduce PM,o construction
emissions associated with vehicle tracking of soil
off-site. Timing may vary depending upon the time of
year of construction.
Grading operations shall be suspended when wind BO C During A 4
speeds exceed 25 mph to minimize PM,o 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 PM,o emissions.
Hydrology and Water Quality
Prior to issuance of grading permits,the permit applicant BO B/C/D Review of plans A/C 2/4
shall submit to the 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.
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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
An erosion control plan shall be prepared, included in BO B/C/D Review of plans A/C 2/4
the grading plan, and implementedfor the proposed
project that identifies specific measures to control
on-site and off-site erosion from the time ground
disturbing activities are initiated through completion of
grading. This erosion control plan shall include the
following measures at a minimum: a)Specify the timing
of grading and construction to minimize soil exposure to
rainy periods experienced in southern California,and b)
An inspection and maintenance program shall be
included to ensure that any erosion which does occur
either on-site or off-site as a result of this project will be
corrected through a remediation or restoration program
within a specified time frame.
During construction, temporary berms such as 60 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.
The developer shall implement the BMPs identified in BO B/C/D Review of plans A/C 2/4
the Water Quality Management Plan(WQMP),prepared
by Albert A.Webb Associates,to reduce pollutants after
construction entering the storm drain system to the
maximum extent practical.
Landscaping plans shall include provisions for BO B/C/D Review of plans A/C 2/4
controlling and minimizing the use of
fertilizers/pesticides/herbicides. Landscaped areas shall
be monitored and maintained for at least two years to
ensure adequate coverage and stable growth. Plans for
these areas, including monitoring provisions for a
minimum of two years,shall be submitted to the City for
review and approval prior to the issuance of grading
permits.
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Mitigation Measures No.I Responsible . . g of Method . Sanctions for
Implementing Action for Monitoring Frequency Verification Verification Date Anitials Non-Compliance
Prior to issuance of building permits,the applicant shall BO B/C/D Review of plans A/C 2/4
submit to the City Engineer for approval of a WOMP,
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
WOMP 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(NO1)to comply
with obtaining coverage under the National Pollutant
Discharge Elimination System (NPDES) General
Construction Storm Water Permit from the State Water
Resources Control Board. Evidence that this has been
obtained (i.e., a copy of the Waste Discharger's
Identification Number) shall be submitted to the City
Building Official for coverage under the NPDES General
Construction Permit.
Noise
A 6--foot high masonry wall shall be constructed along PD B/C/D Review of plans/ A/C 2/4
the Miller Avenue frontage for Lots 39 through 43. During
construction
Lots 20, 21, and 37 through 43 shall adhere to the side PD B/C/D Review of A/C 2/4
yard requirements(20-foot minimum)as indicated in the plans/During
sound study prepared by Albert A. Webb Associates, construction
Figure 3.
When house product is submitted at a future date, an PD B Review of plans C/D 2
interior noise analysis shall be prepared by an acoustical
engineer to assess any necessary construction
materials and STC window rating requirements in order
to achieve the required 45dBA interior rating.
E
ction or grading shall not take place between the BO C During A 4
f 6:00 p.m. and 6:30 a.m. on weekdays, construction
Saturday, or at any time on Sunday or a
holiday.
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Mitigation Measures No. Responsible . of Method of Verif ied Sanctions for
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. The
developer shall hire a consultant to perform weekly
noise level monitoring as specified in Development
Code Section 17.02.120. Monitoring at other times may
be required by the Building Official. Said consultant
shall report their findings to the Building Official within
24 hours; however, if noise levels exceed the above
standards, then the consultant shall immediately notify
the Building Official. If noise levels exceed the above
standards, then construction activities shall be reduced
in intensity to a level of compliance with above noise
standards or halted.
The perimeter block wall shall be constructed as early PD 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.
Key to Checklist Abbreviations
Responsible Person Monitoring Frequency Method of Verification Sanctions
CDD-Community Development Director or designee A-With Each New Development A-On-site Inspection 1 -Withhold Recordation of Final Map
PO-Planning Director 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
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COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
PROJECT #: TENTATIVE TRACT MAP SUBTT18466
SUBJECT: TENTATIVE TRACT MAP
APPLICANT: ALBERT A. WEBB ASSOCIATES (ON BEHALF OF ANTHONY VERNOLA)
LOCATION: SOUTHEAST CORNER OF ETIWANDA AND MILLER AVENUES -APN: 1100-131-01
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.08-67, 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.
3. The applicant shall be required to pay any applicable Fish and Game fees as shown below. The
project planner will confirm which fees apply to this project. All checks are to be made payable to
the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to
the Planning Commission or Planning Director hearing:
a) Mitigated Negative Declaration -$ 1,926.75
B. Time Limits
1. This tentative tract map shall expire, unless extended by the Planning Commission, unless a
complete final map is filed with the City Engineer within 3 years from the date of the approval.
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Project No.SUBTT18466
Completion Date
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, and the Etiwanda Specific Plan.
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 Planning Director.
3. Revised site plans and building elevations incorporating all Conditions of Approval shall be
submitted for Planning Director review and approval prior to the issuance of building permits.
4. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for
consistency prior to issuance of any permits (such as grading, tree removal, encroachment,
building, etc.) or prior to final map approval in the case of a custom lot subdivision,or approved
use has commenced, whichever comes first.
5. Approval of this request shall not waive compliance with all sections of the Development Code,all
other applicable City Ordinances, and applicable Community or Specific Plans in effect at the
time of building permit issuance.
6. Street names shall be submitted for Planning Director review and approval in accordance with the
adopted Street Naming Policy prior to approval of the final map.
7. 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 Planning Director and City Engineer review and approved
prior to the issuance of building permits.
8. The developer shall submit a construction access plan and schedule for the development of all
lots for Planning Director 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.
9. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall
condition would result, the developer shall make a good faith effort to work with the adjoining
property owners to provide a single wall. Developer shall notify, by mail, all contiguous property
owner at least 30 days prior to the removal of any existing walls/ fences along the project's
perimeter.
10. For residential development, return walls and corner side walls shall be decorative masonry.
11. On corner side yards, provide minimum 5-foot setback between walls/fences and sidewalk. The
5-foot wall/fence setback and the parkway shall have landscape and irrigation in addition to the
required street trees. Detailed landscape and irrigation plans shall be submitted for Planning
Director review and approval prior to issuance of building permits. The parkway landscaping
including trees,shrubs,ground covers and irrigation shall be maintained by the property owner.
The developer shall provide each prospective buyer written notice of the parkway maintenance
requirement, in a standard format as determined by the Planning Director, prior to accepting a
cash deposit on any property.
12. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured
products.
D. Landscaping
1. Front yard and corner side yard landscaping and irrigation shall be required per the Development
Code and/or Etiwanda Specific Plan. This requirement shall be in addition to the required street
trees and slope planting.
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Project No.SUBTT18466
Completion Date
2. The final design of the perimeter parkways,walls,landscaping,and sidewalks shall be included in
the required landscape plans and shall be subject to Planning Director review and approval and
coordinated for consistency with any parkway landscaping plan which may be required by the
Engineering Department.
3. 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.
4. All walls shall be provided with decorative treatment. If located in public maintenance areas,the
design shall be coordinated with the Engineering Department.
E. Environmental
1. The developer shall provide each prospective buyer written notice of the 210 and 1-15 Freeways
in a standard format as determined by the Planning Director,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 Planning Director 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 Planning Director 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 Planning Director in the
amount of$557 prior to the issuance of building permits,guaranteeing satisfactory performance
and completion of all mitigation measures. These funds may be used by the City to retain
consultants and/or pay for City staff time to monitor and report on the mitigation measures.
Failure to complete all actions required by the approved environmental documents shall be
considered grounds for forfeit.
APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DEPARTMENT, (909)477-2710,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
NOTE: ANY REVISIONS MAY VOID THESE REQUIREMENTS AND NECESSITATE ADDITIONAL REVIEW(S)
F. General Requirements
1. Submit five complete sets of plans including the following:
a. Site/Plot Plan;
b. Foundation Plan;
C. Floor Plan;
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Project No.SUBTT18466
Completion Date
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;
f. 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(SUBTT18466)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. Developers wishing to participate in the Community Energy Efficiency Program (CEEP) can
contact the Building and Safety Department staff for information and submittal requirements.
G. 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(SUBTT18466). 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. Street addresses shall be provided by the Building and Safety Official after tract/parcel map
recordation and prior to issuance of building permits.
4. 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.
H. 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.
I. 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.
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Project No.SUBTT18466
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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 plan, appropriate certifications and compaction reports shall be completed,
submitted, and approved by the Building and Safety Official prior to the issuance of building
permits.
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:
J. Dedication and Vehicular Access
1. Dedication shall be made of the following rights-of-way on the perimeter streets(measured from
street centerline):
Varies 50 to 65 total feet on Etiwanda Avenue.
Varies 44 to 54 total feet on Miller Avenue.
2. Corner property line cutoffs shall be dedicated per City Standards.
3. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the
final map.
K. 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.
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& A.C. Side- iDrive Street Street Comm Median Bike
Street Name Gutter Pvmt walk Appr. Lights Trees Trail Island Trail Other
Miller Avenue X X X X X
Etiwanda Avenue X X X X X X
Interior Tract Streets X X X X X X
Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement
reconstruction and overlays will be determined during plan check. (c) If so marked, sidewalk
shall be curvilinear per Standard 114. (d) If so marked, an in-lieu of construction fee shall be
provided for this item
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Project No.SUBTT18466
Completion Date
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,priorto
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.
G. Pavement striping,marking,traffic signing,street name signing,traffic signal conduit,and
interconnect conduit shall be installed to the satisfaction of the City Engineer.
d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction
project along major or secondary streets and at intersections for future traffic signals and
interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside
of BCR, ECR, or any other locations approved by the City Engineer
Notes:
1) Pull boxes shall be No.6 at intersections and No.5 along streets,a maximum of 200
feet apart, unless otherwise specified by the City Engineer.
2) Conduit shall be 3-inch galvanized steel with pull rope or as specified.
e. Handicapped access ramps shall be installed on all corners of intersections per City
Standards or as directed by the City Engineer.
f. Existing City roads requiring construction shall remain open to traffic at all times with
adequate detours during construction. Street or lane closure permits are required. A cash
deposit shall be provided to cover the cost of grading and paving,which shall be refunded
upon completion of the construction to the satisfaction of the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be
installed to City Standards, except for single family residential lots.
h. Street names shall be approved by the Planning Director 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.
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Project No. SUBTT18466
Completion Date
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.
ETIWANDA AVENUE
North of Foothill Boulevard Eucalyptus polyanthemos Silver Dollar Gum 5 ft. 30 ft.o.c. 5-gal. Fill-in
MILLER AVENUE
Aligns with Church Street
P.A.8 feet or more Magnolia grandiflora NCN 8 ft. 30 ft.o.c 15-gal. Fill-in
"Majestic Beauty"
P.A.less than 8 ft. Magnolia grandiflora NCN 3 ft. 20 ft.o.c. 15-gal. Fill-in
"St. Mary"
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. A permit shall be obtained from Caltrans for any work within the following right of-way: 1-15
Freeway.
L. Public Maintenance Areas
1. A separate set of landscape and irrigation plans per Engineering Public Works Standards shall be
submitted to the City Engineer for review and approval prior to final map approval or issuance of
building permits, whichever occurs first. The following landscaped parkways, medians, paseos,
easements,trails or other areas shall be annexed into the Landscape Maintenance District: Miller
Avenue at the northwest corner of Etiwanda and Miller Avenues.
2. Public landscape areas are required to incorporate substantial areas(40%)of mortared cobble or
other acceptable non-irrigated surfaces. Provide mow strips and concrete header between all
LIVID areas and private yard maintenance areas.
3. 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.
4. All required public landscaping and irrigation systems shall be continuously maintained by the
developer until accepted by the City.
M. Drainage and Flood Control
1. A final drainage study shall be submitted to and approved by the City Engineer prior to final map
approval or the issuance of building permits, whichever occurs first. All drainage facilities shall
be installed as required by the City Engineer.
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Project No.SUBTT18466
Completion Date
2. 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.
3. Public storm drain easements shall be graded to convey overflows in the event of a blockage in a
sump catch basin on the public street, and provisions made to pass through walls.
N. Utilities
1. Provide separate utility services to each parcel including sanitary sewerage system,water, gas,
electric power, telephone, and cable TV (all underground) in accordance with the Utility
Standards. Easements shall be provided as required.
2. The developer shall be responsible for the relocation of existing utilities as necessary.
3. Water and sewer plans shall be designed and constructed to meet the requirements of the
Cucamonga Valley Water District(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.
4. Approvals have not been secured from all utilities and other interested agencies involved.
Approval of the final parcel map will be subject to any requirements that may be received from
them.
O. General Requirements and Approvals
1. Etiwanda/San Sevaine Area Regional Mainline,Secondary Regional,and Master Plan Drainage
Fees shall be paid prior to final map approval or prior to building permit issuance if no map is
involved.
2. 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.
3. Prior to the issuance of building permits,a Diversion Deposit and related administrative fees shall
be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if
at least 50% of all wastes generated during construction and demolition are diverted from
landfills,and appropriate documentation is provided to the City. Form CD-1 shall be submitted to
the Engineering Department when the first building permit application is submitted to Building and
Safety. Form CD-2 shall be submitted to the Engineering Department within 60 days following
the completion of the construction and/or demolition project.
APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE PROTECTION
PLANNING SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING
CONDITIONS:
SEE ATTACHED
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Rancho Cucamonga Fire Protection District
Fire Construction Services
STANDARD CONDITIONS
March 22, 2007
Vernola Trust
Residential Subdivision
(45) SFR Lots
SUBTT18466
THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT.
Annexation of the parcel map
Annexation of the parcel map into the Community Facilities District #85-1 or #88-1 is required
prior to the issuance of grading or building permits. Start the process as soon as Possible.
Please obtain the required forms and instructions by contacting Janet Walker at the Fire Safety
Office (909) 477-2770 ext. 3003; failure to annex will result in grading and construction delays.
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 single-family residential projects is 500-feet. No
portion of the exterior wall facing the addressed street shall be more than 250-feet from an approved
fire hydrant. For cul-de-sacs, the distance shall not exceed 200-feet.
b. Fire hydrants are to be located. The preferred locations for fire hydrants are:
1. At the entrance(s) to a commercial, industrial or residential project from the public roadways.
2. At intersections.
3. On the right side of the street, whenever practical and possible.
4. As required by the Fire Safety Division to meet operational needs of the Fire District.
5. A minimum of forty-feet (40') from any building.
FSC-2 Fire Flow
1. The required fire flow for this project is 1750 gallons per minute at a minimum residual pressure of 20-
pounds per square inch. This requirement is made in accordance with 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. Firewater 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 firewater 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-9 Single-family Residential Sales Model homes require approved Fire District vehicle access and water
supply from a public or private water main system before construction.
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-15 Annexation of the parcel map: Annexation of the parcel map into the Community Facilities District
#85-1 or#88-1 is required prior to the issuance of grading or building permits.
Chronological Summary of RCFPD Standard Conditions
PRIOR TO ISSUANCE OF BUILDING PERMITS—Please complete the following prior to the issuance
of any building permits:
1. 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. Please reference the RCFPD Water
Plan Submittal Procedure Standard#9-8
All required public fire hydrants shall be installed, flushed and operable prior to delivering any
combustible framing materials to the site. CCWD personnel shall inspect the installation and witness the
hydrant flushing. Fire Construction Services shall inspect the site after acceptance of the public water
system by CCWD. Fire Construction Services must grant a clearance before lumber is dropped.
2. 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.
3. 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.
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. Public 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.
3. 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.
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