HomeMy WebLinkAbout13-45 - Resolutions RESOLUTION NO. 13-45
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT
REVIEW DRC2012-01202, A REVIEW OF 291 SINGLE-FAMILY HOMES
THAT WILL BE CONSTRUCTED IN CONJUNCTION WITH A PROPOSED
SUBDIVISION OF A PARCEL OF APPROXIMATELY 3,047,614 SQUARE
FEET (79.67 ACRES) WITHIN THE LOW MEDIUM (LM) RESIDENTIAL
DISTRICT, ETIWANDA SPECIFIC PLAN (SOUTH OVERLAY), LOCATED
ABOUT 525 FEET EAST OF ETIWANDA AVENUE AT THE NORTH SIDE
OF ARROW ROUTE;AND MAKING FINDINGS IN SUPPORT THEREOF—
APN: 0229-041-09.
A. Recitals.
1. Lennar Homes of California filed an application for the issuance of Development Review
DRC2012-01202, as described in the title of this Resolution. Hereinafter in this Resolution, the
subject Development Review request is referred to as "the application."
2. On the 23rd day of October 2013, the Planning Commission of the City of
Rancho Cucamonga conducted a duly noticed public hearing on said 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 October 23, 2013, including written and oral staff reports,
together with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to a vacant parcel located approximately 525 feet east of
Etiwanda Avenue at the north side of Arrow Route; and
b. The project site is an irregularly-shaped vacant parcel with an overall area of
approximately 3.5 million square feet(80.8 acres). The site is approximately 1,900 feet deep(north
to south); because of its irregular shape, it is approximately 1,300 feet wide (east to west) at the
north property line and approximately 2,100 feet wide at the south property line. There is a"dog leg"
extension that is approximately 232 feet in width and 688 feet in length at the northwest corner of
the property that extends to Foothill Boulevard; and
C. To the west of the project site are the Victoria Woods apartment complex and a
single-family residential subdivision. To the north is the San Sevaine Villas apartment complex.
Immediately to the east, and parallel to the east property line of the project site, is the Etiwanda/San
Sevaine flood control channel. To the south are legal, non-conforming single-family residences,
industrial uses (principally outdoor storage), and several vacant parcels; and
PLANNING COMMISSION RESOLUTION NO. 13-45
DEVELOPMENT REVIEW DRC2012-01202— LENNAR HOMES OF CALIFORNIA
October 23, 2013
Page 2
d. Within the project site is a utility corridor comprised of easements in favor of
Southern California Edison (SCE) and Southern California Gas Company(SCGC), and associated
improvements such as transmission lines. This corridor is located parallel to the west property line
of the project site and is approximately 22 acres in area. The "dog leg" portion of the property is
entirely within this corridor; and
e. The zoning of the majority of the site is Low Medium (LM) Residential District,
Etiwanda Specific Plan (South Overlay); the portion of the site that is within the utility corridor is
zoned Open Space(OS) District. The zoning of the properties to the west beyond the utility corridor
are Low (L), Low Medium (LM), and Medium (M) Residential Districts, Etiwanda Specific Plan
(South Overlay). The zoning of the property to the north is Medium (M) Residential District,
Foothill Boulevard Overlay Zoning District(Subarea 4). The zoning of the properties to the south is
General Industrial (GI) District. The zoning of the flood control channel to the east is Floodway(FW)
(unincorporated San Bernardino County); and
f. The proposal is to construct a single-family residence on each lot of a 291-lot
subdivision (Related file: Tentative Tract Map SUBTT18870), that was previously approved by the
Planning Commission on July 10, 2013, for a total of 291 single-family residences; and
g. The applicant proposes thirteen (13)distinct footprints—Plans 55(1 -4), 65(1 -4),
and 70(1 -5)—and reverse footprints of each for a total of twenty-six(26)footprints. The number of
available footprints will comply with Figure 5-45 of the Etiwanda Specific Plan; and
h. Plans 55-1, 65-1, 70-1, and 70-2, and 43 will be single-story,while the remainder of
the lots will be two-story. The mix of one-and two-story homes is consistent with the policy adopted
by the Planning Commission requiring that 25 percent (minimum) of the proposed houses must be
single-story. The houses on all corner lots will be single-story as required per Section 5.42.608 of
the Etiwanda Specific Plan; and
i. The project will comply with Section 5.42.606 of the Etiwanda Specific Plan that
requires that 50 percent of the garages to be oriented or situated in a manner that minimizes the
visual presence of the garage; and
j. The proposed houses will comply with the development standards applicable to this
zoning district as described in Figure 5-2 of the Etiwanda Specific Plan. The architecture of each
house will be consistent with the general design requirements outlined in the Development Code
and the Etiwanda Specific Plan.
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 proposed development is in accord with the General Plan,the objectives of the
Development Code and the Etiwanda Specific Plan, and the purposes of the district in which the site
is located. The proposal is to construct a single-family residence on each lot of a 291-lot subdivision
(Related file: Tentative Tract Map SUBTT18446), that was previously approved by the Planning
Commission on July 10, 2013, for a total of 291 single-family residences. The underlying General
Plan designation is Low Medium Residential.
b. The proposed development,together with the conditions applicable thereto,will not
be detrimental to the public health, safety or welfare, or materially injurious to properties or
PLANNING COMMISSION RESOLUTION NO. 13-45
DEVELOPMENT REVIEW DRC2012-01202 — LENNAR HOMES OF CALIFORNIA
October 23, 2013
Page 3
improvements in the vicinity. The project site is vacant; the proposed land use is consistent with the
land uses within the vicinity where it is located and the expectations of the community. The zoning
of the majority of the site is Low Medium (LM) Residential District, Etiwanda Specific Plan (South
Overlay); the portion of the site that is within the utility corridor described above is zoned Open
Space (OS) District. The zoning of the properties to the west beyond the utility corridor are Low(L),
Low Medium (LM), and Medium (M) Residential Districts, Etiwanda Specific Plan (South Overlay).
The zoning of the property to the north is Medium(M) Residential District, Foothill Boulevard Overlay
Zoning District (Subarea 4).
C. The proposed development complies with each of the applicable provisions of the
Development Code and the Etiwanda Specific Plan. The proposed development meets all
standards outlined in the Development Code and the Etiwanda Specific Plan and the design and
development standards and policies of the Planning Commission and the City.
4. Pursuant to the California Environmental Quality Act("CEQA")and the City's local CEQA
Guidelines, the City adopted a Mitigated Negative Declaration on July 10, 2013 in connection with
the City's approval of Tentative Tract Map SUBTT18870. Pursuant to CEQA Guidelines
Section 15162, no subsequent or supplemental EIR or Negative Declaration is required in
connection with subsequent discretionary approvals of the same project. No substantial changes
are proposed to the project that indicate new or more severe impacts on the environment; no
substantial changes have occurred in the circumstances under which the project was previously
reviewed that indicates new or more severe environmental impacts; no new important information
shows the project will have new or more severe impacts than previously considered; and no
additional mitigation measures are now feasible to reduce impacts or different mitigation measures
can be imposed to substantially reduce impacts. There have been no substantial changes to the
project or the circumstances surrounding the project which would create new or more severe
impacts than those evaluated in the previous Negative Declaration. Staff further finds that the
project will not have one or more significant effects not discussed in the previous Negative
Declaration, not have more severe effects than previously analyzed, and that additional or different
mitigation measures are not required to reduce the impacts of the project to a level of
less-than-significant.
5. Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above,
this Commission hereby approves the application subject to each and every condition set forth
below and in the Standard Conditions, attached hereto and incorporated herein by this reference.
Planning Department
1) Approval is for the development of 291 single-family residences in
conjunction with a previously approved 291-lot subdivision of a parcel
of about 3,047,614 square feet (79.67-acres) within the Low Medium
(LM) Residential District, Etiwanda Specific Plan (South Overlay),
located approximately 525 feet east of Etiwanda Avenue at the north
side of Arrow Route -APN: 1100-131-01.
2) Development of all lots shall be in accordance with the standards and
requirements applicable to the Low Medium (LM) Residential District
(South Overlay) as described in Figure 5-2 of the Etiwanda Specific
Plan.
PLANNING COMMISSION RESOLUTION NO. 13-45
DEVELOPMENT REVIEW DRC2012-01202 — LENNAR HOMES OF CALIFORNIA
October 23, 2013
Page 4
3) The molding along the top of the stone or brick veneer wainscots shall
also be stone or brick, not foam.
4) Approval of this request shall not waive compliance with any sections
of the Development Code, Etiwanda Specific Plan, State Fire Marshal's
regulations, Uniform Building Code, or any other City Ordinances.
5) Model homes shall require the review of a separate Temporary Use
Permit (Model Home) and fee prior to the submittal of documents for
plan check and construction. Note: Parking in the street will not be
permitted for this purpose. A temporary off-street parking area that
complies with all applicable parking requirements will be required and
must be shown on the plans for this permit.
6) All Conditions of Approval for Tentative Tract Map SUBTT18870
(including all Mitigation Measures for associated Mitigated Negative
Declaration) and Tree Removal Permit DRC2013-00483 shall apply.
Engineering Services Department
1) Arrow Route frontage improvements, extending from east City Limits to
the west edge of Edison easement (west property line), to be in
accordance with Etiwanda Specific Plan "Major Arterial" standards as
required and including:
a) Provide curb and gutter, curvilinear sidewalk, street trees,
curbside drain outlets, and access ramps as required.
b) Construct asphalt pavement to the centerline of the street.
c) Provide 9500 Lumen HPSV street lights as required.
d) Provide traffic striping and signage, as required.
e) Provide R26(s) "No Stopping" signs as required.
f) Dedication shall be made a total of 50 feet measured from the
street centerline of Arrow Route.
g) Provide additional widening on the south side of Arrow Route
sufficient to install a left-turn lane for the project entry.
h) Provide off-site transition to the existing edge of pavement east of
the east tract boundary to the satisfaction of the City Engineer.
Permit/review shall be processed by County of San Bernardino.
i) The pavement reconstruction and overlays will be determined
during plan check.
2) The interior private streets shall conform to City "Local Street"
standards as required and including:
PLANNING COMMISSION RESOLUTION NO. 13-45
DEVELOPMENT REVIEW DRC2012-01202— LENNAR HOMES OF CALIFORNIA
October 23, 2013
Page 5
a) Provide curb, gutter, sidewalk, street trees and drive approaches
as required.
b) Provide 5800 Lumen HPSV street lights as required.
c) Provide traffic striping and signage as required.
3) Widen the culvert over Etiwanda Creek. The developer will receive
Transportation and or Drainage Development Fee credit for widening
the culvert to accommodate the ultimate "Major Arterial' full street
width.
4) Install traffic signal at the intersection of Arrow Route and
Pecan Avenue.
5) The existing overhead utilities (telecommunications and electrical
except for the 66 kV electrical)on the project side of Arrow Route shall
be undergrounded along the entire frontage, extending to the first pole
off-site (east and west), prior to public improvement acceptance or
occupancy, whichever occurs first. All services crossing Arrow Route
shall be undergrounded at the same time. The developer may request
a reimbursement agreement to recover one-half the City adopted cost
for undergrounding from future development (or redevelopment) as it
occurs on the opposite side of the street. If the developer fails to
submit said reimbursement agreement within 6 months of the public
improvements being accepted by the City, all rights of the developer to
reimbursement shall terminate.
a) The City shall provide the collected monies from the developer on
the south side of Arrow Route, east of Pecan Avenue,
DRC2006-00692, paid for as an in-lieu fee for future
undergrounding of said overhead utilities.
6) All gated accesses shall conform to the City's 'Residential Project
Gated Entrance Design Guide."
7) The developer shall apply for Southern California Edison Company
(SCE) and Southern California Gas Company permits for the
construction of the Community Trail.
a) Construct the Community Trail per the City Standards.
8) The developer will be required to complete the master storm drain
improvements per the Etiwanda/San Sevaine Area Drainage Policy or
provide alternative drainage facilities subject to the approval of the City
Engineer. The developer shall make a good faith effort to obtain all the
necessary storm drain easements from the affected property owners,
south of Arrow Route 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
PLANNING COMMISSION RESOLUTION NO. 13-45
DEVELOPMENT REVIEW DRC2012-01202 — LENNAR HOMES OF CALIFORNIA
October 23, 2013
Page 6
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: Construction of the Master Plan
Storm Drain Area No. 10 Lines XVI-1b & 2 from the Project Site to
south of Whittram Avenue.
a) The developer shall apply for a SCE permit for the construction of
a Master Plan Storm Drain within its easement.
9) Master Plan Line XVI-1 b &2 is eligible for fee credit/reimbursement in
accordance with the City Policy. In addition, reconstruction of
Whittram Avenue crossing is eligible for Transportation Fee
credit/reimbursement.
10) Since this is a private gated community, the homeowners association
will maintain all frontage landscaping, including street trees. Private
landscaping along Arrow Route frontage shall reflect line-of-sight
designs for all project driveways.
11) An in-lieu fee as contribution for the future installation of the median
island and landscaping on Foothill Boulevard from the existing median
to the east per City Drawing 2255-L to Cornwall Avenue. The fee shall
be one-half the City adopted unit amount times the length of the project
frontage.
a) The developer shall also pay a fair share for any frontage
portions installed by others.
An in-lieu fee as contribution for the future undergrounding of the existing
overhead utilities (telecommunications and electrical, except for the 66 kV
electrical) on the opposite side of Foothill Boulevard 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 of the Foothill Boulevard property
frontage.
PLANNING COMMISSION RESOLUTION NO. 13-45
DEVELOPMENT REVIEW DRC2012-01202 — LENNAR HOMES OF CALIFORNIA
October 23, 2013
Page 7
6. The Secretary to this Commission shall certify the adoption of this Resolution.
APPROVED AND ADOPTED THIS 23RD DAY OF OCTOBER 2013.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY: A, j j d4 6v
ces Howdys"ell, Chairman
ATTEST:
Candyce nett, Secretary
I, Candyce Burnett, Secretary of the Planning Commission for 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 23rd day of October 2013, by the following vote-to-wit:
AYES: COMMISSIONERS: PLETCHER, HOWDYSHELL, MUNOZ, OAXACA
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: WIMBERLY
ABSTAIN: COMMISSIONERS: NONE
COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
PROJECT #: DRC2012-01202
SUBJECT: DEVELOPMENT REVIEW
APPLICANT: LENNAR HOMES OF CALIFORNIA
APPROXIMATELY 525 FEET EAST OF ETIWANDA AVENUE AT THE NORTH SIDE OF
LOCATION: ARROW ROUTE -APN: 0229-041-09.
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. 13-45 or Approval
Letter, 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. Any approval shall expire if Building Permits are not issued or approved use has not
commenced within 5 years from the date of approval or a time extension has been granted.
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,
the Development Code regulations, and the Etiwanda Specific Plan.
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Project No. DRC2012-01202
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 Planning Manager.
3. Occupancy of the facilities shall not commence until such time as all California 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 Services Department to show compliance. The buildings shall be inspected for
compliance and final acceptance granted prior to occupancy.
4. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be
submitted for Planning Manager 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, Specific Plans
and/or Master Plans in effect at the time of Building Permit issuance.
7. 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, berming, and/or landscaping to the satisfaction of the Planning
Manager. For single-family residential developments, transformers shall be placed in
underground vaults.
8. Street names shall be submitted for Planning Manager review and approval in accordance
with the adopted Street Naming Policy prior to approval of the final map
9. All building numbers and individual units shall be identified in a clear and concise manner,
including proper illumination and in conformance with Building and Safety Services
Department standards, the Municipal Code and the Rancho Cucamonga Fire Department
(RCFD) Standards.
10. A detailed plan indicating trail widths, maximum slopes, physical conditions, fencing, and
weed control, in accordance with City Master Trail drawings, shall be submitted for Planning
Manager review and approval prior to approval and recordation of the Final Tract Map and
prior to approval of street improvement and grading plans. Developer shall upgrade and
construct all trails, including fencing and drainage devices, in conjunction with street
improvements.
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 Planning Manager and Engineering Services
Department review and approved prior to the issuance of Building Permits.
12. The developer shall submit a construction access plan and schedule for the development of
all lots for Planning Manager and Engineering Services Department 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.
13. 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 owners at least 30 days prior to the removal of any existing
walls/fences along the project perimeter.
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Project No. DRC2012-01202
Completion Date
14. Construct block walls between homes (i.e., along interior side and rear property lines),
rather than wood fencing for permanence, durability, and design consistency.
15. 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.
16. For residential development, return walls and corner side walls shall be decorative masonry.
17. 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 Manager 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 Manager, prior to accepting a cash deposit on any property.
18. Where rock cobble is used, it shall be real river rock. Other stone veneers may be
manufactured products.
D. SHOPPING CENTERS
1. Graffiti shall be removed within 72 hours.
2. The entire site shall be kept free from trash and debris at all times and in no event shall
trash and debris remain for more than 24 hours.
E. Building Design
1. For all residential development, provide conduit from each unit/lot and a pull box to connect
to the street. Provide interior structured wiring for each house/building with minimum
Category 5 copper wire, Radio Grade 6 coaxial cable, and a central distribution panel, prior
to release of occupancy (fiber-to-the building, FTTB). Plans shall be submitted for Planning
Manager and Building Official review and approval prior to issuance of Building Permits.
F. Parking and Vehicular Access (indicate details on building plans)
1. Plans for any security gates shall be submitted for the Planning Manager, 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.
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 Planning Manager review and approval prior to the
issuance of Building Permits for the development or prior final map approval in the case of a
custom lot subdivision. For development occurring in the Very High Fire Hazard Severity
Zone, the landscape plans will also be reviewed by Fire Construction Services.
2. 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
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Project No. DRC2012-01202
Completion Date
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.
3. For single-family residential development, all slope planting and irrigation shall be
continuously maintained in a healthy and thriving condition by the developer until each
individual unit is sold and occupied by the buyer. Prior to releasing occupancy for those
units, an inspection shall be conducted by the Planning Department to determine that they
are in satisfactory condition.
4. 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.
5. 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 Manager review
and approval and coordinated for consistency with any parkway landscaping plan which
may be required by the Engineering Services Department.
6. 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.
7. All walls shall be provided with decorative treatment. If located in public maintenance areas,
the design shall be coordinated with the Engineering Services Department.
8. Landscaping and irrigation shall be designed to conserve water through the principles of
water efficient landscaping per Development Code Chapter 17.82.
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.
I. Environmental
1. 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 Manager 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.
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 Planning Manager review and approval
prior to the issuance of Building Permits.
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Project No. DRC2012-01202
Completion Date
APPLICANT SHALL CONTACT THE BUILDING AND SAFETY SERVICES DEPARTMENT,
(909) 477-2710, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
NOTE: ANY REVISIONS MAY VOID THESE REQUIREMENTS AND NECESSITATE ADDITIONAL
REVIEW(S).
K. Building and Safety Single-Family Residential.Standard Conditions
General Requirements
1. Submit five complete sets of plans including the following:
a. Site/Plot Plan;
b. Foundation Plan and reverse foundation plan (when applicable);
c. Floor Plan;
d. Roof and Floor Framing Plan and reverse Roof and Floor Framing Plan (when
applicable);
e. Electrical Plans (2 sets, detached) including the size of 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 (DRC2012-01202) clearly identified on the
outside of all plans.
2. Submit two sets of structural calculations, two sets of 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.
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 (DRC2012-01202). 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
Services Department for availability of the Code Adoption Ordinance and applicable
handouts.
2. Prior to the 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, and School Fees. The applicant shall
provide a copy of the School Fees receipt to the Building and Safety Services Department
prior to permit issuance.
3. The Building and Safety Official shall provide street addresses after tract/parcel map
recordation and prior to issuance of Building Permits.
4. Construction activity shall occur in accordance with the standards as stated in Chapter
17.66.050 D-4 of the Development Code.
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Project No. DRC2012-01202
Completion Date
New Structures
1. Provide compliance with the California Building Code (CBC) for property line clearances
considering use, area, and fire-resistive requirements.
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. The home must be equipped with automatic fire sprinklers in accordance with NFPA 13D.
5. Annexation of the parcel: Annexation of the parcel into the Community Facilities District
#85-1 or#88-1 is required prior to the issuance of grading or Building Permits.
L. Grading
1. Grading of the subject property shall be in accordance with current adopted California
Building Code, City Grading Standards, and accepted grading practices. The grading and
drainage plan(s) shall be in substantial conformance with the approved conceptual grading
and drainage plan.
2. A soils report shall be prepared by a qualified engineer licensed by the State of California to
perform such work. Two copies will be provided at grading and drainage plan submittal for
review. Plans shall implement design recommendations per said report.
3. A geologic report shall be prepared by a qualified engineer or engineering geologist and
submitted at the time of application for Grading and Drainage Plan review.
4. The final Grading and Drainage 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. As a custom-lot subdivision, the following requirements shall be met:
a. Surety shall be posted and an agreement executed guaranteeing completion of all on-
site drainage facilities necessary for dewatering all parcels to the satisfaction of the
Building and Safety Official prior to final map approval and prior to the issuance of
Grading Permits.
b. Appropriate easements for safe disposal of drainage water that are conducted onto or
over adjacent parcels, are to be delineated and recorded to the satisfaction of the
Building and Safety Official prior to the issuance of grading and Building Permits.
C. On-site drainage improvements, necessary for dewatering and protecting the
subdivided properties, are to be installed prior to issuance of Building Permits for
construction upon any parcel that may be subject to drainage flows entering, leaving,
or within a parcel relative to which a Building Permit is requested.
d. Final grading plans for each parcel are to be submitted to the Building and Safety
Services Department for approval prior to the issuance of grading and Building
Permits (this may be on an incremental or composite basis).
e. All slope banks in excess of 5 feet in vertical height shall be seeded with native grasses or
planted with ground cover for erosion control upon completion of grading or some other
alternative method of erosion control shall be completed to the satisfaction of the Building
and Safety Official. In addition, a permanent irrigation system shall be provided. This
requirement does not release the applicant/developer from compliance with the slope
planting requirements of Section 17.08.040 of the Development Code.
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Project No. DRC2012-01202
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6. A separate Grading and 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 and Drainage Plan shall be prepared,
stamped, and wet signed by a California licensed Civil Engineer.
7. If human remains are discovered on-site before or during grading, no further disturbance
shall occur until the County Coroner has made a determination of origin and disposition
pursuant to Public Resources Code Section 5097.98 and California Health and Safety Code
Section 7050.5.
8. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and
place a dust control sign on the project site prior to the issuance of a Grading Permit.
9. If a Rough Grading and Drainage Plan/Permit are submitted to the Building and Safety
Official for review, that plan shall be a separate plan/permit from the Precise Grading and
Drainage Plan/Permit.
10. A drainage study showing a 100-year, AMC 3 design storm event for on-site drainage shall
be prepared and submitted to the Building and Safety Official for review and approval for
on-site storm water drainage prior to issuance of a Grading Permit. All reports shall be wet
signed and sealed by the Engineer of Record.
11. It shall be the responsibility of the applicant to acquire any required off-site drainage
easements prior to the issuance of a Grading Permit.
12. It shall be the responsibility of the applicant to acquire any required off-site drainage
acceptance letter(s) from adjacent downstream property owner(s) or discharge flows in a
natural condition (concentrated flows are not accepted) and shall provide the Building and
Safety Official a drainage study showing the proposed flows do not exceed the existing
flows prior to the issuance of a Grading Permit.
13. It shall be the responsibility of the applicant to obtain written permission from the adjacent
property owners to construct walls on property lines or provide a detail(s) showing the
perimeter wall(s) to be constructed off-set from the property line.
14. The Grading and Drainage Plan shall implement City Standards for on-site construction
where possible, and provide details for all work not covered by City Standard Drawings.
15. All slopes shall be a minimum 2-foot off-set from the public right-of-way or adjacent private
property.
16. Private sewer, water, and storm drain improvements will be designed per the latest adopted
California Plumbing Code.
17. The final Grading and Drainage Plan shall show existing topography a minimum of 100 feet
beyond the project boundary.
18. The applicant shall provide a grading agreement and grading bond for all cut and fill
combined exceeding 5,000 cubic yards prior to issuance of a Grading Permit. The grading
agreement and bond shall be approved by the Building and Safety Official.
19. This project shall comply with the accessibility requirements of the current adopted
California Building Code.
20. The precise Grading and Drainage Plan shall follow the format provided in the City of
Rancho Cucamonga handout"Information for Grading Plans and Permit."
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Project No. DRC2012-01202
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21. Grading Inspections:
a. Prior to the start of grading operations the owner and grading contractor shall
request a pre-grading meeting. The meeting shall be attended by the project
owner/representative, the grading contractor and the Building Inspector to discuss
about grading requirements and preventive measures, etc. If a pre-grading meeting
is not held within 24 hours from the start of grading operations, the Grading Permit
may be subject to suspension by the Building Inspector;
b. The grading contractor shall call into the City of Rancho Cucamonga Building and
Safety Services Department at least 1 working day in advance to request the
following inspections prior to continuing grading operations:
i. The bottom of the over-excavation;
ii. Completion of rough grading - The grading contractor or owner shall submit to
the Permit Technicians (Building and Safety Services Department front counter)
an original and a copy of the Pad Certifications to be prepared by and property
wet signed and sealed by the Civil Engineer and Soils Engineer of Record;
iii. The rough grading certificates and the compaction reports will be reviewed by
the Associate Engineer or a designated person and approved prior to the
issuance of a Building Permit.
22. Prior to the issuance of the Certificate of Occupancy the engineer of record shall certify the
functionality of the storm water quality management plan (WQMP) best management
practices (BMP) devices.
23. Private streets for multi-family developments will include street plans as part of the Grading
and Drainage Plan set. Plan view to show typical street sections. Profile view to show
centerline and top of curb profiles.
M. Water Quality Management Plan
1. A Storm Water Quality Management Plan shall be approved by the Building and Safety
Official and the City of Rancho Cucamonga's "Memorandum of Storm Water Quality
Management Plan" shall be recorded prior to the issuance of a Grading Permit
2. The Water Quality Management Plan shall include a copy of the project Conditions of
Approval.
THE APPLICANT SHALL CONTACT THE ENGINEERING SERVICES DEPARTMENT,
(909) 477-2740, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
N. Dedication and Vehicular Access
1. Dedication shall be made of the following rights-of-way on the perimeter streets (measured
from street centerline):
50 total feet on Arrow Route
2. Corner property line cutoffs shall be dedicated per City Standards.
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Project No. DRC2012-01202
Completion Date
3. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on
the final map.
4. Easements for public sidewalks placed outside the public right-of-way shall be dedicated to
the City.
O. Street Improvements
1. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a
source of energy, fuel or power to any building or structure 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, structure or unit, the development may
have energy connections made in equal proportion to the percentage of completion of all
improvements required by these conditions of development approval, as determined by the
City Engineer, provided that reasonable, safe and maintainable access to the property
exists. In no case shall more than 95 percent of the buildings, structures or units be
connected to energy sources prior to completion and acceptance of all improvements
required by these conditions of development approval.
2. Construct the following perimeter street improvements including, but not limited to:
Curb& A.C. Side- Drive Street Street Comm Median Bike
Street Name Gutter Pvmt walk Appr. 1 Lights Trees Trail Island Trail Other
Arrow Route X X (c) X X X (b)
Interior Streets X X X X X X
SCE Easement Area X (e)
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) Community Trail Related Improvements acceptable
by SCE.
3. Improvement Plans and Construction:
a. Street improvement plans, including street trees, street lights, and intersection safety
lights on future signal poles, and traffic signal plans shall be prepared by a registered
Civil Engineer and shall be submitted to and approved by the City Engineer. Security
shall be posted and an agreement executed to the satisfaction of the City Engineer
and the City Attorney guaranteeing completion of the public and/or private street
improvements, prior to final map approval or the issuance of Building Permits,
whichever occurs first.
b. Prior to any work being performed in public right-of-way, fees shall be paid and a
construction permit shall be obtained from the Engineering Services Department 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.
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Project No. DRC2012-01202
Completion Date
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. Access ramps for the disabled 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.
In. Street names shall be approved by the Planning Manager prior to submittal for first
plan check.
4. Street improvement plans per City Standards for all private streets shall be provided for
review and approval by the City Engineer. Prior to any work being performed on the private
streets, fees shall be paid and construction permits shall be obtained from the Engineering
Services Department in addition to any other permits required.
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.
Min.
Grow
Street Name Botanical Name Common Name Space Spacing Size Qty.
Arrow Route Gingko biloba Maidenhair Tree 5' 25' 15 Gal
"Fairmount" I O.C.
Interior Streets SELECT APPROPRIATE TREE FROM THE APPROVED STREET
Provide Street TREE LIST FOR RANCHO CUCAMONGA. LIST EACH STREET AS
Names A SEPARATE LINE ITEM WITHIN THIS LEGEND.
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 Services
Department.
4) Street trees are to be planted per public improvement plans only.
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Project No. DRC2012-01202
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7. Intersection line of sight designs shall be reviewed by the City Engineer for conformance —I—/—
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.
P. 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 Engineering Services Department prior to final map
approval or issuance of Building Permits whichever occurs first. Formation costs shall be
borne by the developer.
Q. Drainage and Flood Control
1. It shall be the developer's responsibility to have the current FIRM Zone AE designation —/—/—
removed from the project area. The developer shall provide drainage and/or flood
protection facilities sufficient to obtain a Zone "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
(LOMR) shall be issued by FEMA prior to occupancy or improvement acceptance,
whichever occurs first.
2. 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.
3. A permit from the San Bernardino County Flood Control District is required for work within —/—/—
its right-of-way.
R. Utilities
1. Provide separate utility services to each parcel including sanitary sewerage system, water, —/—/—
gas, electric power, telephone, and cable TV(all underground) in accordance with the Utility
Standards. Easements shall be provided as required.
2. The developer shall be responsible for the relocation of existing utilities as necessary. —/—/-
3. Water and sewer plans shall be designed and constructed to meet the requirements of the —/—/—
Cucamonga Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and
the Environmental Health Department of the County of San Bernardino. A letter of
compliance from the CVWD 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.
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Project No. DRC2012-01202
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S. General Requirements and Approvals
1. Permits shall be obtained from the following agencies for work within their right of-way: —/—/—
Southern California Edison, Southern California Gas Company, and County of
San Bernardino.
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 percent 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 Services Department when the first Building Permit application
is submitted to the Building and Safety Services Department. Form CD-2 shall be submitted to
the Engineering Services Department within 60 days following the completion of the construction
and/or demolition project.
APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE CONSTRUCTION
SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING
CONDITIONS: The project must comply in design and constructed in accordance with the 2010
California Building and Fire Codes, the RCFPD Ordinance FD50 and the RCFPD Standards. The
RCFPD ordinance, procedures & standards which are referenced in this document can be access on the
web at www.cityofrc.us.
T. Single-Family Tract Standard Conditions
FSC-1 Public and Private Water Supply
1. The public water supply and fire hydrants shall be design in accordance with RCFPD and —/—/—
CVWD Standards and Policies.
2. The private water supply (when applicable) and fire hydrants shall be design in accordance —/—I—
with the RCFPD Ordinance, Standard 5-10 and the current edition of the California Fire
Code.
FSC-2 Fire Flow
1. Fire review and approval of the public water plans to be submitted to CVWD for permit —/—/—
issuance.
2. Building Permits will not be issued until public fire protection water plans are approved and —/—/—
adequate water supply is provided for construction purposes.
3. On all architectural plan sets to be submitted for building plan check provide a Site Plan that —/—/—
illustrate all the proposed public and private fire hydrants located on/and within 600-feet of the
project site.
4. The required fire flow for this project is calculated gallons per minute at a minimum residual —/—I—
pressure of 20-pounds per square inch. This requirement is made in accordance with
California Fire Code Appendix, as adopted by the Fire District Ordinances. The required
minimum fire flow for this project may be reduced by 50 percent when automatic fire sprinklers
are installed.
5. Public fire hydrants located within the immediate vicinity of the proposed project may be used —/—I—
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.
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Project No. DRC2012-01202
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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.
FCS-10 Fire Sprinklers: All structures must be equipped with automatic fire sprinklers in
accordance with NFPA 13D and the current edition of the California residential Code.
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 review fee.
FCS-15 Annexation of the parcel map: the project must be annexed into the Community _/_/_
Facilities District #85-1 or #88-1. The annexation must be completed 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 CVWD. On the plan, show all existing fire hydrants within a 600-foot radius of the
project. Please reference the RCFPD Standard#10-5.
2. Construction Access: The access roads must be paved in accordance with all the
requirements of the RCFPD Fire Lane Standard #14-1. 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 CVWD must be received. The applicant is
responsible for obtaining the fire flow information from CVWD 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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