HomeMy WebLinkAbout92-99 - Resolutions RESOLUTION NO. 92-99
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT NO. 91-24 FOR THE DEVELOPMENT OF 32 BUILDINGS
TOTALING APPROXIMATELY 268,907 SQUARE FEET AND COMPRISED
OF A MIX OF INDUSTRIAL, MULTI-TENANT, OFFICE, AND
RESTAURANT USES IN THE INDUSTRIAL PARK DISTRICT (SUBAREA
7) OF THE INDUSTRIAL AREA SPECIFIC PLAN, LOCATED AT THE
SOUTHWEST CORNER OF FOOTHILL BOULEVARD AND ROCHESTER
AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF - APN:
229-011-10, 19, 21, 26, 27, AND 28.
A. Recitals.
(i) Masi Commerce Center Partners has filed an application for the
issuance of Conditional Use Permit No. 91-24 as described in the title of this
Resolution. Hereinafter in this Resolution, the subject Conditional Use
Permit request is referred to as "the application."
(ii) On the 22nd day of July 1992, 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.
(iii) 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 substantial evidence presented to this Commission
during the above-referenced public hearing on July 22, 1992, including written
and oral staff reports, together with public testimony, this Commission hereby
specifically finds as follows:
(a) The application applies to property located at the
southwest corner of Rochester and Foothill Boulevards with a street frontage
of 1,250 feet along Foothill Boulevard and lot depth of 950 feet along
Rochester Boulevard and is presently improved with the vacant Cowgirl Saloon;
and
(b) The property to the north of the subject site is vacant,
the property to the south consists of the Sports Complex which is currently
under construction, the property to the east is the Aggozzotti Winery, and the
property to the west is vacant.
(c) The property is designated "Industrial Park" by the
Industrial Area Specific Plan; and
PLANNING COMMISSION RESOLUTION NO. 92-99
CUP 91-24-MASI COMMERCE CENTER PARTNERS
July 22, 1992
Page 2
(d) The project requires the demolition of the Cowgirl Saloon,
formerly known as the LaFourcade store and gas station. The structure was
designated an Historic Point of Interest by the City Council on September 18,
1991.
(e) An Industrial Area Specific Plan Amendment was approved by
the City Council on May 20, 1992, which modified circulation access points
along Rochester Avenue, added "Automotive Service Court" as a conditionally
permitted use and added "Building Supplies and Home Improvement" as a
conditionally permitted use within Subarea 7.
3. Based upon the substantial evidence presented to this Commission
during the above-referenced public hearing and upon the specific findings of
facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and
concludes as follows:
(a) That the proposed use is in accord with the General Plan,
the objectives of the Development Code and the Industrial Specific Plan, and
the purposes of the district in which the site is located.
(b) That the proposed use, together with the conditions
applicable thereto, will not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
(c) That the proposed use complies with each of the applicable
provisions of the Development Code.
4. This Commission hereby finds and certifies that the project has
been reviewed and considered in compliance with the California Environmental
Quality Act of 1970 and, further, this Commission hereby issues a mitigated
Negative Declaration.
5. Based upon the findings and conclusions set forth in paragraphs
1, 2, 3, and 4 above, this Commission hereby approves the application subject
to each and every condition set forth below and in the Standard Conditions,
attached hereto and incorporated herein by this reference.
Planning Division:
1) Pursuant to provisions of California Public
Resources Code Section 21089(b) , this
application shall not be operative, vested, or
final, nor will building permits be issued or a
map recorded, until (1) the Notice of
Determination (NOD) regarding the associated
environmental action is filed and posted with
the Clerk of the Board of Supervisors of the
County of San Bernardino; and (2) any and all
required filing fees assessed pursuant to
California Fish and Game Code Section 711.4,
together with any required handling charges,
PLANNING COMMISSION RESOLUTION NO. 92-99
CUP 91-24-MASI COMMERCE CENTER PARTNERS
July 22, 1992
Page 3
are paid to the County Clerk of the County of
San Bernardino. The applicant shall provide
the Planning Department with a stamped and
conformed copy of the Notice of Determination
together with a receipt showing that all fees
have been paid.
In the event this application is determined
exempt from such filing fees pursuant to the
provisions of the California Fish and Game
Code, or the guidelines promulgated thereunder,
except for payment of any required handling
charge for filing a Certificate of Fee
Exemption, this condition shall be deemed null
and void.
2) A diagram providing color locations for the
mylar/canvas canopies shall be submitted for
review and approval by the Design Review
Committee prior to the issuance of building
permits.
3) A reflective coating shall be applied to the
glass portions of those buildings which face
drive aisles and Rochester Avenue. The purpose
of the reflective coating is to provide an
opaqueness to the glass so that interior
storage areas will not be visible.
4) Vines planted along the Sports Complex property
(south of the south property wall) shall be
allowed to extend up and over the wall and onto
the buildings in order to discourage graffiti
and to soften the wall and buildings, if
acceptable to the Community and Park
Development Department.
5) The bullnose edge for all buildings with the fl-
inch stucco recess shall be reviewed and
approved by the City Planner prior to the
issuance of building permits.
6) The applicant shall provide a stone base along
the bottom portion of the Buildings 4, 7, and
20 in those locations where glass extends all
the way to the ground. Detailed drawings shall
be reviewed and approved by the City Planner
prior to the issuance of building permits.
7) A revised concept plan for the commissioned
public art and the interpretive public displays
PLANNING COMMISSION RESOLUTION NO. 92-99
CUP 91-24-MASI COMMERCE CENTER PARTNERS
July 22, 1992
Page 4
shall be reviewed by the full Planning
Commission. The revised concept plan shall
graphically depict how the Vintner's Walk,
commissioned art, and public displays will be
developed and maintained and how they will
function as a whole. The applicant shall
retain the services of a professional
consultant to further develop the proposed
conceptual plan and to ensure the successful
coordination of the goals of the Historic
Preservation Commission and the Planning
Commission. Final detailed plans shall be
reviewed and approved by the City Planner prior
to the issuance of any permits. Installation
of the public art and the Vintner's Walkway
shall be completed concurrently with Foothill
Boulevard improvements.
8) The developer shall contribute $10,000 to the
Chaffey-Garcia House Barn project, which will
be used to develop a museum/cultural center
depicting and exhibiting the agricultural
heritage of the area. The City Council may,
upon the input of the Historic Preservation
Commission, allocate funds to another similar
type of preservation project including, but not
necessarily limited to, the Historic
Preservation Site and Land-Banking fund,
depending upon the timing of the compliance
with this mitigation. This contribution shall
be provided prior to the issuance of building
permits of any phase of the Masi Commerce
Center.
9) Landscaping along the entirety of Masi Drive
from the sidewalk out to the curb face shall be
completed prior to occupancy of the last
building for Phase 1.
10) A trash enclosure shall be provided for
Building 5.
11) The trash enclosure for Building 3 (Jack-In-
The-Box) shall be located closer to the
building.
12) If it is determined that the Victory Chapel
facility will be located in Building 14, it
shall be verified in writing that Parcel 13
will not require parking spaces on Sunday
morning (or during the hours of operation for
PLANNING COMMISSION RESOLUTION NO. 92-99
CUP 91-24-MASI COMMERCE CENTER PARTNERS
July 22, 1992
Page 5
Victory Chapel) so that the proposed reciprocal
parking arrangement can be implemented.
13) The streetscape treatment (i.e. , landscape,
furniture, and hardscape) shall comply with the
requirements and guidelines of the Foothill
Boulevard Specific Plan Design Supplement. The
detailed landscape/irrigation and street
improvement plans shall reflect this
requirement to the satisfaction of the Planning
and Engineering Divisions prior to the issuance
of building permits.
14) All parking spaces fronting Foothill Boulevard
and Rochester Avenue shall be screened through
the use of berming, low walls, evergreen shrub
hedgerows, or a combination thereof, to the
satisfaction of the Planning Division.
15) There shall be provision for the following
design features in the trash enclosure to the
satisfaction of the City Planner:
a) Architecturally integrated into the design
of the center.
b) Separate pedestrian access that does not
require opening the main doors, to include
self-closing pedestrian door.
c) Large enough to accommodate two trash
bins.
d) Roll-up doors.
e) Trash bins with counterweighted lids.
f) Architecturally treated overhead shade
trellis.
g) Chain link screen on top to prevent trash
from blowing out of enclosure and designed
to be hidden from view.
16) A uniform hardscape and street furniture
treatment, including trash receptacles, free-
standing potted plants, bike racks, light
bollards, benches, etc. , shall be utilized for
the project and shall be designed to be
compatible with the architectural style.
Detailed designs shall be submitted for City
PLANNING COMMISSION RESOLUTION NO. 92-99
CUP 91-24-MASI COMMERCE CENTER PARTNERS
July 22, 1992
Page 6
Planner review and approval prior to issuance
of building permits.
17) Graffiti shall be removed within 72 hours.
18) All future building pads shall be temporarily
seeded and irrigated for erosion control.
Detailed plans shall be included in the
landscape and irrigation plans to be submitted
for City Planner approval prior to issuance of
building permits.
19) The entire site shall be kept free of trash
and debris at all times, and in no event shall
trash and debris remain for more than 24
hours.
20) A Uniform Sign Program shall be reviewed and
approved at a Planning Commission workshop
prior to the issuance of building permits.
Building and Safety Division:
1) Provisions shall be made to resolve to the
satisfaction of the Building Official the
following issues relative to installation of
new walls in close proximity to existing
walls:
a) Structural loads from new walls (vertical
and horizontal) shall not be allowed to be
transferred to existing walls.
b) Backfill of gaps created between new and
existing walls shall be undertaken so as
not to exceed the design capabilities of
existing walls.
c) An impermeable surface shall be provided
at the top of the existing lower wall to
prevent water from penetrating the
backfill.
d) Weep holes shall be added to existing
walls to provide drainage of the backfill.
Engineering Division:
1) The existing overhead utilities
(telecommunications) on the project side of
Rochester Avenue shall be undergrounded from
the first pole off-site south of the project's
PLANNING COMMISSION RESOLUTION NO. 92-99
CUP 91-24-MASI COMMERCE CENTER PARTNERS
July 22, 1992
Page 7
south boundary to and including the end-of-
line pole just south of Foothill Boulevard,
prior to public improvement acceptance or
occupancy, whichever occurs first. The
service to the existing structure on the east
side of Rochester Avenue shall be
undergrounded across Rochester Avenue to the
pole on the east side of the street. Services
to the existing structures on-site from the
east side of Rochester Avenue shall be
undergrounded as well. In addition, an in-
lieu fee as contribution to the future
undergrounding of the utilities on the
opposite side of Rochester Avenue shall be
paid to the City prior to the issuance of
building permits. The fee shall be one-half
the difference between the undergrounding cost
of the utilities (electrical, except for 66 KV
electrical) on the opposite side of the street
minus those (telecommunications) on the
project side times the length from the center
of Foothill Boulevard to the south project
boundary (990± feet) .
2) Foothill Boulevard shall be constructed as
follows, subject to modification by and
approval of Caltrans, with Phase I:
a) Full improvements on the south side from
Rochester Avenue to the west project
boundary including a continuous right turn
lane beginning 230 feet west of the
Foothill driveway.
b) A landscaped median between Rochester
Avenue and "B" Street with left turn lanes
to the satisfaction of the City
Engineer. If Caltrans does not allow a
single segment, in-lieu fees will be
required in conformance with Condition 3.
c) Thirty-two feet of pavement on the north
side of the median.
d) A catch basin at the ultimate low point on
the north side of Foothill Boulevard,
sized per the final drainage study, with
an interim lateral to the catch basin on
the south side. The north right-of-way
shall be graded to direct flows to the
catch basin with desilting facilities to
the satisfaction of the City Engineer.
PLANNING COMMISSION RESOLUTION NO. 92-99
CUP 91-24-MASI COMMERCE CENTER PARTNERS
July 22, 1992
Page 8
e) Transitions to existing pavement west of
the west project boundary to the
satisfaction of the City Engineer and
CalTrans.
f) The Developer may request a reimbursement
agreement for permanent improvements north
of the centerline, including half of the
landscaped median costs, from future
development as it occurs on the north side
of the street.
3) An in-lieu fee as contribution to the future
construction of the median island within
Foothill Boulevard shall be paid to the City
prior to the issuance of building permits for
Phase I or approval of the Final Parcel Map,
whichever occurs first. The amount of the fee
shall be one-half the cost of the median times
the length from the west project boundary to a
projection of the westerly right-of-way line
for "B" Street. If CalTrans does not allow
construction of the median in condition 2) b) ,
the fee limits shall extend to a projection of
the westerly right-of-way line for Rochester
Avenue.
4) Rochester Avenue shall be constructed per
approved Drawing No. 1431 with Phase 1, unless
completed by others. In addition, sidewalks,
street trees and a combined bus bay/right turn
lane north of the project driveway shall be
installed. The right turn lane shall begin as
close to the Foothill Boulevard intersection
as possible.
5) All public storm drains and interior public
street improvements shall be constructed with
Phase I.
6) Public street sump conditions shall be
designed as follows:
a) Provide an overflow route from "A" Street
to the south project boundary and a method
for those flows to pass through the
perimeter wall in the event of blockage in
the catch basins (method shown on the
conceptual grading plan has not been
reviewed) .
PLANNING COMMISSION RESOLUTION NO. 92-99
CUP 91-24-MASI COMMERCE CENTER PARTNERS
July 22, 1992
Page 9
b) Provide an overflow route from Foothill
Boulevard to either "B" Street or
Rochester Avenue in the event of blockage
in the Foothill catch basin and provide
additional catch basin capacity on
Foothill Boulevard to minimize the
possibility of blockage to the
satisfaction of the City Engineer.
c) Provide surface drainage easements and
drainage acceptance agreements allowing
public water to enter private property
from both "A" Street and Foothill
Boulevard.
7) The public storm drain in Foothill Boulevard
and "B" Street shall be upsized to accommodate
interim undeveloped flows from the north side
of Foothill Boulevard, per the final drainage
study, to the satisfaction of the City
Engineer. The minimum diameter for permanent
public storm drain mains is 24 inches.
8) Construct the earthen berm north of Foothill
Boulevard, as designed for the Sports Complex,
with Phase I, unless completed by others.
9) An in-lieu fee as contribution to the future
installation of a traffic signal at the.
intersection of Foothill Boulevard and "B"
Street shall be paid to the City prior to the
issuance of building permits for Phase I or
approval of the Final Parcel Map, whichever
occurs first. The amount of the fee shall be
one half the cost of the signal.
10) Parkway improvements along Foothill Boulevard
shall conform to the Foothill Boulevard
Specific Plan Design Supplement, to the
satisfaction of the City Planner and City
Engineer.
11) An in-lieu fee for one-fourth the cost of
constructing special pavers within the
Foothill Boulevard/Rochester Avenue
intersection shall be paid to the City prior
to the issuance of building permits for Phase
I. The fee amount shall be based on the
square footage of the intersection.
PLANNING COMMISSION RESOLUTION NO. 92-99
CUP 91-24-MASI COMMERCE CENTER PARTNERS
July 22, 1992
Page 10
12) Modify the traffic signal at the intersection
of Foothill Boulevard and Rochester Avenue as
needed to the satisfaction of the City
Engineer.
13) A public sidewalk easement shall be provided,
with an encroachment/maintenance agreement for
the plaques, overhead arcade, and other
features south of the Foothill Boulevard
right-of-way between Rochester Avenue and the
project driveway. The agreement shall hold
the City harmless for damage to or liability
from privately maintained special features.
The agreement shall be recorded prior to or
concurrent with the Final Parcel Map.
14) All drive approaches shall conform to City
Standards. Larger radii (up to 20 feet
maximum) may be used when transitioning from a
40-foot width at the right-of-way to lesser
aisle widths on-site, as shown on the approved
plans, for "B" Street driveways in particular.
15) "No Parking/Stopping" shall be posted on all
public street frontages.
16) No portion of the "Vintner's Walk," including
the seat wall, shall encroach on the Foothill
Boulevard right-of-way.
17) Provide hardscape to the curb in the bus
boarding area along Rochester Avenue.
18) Sidewalk shall cross drive approaches at the
zero curb face. Handicap ramps are only
required at street intersections. Cross walks
shall conform to City Standards.
19) The areas tributary to Rochester Avenue and
the Sports Complex storm drain system shall be
adjusted as necessary in the Final Drainage
Study so that flows will not exceed the
capacity of the existing downstream system.
20) The section of "B" Street between Foothill
Boulevard and the 4-way driveway intersection
200 feet south of Foothill Boulevard shall be
56 feet curb-to-curb, to accommodate four
traffic lanes. Provide a 40 mph transition
for the outer lanes south of the 4-way
driveway intersection.
PLANNING COMMISSION RESOLUTION NO. 92-99
CUP 91-24-MASI COMMERCE CENTER PARTNERS
July 22, 1992
Page 11
6. The Secretary to this Commission shall certify to the adoption
of this Resolution.
APPROVED AND ADOPTED THIS 22ND DAY OF JULY 1992.
PLANNING CO, ISSION OF THE CITY OF RANCHO CUCAMONGA
c /
BY: ,. aL.— at
Or arr O r Niel, Ch. 's-man
'
/
ATTEST: /�/-!i
BrW rIZEOOR ry
I, Brad Buller, Secretary of the Planning Commission of the City of Rancho
Cucamonga, do hereby certify that the foregoing Resolution was duly and
regularly introduced, passed, and adopted by the Planning Commission of the
City of Rancho Cucamonga, at a regular meeting of the Planning Commission held
on the 22nd day of July 1992, by the following vote-to-wit:
AYES: COMMISSIONERS: CHITIEA, MCNIEL, MELCHER, VALLETTE
NOES: COMMISSIONERS: TOLSTOY
ABSENT: COMMISSIONERS: NONE
VaVI OR DEPARTMENT OF
rlaacaco cucarl®almca COMMUNITY DEVELOPMENT
STANDARD CONDITIONS
PROJECT#: G) oLP q1- 14
SUBJECT: ?3 r/ltA 1,44.1- 3 OA OerMA/ . a7 QGfL�
APPLICANT: £71 CainytJwl'! c Ce&'I"C( fa +ti uts
LOCATION: SWAJC, FreAltAiLl Voc4o3fPV
Those items checked are Conditions of Approval.
APPLICANT SHALL CONTACT THE PLANNING DIVISION , (714)989-1861, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
A. Time Limits Completion D.te
V. 1. Approval shall expire,unless extended by the Planning Commission, if building permits are —/—S-
not issued or approved use has not commenced within 24 months from the date of approval.
2. Development/Design Review shall be approved prior to / / , ��-
3. Approval of Tentative Tract No. is granted subject to the approval of
4. The developer shall commence,participate in,and consummate or cause to be commenced, —/�-
participated in, or consummated, a Mello-Roos Community Facilities District (CFD)for the
Rancho Cucamonga Fire Protection District to finance construction and/or maintenance of
a fire station to serve the development. The station shall be located, designed, and built to
all specifications of the Rancho Cucamonga Fire Protection District, and shall become the
District's property upon completion. The equipment shall be selected by the District in
accordance with its needs. In any building of a station,the developer shall comply with all
applicable laws and regulations.The CFD shall be formed by the District and the developer
by the time recordation of the final map occurs.
5. Prior to recordation of the final map or the issuance of building permits, whichever comes / /-
first, the applicant shall consent to, or participate in,the establishment of a Mello-Roos
Community Facilities District for the construction and maintenance of necessary school
facilities. However, if any school district has previously established such a Community
Facilities District, the applicant shall, in the alternative,consent to the annexation of the
project site into the territory of such existing District prior to the recordation of the final map
or the issuance of building permits,whichever comes first. Further, if the affected school
district has not formed a Mello-Roos Community Facilities District within twelve months from
the date of approval of the project and prior to the recordation of the final map or issuance
of building permits for said project, this condition shall be deemed null and void.
SC - 2/91 1 of* 12
CUP I Pro iea No.: -1 Fj
Completion Date;
This condition shall be waived if the City receives notice that the applicant and all affected
school districts have entered into an agreement to privately accommodate any and all school
impacts as a result of this project.
/
v 6. Prior to recordation of the final map or prior to issuance of building permits when no map is _I
involved,written certification from the affected water district that adequate sewer and water
facilities are or will be available to serve the proposed project shall be submitted to the
Department of Community Development. 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 issuance
of permits in the case of all other residential projects.
B. Site Development
1. The site shall be developed and maintained in accordance with the approved plans which
include site plans, architectural elevations,exterior materials and colors,landscaping,sign
program, and grading on file in the Planning Division, the conditions contained herein,
Development Code regulations, and
irk Aus f Yl itl Specific Plan end&
2. Prior to any use of the project site or business activity being commenced thereon, all JJ-
Conditions of Approval shall be completed to the satisfaction of the City Planner.
3. Occupancy of the facility shall not commence until such time as all Uniform Building Code and
State Fire Marshall's regulations have been complied with. Prior to occupancy, plans shall
be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety
Division to show compliance. The building shall be inspected for compliance prior to
occupancy.
V 4. Revised site plans and building elevations incorporating all Conditions of Approval shall be J /-
submitted for City Planner review and approval prior to issuance of building permits.
✓ 5. All site,grading,landscape, irrigation,and street improvement plans shall be coordinated for JJ-
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 _1_1_
Code, all other applicable City Ordinances, and applicable Community Plans or Specific
Plans in effect at the time of Building Permit issuance.
/
y 7. A detailed on-site lighting plan shall be reviewed and approved by the City Planner and JJ-
Sheriff's Department (989-6611) prior to the issuance of building permits. Such plan shall
indicate style, illumination, location, height, and method of shielding so as not to adversely
affect adjacent properties.
8. If no centralized trash receptacles are provided,all trash pick-up shall be for individual units J /—
with all receptacles shielded from public view.
7 9. Trash receptacle(s)are required and shall meet City standards. The final design,locations, J—J-
and the number of trash receptacles shall be subject to City Planner review and approval
prior to issuance of building permits.
10. All ground-mounted utility appurtenances such as transformers,AC condensers,etc.,shall J�
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 City
Planner.
SC - 2/91 2 of 12
• CuP
Project tio.:CIF
Completion Date:
11.Street names shall be submitted for City Planner review and approval in accordance with /
/ the adopted Street Naming Policy prior to approval of the final map.
1/ 12.All building numbers and individual units shall be identified in a clear and concise manner,
including proper proper illumination.
13. 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 City
Planner 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.
14.The Covenants,Conditions and Restrictions(CC&Rs)shall not prohibit the keeping of equine _/_/_
animals where zoning requirements for the keeping of said animals have been met.Individual
lot owners in subdivisions shall have the option of keeping said animals without the necessity
of appealing to boards of directors or homeowners' associations for amendments to the
CC&Rs.
15.The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of the
Homeowners' Association are subject to the approval of the Planning and Engineering
Divisions and the City Attorney. They shall be recorded concurrently with the Final Map or
prior to the issuance of building permits, whichever occurs first. A recorded copy shall be
provided to the City Engineer.
16. All parkways, open areas,and landscaping shall be permanently maintained by the property .J-J-
owner, homeowners' association, or other means acceptable to the City. Proof of this
landscape maintenance shall be submitted for City Planner and City Engineer review and
approval prior to issuance of building permits.
17. Solar access easements shall be dedicated for the purpose of assuming that each lot or ��-
dwelling unit shall have the right to receive sunlight across adjacent lots or units for use of
a solar energy system.The easements may be contained in a Declaration of Restrictions for
the subdivision which shall be recorded concurrently with the recordation of the final map or
issuance of permits, whichever comes first. The easements shall prohibit the casting of
shadows by vegetation, structures, fixtures or any other object, except for utility wires and
similar objects, pursuant to Development Code Section 17.08.060-G-2.
18. The project contains a designated Historical Landmark. The site shall be developed and �-1-
maintained in accordance with the Historic Landmark Alteration Permit No.
. Any further modifications to the site including,but not limited to, exterior alterations and/or
interior alterations which affect the exterior of the buildings or structures,removal of landmark
trees,demolition,relocation,reconstruction of buildings or structures,or changes to the site,
shall require a modification to the Historic Landmark Alteration Permit subject to Historic
Preservation Commission review and approval.
C. Building Design
1. An alternative ehergy system is required to provide domestic hot water for all dwelling units -J�-
and for heating any swimming pool or spa, unless other alternative energy systems are
demonstrated to be of equivalent capacity and efficiency. All swimming pools installed at the
time of initial development shall be supplemented with solar heating. Details shall be
included in the building plans and shall be submitted for City Planner review and approval
prior to the issuance of building permits.
2. All dwellings shall have the front, side and rear elevations upgraded with architectural
treatment, detailing and increased delineation of surface treatment subject to City Planner
review and approval prior to issuance of building permits.
sc - 2/91 3 of 12
COP
• Protect No.:411—e)-14
Completion Date:
3. Standard patio cover plans for use by the Homeowners'Association shall be submitted for /
City Planner and Building Official review and approval prior to issuance of building permits.
V/ 4. All roof appurtenances,including air conditioners and other roof mounted equipment and/or _I
projections,shall be shielded from view and the sound buffered from adjacent properties and
streets as required by the Planning Division. Such screening shall be architecturally
integrated with the building design and constructed to the satisfaction of the City Planner.
Details shall be included in building plans.
D. Parking and Vehicular Access (Indicate details on building plans)
1. All parking lot landscape islands shall have a minimum outside dimension of 6 feet and shall _I_ J—
contain a 12-inch walk adjacent to the parking stall (including curb).
V 2. Textured pedestrian pathways and textured pavement across circulation aisles shall be ��-
provided throughout the development to connect dwellings/units/buildirgswith open spaces/
/ piazas/recreational uses.
V 3. All parking spaces shall be double striped per City standards and all driveway aisles,
entrances, and exits shall be striped per City standards.
4. All units shall be provided with garage door openers if driveways are less than 18 feet in �—J-
depth from back of sidewalk.
5. The Covenants,Conditions and Restrictions shall restrict the storage of recreational vehicles ��-
on this site unless they are the principal source of transportation for the owner and prohibit
parking on interior circulation aisles other than in designated visitor parking areas.
•
V/ 6. Plans for any security gates shall be submitted for the City Planner, City Engineer, and J—/—
Rancho Cucamonga Fire Protection District review and approval prior to issuance of building
permits.
E. Landscaping (for publicly maintained landscape areas, refer to Section N.)
1. A detailed landscape and irrigation plan,including slope planting and model home landscap-
ing in the case of residential development, shall be prepared by a licensed landscape
architect and submitted for City Planner review and approval prior to the issuance of building
permits or prior final map approval in the case of a custom lot subdivision.
2. Existing trees required to be preserved in place shall be protected with a construction barrier
in accordance with the Municipal Code Section 19.08.110,and so noted on the grading plans.
The location of those trees to be preserved in place and new locations for transplanted trees
shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist's
recommendations regarding preservation,transplanting and trimming methods.
3. A minimum of of trees pergross acre,comprised of the following sizes,shall be provided �—�-
within the project: %-48-inch box or larger, %-36-inch box or larger,
- 24- inch box or larger, % - 15-gallon, and % -5 gallon:
4. A minimum of %of trees planted within the project shall be specimen size trees- �—J—
24-inch box or larger.
5. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three / /_
parking stalls, sufficient to shade 50%of the parking area at solar noon on August 21.
SC - 2/91 4 of 12
• CAP
Project S'o.: q
Completion Date:
✓ 6. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one
tree per 30 linear feet of building. Jam-
7. All private slope banks 5 feet or less in vertical height and of 5:1 or greater slope,but less than J /-
2:1 slope,shall be, at minimum,irrigated and landscaped with appropriate ground cover for
erosion control. Slope planting required by this section shall include a permanent irrigation
system to be installed by the developer prior to occupancy. I F APPUCA ex8
8. All private slopes in excess of 5feet,but less than 8 feet invert ical 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 of 2:1 or greater slope shall also include one
5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be
planted in staggered clusters to soften and vary slope plane.Slope planting required by this
section shall include a permanent irrigation system to be installed by the developer prior to
occupancy. IF APPUCAi7tE
9. For single family residential development,all slope planting and irrigation shall be continu-
ously 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 Division to determine that they are in satisfactory
condition.
V10. For multi-family residential and non-residential development, property owners are respon-
sible for the continual maintenance of all landscaped areas on-site, as well as contiguous
planted areas within the public right-of-way. All landscaped areas shall be kept free from
weeds and debris and maintained in a healthy and thriving condition, and shall receive
regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or
decaying plant material shall be replaced within 30 days from the date of damage.
11. Front yard landscaping shall be required per the Development Code and/or JJ-
. This requirement shall be in addition to the required
street trees and slope planting.
12.The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be J /-
included in the required landscape plans and shall be subject to City Planner review and
approval and coordinated for consistency with any parkway landscaping plan which may be
required by the Engineering Division.
13.Special landscape features such as mounding,alluvial rock,specimen size trees,meander- --/--/-
i sidewalks(with horizontal change), and intensified landscaping, is required along
;fj Eod�ts+cr - aat7u'u j ` ` Yfcu►
f ulrP,Y �•
17- 14. Landscaping and irrigation systems required to be installed within the public right-of-way on J /-
the perimeter of this project area shall be continuously maintained by the developer.
1/ 15.All walls shall be provided with decorative treatment.If located in public maintenance areas, / /-
the design shall be coordinated with the Engineering Division.
1/ 16.Tree maintenance criteria shall be developed and submitted for City Planner review and JJ-
approval prior to issuance of building permits. These criteria shall encourage the natural
growth characteristics of the selected tree species.
1/ 17. Landscaping and irrigation shall be designed to conserve water through the principles of J�-
Xeriscape as defined in Chapter 19.16 of the Rancho Cucamonga Municipal Code.
SC - 2/91 5 o( 12
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Protect No.: Li r:44
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Comoleaon Date:
F. 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 Division prior to installation of any
/ signs.
V 2. A Uniform Sign Program for this development shall be submitted for City Planner review and
approval prior to issuance of building permits.
3. Directory monument sign(s) shall be provided for apartment,condominium, or townhomes
prior to to occupancy and shall require separate application and approval by the Planning
Division prior to issuance of building permits.
G. Environmental
_ 1. The developer shall provide each prospective buyer written notice of the Fourth Street Rock
Crusher project in a standard format as determined by the City Planner,prior to accepting a
cash deposit on any property.
2. The developer shall provide each prospective buyer written notice of the City Adopted —/—/—
Special Studies Zone for the Red Hill Fault, in a standard format as determined by the City
Planner, prior to accepting a cash deposit on any properly.
3. The developer shall provide each prospective buyer written notice of the Foothill Freeway ��-
project in a standard format as determined by the City Planner, prior to accepting a cash
deposit on any property.
4. A final acoustical report shall be submitted for City Planner review and approval prior to the _J_
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.
H. Other Agencies
V 1. Emergency secondary access shall be provided in accordance with Rancho Cucamonga Fire ��-
Protection District Standards.
/ 2. Emergency access shall be provided,maintenance free and clear,a minimum of 26 feet wide —J—/—
at all times during construction in accordance with Rancho Cucamonga Fire Protection
District requirements.
3. Prior to issuance of building permits for combustible construction, evidence shall be _J—/—
submitted to the Rancho Cucamonga Fire Protection District that temporary water supply for
fire protection is available, pending completion of required fire protection system.
4. The applicant shall contact the U. S. Postal Service to determine the appropriate type and
location of mail boxes. Multi-family residential developments shall provide a solid overhead
structure for mail boxes with adequate lighting. The final location of the mail boxes and the
design of the overhead structure shall be subject to City Planner review and approval prior
to the issuance of building permits.
5. For projects using septic tank facilities, written certification of acceptability, including all -
supportive information, shall be obtained from the San Bernardino County Department of
Environmental Health and submitted to the Building Official prior to the issuance of Septic
Tank Permits, and prior to issuance of building permits.
• Sc • 2/91 6 of 12
/C�OP
Proust No —k(-'
Completion Date:
APPLICANTS SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (714) 989-1863, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
I. Site Development
✓ 1. The applicant shall comply with the latest adopted Uniform Building Code,Uniform Mechani-
cal Code, Uniform Plumbing Code, National Electric Code, and all other applicable codes,
ordinances, and regulations in effect at the time of issuance of relative permits. Please
contact the Building and Safety Division for copies of the Code Adoption Ordinance and
applicable handouts.
2. Prior to issuance of building permits for a new residential dwelling unit(s)or major addition
to existing unit(s),the applicant shall pay development f ees at the established rate. Such fees
may include,but are not limited to:City Beautification Fee,Park Fee,Drainage Fee,Systems
Development Fee, Permit and Plan Checking Fees, and School Fees.
/
v 3. Prior to issuance of building permits for a new commercial or industrial development or J—_J-
addition to an existing development, the applicant shall pay development fees at the
established rate. Such fees may include,but are not limited to:Systems Development Fee,
Drainage Fee, School Fees, Permit and Plan Checking Fees.
4. Street addresses shall be provided by the Building Official,aftertracUparcel map recordation
and prior to issuance of building permits.
J. Existing Structures
1. Provide compliance with the Uniform Building Code for the property line clearances
considering use, area, and fire-resistiveness of existing buildings.
2. Existing buildings shall be made to comply with correct building and zoning regulations for —J—J-
the intended use or the building shall be demolished.
3. Existing sewage disposal facilities shall be removed,filled and/or capped to comply with the
Uniform Plumbing Code and Uniform Building Code.
4. Underground on-site utilities are to be located and shown on building plans submitted for
building permit application.
K. Grading
✓ 1. Grading of the subject property shall be in accordance with the Uniform 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.
V/ 3. The development is located within the soil erosion control boundaries; a Soil Disturbance —I—/—
Permit is required.Please contact San Bernardino County Department of Agriculture at(714)
387-2111 for permit application.Documentation of such permit shall be submitted to the City
prior to the issuance of rough grading permit.
4. A geological report shall be prepared by a qualified engineer or geologist and submitted at -"— —"-
the time of application for grading plan check.
V5. The final grading plans shall be completed and approved prior to issuance of building permits. --/—/
SC - 2/91 7 0[ 12
c.anoieuc 3a_
6. 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 Division 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 J—�-
or over adjacent parcels, are to be delineated and recorded to the satisfaction of the
Building and Safety Division prior to issuance of grading and building permits.
c.On-site drainage improvements, necessary for dewatering and protecting the subdivided �—J-
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 �—J-
Division for approval prior to issuance of building and grading 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 —i�-
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
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 I of the Development Code.
APPLICANT SHALL CONTACT THE ENGINEERING DIVISION, (714)989-1862,FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
L. Dedication and Vehicular Access
✓ 1. Rights-of-way and easements shall be dedicated to the City for all interior public streets,
community trails, public paseos, public landscape areas, street trees, and public drainage
facilities as shown on the plans and/or tentative map. Private easements for non-public
facilities(cross-lot drainage,local feeder trails,etc.)shall be reserved as shown on the plans
and/or tentative map.
7 2. Dedication shall be made of the following rights-of-way on the perimeter streets ��-
(measured from street centerline):
—It total feet on Fcx+t.24 Q 5Ccia Voad
So-.SW total feet on Qoc l o S k.r Age vUJn
total feet on
total feet on
3. An irrevocable offer of dedication for -foot wide roadway easement shall be made —�—J
for all private streets or drives.
4. Non-vehicular access shall be dedicated to the City for the following streets:
5. Reciprocal access easements shall be provided ensuring access to all parcels by CCBRs _I_
or by deeds and shall be recorded concurrently with the map or prior to the issuance of
building permits, where no map is involved.
SC • 2/9l 8 or 12
•
. Cupgl-iti
r._CJI[pT. Di::
✓ 6. Private drainage easements for cross-lot drainage shall be provided and shall be delineated
or noted on the final map.
7. The final map shall clearly delineate a 10-foot minimum building restriction.area on the
neighboring lot adjoining the zero lot line wall and contain the following language:
"/We hereby dedicate to the City of Rancho Cucamonga the right to prohibit the
construction of(residential)buildings(or other structures) within those areas designated
on the map as building restriction areas."
A maintenance agreement shall also be granted from each lot to the adjacent lot through the
CC&R's.
8. All existing easements lying within future rights-of-way shall be quitclaimed or delineated on
/ the final map.
V 9. Easements for public sidewalks and/or street trees placed outside the public right-of-way
shall be dedicated to the City wherever they encroach onto private property.
V. 10.Additional street right-of-way shall be dedicated along right turn lanes,to provide a minimum
of 7 feet measured from the face of curbs. If curb adjacent sidewalk is used along the right
turn lane, a parallel street tree maintenance easement shall be provided.
✓ 11.The developer shall make a good faith effort to acquire the required ott-site property interests
necessary to construct the required public improvements,and if he/she should fail to do so,
the developer shall, at least 120 days prior to submittal of the final map for approval, enter
into an agreement to complete the improvements pursuant to Government Code Section
66462 at such time as the City acquires the property interests required for the improvements.
Such agreement shall provide for payment by the developer of all costs incurred by the City
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 developer, at developers cost. The appraiser shall have
been approved by the City prior to commencement of the appraisal.
M. 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. A minimum of 26-foot wide pavement,within a 40 -foot wide dedicated right-of-way shall be _j /_
constructed for all half-section streets.
✓ 3. Construct the following perimeter street improvements including, but not limited to:
STREET NAME CURB& A.C. SIDE DRIVE STREET SIREN COMM. MEDIAN OTHER
GUTTER PVMT WALK APPR TIGHTS TREES TRAIL ISLAND
1
FOO4 a ✓ ✓ C ✓ ✓ ✓ ✓ !i
■
Roo c l.o S4e,; ✓ ✓ ✓ ✓ ✓ (e�
SC - 2/91 9of12
w: ..ti)P 41-2 f
CJmoicu'n Dite
Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement
reconstruction and overlays will be determined during plan check. (c) It so marked,side-
walk shall be curvilinear per STD. 304. (d) If so marked, an in-lieu of construction fee shall
be provided for this Rem. (e) ri5L*tA.rs Ictsia {w Jut wet./
V4. Improvement plans and construction:
a. Street improvement plans including street trees and street lights, prepared by a regis- JJ-
tered Civil Engineer, 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 improve-
ments,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 J—
construction permit shall be obtained from the City Engineers Office in addition to any
other permits required.
• c. Pavement striping, marking, traffic, street name signing, and interconnect conduit JJ-
shall be installed to the satisfaction of the City Engineer.
d. Signal conduit with pull boxes shall be,installed on any new construction or reconstruction JJ-
of major, secondary or collector streets which intersect with other major,secondary or
collector streets for future traffic signals. 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) All All pull boxes shall be No. 6 unless otherwise specified by the City Engineer.
(2) Conduit shall be 3-inch galvanized steel with pullrope.
e. Wheel chair ramps shall be installed on all four 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. A street closure permit may be 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 sidewaks. Under sidewak drains shall be
installed to City Standards, except for single family lots.
h. Handicap access ramp design shall be as specified by the City Engineer. JJ-
i. Street names shall be approved by the City Planner prior to submittal for first plan check. J—J-
5. 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 pri-
vate streets, fees shall be paid and construction perm4s shall be obtained from the City
Engineers Office in addition to any other permits required.
6. Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in JJ
accordance with the City's street tree program.
SC - 2/91 10 of 12
•
- c. ,.CUP 91-2'i
7. Intersection line of site designs shall be reviewed by the City Engineer for conformance with
adopted policy. —/-�
a. On collector or larger streets, lines of sight shall be plotted for all project intersections, ��-
including driveways. Walls, signs, and slopes shall be located outside the lines of sight.
Landscaping and other obstructions within the lines of sight shall be approved by the City
Engineer.
b. Local residential street intersections shall have their noticeability improved, usually by _1_1_
moving the 2+/•closest street trees on each side away from the street and placed in a street
/ tree easement.
V 8. A permit shall be obtained from CALTRANS for any work within the following right-of-way:
FooTt4 ILL- Boot.EV AR j>
9. All public improvements on the following streets shall be operationally complete prior to the ��-
issuance of building permits:
•
N. 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 landscape parkways,
medians, paseos, easements, trails, or other areas are required to be annexed into the
Landscape Maintenance District:
F00774 /1-1— BootEVA4b MEAt4N
V 2. A signed consent and waiver form to pin 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.
V/ 3. All required public landscaping and irrigation systems shall be continuously maintained by the ��-
developer until accepted by the City.
4. Parkway landscaping on the following street(S) shall conform to the results of the respective —J�-
Beautification Master Plan:
0. Drainage and Flood Control
✓ I. The project (or portions thereof) is located within a Flood Hazard Zone:therefore, flood ��-
protection measures shall be provided as certified by a registered Civil Engineer and
approved by the City Engineer.
2. It shall be the developers responsibility to have the current FIRM Zone
designation removed from the project area. The developer's engineer shall prepare all
necessary reports, plans, and hydrologi lhydraulic calculations. A Conditional Letter
of Map Revision (CLOMP) shall be obtained from FEMA prior to final map approval or
issuance of building permits,whichever occurs first. A Letter of Map Revision (LOMB) shall
be issued by FEMA prior to occupancy or improvement acceptance,whichever occurs first.
3. A final drainage study shall be submitted to and approved by the City Engineer prior to final I -
map approval or the issuance of building permits, whichever occurs first. All drainage
facilities shall be installed as required by the City Engineer.
SC - 2/91 II of 12
P,x: CUP9f-Zy
G+rrietz r,Date
4. A permit from the County Flood Control District is required for work within its right-of-way.
5. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe
J
measured from the outer edge of a mature tree trunk. _J —
V 6. Public storm drain easements shall be graded to convey overflows in the event of a _1_1
blockage in a sump catch basin on the public street.
P. Utilities
1.Provide separate utility services to each parcel including sanitary sewerage system, water, J�-
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 �—J-
Cucamonga County Water District (CCWD), Rancho Cucamonga Fire Protection District,
and the Environmental Health Department of the County of San Bernardino. A letter of
compliance from the CCWD is required prior to final map approval or issuance of permits,
whichever occurs first.
•
0. General Requirements and Approvals
17 1.The separate parcels contained within the project boundaries shall be legally combined into JJ-
one parcel prior to issuance of building permits.
•
2. An easement for a pint use driveway shall be provided prior to final map approval.or �—�-
issuance of building permits, whichever occurs first, for:
3.Prior to approval of the final map a deposit shall be posted with the City covering the
estimated cost of apportioning the assessments under Assessment District
among the newly created parcels.
4. Etiwanda/San Sevaine Area Regional Mainline, Secondary Regional, and Master Plan �—J-
Drainage Fees shall be paid prior to final map approval or prior to building permit issuance if
no map is involved.
5. Permits shall be obtained from the following agencies for work within their right-of-way: —/�—
6.A signed consent and waiver form to pin and/or form the Law Enforcement Community
Facilities District shall be filed with the City Engineer prior to final map approval or the
issuance of building permits, whichever occurs first. Formation costs shall be borne by the
Developer.
7. Prior to finalization of any development phase, sufficient improvement plans shall be com-
pleted beyond the phase boundaries to assure secondary access and drainage protection to
the satisfaction of the City Engineer. Phase boundaries shall correspond to lot lines shown
on the approved tentative map.
SC - 2/91 12 of 12