Loading...
HomeMy WebLinkAbout97-42 - Resolutions RESOLUTION NO. 97-42 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 15798, A SUBDIVISION OF 45 LOTS ON 19.26 ACRES OF LAND IN THE LOW RESIDENTIAL DISTRICT(2-4 DWELLING UNITS PER ACRE) OF THE ETIWANDA SPECIFIC PLAN, LOCATED WEST OF THE 1-15 FREEWAY AND SOUTH OF HIGHLAND AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 227-071-32 A. Recitals. 1. John Friedman has filed an application for the approval of Tentative Tract Map No. 15798, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Tentative Tract Map request is referred to as "the application." 2. On May 28, and continued to June 25 and July 23, 1997, the Planning Commission of the City of Rancho Cucamonga conducted duly noticed public hearings on the application and concluded said hearings 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 hearings on May 28, June 25, and July 23, 1997, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to property located west of the 1-15 Freeway and south of Highland Avenue with a street frontage of 770 feet and lot depth of 1,000 feet and which is presently vacant; and b. The property to the north of the subject site is vacant and is the future Route 30 Freeway corridor, the property to the south is a flood control basin, the property to the east is vacant and developed with a nursery and single family homes, and the property to the west is developed with single family homes. c. The proposed project is similar to the existing tract to the west and meets all of the requirements of the Low Residential District of the Etiwanda Specific Plan. 3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearings 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 tentative tract is consistent with the General Plan, Development Code, and any applicable specific plans; and PLANNING COMMISSION RESOLUTION NO. 97-42 TT 15798 - FRIEDMAN July 23, 1997 Page 2 b. The design or improvements of the tentative tract is consistent with the General Plan, Development Code, and any applicable specific plans; and c. The site is physically suitable for the type of development proposed; and d. The design of the subdivision is not likely to cause substantial environmental damage or avoidable injury to humans and wildlife or their habitat; and e. The tentative tract is not likely to cause serious public health problems; and f. The design of the tentative tract will not conflict with any easement acquired by the public at large, now of record, for access through or use of the property within the proposed subdivision. 4. Based upon the facts and information contained in the proposed Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a mitigated Negative Declaration based upon the findings as follows: a. That the mitigated Negative Declaration has been prepared in compliance with the California Environmental Quality Act of 1970, as amended, and the State CEQA guidelines promulgated thereunder; that said mitigated Negative Declaration and the Initial Study prepared therefore reflect the independent judgment of the Planning Commission; and, further, this Commission has reviewed and considered the information contained in said mitigated Negative Declaration with regard to the application. b. That, based upon the changes and alterations which have been incorporated into the proposed project, no significant adverse environmental effects will occur. c. Pursuant to the provisions of Section 753.5(c) of Title 14 of the California Code of Regulations, the Planning Commission finds as follows: In considering the record as a whole, the Initial Study and mitigated Negative Declaration for the project, there is no evidence that the proposed project will have potential for an adverse impact upon wildlife resources or the habitat upon which wildlife depends. Further, based upon substantial evidence contained in the mitigated Negative Declaration, the staff reports and exhibits, and the information provided to the Planning Commission during the public hearing, the Planning Commission hereby rebuts the presumption of adverse effect as set forth in Section 753.5(c-1-d) of Title 14 of the California Code of Regulations. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference. Planning Division 1) Where feasible, make corner lots (Lots 14, 15, 30, and 31) wider to provide opportunities for greater setbacks from Mulberry Street. 2) Eliminate slope on west side of Lot 38 to avoid maintenance difficulty and drainage to City flood control channel. Replace slope with retaining wall. PLANNING COMMISSION RESOLUTION NO. 97-42 TT 15798 - FRIEDMAN July 23, 1997 Page 3 3) Eliminate slope along south sides of Lots 1 through 6 to avoid maintenance difficulty and drainage to County flood control basin. 4) Remove City flood control channel fencing shown on Grading Plan to encroach upon Lot 7 and replace with perimeter wall. 5) Any wall or walls higher than 6 feet, but lower than 8 feet, shall require approval of a Minor Exception prior to the issuance of building permits. Walls higher than 8 feet require approval of a Variance prior to the issuance of building permits. Engineering Division 1) Smokestone Street shall be an extension of the existing street on the west side of the drainage channel and joining the improvements to the east. Development of the proposed project will be required to construct the bridge and make this connection. Drainage channel fencing, with gates, shall be constructed as well, joining the existing fencing along the channel, as shown on City Improvement Drawing 1209-D, and the proposed grading and perimeter walls of the tentative tract. The alignment of Smokestone Street through the proposed tentative tract shall be coordinated with Caltrans and their proposed right-of-way acquisition and the construction of Smokestone Street easterly. All shall be to the satisfaction of the City Engineer. 2) Highland Avenue shall be constructed full width, as shown on the tentative tract map, across the northerly boundary, joining, with proper transitions, the existing pavement section to the west and the proposed Mulberry Street improvements to the east. The street section shall consist of 36 feet of pavement, 11-foot wide parkway on the south with a 6-foot curb adjacent sidewalk, and a 3-foot wide parkway on the north, for a total section width of 50 feet. Adequate barricades are required for the dead-end portion of Highland Avenue easterly. The existing drainage channel improvements, as shown on City Improvement Drawing 1209-D shall be modified as needed in conjunction with the improvements and the proposed grading and perimeter walls of the tentative tract. The improvements shall be coordinated with Caltrans Route 30 improvement; i.e., drainage, limits of improvements, new right-of-way lines; all to the satisfaction of the City Engineer. However, if this development goes before Caltrans Route 30 improvements, a cash deposit in lieu of construction will be required; temporary improvements constructed; and the existing Mulberry Street/Highland Avenue connection upgraded, as determined by the City Engineer and Caltrans 3) Whitestone Place shall be constructed as a cul-de-sac. A reduced- radius turnaround is allowed and constructed pursuant to City Standard Plan 113, to the satisfaction of the City Engineer. PLANNING COMMISSION RESOLUTION NO. 97-42 TT 15798 - FRIEDMAN July 23, 1997 Page 4 4) Four of the eight existing properties on the east side of Mulberry Street have dedicated their half of the right-of-way (30 feet). The proposed project developer shall contact the other four to see if they will also dedicate 30 feet, so that development can construct Mulberry Street full width; or, if Caltrans has obtained the 36 feet of right-of-way as shown on the tentative map, then this project shall dedicate the remaining right-of-way for a 30-foot half street and construct Mulberry Street full width, with the exception of the easterly parkway improvements, which will be deferred until construction or reconstruction of the adjacent parcel. Otherwise, the proposed project developer will be required to provide 40 feet (rather than 30 feet), minimum half street width plus 10 feet on-site. 5) The existing overhead utilities (telecommunications and electrical, except for the 66 kV electrical) along the entire frontage of Highland Avenue (northerly portion of the tentative tract) and entire frontage of Mulberry Street (easterly portion of the tentative tract) shall be undergrounded from the first pole off-site, prior to public improvement acceptance or occupancy, whichever occurs first. All services crossing shall be undergrounded at the same time. The developer may request a reimbursement agreement to recover one-half the City adopted cost for undergrounding from future development (redevelopment) as it occurs on the opposite side of the Mulberry Street. If the developer fails to submit for said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. 6) The existing improvements for the drainage channel located along the westerly boundary of the proposed tentative tract, as shown on City Improvement Drawing 1209-D, shall be modified as needed in conjunction with the proposed tentative tract improvements. This includes the removal, relocation, and/or replacement of the existing fencing and any grading/drainage improvements made necessary by the proposed grading and perimeter walls for the tentative tract. City Improvement Drawing 1209-D shall be revised pursuant to the above. 7) All public improvements, either adjacent or off-site, require plan approval by the City Engineer and security to be posted with an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public improvements, prior to final map approval. 8) Street names shall be applied for through the Planning Division and shall be accepted and added to the final map prior to approval and recordation thereof. 9) Written verification shall be obtained from Caltrans regarding the right- of-way for existing Highland Avenue and the proposed right-of-way associated with the Route 30 Freeway, prior to approval of the final map. 10) Emergency access plans providing continuous, 24-hour, all-weather secondary access shall be reviewed and approved by the Planning Commission prior to recordation of the map.. PLANNING COMMISSION RESOLUTION NO. 97-42 TT 15798 - FRIEDMAN July 23, 1997 Page 5 Environmental Mitigation Measures 1) The preliminary Drainage Study Report addressed the drainage as though the Route 30 Freeway improvements are existing. If the tentative tract should proceed to the final map stage and the Route 30 Freeway construction stalls or never begins, then the drainage study shall be amended addressing the drainage without said freeway and improvements required to mitigate any potential flood hazard. The report, whether amended or not, shall be finalized pursuant to the criteria outlined in the City's "Drainage Report Requirements" handout. The final report shall be approved by the City Engineer prior to final map approval. 2) A full street connection at the intersection of East Avenue and Highland Avenue is required, including traffic signal improvements (new or upgrades) and line-of-sight corrections, to the satisfaction of the City Engineer. With the construction of the Route 30 Freeway, Caltrans is proposing to close the Highland Avenue access at East Avenue including the removal of the traffic signal and provide for emergency access only. This development is responsible to restore and/or upgrade said access. However, if this development goes before Caltrans Route 30 improvements, a cash deposit in lieu of construction will be required and necessary temporary improvements constructed, as determined by the City Engineer and Caltrans. 3) Existing on-site Eucalyptus windrows shall be replaced with minimum 5-gallon Spotted Gum Eucalyptus trees planted 8 feet on center in accordance with Etiwanda Specific Plan Sections 5.41.400 and .500. 4) Provide a 13.5-foot high noise barrier along the rear (north side) of Lots 39 through 45 wrapping around the sides of Lots 39 and 45 consistent with recommendations of the Noise Study for project dated March 28, 1997. Noise barrier walls shall match the appearance of the existing wall to the west along Highland Avenue associated with Tract 13063. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23RD DAY OF JULY 1997. PLANNING •'" 10 OF E CITY OF RANCHO CUCAMONGA 11101 _.4 BY: an E. Da d zither, Ch-irman ATTEST: tp6c /ice reW ry PLANNING COMMISSION RESOLUTION NO. 97-42 TT 15798 - FRIEDMAN July 23, 1997 Page 6 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 23rd day of July 1997, by the following vote-to-wit: AYES: COMMISSIONERS: BARKER, BETHEL, MACIAS, TOLSTOY NOES: COMMISSIONERS: NONE ABSENT: COMMISSIONERS: MCNIEL f COMMUNITY DEVELOPMENT S .. DEPARTMENT STANDARD CONDITIONS PROJECT#: TENTATIVE TRACT 15798 SUBJECT: A RESIDENTIAL SUBDIVISION OF 45 LOTS ON 19.26 ACRES APPLICANT JOHN FRIEDMAN LOCATION: WEST OF 1-15 FREEWAY AND SOUTH OF HIGHLAND AVENUE ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DIVISION, (909)477-2750, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. Time Limits Completion Date 1. 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. 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. 2. Prior to recordation of the final map or prior to the issuance of building permits when no map is / /_ 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 the 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 sc-s/97 1 Project No. Tr 15798 Completion Date grading on file in the Planning Division, the conditions contained herein, Development Code regulations, and the Etiwanda Specific Plan. 2. 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. 3. Approval of this request shall not waive compliance with all sections of the Development Code, /_/_ all other applicable City Ordinances, and applicable Community or Specific Plans in effect at the time of building permit issuance. 4. 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. 5. All building numbers and individual units shall be identified in a clear and concise manner, /_/_ including proper illumination. 6. The developer shall submit a construction access plan and schedule for the development of all /_/_ lots for City Planner and City Engineer approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 7. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall / /_ condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owner at least 30 days prior to the removal of any existing walls/ fences along the project's perimeter. C. Landscaping 1. A detailed landscape and irrigation plan, including slope planting and model home landscaping / /_ in this 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. All private slopes of 5 feet or less in vertical height and of 5:1 or greater slope, but less than 2:1 _/_/_ slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 3. All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2:1 or greater _/_/_ slope shall be landscaped and irrigated for erosion control and to soften their appearance as follows: one 15-gallon or larger size tree per each 150 sq. ft. of slope area, 1-gallon or larger size shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition, slope banks in excess of 8 feet in vertical height and 2:1 or greater slope shall also include one 5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in staggered clusters to soften and vary slope plane. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 4. For single family residential development, all slope planting and irrigations shall be continuously / /_ maintained in a healthy and thriving condition by the developer until each individual unit is sold sc-597 2 Project No. TT 15798 Completion Date 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. 5. Front yard and corner side yard landscaping and irrigation shall be required per the Development _/_/_ Code and/or the Etiwanda Specific Plan. This requirement shall be in addition to the required street trees and slope planting. 6. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included / /_ in the required landscape plans and shall be subject to City Planner review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Division. 7. 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. 8. All walls shall be provided with decorative treatment. If located in public maintenance areas, the _/_/_ design shall be coordinated with the Engineering Division. D. Environmental 1. 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. 2 A final acoustical report shall be submitted for City Planner review and approval prior to the _/_/_ issuance of building permits. The final report shall discuss the level of interior noise attenuation to below 45 CNEL, the building materials and construction techniques provided, and if appropriate, verify the adequacy of the mitigation measures. The building plans will be checked for conformance with the mitigation measures contained in the final report. 3. Mitigation measures are required for the project. The applicant is responsible for the cost of _/ /_ implementing said measures, including monitoring and reporting. Applicant shall be required to post cash, letter of credit, or other forms of guarantee acceptable to the City Planner in the amount of $719.00 prior to the issuance of building permits, guaranteeing satisfactory performance and completion of all mitigation measures. These funds may be used by the City to retain consultants and/or pay for City staff time to monitor and report on the mitigation measures. Failure to complete all actions required by the approved environmental documents shall be considered grounds for forfeit. In those instances requiring long term monitoring (i.e.) beyond final certificate of occupancy), the applicant shall provide a written monitoring and reporting program to the City Planner prior to issuance of building permits. Said program shall identify the reporter as an individual qualified to know whether the particular mitigation measure has been implemented. E. Other Agencies 1. The applicant shall contact the U.S. Postal Service to determine the appropriate type and location _/ /_ of mail boxes. The final location of the mail boxes and the design shall be subject to City Planner review and approval prior to the issuance of building permits. sc•5/97 3 Project No. TT 15798 Completion Date APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 477-2710, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: F. Site Development 1. The applicant shall comply with the latest adopted Uniform Building Code, Uniform Mechanical _/_/_ 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. Street addresses shall be provided by the Building Official, after tract/parcel map recordation and _/ /_ prior to issuance of building permits. G. 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. 3. The final grading plans shall be completed and approved prior to issuance of building permits. _/_/_ APPLICANT SHALL CONTACT THE ENGINEERING DIVISION,(909)477-2740,FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: H. Dedication and Vehicular Access 1. Rights-of-way and easements shall be dedicated to the City for all interior public streets, _/ /_ community trails, public paseos, public landscape areas, street trees, traffic signal encroachment and maintenance, and public drainage facilities as shown on the plans and/or tentative map. Private easements for non-public facilities (cross-lot drainage, local feeder trails, etc.) shall be reserved as shown on the plans and/or tentative map. 2. Dedication shall be made of the following rights-of-way on the perimeter streets (measured from street centerline): 30 total feet on Mulberry Street _/_/_ total feet on Highland Avenue / / * Modified street section, refer to Special Conditions. 3. Corner property line cutoffs shall be delineated and dedicated per City Standards on the final / /_ map. 4. Vehicular access rights shall be dedicated to the City for the following streets, except for / /_ approved openings: Highland Avenue. 5. All existing easements lying within future or proposed rights-of-way shall be quit-claimed or _/ /_ delineated on the final map. SC-5/97 4 Project No. TT 15798 Completion Date I. 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 _/_/_ constructed for all half-section streets. See Special Conditions associated with Mulberry Street. 3 Construct the following perimeter street improvements including, but not limited to: / /_ Curb& A.C. Side- Drive Street Street Comm Median Bike Other Street Name Gutter Pvmt walk Appr. Lights Trees Trail Island Trail Highland Avenue ✓ ✓ ✓ ✓ ✓ e Mulberry Street ✓ ✓ ✓ ✓ ✓ 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 STD. 114. (d) If so marked, an in-lieu of construction fee shall be provided for this item. (e) Refer to the Special Conditions for other criteria associated with the street improvements 4. Improvement Plans and Construction: a. Street improvement plans, including street trees , street lights, and intersection safety lights _/_/_ on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of building permits, whichever occurs first. b. Prior to any work being performed in public right-of-way, fees shall be paid and a _/ /_ construction permit shall be obtained from the City Engineer's Office in addition to any other permits required. c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and / /_ interconnect conduit shall be installed to the satisfaction of the City Engineer. d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction _/_/_ project along major or secondary streets and at intersections for future traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer. Notes: (1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200 feet apart, unless otherwise specified by the City Engineer. (2) Conduit shall be 3-inch (at intersections) or 2-inch (along streets) galvanized steel with pull rope or as specified. sC-597 5 Project No. TT 15798 Completion Date e. Handicapped access ramps shall be installed on all corners of intersections per City _/ /_ Standards or as directed by the City Engineer. f. Existing City roads requiring construction shall remain open to traffic at all times with _/_/_ adequate detours during construction. Street or lane closure permits are required. A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer. g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be _/_/_ installed to City Standards, except for single family residential lots. h. Street names shall be approved by the City Planner prior to submittal for first plan check. / /_ 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. Intersection line of sight designs shall be reviewed by the City Engineer for conformance with / /_ adopted policy. On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways. Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required. 7. A permit shall be obtained from Caltrans for any work within the following right-of-way: / /_ Smokestone Street, Mulberry Street, and Highland Avenue. J. Public Maintenance Areas 1. A separate set of landscape and irrigation plans per Engineering Public Works Standards shall /_/_ be submitted to the City Engineer for review and approval prior to final map approval or issuance of building permits, whichever occurs first. The following landscaped parkways, medians, paseos, easements, trails or other areas shall be annexed into the Landscape Maintenance District; and shall be delineated on the final map: The frontage of Highland Avenue consisting of the slope between the back of sidewalk and on-site perimeter sound wall, including the wrap around portion of the slope facing the drainage channel. 2. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting / /_ Districts shall be filed with the City Engineer prior to final map approval or issuance of building permits whichever occurs first. Formation costs shall be borne by the developer. 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 / /_ Beautification Master Plan: Landscaping shall match in general concept the landscaping improvements for proposed Route 30 by Caltrans for the frontage of Highland Avenue and rock scape for the slope at the channel. K. Drainage and Flood Control 1. The project(or portions thereof) is located within a Flood Hazard Zone; therefore, flood protection _/_/_ measures shall be provided as certified by a registered Civil Engineer and approved by the City Engineer. See Special Conditions regarding Drainage Study and FIRM Zone change below. sc-5197 6 Project No. TT 15798 Completion Date 2. It shall be the developer's responsibility to have the current FIRM Zone "D" designation removed _/_/_ from the project area. 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. 3. A final drainage study shall be submitted to and approved by the City Engineer prior to final map _/ /_ approval or the issuance of building permits, whichever occurs first. All drainage facilities shall be installed as required by the City Engineer. See Special Conditions. 4. A permit from the San Bernardino County Flood Control District is required for work within its _/_/_ right-of-way. 5. Public storm drain easements shall be graded to convey overflows in the event of a blockage in _/ /_ a sump catch basin on the public street. L. 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 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. M. General Requirements and Approvals 1. Etiwanda/San Sevaine Area Regional Mainline, Secondary Regional, and Master Plan Drainage _/ /_ Fees shall be paid prior to final map approval or prior to building permit issuance if no map is involved. 2. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for all /_/_ new street lights for the first six months of operation, prior to final map approval or prior to building permit issuance if no map is involved. APPLICANT SHALL CONTACT THE FIRE PREVENTION/NEW CONSTRUCTION UNIT, (909) 477-2730, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: N. General Fire Protection Conditions 1. Mello Roos Community Facilities District requirements shall apply to this project. _/ /_ 2. Fire flow requirement shall be 1.500 gallons per minute per 91 UFC Appendix III-A, 5, (b) /_/_ (Table). a. A fire flow shall be conducted by the builder/developer and witnessed by fire department /_/_ personnel prior to water plan approval. SC-5/97 7 Project No. TT 15798 Completion Date b. For the purpose of final acceptance, an additional fire flow test of the on-site hydrants shall _/ /_ be conducted by the builder/developer and witnessed by the fire department personnel after construction and prior to occupancy. 3. Fire hydrants are required. All required public or on-site fire hydrants shall be installed, flushed _/_/_ and operable prior to delivery of any combustible building materials on site (i.e., lumber, roofing materials, etc.). Hydrants flushing shall be witnessed by fire department personnel. 4. Existing fire hydrant locations shall be provided prior to water plan approval. Required hydrants, / /_ if any, will be determined by the Fire District. Fire District standards require a 6-inch riser with a 4-inch and a 2-1/2-inch outlet. Substandard hydrants shall be upgraded to meet this standard. Contact the Fire Safety Division for specifications on approved brands and model numbers. 5. Roadways within project shall comply with the Fire District's fire lane standards, as noted: ✓ AU roadways per Rancho Cucamonga Fire Protection District Ordinance 22. / /_ ✓ Other Per Ordinance No. 22. Provide north (east/west) access . / / 6. Fire department access shall be amended to facilitate emergency apparatus. / /_ 7. Plan check fees in the amount of$ 0 have been paid. An additional $ 125 shall be paid: ✓ Prior to final plan approval. / /_ Note: Separate plan check fees for fire protection systems (sprinklers, hood systems, alarms, etc.) and/or any consultant reviews will be assessed upon submittal of plans. 8. Plans shall be submitted and approved prior to construction in accordance with 1994 UBC, UFC, _/_/_ UPC, UMC, NEC, and RCFD Standards 22 and 15 APPLICANT SHALL CONTACT THE POLICE DEPARTMENT, (909)477-2800, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: O. Security Hardware 1. A secondary locking device shall be installed on all sliding glass doors. / /_ 2. One-inch single cylinder dead bolts shall be installed on all entrance doors. If windows are within _/ /_ 40 inches of any locking device, tempered glass or a double cylinder dead bolt shall be used. 3. All garage or rolling doors shall have slide bolts or some type of secondary locking devices. _/_/_ P. Windows 1. All sliding glass windows shall have secondary locking devices and should not be able to be lifted / /_ from frame or track in any manner. Q. Building Numbering 1. Numbers and the backgrounds shall be of contrasting color and shall be reflective for nighttime _/_/_ visibility. SC-5/97 8