HomeMy WebLinkAbout15-23 - Resolutions RESOLUTION NO. 15-23
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING VARIANCE
DRC2014-00403, A REQUEST TO REDUCE THE REQUIRED STREET
SIDE YARD SETBACK FROM 25 FEET TO 18 FEET FOR LOT #7 OF
TRACT MAP 18034 RELATED TO DESIGN REVIEW DRC2014-00168 FOR
A SITE LOCATED ON THE SOUTHWEST CORNER OF EAST AVENUE
AND CHICKASAW ROAD IN THE VERY LOW(VL)ZONING DISTRICT(.1-
2 DWELLING UNITS PER ACRE) OF THE ETIWANDA SPECIFIC PLAN;
AND MAKING FINDINGS IN SUPPORT THEREOF—APN: 225-381-06AND
07.
A. Recitals.
1. JEC Enterprises, Inc. filed an application for the approval of Variance DRC2014-00403
as described in the title of this Resolution. Hereinafter in this Resolution, the subject Variance
request is referred to as "the application."
2. On the 25th day of March 2015 the Planning Commission of the City of
Rancho Cucamonga conducted a noticed public hearing on the application and concluded said
hearing on that date.
3. All legal prerequisites prior to the adoption of this Resolution have occurred.
B. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning
Commission of the City of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts set forth in the Recitals,
Part A, of this Resolution are true and correct.
2. Based upon the substantial evidence presented to this Commission during the
above-referenced public hearing on March 25,2015, including written and oral staff reports,together
with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to a property located on the southwest corner of East
Avenue and Chickasaw Road in the Very Low (VL) Zoning District of the Etiwanda Specific Plan;
and
b. The 3.83 acre project site generally drains from north to south and is approximately
625 feet from east to west and 245 feet from north to south; and
C. To the north, east and west are single-family residences within the Very Low(VL)
Zoning District of the Etiwanda Specific Plan (residences to the east were under construction at the
time of this report). To the south is the 210 Freeway; and
d. The applicant is requesting architectural and site plan review of 7 single-family
residences. The project is designed to comply with all related development criteria for the Very Low
PLANNING COMMISSION RESOLUTION NO. 15-23
DRC2014-00403 — JEC ENTERPRISES, INC.
March 25, 2015
Page 2
(VL) Zoning District of the Etiwanda Specific Plan, except for the street side yard setback for the
residence on Lot#7; and
e. There is an approximate 40-foot encroachment into Lot#7 along the east property
line by a parcel of land owned by Caltrans. This encroachment makes it difficult to develop Lot#7
without the approval of a Variance. The applicant has submitted a Variance (DRC2014-00403)
requesting a 7-foot reduction in the required 25-foot street side yard setback.
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 strict or literal interpretation and enforcement of the specified regulations
would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives
of the Development Code. There is a parcel of land along the public right-of-way of East Avenue
owned by Caltrans which encroaches approximately 40 feet into a portion of Lot#7 of Tract Map
18034. Without a reduction in the 25-foot corner side yard setback requirement for Lot#7, it would
be difficult to develop a residence on the lot that is of similar size to those in the surrounding area
and in the same zone.
b. That there are exceptional or extraordinary circumstances or conditions applicable
to the property involved or to the intended use of the property that do not apply generally to other
properties in the same district. There is a parcel of land owned by Caltrans which encroaches
approximately 40 feet into a portion of Lot#7. This encroachment makes this portion of the lot much
narrower than the surrounding lots and that of other lots in the same zone.
c. That strict or literal interpretation and enforcement of the specified regulation would
deprive the applicant of privileges enjoyed by the owners of other properties in the same district.
Without the reduction in the corner side yard setback requirement, the applicant would be limited to
building a residence that is much narrower than the residences in the surrounding area and of other
lots in the same zone.
d. That the granting of the Variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties classified in the same district. The proposed
reduction in the corner side yard setback will allow the applicant to develop a house with a width no
greater than that of the other lots in the surrounding area or within the same zone. It is common
practice to grant setback Variances where there are unusual right-of-way encroachments into
private property such as right turn lanes and bus stops. In this case a parcel of land owned by
Caltrans encroaches approximately 40 feet into a portion of the project site.
e. That the granting of the Variance will not be detrimental to the public health, safety,
or welfare or materially injurious to properties or improvements in the vicinity. The applicant
proposes building a single-family residence which will not be out of character to the other houses in
the surrounding area and will meet all the related development criteria of the Etiwanda Specific Plan,
except for the corner side yard setback requirement. The reduction in the corner side yard setback
PLANNING COMMISSION RESOLUTION NO. 15-23
DRC2014-00403 - JEC ENTERPRISES, INC.
March 25, 2015
Page 3
with not negatively impact the ability of the residence to meet the interior noise levels from East
Avenue outlined in the Development Code.
4. Based upon the facts and information contained in the application, together with all
written and oral reports included for the environmental assessment for the application,the Planning
Commission finds that no subsequent or supplemental environmental document is required
pursuant to the California Environmental Quality Act (CEQA) in connection with the review and
approval of this application based upon the following findings and determinations:
a. Pursuant to the California Environmental Quality Act("CEQA") and the City's local
CEQA Guidelines, the Planning Commission adopted a Mitigated Negative Declaration on
December 13, 2006 in connection with the City's approval of SUBTT18034. Pursuant to CEQA
Guidelines Section 15162, no subsequent or supplemental EIR or Negative Declaration is required
in connection with subsequent discretionary approvals of the same project unless: (i) substantial
changes are proposed to the project that indicate new or more severe impacts on the environment;
(ii)substantial changes have occurred in the circumstances under which the project was previously
reviewed that indicates new or more severe environmental impacts;or(iii)new important information
shows the project will have new or more severe impacts than previously considered; or (iv)
additional mitigation measures are now feasible to reduce impacts or different mitigation measures
can be imposed to substantially reduce impacts.
b. The Planning Commission finds, in connection with the Design Review DRC2014-
00168, that substantial changes to the project orthe circumstances surrounding the project have not
occurred which would create new or more severe impacts than those evaluated in the previous
Mitigated Negative Declaration. The original project was for the subdivision of 3.83 acres of land
into 7 lots for the development of single-family residences. The subject project is for the design
review of the 7 single-family residences proposed for the approved lots with no change to the
approved tentative tract map. Staff further finds that the project will not have one or more significant
effects not discussed in the previous Mitigated Negative Declaration, not have more severe effects
than previously analyzed, and that additional or different mitigation measures are not required to
reduce the impacts of the project to a level of less than significant, as the project layout and design
have not changed since the original environmental determination. All applicable mitigation
measures in the adopted MND will apply to this project.
C. Based on these findings and all evidence in the record, the Planning Commission
concurs with the staff determination that no additional environmental review is required pursuant to
CEQA in connection with the City's consideration of the current application.
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 attached standard conditions incorporated herein by this reference.
Planning Department
1) Approval is for a 7-foot reduction in the required 25-foot street side yard
setback for Lot#7 of Tract Map 18034 related to the development of a
single-family residence on the lot for a site located on the southwest
corner of East Avenue and Chickasaw Road -APN: 225-381-06 and
07.
PLANNING COMMISSION RESOLUTION NO. 15-23
DRC2014-00403 - JEC ENTERPRISES, INC.
March 25, 2015
Page 4
2) Approval is contingent on Planning Commission approval of Design
Review DRC2014-00168.
3) Approval of this request shall not waive compliance with any sections
of the Development Code, State Fire Marshal's regulations, Uniform
Building Code, or any other City Ordinances.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 25TH DAY OF MARCH 2015.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Ravenel Wimberly, Chairman
ATTEST: (�j , 1!6:��
Candy urnett, Secretary
I, Candyce Burnett, Secretary of the Planning Commission for the City of Rancho Cucamonga, do
hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted
by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning
Commission held on the 25th day of March 2015, by the following vote-to-wit:
AYES: COMMISSIONERS: FLETCHER, MUNOZ, OAXACA, WIMBERLY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: HOWDYSHELL
ABSTAIN: COMMISSIONERS: NONE
y
Conditions of Approval
�tivc}to
Cuonntovrn Community Development Department
Project#: DRC2014-00168 DRC2014-00403, DRC2015-00103
Project Name: 7 single-family homes
Location: - 022538107-0000
Project Type: Design Review Variance, Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.-
A.
ROJECT:A. Planning Department
1. The applicant shall agree to defend at his sole expense any action brought against the City, its
agents, officers, or employees, because of the issuance of such approval, or in the alternative, to
relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees,
for any Court costs and attorney's fees which the City, its agents, officers, or employees may be
required by a court to pay as a result of such action. The City may, at its sole discretion, participate
at its own expense in the defense of any such action but such participation shall not relieve applicant
of his obligations under this condition.
2. Copies of the signed Planning Commission Resolution of Approval, Standard Conditions, and all
environmental mitigations shall be included on the plans (full size). The sheet(s) are for information
only to all parties involved in the construction/grading activities and are not required to be wet
sealed/stamped by a licensed Engineer/Architect.
3. Any approval shall expire if Building Permits are not issued or approved use has not commenced
within 5 years from the date of approval or a time extension has been granted.
4. The applicant shall submit certification from an acoustical engineer that all recommendations of
the acoustical report were implemented in construction, including measurements of interior and
exterior noise levels to document compliance with City standards. Certification shall be submitted to
the Building and Safety Services Department and the Planning Department prior to final occupancy
release of the affected homes.
5. Mitigation measures are required for the project. The applicant is responsible for the cost of
implementing said measures, including monitoring and reporting. Applicant shall be required to post
cash, letter of credit, or other forms of guarantee acceptable to the Planning Director in the amount of
$729 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.
6. For single-family residential development, all slope planting and irrigation shall be continuously
maintained in a healthy and thriving condition by the developer until each individual unit is sold and
occupied by the buyer. Prior to releasing occupancy for those units, an inspection shall be
conducted by the Planning Department to determine that they are in satisfactory condition.
7. Front yard and corner side yard landscaping and irrigation shall be required per the Development
Code and/or This requirement shall be in addition to the required street
trees and slope planting.
Pnnted:311612015 a .CityofRC.us
Project#: DRC2014-00168 DRC2014-00403, DRC2015-00103
Project Name: 7 single-family homes
Location: - 022538107-0000
Project Type: Design Review Variance, Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
A. Planning Department
8. A detailed landscape and irrigation plan, including slope planting and model home landscaping in
the case of residential development, shall be prepared by ,a_ licensed... landscape_, architect and
submitted for Planning Director review and approval prior to the issuance of Building Permits for the
development or prior final map approval in the case of a custom lot subdivision. For development
occurring in the Very High Fire Hazard Severity Zone, the landscape plans will also be reviewed by
Fire Construction Services.
9. Landscaping and irrigation systems required to be installed within the public right-of-way on the
perimeter of this project area shall be continuously maintained by the developer.
10. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in
the required landscape plans and shall be subject to Planning Director review and approval and
coordinated for consistency with any parkway landscaping plan which may be required by the
Engineering Services Department.
11. All walls shall be provided with decorative treatment. If located in public maintenance areas, the
design shall be coordinated with the Engineering Services Department.
12. Landscaping and irrigation shall be designed to conserve water through the principles of water
efficient landscaping per Development Code Chapter 17.82.
13. Access gates to the rear yards shall be constructed from a material more durable than wood
gates. Acceptable materials include, but are not limited to, wrought iron and PVC.
14. Approval of this request shall not waive compliance with all sections of the Development Code, all
other applicable City Ordinances, and applicable Community, Specific Plans and/or Master Plans in
effect at the time of Building Permit issuance.
15. Construct block walls between homes (i.e., along interior side and rear property lines), rather than
wood fencing for permanence, durability, and design consistency.
16. All building numbers and individual units shall be identified in a clear and concise manner,
including proper illumination and in conformance with Building and Safety Services Department
standards, the Municipal Code and the Rancho Cucamonga Fire Department(RCFD) Standards.
17. The Covenants, Conditions, and Restrictions (CC&Rs) shall not prohibit the keeping the 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 of homeowners' associations for amendments to the CC&Rs.
18. 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 Services
Department 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. The Homeowners' Association shall submit to the Planning Department a list of the
name and address of their officers on or before January 1 of each and every year and whenever said
information changes.
www.CityofRC.us
Printed:3/16/2015 Page 2 of 7
Project#: DRC2014-00168 DRC2014-00403, DRC2015-00103
Project Name: 7 single-family homes
Location: -022538107-0000
Project Type: Design Review Variance, Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
A. Planning Department
19. Provide a 24-foot by 24-foot or 12-foot by 48-foot corral area in the rear yard adjacent to the
Local Feeder Trail. Grade access from corral to trail with a maximum slope of 5:1 and a minimum
width of 10 feet.
20. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be
located out of public view and adequately screened through the use of a combination of concrete or
masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director. For
single-family residential developments, transformers shall be placed in underground vaults.
21. On corner side yards, provide minimum 5-foot setback between walls/fences and sidewalk. The
5-foot wall/fence setback and the parkway shall have landscape and irrigation in addition to the
required street trees. Detailed landscape and irrigation plans shall be submitted for Planning Director
review and approval prior to issuance of Building Permits. The parkway landscaping including trees,
shrubs, ground covers and irrigation shall be maintained by the property owner. The developer shall
provide each prospective buyer written notice of the parkway maintenance requirement, in a standard
format as determined by the Planning Director, prior to accepting a cash deposit on any property.
22. All parkways, open areas, and landscaping shall be permanently maintained by the property
owner, homeowners' association, or other means acceptable to the City. Proof of this landscape
maintenance shall be submitted for Planning Director and Engineering Services Department review
and approved prior to the issuance of Building Permits.
23. Six-foot decorative block walls shall be constructed along the project perimeter. A 16 foot
decorative block tall wall stall be constructed along the 210 freeway right-of-way as outlined in the
Noise Study in file (Urban Crossroads, September 3, 2014).
24. Noise levels shall be monitored after construction to verify the adequacy of the mitigation
measures. Noise levels shall be monitored by actual noise level readings taken on- and off-site. A
final acoustical report shall be submitted for Planning Manager review and approval prior to final
occupancy release. The final report shall also make recommendations as to additional mitigation
measures to reduce noise levels to below City standards, such as, residential exterior noise levels to
below 60 dBA and interior noise attenuation to below 45 dBA.
25. The developer shall include a disclosure in the CC&Rs for each residence informing home buyer
that the property is adjacent to the 210 freeway and that they are responsible for the maintenance of
the portion of the sound wall that is on their property. The CC&Rs shall be reviewed and approved by
the Planning Director prior to approval of the building permits for the residences.
26. The sound wall shall designed in conformance with the approved Caltrans design standards. The
developer shall obtain all necessary permits from Caltrans for construction of the sound wall and
arrange with Caltrans an agreement for maintenance of the 210 right-of-way side of the sound wall. .
B. Engineering Services Department
1. All pertinent conditions of approval of Planning Commission Resolution No. 06-102 approving
Tentative Tract Map 18034 shall apply.
w .CityofRC.us
Printed:3/16/2015 Page 3 of 7
Project#: DRC2014-00168 DRC2014-00403, DRC2015-00103
Project Name: 7 single-family homes
Location: - 022538107-0000
Project Type: Design Review Variance, Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
C. Fire Prevention / New Construction Unit
1. Fire Area: The project is located in the Very High Fire Hazard Severity Zone. The homes and
accessory structures must be built in. accordance with the 2013 CF_C_(or_ the_cu(rent.-.edition)Section
327.
Landscaping: the landscape design must be in accordance with the vegetation management
guidelines of RCFPD. The plans submitted for design review do not meet the criteria for clearances,
species and or spacing regulations.
Automatic fire sprinklers: The structures must be equipped with automatic fire sprinklers in
accordance with the current edition of the California Residential Code.
D. Building and Safety Services Department
1. The project is located in the Very High Fire Hazard Severity Zone. The homes and accessory
structures must be built in accordance with the 2013 CFC (or the current edition)Section 327.
Automatic fire sprinklers: The structures must be equipped with automatic fire sprinklers in
accordance with the current edition of the California Residential Code.
Submit two sets of structural calculations, two sets of energy conservation calculations, and a soils
report. Architect's/Engineer's stamp and"wet" signature are required prior to plan check submittal.
2. Submit five complete sets of plans including the following:
a. Site/Plot Plan;
b. Foundation Plan and reverse foundation plan (when applicable);
c. Floor Plan,
d. Roof and Floor Framing Plan and reverse Roof and Floor Framing Plan (when applicable);
e. Electrical Plans (2 sets, detached) including the size of main switch, number and size of service
entrance conductors, panel schedules, and single line diagrams;
f. Plumbing and Sewer Plans, including isometrics, underground diagrams, water and waste diagram,
sewer or septic system location, fixture units, gas piping, and heating and air conditioning; and
g. Planning Department Project Number (i.e., SUBTT, SUBTPM, MDR, CUP, DRC, etc.) clearly
identified on the outside of all plans.
3. Contractors must show proof of State and City licenses and Workers' Compensation coverage to
the City prior to permit issuance.
4. Separate permits are required for fencing and/or walls.
E. Grading Section
1. Grading of the subject property shall be in accordance with current adopted California Building
Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan(s)
shall be in substantial conformance with the approved conceptual Grading and Drainage Plan.
www.CityofRC.us
Printed:3/16/2015 Page 4 of 7
Project#: DRC2014-00168 DRC2014-00403, DRC2015-00103
Project Name: 7 single-family homes
Location: - 022538107-0000
Project Type: Design Review Variance, Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
E. Grading Section
2. A soils report shall be prepared by a qualified Engineer licensed by the State of California to
_. perform such work. Two_copieswillbe,-provided at .grading and drainage plan submittal -for-review.
Plans shall implement design recommendations per said report.
3. A geologic report shall be prepared by a qualified Engineer or Engineering Geologist and
submitted at the time of application for Grading and Drainage Plan review.
4. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be
completed, submitted, and approved by the Building and Safety Official prior to the issuance of
building permits.
5. A separate Grading and Drainage Plan check submittal is required for all new construction projects
and for existing buildings where improvements being proposed will generate 50 cubic yards or more
of combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and wet
signed by a California licensed Civil Engineer.
6. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place
a dust control sign on the project site prior to the issuance of a grading permit.
7. If a Rough Grading and Drainage Plan/Permit are submitted to the Building and Safety Official for
review, that plan shall be a separate plan/permit from Precise Grading and Drainage Plan/Permit.
8. A drainage study showing a 100-year, AMC 3 design storm event for on-site drainage shall be
prepared and submitted to the Building and Safety Official for review and approval for on-site storm
water drainage prior to issuance of a grading permit. All reports shall be wet signed and sealed by
the Engineer of Record. The drainage study shall include an analysis for each lot and the proposed
cross lot drainage.
9. It shall be the responsibility of the applicant to acquire any required off-site drainage acceptance
easements(s) from adjacent downstream property owner(s) or discharge flows in a natural condition
(concentrated flows are not accepted) and shall provide the Building and Safety Official a drainage
study showing the proposed flows do not exceed the existing flows prior to the issuance of a grading
permit.
10. All slopes shall be a minimum 2-foot offset from the public right of way or adjacent private
property.
11. Private sewer, water, and storm drain improvements will be designed per the, latest adopted
California Plumbing Code.
12. The precise grading and drainage plan shall follow the format provided in the City of Rancho
Cucamonga handout"Information for Grading Plans and Permit".
Printed:3/16/2015 MM/Jl.CityOfRC.u3
Page 5 of 7
Project#: DRC2014-00168 DRC2014-00403, DRC2015-00103
Project Name: 7 single-family homes
Location: -022538107-0000
Project Type: Design Review Variance, Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
E. Gradina Section
13. Grading Inspections: a) Prior to the start of grading operations the owner and grading contractor
_a -.pre-grading meeting.. The _meeting _ _ shall _ be__.attended by -the project
owner/representative, the grading contractor and the Building Inspector to discuss about grading
requirements and preventive measures, etc. If a pre-grading meeting is not held within 24 hours from
the start of grading operations, the grading permit may be subject to suspension by the Building
Inspector; b) The grading contractor shall call into the City of Rancho Cucamonga Building and
Safety Department at least 1 working day in advance to request the following grading inspections
prior to continuing grading operations: i) The bottom of the over-excavation; ii) Completion of Rough
Grading, prior to issuance of the building permit; iii) At the completion of Rough Grading, the grading
contractor or owner shall submit to the Permit Technicians (Building and Safety Front Counter) an
original and a copy of the Pad Certifications to be prepared by and properly wet signed and sealed by
the Civil Engineer and Soils Engineer of Record; iv) The rough grading certificates and the
compaction reports will be reviewed by the Associate Engineer or a designated person and approved
prior to the issuance of a building permit.
14. Prior to the issuance of the Certificate of Occupancy the engineer of record shall certify the
functionality of the storm water quality management plan (WQMP) best management practices
(BMP) devices.
15. The Water Quality Management Plan (WQMP) shall include a copy of the project Conditions of
Approval.
16. Prior to the issuance of a Grading Permit the City of Rancho Cucamonga's "Memorandum of
Agreement of Storm Water Quality Management Plan" shall be submitted for review and approval by
the Building Official and recorded with the County Recorder's Office.
17. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification
Number(WDID).
18. Reciprocal access easements for all parcels and maintenance agreements ensuring joint
maintenance of all storm water quality structural/treatment best management practices (BMP)
devices, as provided for in the project's Storm Water Quality Management Plan, shall be provided for
by CC&R's or deeds and shall be recorded prior to the issuance a grading permit. Said CC&R's
and/or deeds shall be included in the project site specific Storm Water Quality Management Plan
(WQMP) document prior to approval of the WQMP document and recording of the Memorandum of
Agreement of Storm Water Quality Management Plan. This is required as cross lot drainage is
proposed both for the storm water quality drainage and the storm water run-off from the larger event
storms.
19. Prior to issuance of a wall permit, on engineered combination garden/retaining walls along the
property boundary the structural calculations for the wall shall assume a level toe/heel at the adjacent
off-site property (i.e. a manufactured slope is not present).
20. Prior to issuance of a wall permit, a copy of the Grading Special Conditions of Approval shall be
included within the engineered wall plans and calculations.
www.CityofRC.us
Printed:3/162016 Page 6 of 7
Project#: DRC2014-00168 DRC2014-00403, DRC2015-00103
Project Name: 7 single-family homes
Location: - 022538107-0000
Project Type: Design Review Variance, Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
E. Grading Section
21. The site shall be rough graded to eliminate all cross-lot drainage, (except in approved facilities
adjacent to privatetrails)......All--slopes. and retaining walls necessary to accomplish this -shall be
installed prior to final map approval.
22. Flow lines steeper than 6 percent could be erosive. The applicant shall provide hard lined gutters
and swales where concentrated flows exceed 3fps, and anywhere that flow lines exceed 10 percent
23. Prior to removing fences or walls along common lot lines and prior to constructing walls along
common lot lines the applicant shall provide a letter from the adjacent property owner(s) allowing
work on the adjacent property.
24. In the equestrian trails: — Provide PVC fence, 4" thick DG surface, parallel drainage V ditch,
bridge over V ditch where necessary for access corals, gates to corrals, S< 5% cross fall 2%, S>5%
cross fall 4%. Water bars required at the spacing for the slopes shown respectively: 50' for 4% to 6%,
40' for 6% to 9%, 30' for 9% to 12%, 20' for 12%+. In the equestrian trails water bars shall also be
placed at the top and bottom where the gradient of the trail changes, i.e. a steep downhill slope which
will cause additional erosion to the trail.
25. The private sewage disposal (septic) systems shall be constructed in the front yard area to allow
for a future connection to a public sewer system.
26. As storm water run-off is discharged across several lots, a cross lot drainage easement shall be
required to be shown on the final map prior to recordation of the final map. And prior to issuance of a
grading permit, the grading plan shall show the construction of the drainage facilty or facilities within
the drainage easement meeting the construction requirements of Planning Commission Resolution
92-17, Section 2, items 2.c and 2.d.
27. Prior to issuance of a grading permit, the applicant shall show on both the rough grading plan and
the precise grading plan the truck turning movements for a pick-up truck within the equestrian trail.
28. Prior to issuance of a grading permit, the applicant shall show on both the rough grading plan and
the precise grading plan the truck turning movements for a pick-up truck with a minimum inside
turning radius of 25-feet within the equestrian trail.
w .CityofRC.us
Printed:3/16/2015 Page 7 of 7