HomeMy WebLinkAbout17-81 - Resolutions - Subdivide A 0.92-Acre Site Into 2 Parcel Map RESOLUTION NO. 17-81
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE
PARCEL MAP SUBTPM19836,A REQUEST TO SUBDIVIDE A 0.92-ACRE
SITE INTO 2 PARCELS OF LAND IN THE LOW (L) DISTRICT AT THE
SOUTHEAST CORNER OF WILSON AVENUE AND WINCHESTER
COURT; AND MAKING FINDINGS IN SUPPORT THEREOF—APN: 0201-
182-07.
A. Recitals.
1. Yousef Audi filed an application for the approval of Tentative Parcel Map
SUBTPM19836, as described in the title of this Resolution. Hereinafter in this Resolution, the
subject Tentative Parcel Map request is referred to as "the application."
2. On the 13th day of September 2017, 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 September 13, 2017, including written and oral staff reports,
together with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to a 0.92-acre project site located on the southeast corner
of Wilson Avenue and Winchester Court in the Low(L) District; and
b. The project site is comprised of one (1) parcel of land with dimensions of
approximately 202 feet(north to south) and 198 feet(east to west); and
c. To the south, east and west is a single-family residential development within the
Low(L) District and to the north is single-family residential development within the Very Low(VL)
District; and
d. The applicant is requesting to subdivide the 0.92-acre project site(SUBTPM19836)
into 2 parcels of land for the future development of 2 single-family residences; and
e. Each parcel exceeds the minimum development standards of the Low(L)District
as described in the Development Code. The minimum development requirements for the Low
District is for parcels to average 8,000 square feet and be 65 feet wide(70 feet for corner lots)and
100 feet deep; and
PLANNING COMMISSION RESOLUTION NO. 17-81
TENTATIVE PARCEL MAP SUBTPM19836 -YOUSEF AUDI
September 13, 2017
Page 2
f. Parcel#1 is 22,526 square feet in area and approximately 102 feet wide (north to
south) and 178 feet wide (east to west). Parcel#2 is 17,474 square feet in area and approximately
88 feet wide (north to south) and 178 feet deep (east to west); and
g. Access to the project site will be via Winchester Court, which was partially
constructed with Tract 16421. The project will be required to widen Winchester Court to its ultimate
width and to construct the public right-of-way improvements on the east side of Winchester Court
and the south side of Wilson Avenue.
3. Based upon the substantial evidence presented to this Commission during the
above-referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1
and 2 above, this Commission hereby finds and concludes as follows:
a. The tentative parcel map is consistent with the General Plan, Development Code,
and any applicable specific plans. The project complies with all General Plan and Development
Code requirements for the Low (L) Land Use and Zoning Districts.
b. The design or improvements of the tentative parcel map is consistent with the
General Plan, Development Code, and any applicable specific plans. The project site is being
subdivided for residential purposes and will be of similar size and density to the single-family
residential development in the surrounding area.
c. The site is physically suitable for the type of development proposed. The project is
designed to conform to all of the related development requirements of the Low (L) District, The
project site is surrounded by similar residential development to the north, south, east and west and
is accessed by an adjacent public street and will connect to existing utility services.
d. The design of the subdivision is not likely to cause substantial environmental
damage and avoidable injury to humans and wildlife or their habitat. The General Plan does not
designate the project site as sensitive habitat and the project site is surrounded by residential
development. The project site will be of similar design and layout to the surrounding residential
development and is not expected to cause substantial environmental damage and avoidable injury
to humans and wildlife or their habitat.
e. The tentative parcel map is not likely to cause serious public health problems.The
project site is being subdivided for residential purposes and will not include the use of hazardous
materials that would cause public health problems;
f. The design of the tentative parcel map will not conflict with any easement acquired
by the public at large, now of record, for access through or use of the property within the proposed
subdivision. The subject property does not contain any easements that would limit access to or use
of the project site.
4. Planning Department staff has determined that the project is categorically exempt from
the requirements of the California Environmental Quality Act (CEQA) and the City's CEQA
Guidelines. The project qualifies as a Class 15 exemption under State CEQA Guidelines Section
15315,which covers land divisions into 4 or fewer parcels which do not require zoning amendments
or exceptions. The project is for the subdivision of one(1) parcel of land into two (2) parcels of land
and does not include a request for a land use change or exceptions from the development criteria,
and there is no substantial evidence that the project may have a significant effect on the
environment. The Planning Commission has reviewed the Planning Department's determination of
PLANNING COMMISSION RESOLUTION NO. 17-81
TENTATIVE PARCEL MAP SUBTPM19836 -YOUSEF AUDI
September 13, 2017
Page 3
exemption, and based on its own independent judgment, concurs in the staff's determination of
exemption.
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 Tentative Parcel Map SUBTPM19836,for the subdivision of
a 0.92-acre parcel of land into two parcels for the future development of 2
single-family residences for a site located at the southeast corner of Wilson
Avenue and Winchester Court; APN: 0201-182-07.
2) The removal of any trees on the site is subject to the review and approval
of a Tree Removal Permit.
3) The applicant shall contact the neighboring property owners to the east to
obtain permission and coordinate the removal of any existing fencing that
is currently located along the east property line.
4) 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 13TH DAY OF SEPTEMBER 2017.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Francisco Oaxaca, Chairman
ATTEST:
Candyce rnett, Secretary
I, Candyce Burnett, 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 13th day of September 2017, by the following vote-to-wit:
PLANNING COMMISSION RESOLUTION NO. 17-81
TENTATIVE PARCEL MAP SUBTPM19836 - YOUSEF AUDI
September 13, 2017
Page 4
AYES: COMMISSIONERS: FLETCHER, OAXACA, WIMBERLY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: MACIAS, MUNOZ
ABSTAIN: COMMISSIONERS: NONE
Conditions of Approval
CRShiC110
Community Development Department
Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
1. If any prehistoric archaeological resources are encountered before or during grading, the developer
will retain a qualified archaeologist to monitor construction activities, to take appropriate measures
to protect or preserve them for study. With the assistance of the archaeologist, the City of Rancho
Cucamonga will:
• Enact interim measures to protect undesignated sites from demolition or
significant modification without an opportunity for the City to establish its
archaeological value.
• Consider establishing provisions to require incorporation of archaeological sites
within new developments, using their special qualities as a theme or focal point.
• Pursue educating the public about the archaeological heritage of the area.
• Prepare a mitigation plan consistent with Section 21083.2 Archaeological
resources of CEQA to eliminate adverse project effects on significant, important,
and unique prehistoric resources, including but not limited to, avoiding
archaeological sites, capping or covering sites with soil, planning the site as a
park or green space or paying an in-kind mitigation fee.
• Prepare a technical resources management report, documenting the inventory,
evaluation, and proposed mitigation of resources within the project area. Submit
one copy of the completed report with original illustrations, to the San Bernardino
County Archaeological Information Center for permanent archiving.
www.CityofRC.us
Printed:8/14/2017
Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
2. If any paleontological resource (i.e. plant or animal fossils) are encountered before or during
grading, the developer will retain a qualified paleontologist to monitor construction activities, to take
appropriate measures to protect or preserve them for study. The paleontologist shall submit a
report of findings that will also provide specific recommendations regarding further mitigation
measures (i.e., paleontological monitoring) that may be appropriate. Where mitigation monitoring is
appropriate, the program must include, but not be limited to, the following measures:
• Assign a paleontological monitor, trained and equipped to allow the rapid removal
of fossils with minimal construction delay, to the site full-time during the interval of
earth-disturbing activities.
• Should fossils be found within an area being cleared or graded, divert earth-
disturbing activities elsewhere until the monitor has completed salvage. If
construction personnel make the discovery, the grading contractor should
immediately divert construction and notify the monitor of the find.
• Prepare, identify, and curate all recovered fossils for documentation in the
summary report and transfer to an appropriate depository (i.e., San Bernardino
County Museum).
• Submit summary report to City of Rancho Cucamonga. Transfer collected
specimens with a copy of the report to San Bernardino County Archaeological
Information Center for permanent archiving.
3. The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and
RWQCB) daily to reduce PM10 emissions, in accordance with SCAQMD Rule 403 or re-planted with
drought resistant landscaping as soon as possible.
4. Frontage public streets shall be swept according to a schedule established by the City to reduce
PM10 emissions associated with vehicle tracking of soil off-site. Timing may vary depending upon
the time of year of construction.
5. Grading operations shall be suspended when wind speeds exceed 25 mph to minimize PM10
emissions from the site during such episodes.
6. Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive
construction areas that remain inactive for 96 hours or more to reduce PM10 emissions.
7. The project must comply with all rules that assist in reducing short- term air pollutant emission in
compliance with SCAQMD Rule 403 regarding fugitive dust including treating the site with water or
other soil-stabilizing agent twice daily or replanting disturbed areas as quickly as possible.
8. The construction contractor shall select construction equipment based on low-emission factors and
high energy efficiency and submit a statement on the grading plan that ensures all construction
equipment will be tuned and maintained in accordance with the manufactures' specification.
9. Trucks shall not idle continuously for more than 5 minutes.
10. Alternative fuel powered equipment shall be utilized in lieu of gasoline- or diesel-powered engines
where feasible.
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Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
11. 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.
12. Copies of the signed Planning Commission Resolution of Approval or Approval Letter, Conditions of
Approval, 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.
13. The applicant shall be required to pay California Department of Fish and Wildlife Notice of
Exemption fee in the amount of $50.00. All checks are to be made payable to the Clerk of the
Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing or
within 5 days of the date of project approval.
14. Construction should be timed so as not to interfere with peak-hour traffic.
15. Construction and Building materials shall be produced and/or manufactured locally. Use "Green
Building Materials" such as materials that are resource efficient, recycled and manufactured in an
environmentally friendly way including low-volatile-organic-compound (VOC) materials.
16. Reuse and recycle construction and demolition waste. Provide interior and exterior storage areas for
recyclables and green waste in public areas. Educate employees about reducing waste and about
recycling.
17. Prior to issuance of grading permits, the permit applicant shall submit to the Building Official for
approval, a Storm Water Pollution Prevention Plan (SWPPP) specifically identifying Best
Management Practices (BMPs) that shall be used on-site to reduce pollutants during construction
activities entering the storm drain system to the maximum extent practical.
18. An Erosion Control Plan shall be prepared, included in the Grading Plan, and implemented for the
proposed project that identifies specific measures to control on-site and off-site erosion from the
time ground disturbing activities are initiated through completion of grading. This Erosion Control
Plan shall include the following measures at a minimum: a) Specify the timing of grading and
construction to minimize soil exposure to rainy periods experienced in Southern California, and b)
An inspection. and maintenance program shall be included to ensure that any erosion which does
occur either on-site or off-site as a result of this project will be corrected through a remediation or
restoration program within a specified time frame.
19. During construction, temporary berms such as sandbags or gravel dikes must be used to prevent
discharge of debris or sediment from the site when there is rainfall or other runoff.
20. During construction, to remove pollutants, street cleaning will be performed prior to storm events
and after the use of water trucks to control dust in order to prevent discharge of debris or sediment
from the site.
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Project#: SU BTPM 19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
21. Equipment shall be maintained so that vehicles and their loads are secured from rattling and
banging.
22. 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.
23. Construct block walls between homes (i.e., along interior side and rear property lines), rather than
wood fencing for permanence, durability, and design consistency.
24. 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.
25. Prior to issuance of grading or paving permits, the applicant shall obtain a Notice of Intent (NOI) to
comply with obtaining coverage under the National Pollutant Discharge Elimination System
(NPDES) General Construction Storm Water Permit from the State Water Resources Control Board.
Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number)
shall be submitted to the City Building Official for coverage under the NPDES General Construction
Permit.
26. Prior to issuance of building permits, the applicant shall submit to the City Building Official for
approval of a Water Quality Management Plan (WQMP), including a project description and
identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the
storm drain system to the maximum extent practicable. The WQMP shall identify the structural and
non-structural measures consistent with the Guidelines for New Development and Redevelopment
adopted by the City of Rancho Cucamonga in June 2004.
27. Landscaping plans shall include provisions for controlling and minimizing the use of
fertilizers/pesticides/herbicides. Landscaped areas shall be monitored and maintained for at least
two years to ensure adequate coverage and stable growth. Plans for these areas, including
monitoring provisions for a minimum of two years, shall be submitted to the City for review and
approval prior to the issuance of grading permits.
28. Prior to the issuance of any grading plans a construction-related noise mitigation plan shall be
submitted to the City for review and approval. The Plan shall depict the location of the construction
equipment and how the noise from this equipment would be mitigated during construction.
29. Construction or grading shall not take place between the hours of 8:00 p.m. and 6:30 a.m. on
weekdays, including Saturday, or at any time on Sunday or a national holiday.
30. Construction or grading noise levels shall not exceed• the standards specified in Development Code
Section 17.66.050, as measured at the property line. Developers shall hire a consultant to perform
weekly noise level monitoring as specified in Development Code Section 17.66.050. Monitoring at
other times may be required by the Building Official. Said consultant shall report their findings to the
Building Official within 24 hours; however, if noise levels exceed the above standards, then the
consultant shall immediately notify the Building Official. If noise levels exceed the above standards,
then construction activities shall be reduced in intensity to a level of compliance with above noise
standards or halted.
31. The perimeter block wall shall be constructed as early as possible in the first phase.
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Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
32. During construction, the contractor shall ensure all construction equipment is equipped with
appropriate noise attenuating devices.
33. Idling equipment shall be turned off when not in use.
34. The project contractor shall place all stationary construction equipment so that emitted noise is
directed away from sensitive receptors nearest the project site.
35. The construction contractor shall change the timing and/or sequence of the noisiest construction
operations to avoid sensitive times of the day.
36. During all project site excavation and grading, the project contractors shall equip all construction
equipment, fixed or mobile, with properly operating and maintained mufflers consistent with the
manufacturers' standards.
37. All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph
per SCAQMD guidelines in order to limit fugitive dust emissions.
38. 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.
39. This tentative tract map or tentative parcel map shall expire, unless extended by the Planning
Commission, unless a complete final map is filed with the Engineering Services Department within 3
years from the date of the approval.
40. The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project
are watered at least three (3) times daily during dry weather. Watering, with complete coverage of
disturbed areas, shall occur at least three times a day, preferably in the midmorning, afternoon, and
after work is done for the day.
41. All construction equipment shall be maintained in good operating condition so as to reduce
operational emissions. The contractor shall ensure that all construction equipment is being properly
serviced and maintained as per manufacturers' specifications. Maintenance records shall be
available at the construction site for City verification.
42. Prior to the issuance of any grading permits, the developer shall submit construction plans to the
City denoting the proposed schedule and projected equipment use. Construction contractors shall
provide evidence that low emission mobile construction equipment will be utilized, or that their use
was investigated and found to be infeasible for the project. Contractors shall also conform to any
construction measures imposed by the Sduth Coast Air Quality Management District (SCAQMD) as
well as City Planning Staff.
43. The construction contractor shall utilize electric or clean alternative fuel powered equipment where
feasible.
44. The construction contractor shall ensure that construction-grading plans include a statement that
work crews will shut off equipment when not in use.
45. All asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108.
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Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
46. All construction equipment shall comply with SCAQMD Rules 402 and 403. Additionally, contractors
shall include the following provisions:
• Reestablish ground cover on the construction site through seeding and watering.
• Pave or apply gravel to any on-site haul roads.
• Phase grading to prevent the susceptibility of large areas to erosion over
extended periods of time.
• Schedule activities to minimize the amounts of exposed excavated soil during and
after the end of work periods.
• Dispose of surplus excavated material in accordance with local ordinances and
use sound engineering practices.
• Sweep streets according to a schedule established by the City if silt is carried over
to adjacent public thoroughfares or occurs as a result of hauling. Timing may vary
depending upon the time of year of construction.
• Suspend grading operations during high winds (i.e., wind speeds exceeding
25 mph) in accordance with Rule 403 requirements.
• Maintain a minimum 24 inch freeboard ratio on soils haul trucks or cover payloads
using tarps or other suitable means.
47. The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and
Regional Water Quality Control Board (RWQCB)) daily to reduce PM10 emissions, in accordance
with SCAQMD Rule 403.
48. Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive
construction areas that remain inactive for 96 hours or more to reduce PM10 emissions.
49. Provide adequate ingress and egress at all entrances to public facilities to minimize vehicle idling at
curbsides.
50. For residential development, return walls and corner side walls shall be decorative masonry.
51. Comply with the AQMP Miscellaneous Sources PRC-03, and Stationary Sources Operations
Enhanced Inspection and Maintenance and ADV-MISC to reduce emissions of restaurant
operations.
52. All new development in the City of Rancho Cucamonga shall comply with South Coast Air Quality
Management District's Rule 445, Wood Burning Devices. Rule 445 was adopted in March 2008 to
reduce emissions of PM2.5 and precludes the installation of indoor or outdoor wood burning devices
(i.e. fireplaces/hearths) in new development on or after March 9, 2009.
Engineering Services Department
Please be advised of the following Special Conditions
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Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Please be advised of the following Special Conditions
1. Traffic comments:
1. Wilson Avenue frontage improvements shall be in accordance with City "Secondary" standards
as required and including:
A. Dedicate right of way to provide 44 feet from centerline to property line and 32 feet from center
line to curb face.
B. Remove existing AC berm and drive approaches and provide curb & gutter, sidewalk, LED street
lights, and signing & striping as required.
C. Provide one (1) LED street light at east property line. The street light shall be owned by the City.
Developer shall be responsible to coordinate and pay all costs to provide SCE power on City owned
street lights. Coordinate with City staff for design and installation requirements.
D. All improvements including the access ramp on the southeast corner of Winchester Court at
Wilson Avenue shall be in accordance with the latest ADA standards.
2. Winchester Court frontage improvements shall be in accordance with City "Local" standards as
required and including:
A. Dedicate right of way to provide 30 feet from centerline to property line and 18 feet from center
line to curb face.
B. Remove existing block wall and provide curb & gutter, sidewalk, street light, and signing &
striping as required.
C. Provide a transition to the satisfaction of the City Engineer on the south portion of the project to
join existing improvements
D. Provide one (1) LED street light. The street light shall be owned by the City. Developer shall be
responsible to coordinate and pay all costs to provide SCE power on City owned street lights.
Coordinate with City staff for design and installation requirements.
2. Development Impact Fees shall be paid upon issuance of building permit (fees subject to change
annually). The fees include General City Drainage Fee, transportation fee, library impact fee, animal
center impact fee, police impact fee, park in-lieu/park impact fee, park improvement impact fee, and
community and recreation center impact fee.
3. Prior to map recordation, the applicant shall release and relinquish all vehicular access rights to the
City of Rancho Cucamonga along Wilson Avenue, except at approved intersections.
Standard Conditions of Approval
4. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for all
new streetlights for the first six months of operation, prior to final map approval or prior to Building
Permit issuance if no map is involved.
5. Adequate provisions shall be made for acceptance and disposal of surface drainage entering the
property from adjacent areas.
6. Rights-of-way and easements shall be dedicated to the City for all interior public streets, public
landscape areas, and street trees as shown on the plans and/or tentative map.
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Page 7 of 17
Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
7. If the required public improvements are not completed prior to approval of the final parcel map, an
improvement security accompanied by an agreement executed by the Developer and the City will be
required for improvements within the proposed right-of-way.
8. All public improvements (interior streets, 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.
9. 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.
10. 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.
11. Add the following note to any private landscape plans that show street trees: "All improvements
within the public right-of-way, including street trees, shall be installed per the public improvement
plans." If there is a discrepancy between the public and private plans, the street improvement plans
will govern.
12. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of
energy, fuel or power to any building or structure which is regulated by technical codes and for
which a permit is required unless, in addition to any and all other codes, regulations and ordinances,
all improvements required by these conditions of development approval have been completed and
accepted by the City Council, except: that in developments containing more than one building,
structure or unit, the development may have energy connections made in equal proportion to the
percentage of completion of all improvements required by these conditions of development
approval, as determined by the City Engineer, provided that reasonable, safe and maintainable
access to the property exists. In no case shall more than 95 percent of the buildings, structures or
units be connected to energy sources prior to completion and acceptance of all improvements
required by these conditions of development approval.
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Printed:8/14/2017 Page 8 of 17
Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineerinq Services Department
Standard Conditions of Approval
13. Improvement Plans and Construction:
a. Street improvement plans, including street trees, and street lights shall be prepared by a
registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security
shall be posted and an agreement executed to the satisfaction of the City Engineer and the City
Attorney guaranteeing completion of the public and/or private street improvements, prior to final
map approval or the issuance of Building Permits, whichever occurs first.
b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction
permit shall be obtained from the Engineering Services Department in addition to any other permits
required.
c. Pavement striping, marking, traffic signing, 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 pvc with pull rope or as specified.
e. Access ramps for the disabled shall be installed on all corners of intersections per current ADA
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.
www.CityofRC.us
Printed:8/14/2017 Page 9 of 17
Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020 1 1 8207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
14. Install street trees per City street tree design guidelines and standards as follows. The completed
legend (box below) and construction notes shall appear on the title page of the street improvement
plans. Street improvement plans shall include a line item within the construction legend stating:
"Street trees shall be installed per the notes and legend on Sheet _ (typically Sheet 1)." Where
public landscape plans are required, tree installation in those areas shall be per the public
landscape improvement plans.
Street Name Wilson Avenue
Botanical Name Cinnamomum Camphora
Common Name Camphor Tree
Min. Grow Space 7'
Spacing 55' OC
Size 24" box
Street Name Winchester Court
Botanical Name Quercus Rubra
Common Name Red Oak
Min. Grow Space 7'
Spacing 30' OC
Size 24" box
Construction Notes for Street Trees:
1)All street trees are to be planted in accordance with City standard plans.
2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the
City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments,
as determined by the City inspector.
3) All street trees are subject to inspection and acceptance by the Engineering Services
Department.
Street trees are to be planted per public improvement plans only.
15. The developer shall be responsible for the relocation of existing utilities as necessary.
16. 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.
17. Approvals have not been secured from all utilities and other interested agencies involved. Approval
of the final parcel map will be subject to any requirements that may be received from them.
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Printed:8/14/2017 Page 10 of 17
Project#: SUBTPM 19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
18. Water and sewer plans shall be designed and constructed to meet the requirements of the
Cucamonga Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and the
Environmental Health Department of the County of San Bernardino. A letter of compliance from the
CVWD is required prior to final map approval or issuance of permits, whichever occurs first. Such
letter must have been issued by the water district within 90 days prior to final map approval in the
case of subdivision or prior to the issuance of permits in the case of all other residential projects.
19. Corner property line cutoffs shall be dedicated per City Standards.
20. Dedication shall be made of the following rights-of-way on the perimeter streets (measured from
street centerline):
30' total feet on Winchester Court
44' total feet on Wilson Avenue
21. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the
final map.
22. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting
Districts shall be filed with the Engineering Services Department prior to final map approval or
issuance of Building Permits whichever occurs first. Formation costs shall be borne by the
developer.
Building and Safety Services Department
Please be advised of the following Special Conditions
1. This site is located in the fire area designated VHFHSZ, all structures must be constructed with
ignition resistant or noncombustible materials in accordance with themost current edition of the CA
Building Code including all local ordinances and standards. When the Entitlement Review is
approved submit complete construction drawings including energy and structural calculations to
Building and Safety for plan review in accordance with the stricter regulations of the approved Fire
protection Plan (if applicable) for the development and current edition of the CA Building and Fire
Codes including all local ordinances and standards. The new structures are required to be equipped
with automatic fire sprinklers. A soils report is required for new structures. Vegetation must be
design and installed in accordance to the guidelines from the RCFPD for sites located in the
VHFHSZ fire area. .
Grading Section
Standard Conditions of Approval
1. Prior to issuance of a grading permit, the grading plan shall clearly show the project accepting the
off-site storm water flows from the east and properly routed through the lot(s) to a conveyance
channel, i.e. Winchester Court.
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Printed:8/14/2017 Page 11 of 17
Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
2. Grading of the subject property shall be in accordance with current adopted California Building Code
and/or the California Residential 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.
3. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform
such work. Two copies will be provided at grading and drainage plan submittal for review. Plans
shall implement design recommendations per said report.
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 prior to the issuance of a grading or building permit.
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. All dust control sign(s)
shall be located outside of the public right of way.
7. If a Rough Grading and Drainage Plan/Permit are submitted to the Building and Safety Official for
review, the rough grading plan shall be a separate plan submittal and permit from Precise Grading
and Drainage Plan/Permit.
8. Prior to the issuance of a grading permit the applicant shall obtain written permission from the
adjacent property owner(s) to construct wall(s) on property line(s) or provide a detail(s) showing the
perimeter wall(s)to be constructed offset from the property line.
9. The Grading and Drainage Plan shall implement City Standards for on-site construction where
possible, and shall provide details for all work not covered by City Standard Drawings.
10. Prior to issuance of a grading permit the grading plan shall show that all manufactured slopes shall
be a minimum 2-foot offset from the public right of way, permitted line, or the adjacent private
property. All slope offsets shall meet the requirements of the current adopted California Building
Code.
11. The applicant shall provide a grading agreement and grading bond for all cut and fill combined
exceeding 5,000 cubic yards prior to issuance of a grading permit. The grading agreement and
bond shall be approved by the Building and Safety Official.
12. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond
project boundary.
13. This project shall comply with the accessibility requirements of the current adopted California
Building Code.
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Printed:8/14/2017 Page 12 of 17
Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
14. Grading Inspections:
a) Prior to the start of grading operations the owner and grading contractor shall request a
pre-grading meeting. The meeting shall be attended by the project owner/representative, the
grading contractor and the Building Inspector to discuss about grading requirements and preventive
measures, etc. If a pre-grading meeting is not held within 24 hours from the start of grading
operations, the grading permit may be subject to suspension by the Building Inspector;
b) The grading contractor shall call into the City of Rancho Cucamonga Building and Safety
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.
15. 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). This shall be shown in the
typical sections of the grading and drainage plan.
16. Prior to issuance of a grading or building permit, the permitted grading plan (or architectural site
plan) set shall show in each of the typical sections and the plan view show how the separations
between the building exterior and exterior ground surface meet the requirements of Sections
CBC1804.3/CRC R401.3, CBC2304.11.2.2/CRC R317.1(2) and CBC2512.1.2/CRC R703.6.2.1 of
the current adopted California Building Code/Residential Code.
17. Prior to issuance of a grading permit, the applicant shall obtain a signed and notarized letter from
the adjacent property owner(s) for ALL work proposed on the adjacent property. The letter shall be
scanned and pasted onto the permitted grading plan set. The letter shall show on either the title
sheet or a detail sheet of the grading and drainage plan set.
18. The land/property owner shall follow the inspection and maintenance requirements of the approved
project specific Water Quality Management Plan and shall provide a copy of the inspection reports
on a biennial basis to the City of Rancho Cucamonga Environmental Program Manager.
19. A final project-specific Storm Water Quality Management Plan (WQMP) shall be approved by the
Building and Safety Director, or his designee, and the City of Rancho Cucamonga's "Memorandum
of Storm Water Quality Management Plan" shall be recorded prior to the issuance of a grading
permit or any building permit.
20. Prior to the issuance of a building permit or Engineering Services Department issued right of way
permit, the applicant shall submit to the Building Official, or his designee, a final project specific
water quality management plan for review and approval, and shall have said document recorded
with the San Bernardino County Recorder's Office.
www.CityofRC.us
Printed:8/14/2017 Page 13 of 17
Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
21. Prior to the start of landscaping operations, the landscape architect and the landscape contractor
shall provide a sample of the weed fabric barrier to the Project Planner, City of Rancho Cucamonga
Planning Department. The weed barrier shall be permeable.
22. The final project-specific water quality management plan (WQMP) shall include executed
maintenance agreements along with the maintenance guidelines for all proprietary structural storm
water treatment devices (BMP's). In the event the applicant cannot get the proprietary device
maintenance agreements executed prior to issuance of a grading permit, the applicant is required to
submit a letter to be included within the WQMP document, and scanned and pasted onto the Site
and Drainage Plan which states that prior to issuance of a certificate of occupancy with applicant
shall enter into a contract for the maintenance of the proprietary storm water treatment device. If the
proprietary storm water treatment device is part of a residential subdivision, prior to the sale of the
residential lot, the developer shall include maintenance agreement(s) as part of the sale of the
residential lot to the buyer. A copy of the maintenance agreements to be included in the sale of the
property shall be included within the WQMP document.
23. Prior to issuance of a grading permit and approval of the project specific water quality management
plan all private storm water catch basin inlets shall include insert filters to capture those pollutants of
concern as addressed in the in the final project-specific water quality management plan (WQMP). At
a minimum catch basin insert filters to capture trash and other floating debris. All catch basin insert
filters shall be maintained on a regular basis as described in the "Inspection and Maintenance
Responsibility for Post Construction BMP" section of the final project-specific water quality
management plan.
24. Prior to issuance of a grading permit the Final Project-Specific Water Quality Management Plan
shall include a completed copy of "Worksheet H: Factor of Safety and Design Infiltration Worksheet"
located in Appendix D "Section VII — Infiltration Rate Evaluation Protocol and Factor of Safety
Recommendations, ..." of the San Bernardino County Technical Guidance Document for Water
Quality Management Plans. The infiltration study shall include the Soil Engineer's recommendations
for Appendix D, Table VI1.3: Suitability Assessment Related Considerations for Infiltration Facility
Safety Factors".
25. Prior to approval of the final project-specific water quality management plan the applicant shall have
a soils engineer prepare a project-specific infiltration study for the project for the purposes of storm
water quality treatment. The infiltration study and recommendations shall follow the guidelines in the
current adopted "San Bernardino County Technical Guidance Document for Water Quality
Management Plans".
26. The subject project, shall accept all existing off-site storm water drainage flows and safely convey
those flows through or around the project site. If existing off-site storm water drainage flows mix with
any on-site storm water drainage flows, then the off-site storm water drainage flows shall be treated
with the on-site storm water drainage flows for storm water quality purposes, prior to discharging the
storm water drainage flows from the project site.
www.CityofRC.us
Printed:8/14/2017 Page 14 of 17
Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
27. 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. The report shall contain water surface profile
gradient calculations for all storm drain pipes 12-inches and larger in diameter. All reports shall be
wet signed and sealed by the Engineer of Record. In addition, the project specific drainage study
shall provide inlet calculations showing the proper sizing of the water quality management plan
storm water flows into the proposed structural storm water treatment devices.
28. 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.
This shall be shown on the grading and drainage plan prior to issuance of a grading permit.
29. Private sewer, water, and storm drain improvements will be designed per the latest adopted
California Plumbing Code. Private storm drain improvements shall be shown on the grading and
drainage plan.
30. Prior to the issuance of the Certificate of Occupancy or final sign off by the Building Inspector the
engineer of record shall certify the functionality of the storm water quality management plan
(WQMP)storm water treatment devices and best management practices (BMP).
31. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy
of the project Conditions of Approval.
32. Prior to issuance of a grading permit the precise grading and drainage plan shall follow the format
provided in the City of Rancho Cucamonga handout "Information for Grading Plans and Permit".
33. 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.
34. The applicant shall provide a copy of a completed EPA Form 7520-16 (Inventory of Injection Wells)
for each underground infiltration device, with the Facility ID Number assigned, to the Building and
Safety Services Department Official prior to issuance of the Grading Permit and/or approval of the
project-specific Water Quality Management Plan. A copy of EPA Form 7520-16 shall be scanned
and pasted onto the permitted grading plan set, and a copy of said form shall be included in the
project-specific Water Quality Management Plan.
35. f during construction more than 5,000 square feet of combined asphalt concrete and PCC parking
and driveway surface (impervious) area are proposed and/or removed and replaced, a priority final
project-specific Water Quality Management Plan (WQMP) will be required for 'this project. If less
than 5,000 square feet of impervious area is proposed a non-priority Water Quality Management
Plan shall be required. Contact the Building and Safety Department for additional
direction/information.
36. The land owner shall provide an inspection report on a biennial basis for the structural storm water
treatment devices, commonly referred to as BMPs, to the City of Rancho Cucamonga
Environmental Program Manager. The land owner shall maintain on a regular basis as described in
the Storm Water Quality Management Plan prepared for the subject project. All costs associated
with the underground infiltration chamber are the responsibility of the land owner.
www.CityofRC.us
Printed:8/14/2017 Page 15 of 17
Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
37. Prior to approval of the project-specific storm water quality management plan, the applicant shall
submit to the Building Official, or his designee, a precise grading plan showing the location and
elevations of existing topographical features, and showing the location and proposed elevations of
proposed structures and drainage of the site.
38. Prior to approval of the final project-specific water quality management plan the applicant shall have
a soils engineer prepare a project-specific infiltration study for the project for the purposes of storm
water quality treatment. The infiltration study and recommendations shall follow the guidelines in the
current adopted "San Bernardino County Technical Guidance Document for Water Quality
Management Plans". Note: As this project graded and the site soils will be compacted for building
pads and parking lot purposes, the use of the Custom Soil Resource Report for San Bernardino
County Southwestern Part by the United States Department of Agriculture, Natural Resource
Conservation Service for natural soils is not acceptable for soil groundwater infiltration rates.
39. Prior to the issuance of a certificate of occupancy by the Building Official, or his designee, the civil
engineer of record shall file a Water Quality Management Plan (WQMP) Post Construction Storm
Water Treatment Devices As-Built Certificate with the Environmental Programs Coordinator, City of
Rancho Cucamonga Engineering Services Department.
40. As the use of drywells are proposed for the structural storm water treatment device, to meet the
infiltration requirements of the current Municipal Separate Storm Sewers Systems (MS4) Permit,
adequate source control and pollution prevention control BMPs shall be implemented to protect
groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration shall be
evaluated prior to infiltration and discussed in the final project-specific Water Quality Management
Plan document.
41. The direction of storm water flow flowing across the permeable paver storm water treatment device
is a small area compared to the total area of each of the permeable paver locations. Prior to
issuance of the grading permit and approval of the final project-specific water quality management
plan (WQMP) the engineer of record shall provide a design which will allow the storm water to
evenly flow into the permeable paver gravel base (such as a catch basin with a perforated pipe
running under the length of the permeable paver area, or a similar design), and shall show the
design on the grading plan and shall provide a detail on the WQMP site and drainage plan showing
how the storm water is evenly distributed into the permeable paver gravel base.
www.CityofRC.us
Printed:8/14/2017 Page 16 of 17
Project#: SUBTPM19836 DRC2017-00540
Project Name: Audi Two Lot Subdivision
Location: 10241 WILSON AVE - 020118207-0000
Project Type: Tentative Parcel Map Minor Design Review
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
42. RESIDENTIAL MANDATORY MEASURES — CALIFORNIA GREEN BUILDING STANDARDS
CODE — Prior to the issuance of any building permit the applicant shall comply with Section 4.106.2
(Storm water drainage and retention during construction) of the current adopted California Green
Building Standards Code:
Projects which disturb less than one (1) acre of soil and are not part of a larger common plan of
development which in total disturbs one acre or more, shall manage storm water drainage during
construction. In order to manage storm water drainage during construction, one or more of the
following measures shall be implemented to prevent flooding of adjacent property, prevent erosion
and retain soil runoff on the site.
1. Retention basins of sufficient size shall be utilized to retain storm water on the site.
2. Where storm water is conveyed to a public drainage system, collection point, gutter or similar
disposal method, water shall be filtered by use of a barrier system, wattle or other method approved
by the enforcing agency(City of Rancho Cucamonga).
3. Compliance with a lawfully enacted storm water management ordinance.
43. RESIDENTIAL MANDATORY MEASURES — CALIFORNIA GREEN BUILDING STANDARDS
CODE — Prior to the issuance of any building permit the applicant shall comply with Section 4.106.3
(Grading and Paving)of the current adopted California Green Building Standards Code:
Construction plans shall indicate how the site grading or drainage system will manage all surface
water flows to keep water from entering building. Examples of methods to manage surface water
include, but are not limited to, the following:
1. Swales.
2. Water collection and disposal systems.
3. French drains.
4. Water retention gardens.
5. Other water measures which keep surface water away from buildings and aid in groundwater
recharge.
Exception: Additions and alterations not altering the drainage path.
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Printed:8/14/2017 Page 17 of 17