Loading...
HomeMy WebLinkAbout2017-08-23 - Agenda Packet - PC-HPCAUGUST 23, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA A. 7:00 P.M. - CALL TO ORDER Pledge of Allegiance Roll Call: Chairman Oaxaca Vice Chairman Macias Commissioner Fletcher Commissioner Munoz Commissioner Wimberly B. PUBLIC COMMUNICATIONS This is the time and place for the general public to address the Historic Preservation Commission or Planning Commission on any item listed or not listed on the agenda. State law prohibits the Commission from addressing any issue not previously included on the Agenda. The Commission may receive testimony and set the matter for a subsequent meeting. Comments are to be limited to five minutes per individual or less, as deemed necessary by the Chair, depending upon the number of individuals embers of the audience. This is a professional business meeting and courtesy and decorum are expected. Please refrain from any debate between audience and speaker, making loud noises or engaging in any activity which might be disruptive to the decorum of the meeting. C. CONSENT CALENDAR/HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION The following Consent Calendar items are expected to be routine and non -controversial. They will be acted upon by the Commission at one time without discussion. Any item may be removed for discussion. C1 Consideration to adopt Regular Meeting Minutes of August 9, 2017 Page 1 of 6 AUGUST 23, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA D. PUBLIC HEARINGS/PLANNING COMMISSION The following items have been advertised and/or posted as public hearings as required by law. The Chairman will open the public hearing to receive testimony. All such opinions shall be limited to 5 minutes per individual or less as determined by the Chairman. Please sign in after speaking. D1. TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. — A review of a proposed subdivision of a property of about 82 acres into five (5) parcels located within the Empire Lakes Specific Plan, Planning Area 1, located north of 6th Street, south of the Metrolink/BNSF rail line, west of Milliken Avenue, and east of Utica/Cleveland Avenues - APN: 0209-272-20. Related files: General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, Development Code Amendment DRC2015-00115, and Pre -Application Review DRC2017-00170. Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) on May 18, 2016 in connection with the City's approval of General Plan Amendment DRC2015- 00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR is required in connection with subsequent discretionary approvals of the same project. D2. TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. — A review of a proposed subdivision of a property of about 84 acres into twenty-seven (27) parcels and one (1) lettered lot located within the Empire Lakes Specific Plan, Planning Area 1, located north of 4th Street, south of 6th Street, west of Milliken Avenue, and east of Utica/Cleveland Avenues - APNs: 0210-082-41, -49, and -52. Related files: General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, Development Code Amendment DRC2015-00115, and Pre -Application Review DRC2017-00170. Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) on May 18, 2016 in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR is required in connection with subsequent discretionary approvals of the same project. Page 2 of 6 AUGUST 23, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA D3. ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT DRC2016- 00206 - PACIFIC SUMMIT FOOTHILL, LLC - A request to amend tables and text, including clarifying text as necessary, in the General Plan to allow the development of land that contains slopes of 30 percent or greater. Related files: Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. This application will be forwarded to the City Council for final action. CONTINUED FROM AUGUST 9, 2017 D4. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP MODIFICATION SUBTT16605M - PACIFIC SUMMIT FOOTHILL, LLC - A request subdivide 24.19 acres into 6 parcels for the development of 175 attached condominium units in the Mixed Use (MU) District located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and Pacific Electric Trail Right -of -Way; 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. CONTINUED FROM AUGUST 9, 2017. D5. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2012-00672 - PACIFIC SUMMIT FOOTHILL, LLC - A request to develop 175 attached condominium units on 24.19 acres of land in Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of - Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for.consideration. CONTINUED FROM AUGUST 9, 2017. D6. ENVIRONMENTAL ASSESSMENT AND VARIANCE DRC2016-00207 - PACIFIC SUMMIT FOOTHILL, LLC - A request to exceed the 30 foot building envelop established by Development Code Section 17.122.020.D.1.e.(i and ii) for the develop 175 attached condominium units on 24.19 acres of land in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112- 09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Tree Removal Permit Page 3 of 6 AUGUST 23, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. CONTINUED FROM AUGUST 9, 2017, D7. ENVIRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT - DRC2012-00673 - PACIFIC SUMMIT FOOTHILL, LLC - A request to remove 180 trees associated with the proposed development of 175 attached condominium units on 24.19 acres of land in Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way, APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Variance DRC2016-00207. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. CONTINUED FROM AUGUST 9, 2017. D8. DEVELOPMENT AGREEMENT DRC2017-00619 — DR HORTON — A request for a Development Agreement between the City of Rancho Cucamonga and DR Horton for the purpose of providing vested development rights and establishing permit thresholds and development timelines related to the construction of a mixed use project consisting of 380 residential units, a 71 room hotel and two restaurant buildings totaling 12,000 square feet, located at the southwest corner of Day Creek Boulevard and Base Line Road — APN: 1090-331-05, The City Council adopted a Mitigated Negative Declaration of environmental impacts for this project on July 19, 2017. The California Environmental Quality Act provides that no further environmental review of a previously adopted Negative Declaration is required for subsequent projects or minor revisions to projects within the scope of a previous Negative Declaration. This item will be forwarded to the City Council for final review and action. CONTINUED FROM AUGUST 9, 2017, CONTINUANCE REQUESTED. E. COMMISSION BUSINESS/HISTORIC PRESERVATION AND PLANNING COMMISSION INTER -AGENCY UPDATES: COMMISSION ANNOUNCEMENTS: Page 4 of 6 AUGUST 23, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA F. ADJOURNMENT I, Lois J. Schrader, Planning Commission Secretary of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on August 17, 2017 seventy two (72) hours prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive. Lois J. Schrader Planning Commission Secretary City of Rancho Cucamonga If you need special assistance or accommodations to participate in this meeting, please contact the Planning Department at (909) 477-2750. Notification of 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility. Listening devices are available for the hearina impaired. INFORMATION FOR THE PUBLIC TO ADDRESS THE PLANNING COMMISSION The Planning Commission encourages free expression of all points of view. To allow all persons to speak, given the length of the agenda, please keep your remarks brief. If others have already expressed your position, you may simply indicate that you agree with a previous speaker. If appropriate, a spokesperson may present the views of your entire group. To encourage all views and promote courtesy to others, the audience should refrain from clapping, booing or shouts of approval or disagreement from the audience. The public may address the Planning Commission on any agenda item. To address the Planning Commission, please come forward to the podium located at the center of the staff table. State your name for the record and speak into the microphone. After speaking, please sign in on the clipboard located next to the speaker's podium. It is important to list your name, address and the agenda item letter your comments refer to. Comments are generally limited to 5 minutes per individual. If you wish to speak concerning an item not on the agenda, you may do so under "Public Comments." There is Page 5 of 6 AUGUST 23, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION AGENDA RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA opportunity to speak under this section prior to the end of the agenda Any handouts for the Planning Commission should be given to the Planning Commission Secretary for distribution to the Commissioners. A copy of any such materials should also be provided to the Secretary to be used for the official public record. All requests for items to be placed on a Planning Commission agenda must be in writing. Requests for scheduling agenda items will be at the discretion of the Commission and the Planning Director. AVAILABILITY OF STAFF REPORTS Copies of the staff reports or other documentation to each agenda item are on file in the offices of the Planning Department, City Hall, located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730. These documents are available for public inspections during regular business hours, Monday through Thursday, 7:00 a.m. to 6:00 p.m., except for legal City holidays. APPEALS Any interested party who disagrees with the City Planning Commission decision may appeal the Commission's decision to the City Council within 10 calendar days. Any appeal filed must be directed to the City Clerk's Office and must be accompanied by a fee of $2,725 for all decisions of the Commission. (Fees are established and governed by the City Council). Please turn off all cellular phones and pagers while the meeting is in session. Copies of the Planning Commission agendas, staff reports and minutes can be found at www.CityofRC.us. Page 6 of 6 Vicinity Map Historic Preservation and Planning Commission Meeting AUGUST 23, 2017 i E E ci = t i i sj �\ Base Line Church Church Foothill N E E E c d ` u 1 Arrow c s Ji rsey r i •`� 0 - w i �0 1 r in 6th�. l6 O N .. _.-.c�6th 4 w € y ! c Y I l:._.a..�. _. ..�_. D1 D2 - �4th pg Meeting Location: D3-D7 City Hall/Council Chamber: 10500 Civic Center Drive D1—SUBTT20105—LEWIS MANAGEMENT CORP D2—SUBTT20073—LEWIS MANAGEMENT CORP Items D3—D7 — GPA, TTM, DR, VAR, TRP—PACIFIC SUMMIT Item D8— DEVELOPMENT AGREEMENT —DR HORTON AUGUST 9, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA A. 7:00 P.M. - CALL TO ORDER Pledge of Allegiance 7:03 PM Roll Call: Chairman Oaxaca X Vice Chairman Macias X Commissioner Fletcher X Commissioner Munoz _X_ Commissioner Wimberly _X_ Additional Staff Present. Candyce Burnett, City Planner. Nick Ghirelli, City Attorney, Tom Gratin . Associate Planner: Donald Granger, Senior Planner, Albert Espinoza, Asst City Engineer, Lois Schrader, Planning Commission Secretary. Mike Smith, Senior Planner. Dat Tran Assistant Planner. Jana Cook. Community Improvement Manager, Michael Frasure. Building Inspection Supervisor, Rob Ball, Fire Marshall B. PUBLIC COMMUNICATIONS This is the time and place for the general public to address the Historic Preservation Commission or Planning Commission on any item listed or not listed on the agenda. State law prohibits the Commission from addressing any issue not previously included on the Agenda. The Commission may receive testimony and set the matter for a subsequent meeting. Comments are to be limited to five minutes per individual or less, as deemed necessary by the Chair, depending upon the number of individuals embers of the audience. This is a professional business meeting and courtesy and decorum are expected. Please refrain from any debate between audience and speaker, making loud noises or engaging in any activity which might be disruptive to the decorum of the meeting. Brian Heibelin, 12778 Camassia Court reported a haunted house operation is an issue in his neighborhood. He said it is loud, it takes 2 weeks to set up, there is excessive traffic, trash everywhere and a safety issue. C. CONSENT CALENDAR/HISTORIC PRESERVATION COMMISSION Page 1 of 12 Cl—Pgl AUGUST 9, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA AND PLANNING COMMISSION The following Consent Calendar items are expected to be routine and non -controversial. They will be acted upon by the Commission at one time without discussion. Any item may be removed for discussion. C1. Consideration to adopt Regular Meeting Minutes of July 26, 2017 Moved by Munoz. seconded by Wimberly carried (4-0-1 Fletcher Abstain) to adopt the minutes of July 26, 2017. D. ANNOUNCEMENTS/PRESENTATIONS D1. INTRODUCTION TO THE CENTRAL PARK MASTER PLAN UPDATE Presentation by Dr. Sean Welsh, Parks and Recreation Commissioner, gave an update on the process and invited the public to the 3 workshops scheduled at Central park 6-8 pm. He distributed flyers and noted there is no funding for this project or on reserve for this project. E. PUBLIC HEARINGS/PLANNING COMMISSION The following items have been advertised and/or posted as public hearings as required by law. The Chairman will open the public hearing to receive testimony. All such opinions shall be limited to 5 minutes per individual or less as determined by the Chairman. Please sign in after speaking. El. DEVELOPMENT CODE AMENDMENT DRC2017-00400 — CITY OF RANCHO CUCAMONGA - A request to amend Title 17 (Development Code) of the Municipal Code to add a definition for "haunted house" and to add additional requirements for the operation of haunted house temporary uses. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) and the City's CEQA guidelines under CEQA Section 15061(b)(3). This item will be forwarded to the City Council for final action. Page 2 of 12 Cl—Pg2 AUGUST 9, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Dat Tran, Assistant Planner, gave a PowerPoint presentation (copy on file) summarizing the code amendment proposal. It was noted that the attachment to the resolution is placed before the Commission for review. Rob Ball, Fire Marshall reviewed the Fire Code definition and noted that haunted houses are intentionally constructed to be confusing such as a maze with lack of lighting and this creates an atmosphere of suspense or anxiety. He said there are both Small (accommodate less than 50 people at a time) and large varieties of haunted houses He said they received complaints last year and the impacts may need to be addressed with respect to haunted houses in residential neighborhoods. Chairman Oaxaca asked how many complaints were received. He said of the complaints one was associated with a residential type haunted house. Jana Cook, Community Improvement Manager said the Fire Department generally handled all reports and complaints although Community Improvement dealt with noise complaints from larger commercial type operations. She said without regulations there is no way to enforce these operations. She said she supports staffs recommendation. Chairman Oaxaca asked if she could give an example of a comparison. Ms. Cook said there is a large party ordinance, but enforcement is dependent upon if the hosts are repeatedly hosting large parties which means the police would have to come back more than once to enforce it. Since this use is not repetitive, there is no opportunity to come back. She said the complaints are typically foot traffic, property trespassing, noise, sanitation, trash, etc. Commissioner Wimberly ask about our capability for the city or our agencies to enforce anything. He asked what the City can do to them if they put up a haunted house without a permit. Ms. Cook said it is part of Title 1 of the Municipal Code/a misdemeanor which can be prosecuted criminally or administratively - she said there may also be Building Code violations. Page 3 of 12 C1-Pg3 AUGUST 9, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Michael Frasure, Building Inspection Supervisor said smaller haunted houses in neighborhoods are not typically violating the Building Code, but they do erect hazards. He said the larger ones have significant props, tunnels, walls and electrical issues. He said building permits would be required. He said a good example would be the haunted house operated by Bass Pro - it is regulated well. Mr. Tran noted that we also reached out to the public with a newspaper ad and others that contacted us and we gave the 3 largest haunted house operators an opportunity to provide comments to us. Chairman Oaxaca opened the public hearing Dale Waterman 10185 Palo Alto said he has had a haunted house for 25 years and has operated a haunted house at this address with no complaints. He said they receive thanks and accolades from the neighbors for a fun and safe event. He said they cease at 10pm except on Friday & Saturday. He said he believes a ban on haunted houses in residential areas is an extreme response. He suggested the City limit the days/hours/and not allow for money or donations instead of approving the drafted amendment. Commissioner Fletcher asked if they advertise. Mr. Waterman said it is by word of mouth only with a fabric sign. Karen Michael 12789 Camassia Court said she has been a resident for 30 years and there is a haunted house that operates across the street from her. She said it goes for 4 days. late beyond 10:00 pm, there is trash, drinking, alcohol, and cigarette butts on het wall. She said the operator asked teenagers to provide security and there were other complaints on the street. She said the operator she is referring to does advertise on the internet and collected donations but they discovered the donation was "after expenses," therefore no money was actually donated. Mario Gonzalez, 7611 Duck Creek Place said he is an operator and a general contractor said it has been a tradition for many years. He said one year the Fire Department shut him down and he learned a lot from Rob Ball as to how to make the needed improvements. He said a buddy of his went commercial but he chose to stay residential. He said he donates to the children's hospital and never had complaints. He said they operate more than one day. Page 4 of 12 C1-Pg4 AUGUST 9, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Mohammed (-unintelligible-) said he is Mario's neighbor and his haunted house is a great addition to the community and a tradition. He said there are no complaints -it is safe and organized. Dale Waterman said these people (Mr. Gonzalez) seem to run an excellent operation- he said complaints were received for one haunted house. He suggested operating for one day should be acceptable. He said he would want to be sure if it's out of control it gets managed. Kevin Keilly residing at 10170 25fb Street said he lives in the old town area— He said he had a haunted house and it expanded over the years —then he helped Dale and Mario with theirs. He suggested an alternate proposal (copy on file). He suggested restricted days/hours, the operation be totally free and no donations taken, no sales, a requirement to clear trash within a 100-foot radius /no advertising but allow them their facebook page and if the operator does not follow the rules then the City can deny future permits Commissioner Macias asked if he has liability insurance for his haunted house operation. Mr. Keilly was unsure. Commissioner Fletcher asked if his haunted house is inside the house. Mr. Keilly said it is all outside and not within the house Commissioner Fletcher asked if he could do it at a church or community center as it becomes more than a neighborhood thing with crowds and using social media may not work out. Mr. Keilly said he works with the Waterman's on theirs. Chairman Oaxaca closed the public hearing. Commissioner Macias said Halloween is great fun and he respects the traditions and neighborhood expectations however, there is always someone who messes it up for everyone else. He said he values the integrity of our residential community and public safety. He said he did not believe time or day constraints will limit the potential for complaints. He said if we allow these to continue and not regulate them, there will be more and more. He said the Page 5 of 12 C1—Pg5 AUGUST 9, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA amendment is reasonable and prudent and if a haunted house is that sophisticated then it could be done in a rented -out facility. He also expressed concern about protecting residents and the operators. He said they need to demonstrate they have liability insurance. He said he -supports staff recommendation with the additional requirement that operators prove they have insurance. Commissioner Munoz agreed and empathized with those running good haunted house operations. He said he is concerned about the complaints about drinking/trash & other neighbor complaints and particularly took issue with using teenagers as guards/security. He said other persons come in from other communities for these and we need to ensure safety. He said any violation could be deadly and poses a real concern for children such as excess vehicles. He said operators of homemade haunted houses can -not control all of these things. He said he has a concern for the City at large and supports the recommendation of staff. Commissioner Wimberly concurred with all the prior comments and said some operators believe this amendment is harsh, but there are safety issues and, liability and therefore he supports the amendments. Commissioner Fletcher said he did not know if homeowners' insurance would cover this type of operation at a private residence. He said this situation is difficult to enforce and would be better held at some non-residential location. He said if they are doing it for donations -there is always a desire to raise more each year and therefore finding a different location would be better for their efforts. He said Rancho Cucamonga has a reputation as a safe and peaceful city — all residents should have quiet peaceful enjoyment of their neighborhood- staff did well assessing and hearing the concerns of alf. He said a ban in residential areas is a good solution and does not restrict those who want haunted houses, it just requires a different location. Chairman Oaxaca thanked staff for the detailed report. He said he is a Halloween fan and guilty of decorating for Halloween. He said he initially believed there were many more complaints than what were reported by staff and there are two residential haunted houses that are managed responsibly. He said he would like additional discussion to provide a pathway for haunted houses in residential areas. He said community integrity also means there are opportunities for people to interact. He said he is sensitive to the challenges for staff to maintain safety and enforce and also has sensitivity to the neighbors. He said he feels this may be a heavy handed/sledgehammer to a small nail. He asked if any of the other commissioners were open to accommodate additional discussion. Page 6 of 12 C1—Pg6 AUGUST 9, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Commissioner Fletcher said he neglected to mention social media, noting that it is very easy to inundate a neighborhood with outside residents coming in. He said when haunted houses become competitive with the need to be better each year then it is not a neighborhood event anymore as they are drawing people outside of city. He said this principal can also apply to parties and other events and it causes severe problems. He said he had over 300 people show up to a party and the Police Department came and shut it down. He said If we allow haunted houses in residential areas this will occur. Chairman Oaxaca said the speaker noted it was his personal Facebook page meaning his own followers, and not advertising. Vise Chairman Macias said as these continue, they become more popular and just like cellphones and texting-this will continue to "haunt" their activities -kids will text and meet there. He said he was not sure this is a community activity as these activities attract the younger folks that may not necessarily be from that neighborhood. He added that the word spreads year over year. He said his decision still stands -it's about the integrity of residential communities. Commissioner Munoz concurred with Commissioners Fletcher & Macias - he said it is an activity that will get bigger. He said the Commission is not here to discuss alternatives as a have proposal is before us that has been researched. He said we have to give the first responders, the Planning department, the code, and the Building Official what they need to keep public safe. He said he is glad some clean up after themselves but these can create a nuisance. He moved to approve staffs recommendation. Vice Chairman Macias said he would also like to consider adding language to require applicants to prove they have liability coverage for the uses in the General Industrial and Commercial areas. Nick Ghirelli, City Attorney said we are not prepared to provide that language tonight but that the City Risk Manager should advise as on that. He recommended we could include language to show proof of liability insurance as well as making the definition for haunted houses be made consistent with the definition from the California Building and Fire Code. Page 7 of 12 C1-Pg7 CITY OF RANCHO CUCAMONGA few: AUGUST 9, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Moved by Munoz, seconded by Fletcher, carried 4-1 (Oaxaca opposed) to adopt the resolution as amended with the corrected definition recommending approval of Development Code Amendment DRC2017-00400 to be forwarded to the City Council for final action. The Commission asked for an inclusion of a requirement of applicant/haunted house operators to provide proof of liability insurance. Staff will pursue the request with the City Risk Manager E2. ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT DRC2016-00206 - PACIFIC SUMMIT FOOTHILL, LLC - A request to amend tables and text, including clarifying text as necessary, in the General Plan to allow the development of land that contains slopes of 30 percent or greater. Related files: Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. This application will be forwarded to the City Council for final action. CONTINUANCE REQUESTED TO AN UNSPECIFIED DATE. E3. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP MODIFICATION SUBTT16605M - PACIFIC SUMMIT FOOTHILL, LLC - A request subdivide 24.19 acres into 6 parcels for the development of 175 condominium units in the Mixed Use (MU) District located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and Pacific Electric Trail Right -of -Way; 207-101-13, 17, 24, 25, 31, 34, and 41 and 207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. CONTINUANCE REQUESTED TO AN UNSPECIFIED DATE. E4. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2012-00672 - PACIFIC SUMMIT FOOTHILL, LLC - A request to develop 175 attached condominium units on 24.19 acres of land in Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 207- 101-13, 17, 24, 25, 31, 34, and 41 and 207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Variance DRC2016- 00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. CONTINUANCE REQUESTED TO AN UNSPECIFIED DATE. Page 8 of 12 C1—Pg8 Y � r AUGUST 9, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA E5. ENVIRONMENTAL ASSESSMENT AND VARIANCE DRC2016-00207 - PACIFIC SUMMIT FOOTHILL, LLC - A request to exceed the 30 foot building envelop established by Development Code Section 17.122.020.D.1.e.(i and ii) for the develop 175 attached condominium units on 24.19 acres of land in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 207-101-13, 17, 24, 25, 31, 34, and 41 and 207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. CONTINUANCE REQUESTED TO AN UNSPECIFIED DATE. E6. ENVIRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT - DRC2012-00673 - PACIFIC SUMMIT FOOTHILL, LLC - A request to remove 188 trees associated with the proposed development of 175 attached condominium units on 24.19 acres of land in Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 207-101-13, 17, 24, 25, 31, 34, and 41 and 207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Variance DRC2016-00207. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. CONTINUANCE REQUESTED TO AN UNSPECIFIED DATE. Tom Grahn, Associate Planner, noted two items of correspondence had been received related to the project application: one from the Department of Fish and Wildlife suggesting an additional mitigation measure and the other from Hank Stoy, a Red Hill resident in opposition of the development (copies on file and placed before the Commission). He said staff is asking to continue the items to allow time to address comments and to allow for an additional neighborhood meeting prior to the Planning Commission public hearing. He said the neighborhood meeting is next Thursday at the Lions Community Center from 6:30-7.30 pm He said notices can be mailed out tomorrow. He said although the Staff report recommends a continuance to a non-specific date, staff now recommends they be continued to the August 23, 2017 hearing date. He said the items will be re -noticed, posted and advertised. Chairman Oaxaca opened the public hearing. Hank Stoy 8509 Calle Carabe thanked Mr. Grahn for being so accessible and responsive. He said he did not have specific project comments at this time and he and some other individuals Page 9 of 12 C1—Pg9 AUGUST 9, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA will come to the next hearing. He said they expect to get notice and the next meeting may not allow for enough notice. He suggested it be continued to the first meeting in September instead. Commissioner Fletcher said he sensed Mr. Stoy did not think it was enough time for noticing. Mr. Grahn said that with the new mailing notice and the neighborhood meeting there should be enough time. Moved by Munoz, seconded by Wimberly, carried 5-0 to continue Items E2-E6 to the August 23, 2017 meeting date and that the items would be re -advertised for that date. E. COMMISSION BUSINESS/HISTORIC PRESERVATION AND PLANNING COMMISSION INTER -AGENCY UPDATES: Commissioner Munoz noted our representatives in Sacramento will be addressing housing issues when they reconvene. He said one Bill holds cities to RHNA numbers and removes any latitude from cities. He said he is opposed. He also noted Bill 649 and that our City is on record as being opposed. He said once the Bill is published there is only a 3-day window to effectively oppose the decision. COMMISSION ANNOUNCEMENTS: None F. ADJOURNMENT 8:43 PM I, Lois J. Schrader, Planning Commission Secretary of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on August 3, 2017, seventy-two (72) hours prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive. Page 10 of 12 C1—Pg10 AUGUST 9, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA Lois J. Schrader Planning Commission Secretary City of Rancho Cucamonga INFORMATION FOR THE PUBLIC TO ADDRESS THE PLANNING COMMISSION The Planning Commission encourages free expression of all points of view. To allow all persons to speak, given the length of the agenda, please keep your remarks brief. If others have already expressed your position, you may simply indicate that you agree with a previous speaker. If appropriate, a spokesperson may present the views of your entire group. To encourage all views and promote courtesy to others, the audience should refrain from clapping, booing or shouts of approval or disagreement from the audience. The public may address the Planning Commission on any agenda item. To address the Planning Commission, please come forward to the podium located at the center of the staff table. State your name for the record and speak into the microphone. After speaking, please sign in on the clipboard located next to the speaker's podium. It is important to list your name, address and the agenda item letter your comments refer to. Comments are generally limited to 5 minutes per individual. If you wish to speak concerning an item not on the agenda, you may do so under "Public Comments." There is opportunity to speak under this.section prior to the end of the agenda. Any handouts for the Planning Commission should be given to the Planning Commission Secretary for distribution to the Commissioners. A copy of any such materials should also be provided to the Secretary to be used for the official public record. All requests for items to be placed on a Planning Commission agenda must be in writing. Requests for scheduling agenda items will be at the discretion of the Commission and the Planning Director. AVAILABILITY OF STAFF REPORTS Copies of the staff reports or other documentation to each agenda item are on file in the offices of the Planning Department, City Hall, located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730. These documents Page 11 of 12 C1—Pg11 AUGUST 9, 2017 HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MINUTES RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA are available for public inspections during regular business hours, Monday through Thursday, 7.00 a.m. to 6:00 p.m., except for legal City holidays. APPEALS Any interested party who disagrees with the City Planning Commission decision may appeal the Commission's decision to the City Council within 10 calendar days. Any appeal filed must be directed to the City Clerk's Office and must be accompanied by a fee of $2,725 for all decisions of the Commission. (Fees are established and governed by the City Council). Please turn off all cellular phones and pagers while the meeting is in session. Copies of the Planning Commission agendas, staff reports and minutes can be found at www.CityofRC.us. Page 12 of 12 C1—Pg12 STAFF REPORT DATE: August 23, 2017 TO: Chairman and Members of the Planning Commission FROM: Candyce Burnett, City Plannelr /o INITIATED BY: Mike Smith, Senior Planner SUBJECT: TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. — A review of a proposed subdivision of a property of about 82-acres into five (5) parcels located within the Empire Lakes Specific Plan, Planning Area 1, located north of 6th Street, south of the Metrolink/BNSF rail line, west of Milliken Avenue, and east of Utica/Cleveland Avenues - APN: 0209-272-20. Related files: General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, Development Code Amendment DRC2015-00115, and Pre - Application Review DRC2017-00170. Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) on May 18, 2016 in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR is required in connection with subsequent discretionary approvals of the same project. 1V016 u MA . - e *7.I Staff recommends that the Planning Commission adopt the attached Resolution of Approval No. 17-73 for Tentative Tract Map SUBTT20105. PROJECT REVIEW BACKGROUND: The proposed Tentative Tract Map was originally scheduled for a Planning Commission public hearing to be held on June 14, 2017. At that meeting, Staff explained that the applicant had questions about one of the conditions of approval related to the subject tentative tract map. At the request of the applicant, the Commission continued the review of the application to June 28, 2017 in order to allow time for Staff and the applicant to discuss the subject condition of approval (Exhibit C). As the matter had not been fully resolved by the time of the meeting on June 28, 2017, Staff requested a second continuance to a date unspecified (Exhibit D). This issue has been resolved as discussed below. PROJECT SITE DESCRIPTION AND BACKGROUND: The project site is part of a property of 160-acres that was formerly developed with the privately owned and maintained Empire Lakes Golf Course located in the Empire Lakes Specific Plan (the "Specific Plan"). The Specific Plan has an overall area of 347-acres and is generally bound by 4th Street to the south, Milliken Avenue to the east, Cleveland Avenue and Utica Avenue to the west, and 8th Street and the BNSF/Metrolink rail line to the north. The subject property is generally located at the center of the Specific Plan. Both are bisected into south and north halves D1—Pg 1 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. AUGUST 23, 2017 Page 2 by 6th Street. The specific location of the project site is the northern half of the overall subject property. It consists of one (1) parcel with an area of about 82 acres. The project site has street frontage of about 895 feet along 6th Street. The site also has street frontage of about 165 feet at the intersection of 7th Street and Cleveland Avenue, and 35 feet at the intersection of 7th Street and Anaheim Street. Frontage along the BNSF/Metrolink rail line is about 1,330 feet in length. The north -south dimension of the site is about 2,500 feet. The existing land uses on, and General Plan land use and zoning designations for, the project site and the surrounding properties are as follows: Land Use General Plan Zoning Site Vacant (north half of Mixed Use Planning Area 1' former rivatego lf course Heavy Minimum Impact/Heavy Industrial North Industrial Buildings Industrial MI/HI District South Vacant (south half of Mixed Use Planning Area 1' former private golf course Apartments, Offices, and East Metrolink Station Parking Mixed Use Planning Areas 9 and 10' Lot West Industrial Buildings and Mixed Use General Industrial GI District Planning Area 11' Utility' Facilities 1 -Empire Lakes Specific Plan: 2—Southem California Edison SCE and Cucamonga Valley Water District CVWD The golf course was closed in mid-2016 following the approval by the City Council of amendments to the General Plan, Specific Plan, and Development Code (related files: General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115). These amendments were for the purpose of enabling the applicant to develop a new mixed use and transit -oriented project ("Empire Lakes/The Resort") hereafter referred to as "the overall project'. Preparation of the plans for the features described in the Specific Plan is in progress. These plans include the technical design of the `The Vine" (the future, north -south primary street within the project) and the associated utility infrastructure and street improvements. The applicant has removed all the trees from the property (related file: Tree Removal Permit DRC2016-00553), and completed the demolition/removal of the infrastructure and improvements related to the golf course. In the meantime, in preparation for future development, the applicant has submitted grading plans for a permit to "mass grade" the site (related file: Grading Permit PMT2016-05024) to allow development of the first of the three (3) phases of the overall project. This permit is currently pending issuance by the City. The applicant is also proposing to subdivide the south half of the overall subject property (related file: Tentative Tract Map SUBTT20073). That separate application was originally scheduled for review by the Planning Commission on June 14, 2017. Following a series of continuances, that application is now scheduled for review and action by the Planning Commission on August 23, 2017. ANALYSIS: A. General: The applicant proposes to subdivide the project site into five (5) parcels (Exhibit B). No building construction is proposed in conjunction with this tentative tract map. The parcels D1—Pg 2 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. AUGUST 23, 2017 Page 3 will be sold to various developers who will construct the overall project. The area of the parcels/lots will range between 0.2-acres and 71.8-acres. Per the Specific Plan, development of the overall project will be in three (3) phases and is expected to occur over a period of 8- 10 years. Parcels 1 and 2 of the subject tentative tract map are within the first phase while the remainder of the parcels are within the second and third phases. The entitlement applications for the various components of the overall project will be submitted by each developer separately for review and action by the City at a later date. Development within all parcels will be governed by the technical and design standards/guidelines described in the Specific Plan. B. Technical and Design Review Committees: The proposed project is the subdivision of the property only. The outcome of this project is the creation of separate parcels and there are no technical nor design issues that require review by the Committees. Development within the overall project is governed by standards and guidelines described in the Specific Plan. When the entitlement applications for the various components of the overall project are submitted at a later date, Staff will analyze them to verify compliance with the Specific Plan. These applications will be presented to the Committees for their consideration and recommendation to the Planning Commission. C. Neighborhood Meeting: The proposed project is the subdivision of the property only. Development within the overall project is governed by the Specific Plan. The Specific Plan was subject to public review during a series of workshop/presentations conducted by the applicant. The outcome of this project is the creation of separate parcels and there is no additional information of significance to convey that warrants a neighborhood meeting. As part of Staff's evaluation of each entitlement application for the various components of the overall project that will be submitted at a later date, a neighborhood meeting for each will be conducted to inform the public and obtain comments, if any, for consideration by the Planning Commission. D. Continuance of Planning Commission Public Hearing: Staff completed the Staff Report and draft Resolution of Approval for this application about one week prior to the original scheduled Planning Commission public hearing date (June 14, 2017) and made these documents available for the applicant's record consistent with the standard practice of agenda preparation for the City. Following the applicant's review of the draft Resolution of Approval, they had questions about the content of the second special condition of approval in the Resolution which reads as follows: Prior to the recordation of the final map, a) a community facilities district (CFD) shall be created for the financing of construction, operation, and maintenance of public improvements and facilities, and public services within the overall project, and/or b) the project shall annex into any existing special districts including, but not limited to, the applicable park, landscape maintenance, and street light maintenance districts, and/or c) funded through the Nome Owners or Property Owners Association to the satisfaction of the Deputy City Manager/Administrative Services or their designee. The applicant was specifically concerned about the requirement for creating (forming) the community facilities district (CFD) rp for to the recordation of the final map. The City incorporated this condition to ensure that the CFD would be finalized prior to development of any part of the project and that the CFD would be sufficiently financed to serve its purpose, i.e. fund the maintenance of public improvements within the project. As the subject application D1—Pg 3 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. AUGUST 23, 2017 Page 4 is for the purpose of subdividing the property for sale to other developers, the applicant anticipated that the process of forming the CFD would take several months which could impact the sale of the proposed parcels. Staff, together with the City's special district and legal consultants, revised the condition by refining the timing of the formation of the CFD to a more precise set of events/actions. The revised condition, which the applicant accepts, reads as follows: Prior to the first building permit approved for a dwelling unit within this subdivision or approval of a final map to further subdivide any of the parcels formed by this final map, whichever occurs first, a Community Facilities District (CFD) shall be established for the financing of construction, operation, and maintenance of public improvements and facilities, and public services within the area covered by Planning Area 1 of the Empire Lakes Specific Plan. In conjunction with any further discretionary approval for a development project proposed on any of the parcels created by this subdivision, the subject parcel or parcels shall be annexed in the CFD. The City will not take ownership of any public improvements without a fully funded CFD in place that has been approved by the Deputy City Manager (Administrative Services) or his/her designee. This revised condition has been incorporated into the draft Resolution of Approval E. Environmental Assessment: Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) on May 18, 2016 in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. 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 as there have been a) no substantial changes proposed to the project that indicate new or more severe impacts on the environment; b) no substantial changes have occurred in the circumstances under which the project was previously reviewed that indicates new or more severe environmental impacts; c) no new important information shows the project will have new or more severe impacts than previously considered; and (iv) additional mitigation measures are now feasible to reduce impacts or different mitigation measures can be imposed to substantially reduce impacts. FISCAL IMPACT: The proposed subdivision of the property will facilitate the applicant's sale of parcels to developers to enable the development of the overall project. The project site currently is assessed an annual property tax. A percentage of this annual tax is shared with the City. When completed, the overall project will increase the value of the project site and the City's annual share of the property tax will increase accordingly. The developers also will be responsible for paying one-time impact fees applicable to their separate, individual projects. These fees are intended to address the increased demand for City services due to the overall project. The following types of services that these impact fees would support include the following: library services, transportation infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. The overall project, during construction may increase construction -related employment and, following its completion, will increase employment due to new non-residential (e.g. commercial D1—Pg 4 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. AUGUST 23, 2017 Page 5 and office) uses, and may increase employment at surrounding existing and future businesses that will provide services to the residents of the overall project. Also, a positive fiscal impact for the City will occur through increased sales tax revenue generated by residents' patronage of local businesses. COUNCIL GOAL(S) ADDRESSED: The proposed subdivision of the property is the first step in the process of submitting entitlement applications for the development of the overall project that, when completed, will contribute to the realization of several City Council goals. The General Plan discusses several land use policies including 1) planning for vibrant, pedestrian - friendly mixed use and high density residential areas at strategic infill locations along transit routes; 2) implementing land use patterns and policies that incorporate smart growth practices, including placement of higher densities near transit centers and along transit corridors; and 3) supporting housing opportunities for workers of all income ranges. The City Council has two goals, Goals A24 and A25 that are relevant to the overall project. The objective of Goal A24 is "to address 1) mixed use, high density, transit oriented development (TOD), and 2) underperforming or underutilized areas." The objective of Goal A25 is "review the City's zoning districts and evaluate/investigate creating overlay districts or specific plan areas" that will create districts in order to revitalize underperforming or underutilized areas. CORRESPONDENCE: This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site. No comments and/or correspondence have been received in response to these notices. EXHIBITS: Exhibit A — Vicinity Map Exhibit B — Tentative Tract Map SUBTT20105 Exhibit C — Planning Commission June 14, 2017 Staff Report (without Exhibits) Exhibit D — Planning Commission June 28, 2017 Staff Report for Continuance Draft Resolution of Approval for Tentative Tract Map SUBTT20105 CB:MS/jy D1—Pg 5 m X_ /� .uxxaYag s HERMOSA YYtltl'ns u 5 aaYro A�N AVE._y$��` _ .-- A _ _• - - -A , j Y A Y V N[t /a D I $ $ M R • 'i®5M (e'.H31f0. Ra Y NEtlS AVF Si flw,NF(AS AVE �J1! w• ,M-]y SG Goa ,••t ume!,s 'A �. 7 Y •v Ii -oa } aYY g 9 '1Mnwsr .� YNM4�EA _.� ' a4i� _ AME11A'S'ST 9 - IYYwnn � to a wYAY1�.F L h A`ALAftTE AVE ~r m j YF YAM1w1ME. aitTn ' ssfwn wtT1)p1EALF a*.SAS Yn As1u AM as - rc scrc }urx As £ a�1 xdL \ s5rt S IVSWJIAVE AusYw `w]As iuL4rnu¢ aww\A\ 'I RJ - - �. A ,7 OOi SS 4®!y w J MN y Y:9WUK Mf,R M1ff F A✓AYM1 y MGSEbE 1Y y , YA^t9 ,AN 8■Y_ t t.tV Ltl_D� 0 H .. 4 • .. _, .. .� {�}� 1-WtuY� ... u F n �µ ewN 1 uq A 3AV ' e � b mwwA,.. tl uf' sr2Yu p n EY .n �wpYrc All s2 ..�nua N'^ Ab &x T«,\y3�a nE t"`�`\ A.4 SB t a F� y . 4 IL �•��'. a Y ax 9 9 RAMONAAVE R .... P Y $a ' a p f Y x wpUNOWUN - i y-aC Y i ,IL\y all 4C M.Y�y Mx 9 wy„w W R 'i �,. ,.� Yfsw u } YYYu sE yu W °icwww •FM ajp �� IR t MYlIH YA HERMOS w.... � ewwxaa F .F ..YYA7ofiM 9 rAnrc n � va �ea SAVE i HERMDRA AVE.�,"�M Fww^ YawYo. a a - rY��L a A GAVE A's r• 5 8 R4f4tF JI 9 '\YaY 4 ¢. YYY°'Yy1 -al s-,N.ata+..4u II u" a4 B w��l ~y f '" .^ SS CENTER AVE M a a � � ~WSW AA "3 m AAx CENTERAVE o - , i .. _.. - r . N a ,w,c. ^'",A �l m tAe NT uY mvfc 1 -YI x ti —W I HAVEN AVE ,,.":I IIIIGAVE N a wTCyiM �_, S0 .. 3 b � i �T 0 9 ' � � I pltlMpN00. - II N IIfI51WIW1A\4-_ � _ RED OAK AVL RIIpFLI - . WHITE OAK AVE m g y EP, V A eiaNOM4 NAiAtOAYE � BOSLWti � ..- rF 6 MAR MK161RIA1F � I _ _ .ram rr wweF 1eY�• a. � I �7AVEN-_AVE - c- AIM ?�lj YtR1®YYM1gg•Y „Y�," ,D.s R l 4v wwmu n --i vrs �. R0N0i6 A Ei' -. SM UTMTM 7NTATN TRACT NAPN.M105 EXHIBIT B MAP THE RESORT D1-Pg 7 FlUri � l%i1m■l MIKE ..� N®I LE'NIS MANAGEMENT CORP TENTATIVE TRACT NO.20105 IN THE CITY RANCHO CUCAMONGA COUNlY OF SAN RMNWI NO. STATE OF MWORNIA LEGALPmen M ................ ...... TENTATIVE TRACT NO. 20105 IN THE C" RANCHO CUCAMONGA. COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA METROLINK/SNSF RAL LINE SHEET SHEET 5 AZUSA CT. SHEET 2-- U. 7TH ST. SHEET 6 SHEET -j z FI I L) 6TH ST. 2 BEEN�MEWAM lmmmmmwlmm tairms maws— Y BLW, rn .,! . - -- ■t _w_ :«!:_!TENTAT r .,a (/ TRACT _ 2EBBeoIBLEWIS MANAGEMENT� 2-R10 ___, TENTATIVE TRACT NO.20105 IN lHECRYRANCHOCNCAMONGA, COUNTY OF 50.NBERNAPOIN0, STATE OF MIFORNIA n MOFnuYV I Il...TNICf11 CEII.nI.l 11l/.11IE PM B UD 1a(3t�n'S +m,a.mn un Iw�wlwre�io� �ELYWINb➢ ____ _.__ _ ___ __ _ _ _ _ _ _ _ tFEn Ea�wE.IUIw REMAINDER ,I rn A..it 1I ii i ill , r11 ii SEESNE-- SCALE W FFCT E. A rxoanarxwnvr -- w:a C a i ,1- ;z �i gg H a €P� Acb m s €g -- ----" -_ -- ________ _ __________________________. I+ _ _ ---fiTH STREET _--� _— T a4 �5H � I 1 III I�im lm ' a I f � 1 / 1 � f ;Ra j eqN� i i i f f T ---------- - , SEESHEU5 a TENTATIVE TEVATI',E TRACT . MAP No DIM A a? TRACT MAP THE RESORT .Ie.l®or WMADOLE LEWIS MANAGEMENT CORP D1—Pg 12 TENTATIVE TRACT NO.20105 IN THE CRY RANCHO CUICAMONGA, COUNTY OF SAN SERNAROINO. STATE OF CALIFORNIA M i,. Y nm.Hn„y ..ja'N .RunDW ,..A}o xu9 rP oFl 4..r ,r..uVpI.F SEE SHEET) I Fa as- — — HSEMEA7 m WEFMI 'A, 0 V; ]1, Cf A"IIS RE DER r ,xwxvamwu RA L eh � TpM IT rAMILR r o.x.Pbx.'Al mIEC EC 6 uGIr5e5M)YPb)Ox r' r 'i a5{aIER orin9nm SCALE IN FEET SEE d 0 TENTATIVE TRACT NO. 20105 IN THE CITY RANCHO CUCAMONGA, COUNTY OF SAN HERNAI STATE OF CALIFORNIA r^'IALA1Vn IN tuwA l)ACY Rd11NARlM jai �u�it A1p IMXWPECI(IIF �glMLuxtor III SHFETI SEESHEET5 SCALE IN MET LEGAL DESCRIPTION .... e" .... RtlTIEI'T L6KIMNK. BS9S�NE� .Y,•V'.. �uR m TENTATIVE TRACT NO.20105 IN THE CITY RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO. STATE OF CALIFORNIA IIYl: A V IqN.WYlRI'M[F1 I]ASYUVr�OII'Ntl1tNM1Y1 llu/Ix nMM IN 1'9R5!Uti Ami AEI /iN MA!s INwYOX�NI - - \k __- - - — - "-- METROUNK/SNSF RAIL LINE - -- - \ AZUSA CL J 1 7TH ST. f SHEET 3 . SHEET 2 II 1 I L _ z ATrI sr. - AT�UUIfaR L,. ter; r ' F- --------------- -- -_� -- - sni srReer —....T�ti �' ..., a 6 8 MVATIV'c TWT NAPN. M105 CONCEPTUAL N GRADING PLAN THE RESORT S� £F a SI 99a 1 3 E 3 fr7 y q Z D G n m --I a _ .Z7 q£ Bo j 9� n� 1 KMADOLE rrr�uwu w LENS MANAGEMENT CORP D1—Pg 16 SEE SHEET] i I� ''� �ipls•���f �t v IF 5 i' 9 o :•._ter .:. TEN;ATNE Te CT MAPNo NIM CONCEPTUAL GRADING PLAN THE RESORT �a LEWIS MANAGEMENT CORP. D1-Pg 17 CITY OF RANCHO CUCAMONGA STAFF REPORT DATE: June 14, 2017 TO: Chairman and Members of the Planning Commission FROM: Candyce Burnett, City Planner wIlto, G�,b INITIATED BY: Mike Smith, Senior Planner 1 SUBJECT: TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. — A review of a proposed subdivision of a property of about 82 acres into five (5) parcels located within the Empire Lakes Specific Plan, Planning Area 1, located north of 6th Street, south of the Metrolink/BNSF rail line, west of Milliken Avenue, and east of Utica/Cleveland Avenues - APN: 0209-272-20. Related files: General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, Development Code Amendment DRC2015-00115, and Pre - Application Review DRC2017-00170. Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) on May 18, 2016 in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR is required in connection with subsequent discretionary approvals of the same project. RECOMMENDATION: Staff recommends that the Planning Commission adopt the attached Resolution of Approval No. 17-61 for Tentative Tract Map SUBTT20105. PROJECT SITE DESCRIPTION AND BACKGROUND: The project site is part of a property of 160 acres that was formerly developed with the privately owned and maintained Empire Lakes Golf Course located in the Empire Lakes Specific Plan (the "Specific Plan"). The Specific Plan has an overall area of 347 acres and is generally bound by 4th Street to the south, Milliken Avenue to the east, Cleveland Avenue and Utica Avenue to the west, and 8th Street and the BNSF/Metrolink rail line to the north. The subject property is generally located at the center of the Specific Plan. Both are bisected into south and north halves by 6th Street. The specific location of the project site is the northern half of the overall subject property. It consists of one (1) parcel with an area of about 82 acres. The project site has street frontage of about 895 feet along 6'" Street. The site also has street frontage of about 165 feet at the intersection of 7th Street and Cleveland Avenue, and 35 feet at the intersection of 7t" Street and Anaheim Street. Frontage along the BNSF/Metrolink rail line is about 1,330 feet in length. The north -south dimension of the site is about 2,500 feet. The existing land uses on, and General Plan land use and zoning designations for, the project site and the surrounding properties are as follows: EXHIBIT C D1-Pg18 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. JUNE 14, 2017 Page 2 Land Use General Plan Zoning Site Vacant (north half of Mixed Use Planning Area 1' former private golf course Heavy Minimum Impact/Heavy Industrial North Industrial Buildings Industrial MI/HI District South Vacant (south half of Mixed Use Planning Area 1' former privategolf course Apartments, Offices, and East Metrolink Station Parking Mixed Use Planning Areas 9 and 10' Lot West Industrial Buildings and Mixed Use General Industrial GI District Planning Area 11' Utility' Facilities I 1 - Ern ire Lakes Specific Plan; 2 — Southern California Edison (SCE) and Cucamonga Valley Water District CVWD The golf course was closed in mid-2016 following the approval by the City Council of amendments to the General Plan, Specific Plan, and Development Code (related files: General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115). These amendments were for the purpose of enabling the applicant to develop a new mixed use and transit -oriented project ("Empire Lakes/The Resort") hereafter referred to as "the overall project'. Preparation of the plans for the features described in the Specific Plan is in progress. These plans include the technical design of the "The Vine" (the future, north -south primary street within the project) and the associated utility infrastructure and street improvements. The applicant has removed all the trees from the property (related file: Tree Removal Permit DRC2016-00553), and completed the demolition/removal of the infrastructure and improvements related to the golf course. In the meantime, in preparation for future development the applicant has submitted grading plans for a permit to "mass grade" the site (related file: Grading Permit PMT2016-05024) to allow development of the first of the three (3) phases of the overall project. This permit is currently under review by the City. The applicant is also proposing to subdivide the south half of the overall subject property (related file: Tentative Tract Map SUBTT20073). This separate application was submitted concurrently with the subject application and is also scheduled for review and action by the Planning Commission on June 14, 2017. ANALYSIS: General: The applicant proposes to subdivide the project site into five (5) parcels (Exhibit B). No building construction is proposed in conjunction with this tentative tract map. The parcels will be sold to various developers who will construct the overall project. The area of the parcels/lots will range between 0.2-acre and 71.8 acres. Per the Specific Plan, development of the overall project will be in three (3) phases and is expected to occur over a period of 8-10 years. Parcels 1. and 2 of the subject tentative tract map are within the first phase while the remainder of the parcels are within the second and third phases. The entitlement applications for the various components of the overall project will be submitted by each developer separately for review and action by the City at a later date. Development within all parcels will be governed by the technical and design standards/guidelines described in the Specific Plan. Technical and Design Review Committees: The proposed project is the subdivision of the property only. The outcome of this project is the creation of separate parcels and there are no D1—Pg 19 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20105 - LEWIS MANAGEMENT CORP. JUNE 14, 2017 Page 3 technical nor design issues that require review by the Committees. Development within the overall project is governed by standards and guidelines described in the Specific Plan. When the entitlement applications for the various components of the overall project are submitted at a later date, Staff will analyze them to verify compliance with the Specific Plan. These applications will be presented to the Committees for their consideration and recommendation to the Planning Commission. Neighborhood Meeting: The proposed project is the subdivision of the property only. Development within the overall project is governed by the Specific Plan. The Specific Plan was subject to public review during a series of workshop/presentations conducted by the applicant. The outcome of this project is the creation of separate parcels and there is no additional information of significance to convey that warrants a neighborhood meeting. As part of Staff's evaluation of each entitlement application for the various components of the overall project that will be submitted at a later date, a neighborhood meeting for each will be conducted to inform the public and obtain comments, if any, for consideration by the Planning Commission. Environmental Assessment: Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) on May 18, 2016 in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015- 00040, and Development Code Amendment DRC2015-00115. 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 as there have been a) no substantial changes proposed to the project that indicate new or more severe impacts on the environment; b) no substantial changes have occurred in the circumstances under which the project was previously reviewed that indicates new or more severe environmental impacts; c) no new important information shows the project will have new or more severe impacts than previously considered; and (iv) additional mitigation measures are now feasible to reduce impacts or different mitigation measures can be imposed to substantially reduce impacts. 3&W-1why,1117A01 The proposed subdivision of the property will facilitate the applicant's sale of parcels to developers to enable the development of the overall project. The project site currently is assessed an annual property tax. A percentage of this annual tax is shared with the City. When completed, the overall project will increase the value of the project site and the City's annual share of the property tax will increase accordingly. The developers also will be responsible for paying one-time impact fees applicable to their separate, individual projects. These fees are intended to address the increased demand for City services due to the overall project. The following types of services that these impact fees would support include the following: library services, transportation infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. The overall project, during construction may increase construction -related employment and, following its completion, will increase employment due to new non-residential (e.g. commercial and office) uses, and may increase employment at surrounding existing and future businesses that will provide services to the residents of the overall project. Also, a positive fiscal impact for the City will occur through increased sales tax revenue generated by residents' patronage of local businesses. D1-Pg 20 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. JUNE 14, 2017 Page 4 COUNCIL GOAL(S) ADDRESSED: The proposed subdivision of the property is the first step in the process of submitting entitlement applications for the development of the overall project that, when completed, will contribute to the realization of several City Council goals. The General Plan discusses several land use policies including 1) planning for vibrant, pedestrian - friendly mixed use and high density residential areas at strategic infill locations along transit routes; 2) implementing land use patterns and ,policies that incorporate smart growth practices, including placement of higher densities near transit centers and along transit corridors; and 3) supporting housing opportunities for workers of all income ranges. The City Council has two goals, Goals A24 and A25 that are relevant to the overall project. The objective of Goal A24 is "to address 1) mixed use, high density, transit oriented development (TOD), and 2) underperforming or underutilized areas." The objective of Goal A25 is "review the City's zoning districts and evaluate/investigate creating overlay districts or specific plan areas' that will create districts in order to revitalize underperforming or underutilized areas. CORRESPONDENCE: This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site. No comments and/or correspondence have been received in response to these notices. EXHIBITS: Exhibit A — Vicinity Map Exhibit B — Tentative Tract Map SUBTT20105 Draft Resolution of Approval for Tentative Tract Map SUBTT20105 CB:MS/Is D1—Pg 21 STAFF REPORT DATE: June 28, 2017 TO: Chairman and Members of the Planning Commission FROM: Candyce Burnett, City Planne INITIATED BY: Mike Smith, Senior Planner SUBJECT: TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. — A review of a proposed subdivision of a property of about 82 acres into five (5) parcels located within the Empire Lakes Specific Plan, Planning Area 1, located north of 6th Street, south of the Metrolink/BNSF rail line, west of Milliken Avenue, and east of Utica/Cleveland Avenues - APN: 0209-272-20. Related files: General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, Development Code Amendment DRC2015-00115, and Pre - Application Review DRC2017-00170. Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) on May 18, 2016 in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR is required in connection with subsequent discretionary approvals of the same project. CONTINUED FROM JUNE 14, 2017 RECOMMENDATION: Staff recommends that Tentative Tract Map SUBTT20105 be continued to an unspecified date. PROJECT REVIEW BACKGROUND: The proposed Tentative Tract Map was originally scheduled for a Planning Commission public hearing to be held on June 14, 2017. At that meeting. Staff explained that the applicant had questions about one of the conditions of approval related to the subject tentative tract map. At the request of the applicant, the Commission continued the review of the application to June 28, 2017 in order to allow time for Staff and the applicant to discuss the subject condition of approval. To date, Staff is still evaluating potential revisions to the subject condition of approval. Staff is recommending a continuance to an unspecified date. When the "finalized" language/text of the draft condition of approval has been determined, Staff will re -advertise the public hearing for Tentative Tract Map SUBTT20105. CB:MS/Is EXHIBIT D D1—Pg22 RESOLUTION NO. 17-73 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP SUBTT20105, A SUBDIVISION OF A PROPERTY OF ABOUT 82 ACRES INTO FIVE (5) PARCELS LOCATED WITHIN THE EMPIRE LAKES SPECIFIC PLAN, PLANNING AREA 1, NORTH OF 6TH STREET, SOUTH OF THE METROLINK/BNSF RAIL LINE, WEST OF MILLIKEN AVENUE, AND EAST OF UTICA/CLEVELAND AVENUES; AND MAKING FINDINGS IN SUPPORT THEREOF -APN: 0209-272-20. A. Recitals 1. Lewis Management Corp. filed an application for the approval of Tentative Tract Map No. 20105, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Tentative Tract Map request is referred to as "the application." 2. On the 14th day of June, 2017 and continued to the 28th day of June, 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and concluded said hearing on that date. 3. The item was re -advertised and the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application on August 23, 2017 and concluded said hearing on that date. 4. All legal prerequisites prior to the adoption of this Resolution have occurred �:i�.7RfItT 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 June 14, 2017, and June 28, 2017 and August 23, 2017, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies. to a property of 160 acres that was formerly developed with the privately owned and operated Empire Lakes Golf Course located in the Empire Lakes Specific Plan; and b. The City Council approved amendments to the General Plan, Specific Plan, and Development Code (related files: General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115) for the purpose of enabling the applicant to develop a new mixed use and transit -oriented project ("Empire Lakes/The Resort"); and D1—Pg 23 PLANNING COMMISSION RESOLUTION NO. 17-73 TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. August 23, 2017 Page 2 C. The Specific Plan has an overall area of 347 acres and is generally bound by 4th Street to the south, Milliken Avenue to the east, Cleveland Avenue and Utica Avenue to the west, and 8th Street and the BNSF/Metrolink rail line to the north. The subject property is generally located at the center of the Specific Plan. Both are bisected into south and north halves by 6th Street; and The specific location of the project site is the northern half of the overall subject property; and e. The project site consists of one (1) parcel with a combined area of about 82 acres. It has street frontage of about 895 feet along 6th Street. The site also has street frontage of about 165 feet at the intersection of 7th Street and Cleveland Avenue, and 35 feet at the intersection of 7th Street and Anaheim Street. Frontage along the BNSF/Metrolink rail line is about 1,330 feet in length. The north -south dimension of the site is about 2,500 feet; and f. To the south of the project site is the south half of the former private golf course and an industrial building. To the north are industrial buildings. To the east are apartment complexes, offices, and a Metrolink Station parking lot. To the west are industrial buildings and utility facilities operated by Southern California Edison (SCE) and Cucamonga Valley Water District (CVWD); and g. The subject property and all properties to the north, east, and west are within the Empire Lakes Specific Plan which is divided into "Planning Areas". The property and the property to the south is in Planning Area 1. The properties to the east are in Planning Areas 9 and 10 while the properties to the west are in General Industrial (GI) District and Planning Area 11. To the properties to the north are in Minimum Impact/Heavy Industrial (MI/HI) District; and h. The applicant proposes to subdivide the project site into five (5) parcels. No building construction is proposed in conjunction with this tentative tract map; and i. The parcels will be sold to various developers who will construct the single- and multi -family residential units and non-residential buildings within Empire Lakes/The Resort; j. The entitlement applications for the various components of the overall project will be submitted by each developer separately for review and action by the City at a later date. Development within all parcels will be governed by the technical and design standards/guidelines described in the Empire Lakes Specific Plan. 3. Based upon the substantial evidence presented to this Commission during the above - referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. That the tentative tract map is consistent with the General Plan, Development Code, and the Empire Lakes Specific Plan. The proposed project is to subdivide the project site into multiple parcels which will be sold to allow the construction of single- and multi -family residential units and non-residential buildings consistent with the goals and policies of the General Plan and intent of the Empire Lakes Specific Plan; and D1—Pg 24 PLANNING COMMISSION RESOLUTION NO. 17-73 TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. August 23, 2017 Page 3 b. The design or improvements of the tentative tract map is consistent with the General Plan, Development Code, and the Empire Lakes Specific Plan. The proposed project is only to subdivide the project site into five (5) parcels. No building construction is proposed in conjunction with this tentative tract map; and C. The site is physically suitable for the type of development proposed. The individual entitlement applications for the various components of the overall project will be submitted by developers separately for review and action by the City at a later date. Development within all parcels will be governed by the technical and design standards/guidelines described in the Empire Lakes Specific Plan; and 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 proposed project is only for the subdivision of the project site into multiple parcels. No building construction is proposed in conjunction with this tentative tract map. Mitigation measures described in the Environmental Impact Report (EIR) for Empire Lakes/The Resort will be implemented during the construction and operation of the project; and e. The tentative tract is not likely to cause serious public health problems. The proposed project is only for the subdivision of the project site into multiple parcels. No building construction is proposed in conjunction with this tentative tract map. Mitigation measures described in the Environmental Impact Report (EIR) for Empire Lakes/The Resort will be implemented during the construction and operation of the project; and f. The design of the tentative tract will not conflict with any easement acquired by the public at large, now of record, for access through or use of the property within the proposed subdivision. Easements for access through or use of the property within the project will be governed by local and State regulations and applicable technical and design standards/guidelines described in the Empire Lakes Specific Plan. 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), the City certified an Environmental Impact Report (EIR) on May 18, 2016 (SCH No. 2015041083) in connection with the City's approval of General Plan Amendment DRC2015-00114, .Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. 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 as there have been a) no substantial changes proposed to the project that indicate new or more severe impacts on the environment; b) no substantial changes have occurred in the circumstances under which the project was previously reviewed that indicates new or more severe environmental impacts; c) no new important information shows the project will have new or more severe impacts than previously considered; and d) no additional mitigation measures are now feasible to reduce impacts or different mitigation measures can be imposed to substantially reduce impacts. D1—Pg 25 PLANNING COMMISSION RESOLUTION NO. 17-73 TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. August 23, 2017 Page 4 b. The Planning Commission finds, in connection with Tentative Tract Map SUBTT20073, that substantial changes to the project or the circumstances surrounding the project have not occurred which would create new or more severe impacts than those evaluated in the previously certified EIR. The application is the subdivision of the project site into five (5) parcels. The parcels will be sold to enable the future construction of the overall project. Staff further finds that the project will not have one or more significant effects not discussed in the previously certified EIR, 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. No building construction is proposed in conjunction with this tentative tract map. Development of the project will be governed by the technical and design standards/guidelines described in the Empire Lakes Specific Plan 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 Tentative Tract Map SUBTT20105. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3 and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference. Planning Department 1) All future entitlement applications for the various components of the overall project that will be submitted separately for review and action by the City shall be governed by the Empire Lakes Specific Plan. 2) Prior to the first building permit approved for a dwelling unit within this subdivision or approval of a final map to further subdivide any of the parcels formed by this final map, whichever occurs first, a Community Facilities District (CFD) shall be established for the financing of construction, operation, and maintenance of public improvements and facilities, and public services within the area covered by Planning Area 1 of the Empire Lakes Specific Plan. In conjunction with any further discretionary approval for a development project proposed on any of the parcels created by this subdivision, the subject parcel or parcels shall be annexed in the CFD: The City will not take ownership of any public improvements without a fully funded CFD in place that has been approved by the Deputy City Manager (Administrative Services) or his/her designee. 3) Prior to the recordation of a final map that includes a subdivision involving more than 500 dwelling units, the property owner/developer shall demonstrate compliance with applicable requirements of SB 221 (Government Code Section 66473.7(b)(2)) in order to demonstrate the availability of an adequate and reliable water supply. 4) Prior to the recordation of the final map, the property owner/developer shall dedicate land, pay in -lieu fees, or a combination of both for the provision of neighborhood and community parks for recreational purposes. Land to satisfy dedication requirements shall be conveyed D1—Pg 26 PLANNING COMMISSION RESOLUTION NO. 17-73 TENTATIVE TRACT MAP SUBTT20105 — LEWIS MANAGEMENT CORP. August 23, 2017 Page 5 to the City at the time of recordation of the final map. In lieu fees shall be paid to the City prior to the issuance of building permits. The provision of on -site private open space and recreational facilities may be credited against the parkland dedication andlorfee requirement at the discretion of the Planning Commission provided that the standards outlined in the Municipal Code are met. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23RD DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA go ATTEST: Francisco Oaxaca, Chairman Candyce Burnett, 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 23rd day of August, 2017, by the following vote -to -wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: D1—Pg 27 Conditions of Approval jt+vt n° Community Development Department Ci �ntio�u 1 Project #: SUBTT20105 Project Name: TT 5 PARCEL /// EMPIRE LAKES/THE RESORT Location: Project Type: -- - 020927220-0000 Tentative Tract Map ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions 1. Approval is for the subdivision of a property of about 82 acres into five (5) parcels located within the Empire Lakes Specific Plan, Planning Area 1, located north of 6th Street, south of the Metrolink/BNSF rail line, west of Milliken Avenue, and east of Utica/Cleveland Avenues - APN: 0209-272-20. 2. Prior to the first building permit approved for a dwelling unit within this subdivision or approval of a final map to further subdivide any of the parcels created by this final map, whichever occurs first, a Community Facilities District (CFD) shall be established for the financing of construction, operation, and maintenance of public improvements and facilities, and public services within the area covered by Planning Area 1 of the Empire Lakes Specific Plan. In conjunction with any further discretionary approval for a development project proposed on any of the parcels created by this subdivision, the subject parcel or parcels shall be annexed in the CFD. The City will not take ownership of any publ improvements without a fully funded CFD in place that has been approved by the Deputy Ci Manager (Administrative Services) or his/her designee. 3. Prior to the recordation of a final map that includes a subdivision involving more than 500 dwelling units, the property owner/developer shall demonstrate compliance with applicable requirements of SB 221 (Government Code Section 66473.7(b)(2)) in order to demonstrate the availability of an adequate and reliable water supply. 4. Prior to the recordation of the final map, the property owner/developer shall dedicate land, pay in -lieu fees, or a combination of both for the provision of neighborhood and community parks for recreational purposes. Land to satisfy dedication requirements shall be conveyed to the City at the time of recordation of the final map. In lieu fees shall be paid to the City prior to the issuance of building permits. The provision of on -site private open space and recreational facilities may be credited against the parkland dedication and/or fee requirement at the discretion of the Planning Commission provided that the standards outlined in the Municipal Code are met. Standard Conditions of Approval 5. 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. Printed: 8/1512017 w .CityofRC.us D 1—Pg 28 Project #: SUBTT20105 Project Name: TT 5 PARCEL /// EMPIRE LAKES/THE RESORT Location: --- 020927220-0000 Project Type: Tentative Tract Map ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 6. 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. 7. 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. Engineering Services Department Please be advised of the following Special Conditions 1. All frontage improvements along The Vine (including the temporary access dedication 300 feet north of 6th Street), 4th Street, and 6th Street will be conditioned on the first development within the Empire Lakes (The Resort) specific plan area. 2. Prior to the first building permit approved for a dwelling unit within this subdivision or approval of a final map to further subdivide any of the parcels created by this final map, whichever occurs first, a Community Facilities District (CFD) shall be established for the financing of construction, operation, and maintenance of public improvements and facilities, and public services within the area covered by Planning Area 1 of the Empire Lakes Specific Plan. In conjunction with any further discretionary approval for a development project proposed on any of the parcels created by this subdivision, the subject parcel or parcels shall be annexed in the CFD. The City will not take ownership of any public improvements without a fully funded CFD in place that has been approved by the Deputy City Manager (Administrative Services) or his/her designee. 3. Land dedication or in -lieu fees for the provision of neighborhood and community parks or recreational purposes will be required on the development phases of the tract. Standard Conditions of Approval 4. Rights -of -way and easements shall be dedicated to the City for all interior public streets, community trails, public paseos, public landscape areas, street trees, traffic signal encroachment and maintenance, and public drainage facilities as shown on the plans and/or tentative map. Private easements for non-public facilities (cross -lot drainage, local feeder trails, etc.) shall be reserved as shown on the plans and/or tentative map. 5. Adequate provisions shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 6. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. Printetl:e/15/2017 www.CityofRC.us Page 2 of 5 D1—Pg 29 Project #: SUBTT20105 Project Name: TT 5 PARCEL N EMPIRE LAKES/THE RESORT Location: -- - 020927220-0000 Project Type: Tentative Tract Map ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Standard Conditions of Approval 7. The developer shall make a good faith effort to acquire the required off -site property interests necessary to construct the required public improvements, and if he/she should fail to do so, the developer shall, at least 120 days prior to submittal of the final map for approval, enter into an agreement to complete the improvements pursuant to Government Code Sections 66462 and 66462.5 at such time as the City decides to acquire the property interests required for the improvements. Such agreement shall provide for payment by the developer of all costs incurred by the City if the City decides to acquire the off -site property interests required in connection with the subdivision. Security for a portion of these costs shall be in the form of a cash deposit in the amount given in an appraisal report obtained by the City, at developer's cost. The appraiser shall have been approved by the City prior to commencement of the appraisal. This condition applies in particular, but not limited to: 7th Street connection 8. Private drainage easements for cross -lot drainage shall be provided and shall be delineated or noted on the final map. 9. Corner property line cutoffs shall be dedicated per the Empire Lakes Specific Plan, City Standards and the CFD agreement. 10. All existing easements lying within future rights -of -way shall be quit -claimed or delineated on tho final map, subject to approval by the City Engineer. 11. Easements for public sidewalks placed outside the public right-of-way shall be dedicated to the City. Grading Section Standard Conditions of Approval 1. 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. 2. 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. 3. 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 issuarfce of a grading or building permit. 4. 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. 5. If a Rough Grading and review, the rough grading and Drainage Plan/Permit. Printed: 8/15/2017 Drainage Plan/Permit are submitted to the Building and Safety Official for plan shall be a separate plan submittal and permit from Precise Grading www.CityofRC.us Page 3 of 5 D1—Pg 30 Project#: SUBTT20105 Project Name: TT 5 PARCEL N EMPIRE LAKES/THE RESORT Location: -- - 020927220-0000 Project Type: Tentative Tract Map ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 6. 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. 7. 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. S. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 9. 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. 10. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 11. This project shall comply with the accessibility requirements of the current adopted California Building Code. 12. 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. 13. 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. 14.It shall be the responsibility of the applicant to acquire any required off -site drainage easements prior to the issuance of a grading permit. www.CityofRC.us Printed: 8/15/2017 page 4 of 5 D1—Pg 31 Project#: SUBTT20105 Project Name: TT 5 PARCEL N EMPIRE LAKES/THE RESORT Location: -- - 020927220-0000 Project Type: Tentative Tract Map ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 15.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 or building permit. 16. 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. 17. 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. 18. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. 19. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. 20. Prior to the start of landscaping operations, the landscape architect and the landscape contract( 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. 21. 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. 22. 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". 23. 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. Printed: 8/15/2017 www.CilyofRC.us Page 5 of 5 D1—Pg 32 CITY OF RANCHO CUCAMONGA REPORTSTAFF DATE: August 23, 2017 TO: Chairman and Members of the Planning Commission FROM: Candyce Burnett, City Planne(� INITIATED BY: Mike Smith, Senior Planner SUBJECT: TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. — A review of a proposed subdivision of a property of about 84 acres into twenty- seven (27) parcels and one (1) lettered lot located within the Empire Lakes Specific Plan, Planning Area 1, located north of 4th Street, south of 6th Street, west of Milliken Avenue, and east of Utica/Cleveland Avenues - APNs: 0210- 082-41, -49, and -52. Related files: General Plan Amendment DRC2015- 00114, Specific Plan Amendment DRC2015-00040, Development Code Amendment DRC2015-00115, and Pre -Application Review DRC2017-00170. Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) on May 18, 2016 in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR is required in connection with subsequent discretionary approvals of the same project. RECOMMENDATION: Staff recommends that the Planning Commission adopt the attached Resolution of Approval No. 17-74 for Tentative Tract Map SUBTT20073. PROJECT REVIEW BACKGROUND: The proposed Tentative Tract Map was originally scheduled for a Planning Commission public hearing to be held on June 14, 2017. At that meeting, Staff explained that the applicant had questions about one of the conditions of approval related to the subject tentative tract map. At the request of the applicant, the Commission continued the review of the application to June 28, 2017 in order to allow time for Staff and the applicant to discuss the subject condition of approval (Exhibit C). As the matter had not been fully resolved by the time of the meeting on June 28, 2017, Staff requested a second continuance to a date unspecified (Exhibit D). This issue has been resolved as discussed below. PROJECT SITE DESCRIPTION AND BACKGROUND: The project site is part of a property of 160 acres that was formerly developed with the privately owned and operated Empire Lakes Golf Course located in the Empire Lakes Specific Plan (the "Specific Plan"). The Specific Plan has an overall area of 347 acres and is generally bound by 4th Street to the south, Milliken Avenue to the east, Cleveland Avenue and Utica Avenue to the west, and 8th Street and the BNSF/Metrolink rail line to the north. The subject property is D2 Pg 1 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. AUGUST 23, 2017 Page 2 generally located at the center of the Specific Plan. Both are bisected into south and north halves by 6th Street. The specific location of the project site is the southern half of the overall subject property. It consists of three (3) parcels with a combined area of about 84 acres. The project site has street frontage of about 1,740 feet and 422 feet along 6th Street and 4th Street, respectively. The north -south dimension of the site is about 2,500 feet. The existing land uses on, and General Plan land use and zoning designations for, the project site and the surrounding properties are as follows: Land Use General Plan Zoning Site Vacant (south half of former private golf course) Mixed Use Planning Area 1 Vacant (north half of North former private golf course) Mixed Use Planning Areas 1 and 11' and Industrial Building South Vacant' Mixed Use — Ontario Commercial Center2.4 Mills 3 East Apartment Complexes Mixed Use Planning Areas 6 and 8' West Office Complex Mixed Use Planninq Areas 3, 4, and 5' 1 - Empire Lakes Specific Plan; 2 - Properties in the City of Ontario; 3 - Ontario General Plan; 4 — Ontario Center Specific Plan 2254-SP The golf course was closed in mid-2016 following the approval by the City Council of amendments to the General Plan, Specific Plan, and Development Code (related files: General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115). These amendments were for the purpose of enabling the applicant to develop a new mixed use and transit -oriented project ("Empire Lakes/The Resort") hereafter referred to as "the overall project'. Preparation of the plans for the features described in the Specific Plan is in progress. These plans include the technical design of the 'The Vine" (the future, north -south primary street within the project) and the associated utility infrastructure and street improvements. The applicant has removed all the trees from the property (related file: Tree Removal Permit DRC2016-00553), and completed the demolition/removal of the improvements and infrastructure related to the golf course. In the meantime, in preparation for future development the applicant has submitted a permit for mass grading the site (related file: Grading Permit PMT2016-05024). This permit is currently pending issuance by the City. The applicant is also proposing to subdivide the north half of the overall subject property (related file: Tentative Tract Map SUBTT20105). That separate application was originally scheduled for review by the Planning Commission on June 14, 2017. Following a series of continuances, that application is now scheduled for review and action by the Planning Commission on August 23, 2017. ANALYSIS: A. General: The applicant proposes to subdivide the project site into twenty-seven (27) parcels and one (1) "letter" lot. No building construction is proposed in conjunction with this tentative tract map. The area of the parcels/lots will range between 0.08-acre and 34.11 acres. The D2 Pg 2 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. AUGUST 23, 2017 Page 3 parcels will be sold to various developers who will construct the single- and multi -family residential units and non-residential buildings within the overall project. The smallest of the parcels will be for open, landscaped recreational areas such as paseos and "pocket" parks. The letter lot is a generally non -buildable area of 0.08-acre that will be located near the intersection of The Vine and 4th Street. Improvements within this lot will be generally limited to landscaping. Per the Specific Plan, the construction of the overall project is expected to occur over a period of 8-10 years. The entitlement applications for the various components of the overall project will be submitted by each developer separately for review and action by the City at a later date. Development within all parcels will be governed by the technical and design standards/guidelines described in the Specific Plan. The Vine and associated public improvements will be constructed following the completion of the aforementioned mass grading activities. B. Technical and Design Review Committees: The proposed project is the subdivision of the property only. The outcome of this project is the creation of separate parcels and there are no technical nor design issues that require review by the Committees. Development within the overall project is governed by standards and guidelines described in the Specific Plan. When the entitlement applications for the various components of the overall project are submitted at a later date, Staff will analyze them to verify compliance with the Specific Plan. These applications will be presented to the Committees for their consideration and recommendation to the Planning Commission. C. Neighborhood Meeting: The proposed project is the subdivision of the property only. Development within the overall project is governed by the Specific Plan. The Specific Plan was subject to public review during a series of workshop/presentations conducted by the applicant. The outcome of this project is the creation of separate parcels and there is no additional information of significance to convey that warrants a neighborhood meeting. As part of Staff's evaluation of each entitlement application for the various components of the overall project that will be submitted at a later date, a neighborhood meeting for each will be conducted to inform the public and obtain comments, if any, for consideration by the Planning Commission. D. Continuance of Planning Commission Public Hearing: Staff completed the Staff Report and draft Resolution of Approval for this application about one week prior to the original scheduled Planning Commission public hearing date (June 14, 2017) and made these documents available forthe applicant's record consistentwith the standard practice of agenda preparation for the City. Following the applicant's review of the draft Resolution of Approval, they had questions about the content of the second special condition of approval in the Resolution which read as follows: Prior to the recordation of the final map, a) a community facilities district (CFD) shall be created for the financing of construction, operation, and maintenance of public improvements and facilities, and public services within the overall project, and/or b) the project shall annex into any existing special districts including, but not limited to, the applicable park, landscape maintenance, and street light maintenance districts, and/or c) funded through the. Home Owners or Property Owners Association to the satisfaction of the Deputy City Manager/Administrative Services or their designee. D2 Pg 3 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. AUGUST 23, 2017 Page 4 The applicant was specifically concerned about the requirement for creating (forming) the community facilities district (CFD) prior to the recordation of the final map. The City incorporated this condition to ensure that the CFD would be finalized prior to development of any part of the project and that the CFD would be sufficiently financed to serve its purpose, i.e. fund the maintenance of public improvements within the project. As the subject application is for the purpose of subdividing the property for sale to other developers, the applicant anticipated that the process of forming the CFD would take several months which could impact the sale of the proposed parcels. Staff, together with the City's special district and legal consultants, revised the condition by refining the timing of the formation of the CFD to a more precise set of events/actions. The revised condition, which the applicant accepts, reads as follows: Prior to the first building permit approved for a dwelling unit within this subdivision or approval of a final map to further subdivide any of the parcels formed by this final map, whichever occurs first, a Community Facilities District (CFD) shall be established for the financing of construction, operation, and maintenance of public improvements and facilities, and public services within the area covered by Planning Area 1 of the Empire Lakes Specific Plan. In conjunction with any further discretionary approval for a development project proposed on any of the parcels created by this subdivision, the subject parcel or parcels shall be annexed in the CFD. The City will not take ownership of any public improvements without a fully funded CFD in place that has been approved by the Deputy City Manager (Administrative Services) or his/her designee. This revised condition has been incorporated into the draft Resolution of Approval E. Environmental Assessment: Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) on May 18, 2016 (SCH No. 2015041083) in connection with the City's approval of General Plan Amendment DRC2015- 00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. 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 as there have been a) no substantial changes proposed to the project that indicate new or more severe impacts on the environment; b) no substantial changes have occurred in the circumstances under which the project was previously reviewed that indicates new or more severe environmental impacts; c) no new important information shows the project will have new or more severe impacts than previously considered; and d) no additional mitigation measures are now feasible to reduce impacts or different mitigation measures can be imposed to substantially reduce impacts. FISCAL IMPACT: The proposed subdivision of the property will facilitate the applicant's sale of parcels to developers to enable the development of the overall project. The project site currently is assessed an annual property tax. A percentage of this annual tax is shared with the City. When completed, the overall project will increase the value of the project site and the City's annual share of the property tax will increase accordingly. The developers also will be responsible for paying one-time impact fees applicable to their separate, individual projects. These fees are intended to address the increased demand for City services due to the overall project. The following types of services that these D2 Pg 4 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. AUGUST 23, 2017 Page 5 impact fees would support include the following: library services, transportation infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. The overall project, during construction may increase construction -related employment and, following its completion, will increase employment due to new non-residential (e.g. commercial and office) uses, and may increase employment at surrounding existing and future businesses that will provide services to the residents of the overall project. Also, a positive fiscal impact for the City will occur through increased sales tax revenue generated by residents' patronage of local businesses. COUNCIL GOAL(S) ADDRESSED: The proposed subdivision of the property is the first step in the process of submitting entitlement applications for the development of the overall project that, when completed, will contribute to the realization of several City Council goals. The General Plan discusses several land use policies including 1) planning for vibrant, pedestrian -- friendly mixed use and high density residential areas at strategic infill locations along transit routes; 2) implementing land use patterns and policies that incorporate smart growth practices, including placement of higher densities near transit centers and along transit corridors; and 3) supporting housing opportunities for workers of all income ranges. The City Council has two goals, Goals A24 and A25, that are relevant to the overall project. The objective of Goal A24 is "to address 1) mixed use, high density, transit oriented development (TOD), and 2) underperforming or underutilized areas." The objective of Goal A25 is "review the City's zoning districts and evaluate/investigate creating overlay districts or specific plan areas" that will create districts in order to revitalize underperforming or underutilized areas. CORRESPONDENCE: This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site. No comments and/or correspondence have been received in response to these notices. EXHIBITS: Exhibit A — Vicinity Map Exhibit B — Tentative Tract Map SUBTT20073 Exhibit C — Planning Commission June 14, 2017 Staff Report (without Exhibits) Exhibit D — Planning Commission June 28, 2017 Staff Report for Continuance Draft Resolution of Approval for Tentative Tract Map SUBTT20073 CB:MS/Is D2 Pg 5 LAana'r .- :...,. HA I x 5k W""'.. -wvr h— ri.-I Z vsommwu 3 b ,ftwvM4 N� t N:rPYtlC uvmor 40 SPA - W �olRvnsn C 4 y 2.J £o'Ytr VISu' Sf m .uWew u�a�es SMNm NStA sr @S QI a c. ram, pyy'`yyus o Rgr.°9'7a'.i ?'M Sn"a•° iµA131 ', uPra sr � 9 ItILOYA �, i �$ uwNM uwast i EEF r. i i i urwow leuiw 2',0.. u6MAw+^ .OIXISPA Mo•' 'din i�^,tw I �' � a. ' J; ; 4`' - € �Wbuq � p 4tNNp1 4'. 12 rc 4 RD C�,.mr,N 3. Tle sFjaean au84A�Yn ..N, ec 3r.ngy ;i.. aNP�'a'•a "'°,`NLR YdIt9P[wX rat CT Nawwss �# F N 4ewn < wl m xr W41 S6 ncaA ¢yea F N=rt � "°•q tt+ IiMEa€; a Po �yP's'- `rP a nV4ws '7&w a iF� 4 { 3 p p € gLTO Sr a �1•+rxmT W PMOALTOSi 4. yl i vea F 'S 1 F L� 4 i HFa'lPplO a� L $ n b+ m '.. ! BALS1 SI A IJjr r WNW C, $ y�� I r� j f "P`e•'�pV\5 N i gl+anoXA .f-1 S p �r t.. P1NAu 14P`- v�ts-9`gWrI A r�gL7.- ES'Dln 51 f1YgtNWDSti<'� PN ��. OONA b`a. F.�S c s s yC MW >v�� UdANONfU[: r• v wxi o Pvmn I F a awm+l iL•B'a RUPH N e951 r�XP�•"P 'r'eYU ll f a6a 5;`y�r�I TR "j a 1 gv\Nsr a iMmXs NI1SSEF w Xsabfi ioA*c^'j 'AXw CEW(iGtl ST ! j T3 Al YABC _ i ; E ; d �5 uXxrarn .err Nnm spa . i Clfxuasry t7 ^$'I«Xmr C j z�S "-,nvl 51 Y a ° g y �i, �covoiE -� Jr '4 P eu D, 1 Sri F �amv. m G �yiN CEIyJF `� 'r% G`m' CANTON • Y M.(' n Vy. t '.s.i E -.e�mt sr � EREN ST u.Y '�ti •£9i ER[3L $f 4 WMA Oi� gg C yr a - O-pwxs5r a. RAl 5L 't C $ A i »x+wos+ Nr�n TERRA VISTA I :N ?An RA/ucNo .i TOWN CENTER © meoTcu �° HISTMC 6EMER !,FOOTHILLBL _ �. - - - - _. __ . _. ='66- cmRT r IPPIREv T !I loose '�:'LAUFUST _- 4WpT¢s,gr mr� xCITY 3 J ? € c HALL V, NNyEmNy,cr ofwN57 n ,15 Pf'NN51 C/� ATroN I' i r'r'rii II ,I akltTw141 } '- CwNp :••s. AMR 6t PafFP 5t i TXX15M1 N a M Sri cta i a y 4?fR DR uulrtsr' xwxr'r 3 x M tj ARROW ROUTE T - Ai - '- Inuv � nrsu". ._ w antrum toNancl _ -. -_ -- > w� tPUMEA Ofl r It x Z �ru•mna ox�r.r 'm � > c o 2 511 E. JERSEY BLVO _ Ira J F µ 1UWl o 0aa METRO LINK TRAIN STH ST a k 1 °rR 1�[anfiPlP' wttasr C1W 5r E`. a�O r I 6. IIYP iN91.n 1 �F TIN ST I.I s'rmNi 1L ' IfEX49 P is n e tmxkY �9XlbYYO RL'J0. Pig �Xlliwrn i Y2101 Sm.W� AG• � N3i f 4 �OIRi'fIfP1X EXHIBIT A Yfl 'I i evrrxr. j I awuw ' d I t• �yyMST I 9 ' 1as � rNLPMM MxY.i. X - � 'tM rrxRYTS �I�mQu..aM�' g D2 Pg E R �' swwmnoX 1•WSWHI VX.IP �w qPn� k N� Li TENTATIVE TRACT NO. 20073 IN THE CITY SAMCHO WCMIONGA. COUNTY OF SAN BERNARDINO. STATE OF MIFORNIA ! xi F1w �n vin!I Mn� � PVn p�Puts�xw t.O !au1N v.�a x. la t. p�Ctz 55w xlA..wa. n.I wiarrAss ceoss MRIpfPN 101z aw IAYO NfI N11L11[ttx Lol vo Fs TENTATIVE TRACT NO. 20073 IN THE CITY RANCHO CUCAMONGA COUNTY OF SAN BERNARDINO, STATE OF CALFORSDA _PA PMMBw. W_.HbUSE 0151 M ...... I 'EXISTING ZOMWGENERX �4g v 4 4OFF�I# 614m ' ff <1 Nnw. i# k, N -' '202_�xp "M.,a.flIm a OF �Tg A 00 k' 4 'N VACANT -FORMER'( VIAT j qIL IuF PiRR 14 STINGIONINg- R 3",,_�E�M.' E,( g ""'yl sw tl /n M-W 2 1 " — Ali` ST A. � naY flFJECT BfN�df.NN( 0 N Lo TENTATIVE TRACT NO. 20073 NTRECITYFANCNO "gTY WCNN CWNOFSANBERNAROINO.STATEOFMIFOMN bPq Fuwn •xP'.ab: v:.Yb�uww ub,brutl �„ruySY>x �'I iUWFY^ir u�r. •trrWG9MMF9fACi hnuiFf'J1O15 n nFbe.u, •F(mxmio, `j----'------ -r -"---- BTi ST. SHEET 3 >� SHEET 5 I IJ' . ra I a LL =11�'AM -/ — 5TH ST. 4 / I` III� fl0 4TH ST. Ol 5d ZQ o H i N SEE 5HEET ] Ts�J,i 'J'.. GCS 'F: _C IAn :•Y�'sif TENTATIVE TRACT MAP `E':rAm'E racy !u=!:o zsre THE RESORT 3'rn F �S m 5¢c ➢ I o �o. '> o p EEO ..p?°W i€ WMADOLE ^c^o rw LEMS MANAGEL'IENT CORP. w TENTATIVE TRACT NO.20073 IN THE CITYRANCHOCOCANONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA NI.W A�YXMt9gl to _ 111 A'llP lONP l-1` O'I.F "I1 y if1.11 Y:tllu awtexo PARCEL2 OFFICE P.M N0. N6iT EMSINGONING EMPIRE PARCEL< PM. 177V& 6 LAKES SPECIFIC PLAN P.1.1. N0. 14641 P.IA. IRI909S CLEVELAND AVENUE fux wxromx -- - -- �- �1. v.:rvretExp F55:iio14YN� 1 Y NLt i E' j I I I I i I" 6 34.11 ACRES am — rArH.lo�.Nx-- �1 SCALE IN FEET J SEE SHEETS TENTATIVE TRACT NO.20073 IN THE CITY RANCHO COC"ONGA, COUNTY OF S BERNARDINO, STATE OF C IFOWJIA serq+swnvmn+w'vx+a. r.�r uuernawm. vurcn igssrrw.r+a+vwo-+wr+m +avow... m,v.cEssax riexGv mn unisiPms xxnsEuutms r. SEESNEEf: l \\ \ \ c,7 Fs txi MI+PF W&[511¢EIi FCPu�lE, tFpFAIPou+ W Iul101 fi �p5. . +gFSNFFiWGPP rvq+sFmusu+: y+N4EE5FNE+r1 \� n� Y +u PHuurEo: YL�� iv,cr:E>� t5 \ \ \\ 4 ivµF[s \ IIHY \� GIE Ntx \ IIPOLI uu' I ` TRACT NO, MW85 148 933 50.59 x Qg1E IN FEET — £ l 6d Za SEE SHEET . I l h. I li 13�¢ I �I S.gi ym Sa. I I I I I I, �I I, Na I� � `e Yu Jml es —I _ _ I 16TH STREET ou.nw.:mscs 111=17 - TENTATIVE TRACT MAP TENTATIVE TrncT lAAP No: 20073 THE RESORT ue:.,.rrueovs:u Z -2� �g< � m —I NE � 0. 'sn z O >o Rmo za ¢�W E.fo �¢n p WMADOLE rm.�ow LEWIS.IIANAGEI,',ENT CORP. s� FRQFE,TM, !mm'.eedFve� TENTATIVE TRACT NO.20073 INRIEINRgN ,$V`LL110 WC0.WttM NONGq COUNTY BERN01NO STATE OF CALIFORNIA •..uN M!9IX! qr!C N 4! NWWv%r 'YF! :ORDi4ANAAVFCCT F SHEET 3 - (A) a 2� F „ �--_- emsr--� -- it SHEET 5 _ Y _ ' 3 I� sni ST. I SHEET 2 fll I/ EET 4 ] --- --4TH ST. fuVH+AFN LLuimr�IwiEUUN'!: a�trerer�, nrEg° 'lag IL 0! F TENTATIVE TRACT NO.20073 IN THE CRY NAN'CXG NCAMONGA COIIMY OF SAN BEPNmuTNO. STATE OF CALIFORNIA uw.sw.. .w.ru. urw rue rn r.asus: lfeFWl( •Y9PLIES WpSSw ru�a wvM .MiP4p141i rl M1gPrY[Yal ilr{Eir(x(p Wl PARCEL PM. 214!a18 — — EXISTING 2LINMG EMPIRPLANE P.M.No, 17318 LANES ZONING C PLAN — CLEVELANDAVENDE i ElflELAflB Wf 1�, V 11 FL IYW IE9 1:1 I 1 — nx C rIX.mrxacumnr , ,nKI OIS r •. �� `\�iINVFwAIIP O- j ill l 1 O - 1 u leak � ' I FA lli 4N A P T '•. FISi S110PENAW ue�� Fn.lx pw41.i.Yn i'. unawlcill or I M1' • XYE M EEEI Y T TPACT NO. NMI M&=14 A9 MEONIAHIGH rl I - _ IW ZG INNIIAI E%ISTINGNIN " GIPIRElPME55PECIFlC PLPN JTII SiREEi 1 r { HEW n .snrarr.,uo SECTION" ..... ........ 1 •..... . SECTION 3B `••••••'••• S,CTIgny, 25 l.11/Cf PARCEL) PM- NO. WIT (26� /a di $ W W ' O � U' TENTATIVE TRACT NO. 20073 IN DIE CITY RA:CHO CUCAUONGA CWNTY OF SAN BERNABOINO. STATE OF CALIFORNIA wo<. m �E .� A . W :Ivu M]:ul PARCECI OFFICE P AL 00. NUT EXISIINGZONINGEMPIRE PARCEL) PAL I77 (N6 IAKCS SPECIFIC PLAN P.".... P. NO.IJMIN PN, 1B CLEVELAND AVENUE — I J ` I — s v u /J y 34.11 AQ\\\ � ES --� ) \ �:caloxLw: �• fifµ}OFFuuV �'I sue IN fxa SECTiOA OC mw,n j W fEI1114T ] xn CG-03 6%m �4_ \|\\/�.�.li . cI \ THE RESORT � , j\CD WeDOLE p , 8 L 5d Z4 SEE SHEET p aim Cc—�m z a_O aY�r W sg a� R all l_iT ,1 _I T LL6TH STREET ---------- L-------------- __ - _yr LQa.N�L LT'N"d aFL.iCi Pitt LWIwL CONCEPTUAL GRADING PLAN TE!ILa11E Tw, IWNL.l 013 THE RESORT MMADOLE Llel'ANAGE!!ENTCORP U wDE C, PTION PPp�T9ENGM.WX PRELIMINARY WATER QUALITY MANAGEMENT PLAN SITE AND DRAINAGE PLAN TENTATIVE TRACT NO. 20073 IN THE CITY NANWO WCWONOA COUNTY OF MN 9EANAAOINO. STATE OF MIFOFWA ecw:AswuuNwm IwIU r. nNn. 1w1. .> 11ns Nnr.N ml L—u.INro snn rewm.N. mN nwuswaa vaxuweNw.on muu:xa�r ncrrtN�orar --_ __------�-- ---- E4N ST. —_ SHEET 3 SHEET 5 L i -•'< - — �/ ✓! i."5msT.j- SHEET 2 SHEET 4/ I I PRELIMINARY WATER QUALITY MANAGEMENT PLAN SITE AND DRAINAGE PLAN TENTATIVE TRACT NO.20073 IN THE CITY RANCHO CUE2ONGA COUNTY OF SAN BERNARDINO. STATE OF CALIFORM uro Azwn� wupww'tt� v.ro.ruPm�wawuu.svo:.xuxru¢twrro v«rlrtuP +�r.PwEssrn FFPI.l1APV Af! 5..19I3NSGOS9 MxIWFPFN.NIS Sn NAII��YT �l[iTI44 LOi I —� CLEVELIWC AVENUE GiFITR�EYEI. _ _. IFS RP9 I y�l IWI� b"�I x 'i 24 ]rz2' 411 e� s < i wxc o THE PINECO� TA j u23 In21 \ �. \� 0 \ \ NOTES YALLR4wNNWs1VFAt4Y15AIPSFRIOI. \\�\w �\ � //f/ NAFS �u v;whtnfx5o/.iExFWm. Ytu[xt V\ / ``\ \ nil LxitNMtlFwaLstmfAvn V YEA xV � \ votBW.FS SWE FEET \\�1\\I\ \•�I t� `Y` `BFESHEEf4 m� E PRELIMINARY WATER QUALITY MANAGEMENT PLAN SITE AND DRAINAGE PLAN TENTATIVE TRACT NO. 20073 PI THE CHI( RANCHOCUCAl10NGA, COUNW OF SAN BENlMDINO. STATF OF MFORNIA awa 6: N'o.15YBpN iWl Ci f x¢uwl uE �n aw uv�A oxc :v o i I� 1 CLEVELANDAVENUE Ip I 'r N 34.11 ACRES NOTES: { ' .IkIuA1X1i W1,IHill A[XTI1E55nA llFMu4Sw1u1"♦JiE III tlIAtlM1tiry ilF.wf'.1.MInXXtillf it I \`\ � 6♦EiEM �E IN FEET _ ¶ SEE SHEETS p PO1 Q; C U W� 0 rt � v, 0 N La N N PRELIMINARY WATER QUALITY MANAGEMENT PLAN SITE AND DRAINAGE PLAN TENTATIVE TRACT NO. 20073 IN THE CITY flNJCMO COCAMONOA COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA YIwi A 5YNp11YVV FMgU I IS V A TNAAN R FSAUL S AS SIIPI'NRI PARCEL W NO. HWI OF N tl.11/].WES4Yn \ FFFNUMv NII {yOPLNISiAl Ss ILI'" OLOT Y SEE SHEET NOTES: ANSI. 4P111N1.1 ,NUFp1 x1F IMWS E�IONIA FFN! ENIKKINaEMW W�F F,l IIk IF SAiFin n m uvn lnk_Ivrro- 1.4E NNJILfN uFC N, EEET PRELIMINARY WATER QUALITY MANAGEMENT PLAN SITE AND DRAINAGE PLAN TENTATIVE TRACT NO.20073 I OFSANBEKNAFO1NO STAIFOFCALIFORNIA / SEESHEET3 IN THE CI'YRANCHOCUCWONO0.COUN _ tFLw nswrns rwr xx'.rv.lx nwxa uusce wEs 1 E ,r ill MIE crnN _ - THE VINE 14 � �O.W.LL'PFS I }� tll mi ue�.lt.ks uNIKwFs )il.•ah5. N lµ \.fn y eR n / \\J 12 LLYx N'.xEs NOIEsr muarl rv>tumunurvrcxuxsxvExnwssuuAEE*on IE»Y+VAr wLE�sw�sxnawxn�wix�µrslyw[m S151 W.xw x scn¢.w rEEr 6 N aes a w<aEs FP4uW�l Rx S CP 5S4S i o 0 is wg� i 1 � s �FGA Ltl ES ...nvvwuv.waw.v mn e,, ,_..._... TENTATIVE TRACT NO.20073 IN THE CITY CHO COCAL!ONGk COUNTY OF SM B_RNARDINO STATE OF CAIIFORNIA FfurG ASLXIXN9W vLYMi JrcYt Wvr 4. s.x anuu..xc " SIXTH STREET PARCEL 12 ? 219,768 S.F. / 5.04 AC. o- c CD lzl- ¢ i wv CO 16 — I A.P. ! 0 �. I LLi Q —1 ct o '< w I--- — w o z 3 �I PARCEL1 2,480,816 S.F. / 56.95 AC. FIFTH ST. NyA.P. — '�- — — _—artrnaFrRVAOCIYJ YN----'f-0URTH- - -- STREET- _ -- --- -- -- --- 3 E201?k CITY OF RANCHO CUCAMONGA STAFF REPORT • DATE: June 14, 2017 TO: Chairman and Members of the Planning Commission FROM: Candyce Burnett, City Plannertke h*O � INITIATED BY: Mike Smith, Senior Planner SUBJECT: TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. — A review of a proposed subdivision of a property of about 84 acres into twenty- seven (27) parcels and one (1) lettered lot located within the Empire Lakes Specific Plan, Planning Area 1, located north of 4th Street, south of 6th Street, west of Milliken Avenue, and east of Utica/Cleveland Avenues - APNs: 0210- 082-41, -49, and -52. Related files: General Plan Amendment DRC2015- 00114, Specific Plan Amendment DRC2015-00040, Development Code Amendment DRC2015-00115, and Pre -Application Review DRC2017-00170. Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) on May 18, 2016 in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR is required in connection with subsequent discretionary approvals of the same project. CONTINUED FROM MAY 24, 2017 RECOMMENDATION: Staff recommends that the Planning Commission adopt the attached Resolution of Approval No. 17-62 for Tentative Tract Map SUBTT20073. PROJECT REVIEW BACKGROUND: The proposed Tentative Tract Map was originally scheduled for a Planning Commission public hearing to be held on May 24, 2017. Due to an error in the public noticing process, the Planning Commission continued the review of the application to June 14, 2017 (Exhibit C). PROJECT SITE DESCRIPTION AND BACKGROUND: The project site is part of a property of •160 acres that was formerly developed with the privately owned and operated Empire Lakes Golf Course located in the Empire Lakes Specific Plan (the "Specific Plan"). The Specific Plan has an overall area of 347 acres and is generally bound by 4th Street to the south, Milliken Avenue to the east, Cleveland Avenue and Utica Avenue to the west, and 8th Street and the BNSF/Metrolink rail line to the north. The subject property is generally located at the center of the Specific Plan. Both are bisected into south and north halves by 6th Street. The specific location of the project site is the southern half of the overall subject property. It consists of three (3) parcels with a combined area of about 84 acres. The project site EXHIBIT C D2 Pg 25 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. JUNE 14, 2017 Page 2 has street frontage of about 1,740 feet and 422 feet along 6th Street and 4th Street, respectively.' The north -south dimension of the site is about 2,500 feet. The existing land uses on, and General Plan land use and zoning designations for, the project site and the surrounding properties are as follows: Land Use General Plan Zoning Site Vacant (south half of Mixed Use former rivate golf course) Planninq Area 1' Vacant (north half of North former private golf course) Mixed Use Planning Areas 1 and 11' and Industrial Building South Vacant' Mixed Use — Ontario Commercial Center' 4 Mills,,' East Apartment Complexes Mixed Use Planning Areas 6 and 81 West Office Complex Mixed Use Planning Areas 3, 4, and 5' 1 - Empire Lakes Specific Plan; 2 - Properties in the City of Ontario; 3 - Ontario General Plan; 4 — Ontario Center Specific Plan 2254-SP) The golf course was closed in mid-2016 following the approval by the City Council of amendments to the General Plan, Specific Plan, and Development Code (related files: General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115). These amendments were for the purpose of enabling the applicant to develop a new mixed use and transit -oriented project ("Empire Lakes/The Resort") hereafter referred to as "the overall project'. Preparation of the plans for the features described in the Specific Plan is in progress. These plans include the technical design of the "The Vine" (the future, north -south primary street within the project) and the associated utility infrastructure and street improvements. The applicant has removed all the trees from the property (related file: Tree Removal Permit DRC2016-00553), and completed the demolition/removal of the improvements and infrastructure related to the golf course. In the meantime, in preparation for future development the applicant has submitted grading plans for a permit to "mass grade' the site (related file: Grading Permit PMT2016-05024) to allow construction of the first of the three phases of the overall project. This permit is currently under review by the City. The applicant is also proposing to subdivide the north half of the overall subject property (related file: Tentative Tract Map SUBTT20105). This separate application was submitted concurrently with the subject application and is also scheduled for review and action by the Planning Commission on June 14, 2017. ANALYSIS: General: The applicant proposes to subdivide the project site into twenty-seven (27) parcels and one (1) "letter" lot (Exhibit B). No building construction is proposed in conjunction with this tentative tract map. The parcels will be sold to various developers who will construct the overall project. The area of the parcels/lots will range between 0.08-acre and 34.11 acres. The smallest of the parcels will be for open, landscaped recreational areas such as paseos and "pocket' parks. The letter lot is a generally non -buildable area of 0.08-acre that will be located near the D2 Pg 26 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. JUNE 14, 2017 Page 3 intersection of The Vine and 4th Street. Improvements within this lot will be generally limited to landscaping. Per the Specific Plan, development of the overall project will be in three (3) phases and is expected to occur over a period of 8-10 years. The subject tentative tract map, and part of Tentative Tract Map SUBTT20105, is within the first phase. The entitlement applications for the various components of the overall project will be submitted by each developer separately for review and action by the City at a later date. Development within all parcels will be governed by the technical and design standards/guidelines described in the Specific Plan. Technical and Design Review Committees: The proposed project is the subdivision of the property only. The outcome of this project is the creation of separate parcels and there are no technical nor design issues that require review by the Committees. Development within the overall project is governed by standards and guidelines described in the Specific Plan. When the entitlement applications for the various components of the overall project are submitted at a later date, Staff will analyze them to verify compliance with the Specific Plan. These applications will be presented to the Committees for their consideration and recommendation to the Planning Commission. Neighborhood Meeting: The proposed project is the subdivision of the property only. Development within the overall project is governed by the Specific Plan. The Specific Plan was subject to public review during a series of workshop/presentations conducted by the applicant. The outcome of this project is the creation of separate parcels and there is no additional information of significance to convey that warrants a neighborhood meeting. As part of Staff's evaluation of each entitlement application for the various components of the overall project that will be submitted at a later date, a neighborhood meeting for each will be conducted to inform the public and obtain comments, if any, for consideration by the Planning Commission. Environmental Assessment: Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) on May 18, 2016 (SCH No. 2015041083) in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. 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 as there have been a) no substantial changes proposed to the project that indicate new or more severe impacts on the environment; b) no substantial changes have occurred in the circumstances under which the project was previously reviewed that indicates new or more severe environmental impacts; c) no new important information shows the project will have new or more severe impacts than previously considered; and d) no additional mitigation measures are now feasible to reduce impacts or different mitigation measures can be imposed to substantially reduce impacts. FISCAL IMPACT: The proposed subdivision of the property will facilitate the applicant's sale of parcels to developers to enable the development of the overall project. The project site currently is assessed an annual property tax. A percentage of this annual tax is shared with the City. When completed, the overall project will increase the value of the project site and the City's annual share of the property tax will increase accordingly. The developers also will be responsible for paying one-time impact fees applicable to their separate, individual projects. These fees are intended to address the increased demand for City services due to the overall project. The following types of services that these impact fees would support include the following: library services, transportation infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. D2 Pg 27 PLANNING COMMISSION STAFF REPORT TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. JUNE 14, 2017 Page 4 The overall project, during construction may increase construction -related employment and, following its completion, will increase employment due to new non-residential (e.g. commercial and office) uses, and may increase employment at surrounding existing and future businesses that will provide services to the residents of the overall 'project. Also, a positive fiscal impact for the City will occur through increased sales tax revenue generated by residents' patronage of local businesses. COUNCIL GOAL(S) ADDRESSED: The proposed subdivision of the property is the first step in the process of submitting entitlement applications for the development of the overall project that, when completed, will contribute to the realization of several City Council goals. The General Plan discusses several land use policies including 1) planning for vibrant, pedestrian - friendly mixed use and high density residential areas at strategic infill locations along transit routes; 2) implementing land use patterns and policies that incorporate smart growth practices, including placement of higher densities near transit centers and along transit corridors; and 3) supporting housing opportunities for workers of all income ranges. The City Council has two goals, Goals A24 and A25 that are relevant to the overall project. The objective of Goal A24 is "to address 1) mixed use, high density, transit oriented development (TOD), and 2) underperforming or underutilized areas." The objective of Goal A25 is "review the City's zoning districts and evaluate/investigate creating overlay districts or specific plan areas" that will create districts in order to revitalize underperforming or underutilized areas. CORRESPONDENCE: This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site. No comments and/or correspondence have been received in response to these notices. EXHIBITS: Exhibit A —Vicinity Map Exhibit B — Tentative Tract Map SUBTT20073 Exhibit C — Planning Commission 05/24/2017 Staff Report (Continuance) Draft Resolution of Approval for Tentative Tract Map SUBTT20073 CB:MS/Is D2 Pg 28 #r; fir. CITY OF RANCHO CUCAMONGA ♦ l��tJSTAFF REPORT DATE: June 28, 2017 TO: Chairman and Members of the Planning Commission FROM: Candyce Burnett, City Planne C.� , INITIATED BY: Mike Smith, Senior Planner SUBJECT: TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. — A review of a proposed subdivision of a property of about 84 acres into twenty- seven (27) parcels and one (1) lettered lot located within the Empire Lakes Specific Plan, Planning Area 1, located north of 4th Street, south of 6th Street, west of Milliken Avenue, and east of Utica/Cleveland Avenues - APNs: 0210- 082-41, -49, and -52. Related files: General Plan Amendment DRC2015- 00114, Specific Plan Amendment DRC2015-00040, Development Code Amendment DRC2015-00115, and Pre -Application Review DRC2017-00170. Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) on May 18. 2016 in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR is required in connection with subsequent discretionary approvals of the same project. CONTINUED FROM JUNE 14, RECOMMENDATION: Staff recommends that Tentative Tract Map SUBTT20073 be continued to an unspecified date PROJECT REVIEW BACKGROUND: The proposed Tentative Tract Map was originally scheduled for a Planning Commission public hearing to be held on May 24, 2017. Due to an error in the public noticing process, the Planning Commission continued the review of the application to June 14, 2017. Tentative Tract Map SUBTT20073 was then duly advertised and brought before the Commission on June 14, 2017. At the June 14, 2017 meeting, Staff explained that the applicant had questions about one of the conditions of approval related to the subject tentative tract map. At the request of the -applicant, the Commission continued the review of the application to June 28, 2017 in order to allow time for Staff and the applicant to discuss the subject condition of approval. To date, Staff is still evaluating potential revisions to the subject condition of approval. Staff is recommending a continuance to an unspecified date. When the "finalized" language/text of the draft condition of approval has been determined, Staff will re -advertise the public hearing for Tentative Tract Map SUBTT20073. CB:MS/Is EXHIBIT D D2 Pg 29 RESOLUTION NO. 17-74 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP SUBTT20073, A SUBDIVISION OF A PROPERTY OF ABOUT 84 ACRES INTO TWENTY-SEVEN (27) PARCELS AND ONE (1) LETTERED LOT LOCATED WITHIN THE EMPIRE LAKES SPECIFIC PLAN, PLANNING AREA 1, LOCATED NORTH OF 4TH STREET, SOUTH OF 6TH STREET, WEST OF MILLIKEN AVENUE, AND EAST OF UTICA/CLEVELAND AVENUES; AND MAKING FINDINGS IN SUPPORT THEREOF - APNS: 0210-082-41, -49, and -52. A. Recitals. 1. Lewis Management Corp. filed an application for the approval of Tentative Tract Map No. 20073, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Tentative Tract Map request is referred to as "the application." 2. On the 24th day of May and continued to the 14th day of June, 2017, and again to June 28, 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and concluded said hearing on that date. 3. The item was re -advertised and the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public on the application on August 23, 2017 and concluded said hearing pn that date. 4. 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 May 24, 2017 and continued to June 14, 2017 and June 28, 2017 and August 23, 2017, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to a property of 160 acres that was formerly developed with the privately owned and operated Empire Lakes Golf Course located in the Empire Lakes Specific Plan; and b. The City Council approved amendments to the General Plan, Specific Plan, and Development Code (related files: General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115) for the purpose of enabling the applicant to develop a new mixed use and transit -oriented project ("Empire Lakes/The Resort"); and D2 Pg 30 PLANNING COMMISSION RESOLUTION NO. 17-74 TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. August 23, 2017 Page 2 C. The Specific Plan has an overall area of 347 acres and is generally bound by 4th Street to the south, Milliken Avenue to the east, Cleveland Avenue and Utica Avenue to the west, and 8th Street and the BNSF/Metrolink rail line to the north. The subject property is generally located at the center of the Specific Plan. Both are bisected into south and north halves by 6th Street; and d. The specific location of the project site is the southern half of the overall subject property; and e. The project site consists of three (3) parcels with a combined area of about 84 acres. It has street frontage of about 1,740 feet and 422 feet along 6th Street and 4th Street, respectively. The north -south dimension of the site is about 2,500 feet; and f. To the north of the project site is the north half of the former private golf course and an industrial building. To the south is vacant property in the City of Ontario. To the east are apartment complexes while to the west is an office complex; and g. The subject property and all properties to the north, east, and west are within the Empire Lakes Specific Plan which is divided into "Planning Areas'. The property and the property to the north is in Planning Area 1. The properties to the east and west are in Planning Areas 6 and 8, and Planning Areas 3, 4, and 5, respectively. To the south is property in the City of Ontario that is zoned Commercial Center (within the Ontario Center Specific Plan); and h. The applicant proposes to subdivide the project site into twenty-seven (27) parcels and one (1) "letter" lot. No building construction is proposed in conjunction with this tentative tract map; and i. The parcels will be sold to various developers who will construct the single- and multi -family residential units and non-residential buildings within Empire Lakes/The Resort; j. The entitlement applications for the various components of the overall project will be submitted by each developer separately for review and action by the City at a later date. Development within all parcels will be governed by the technical and design standards/guidelines described in the Empire Lakes Specific Plan. 3. Based upon the substantial evidence presented to this Commission during the above - referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. That the tentative tract map is consistent with the General Plan, Development Code, and the Empire Lakes Specific Plan. The proposed project is to subdivide the project site into multiple parcels which will be sold to allow the construction of single- and multi -family residential units and non-residential buildings consistent with the goals and policies of the General Plan and intent of the Empire Lakes Specific Plan; and b. The design or improvements of the tentative tract map is consistent with the General Plan, Development Code, and the Empire Lakes Specific Plan. The proposed project is only to subdivide the project site into twenty-seven (27) parcels and one (1) "letter" lot. No building construction is proposed in conjunction with this tentative tract map; and D2 Pg 31 PLANNING COMMISSION RESOLUTION NO. 17-74 TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. August 23, 2017 Page 3 C. The site is physically suitable for the type of development proposed. The individual entitlement applications for the various components of the overall project will be submitted by developers separately for review and action by the City at a later date. Development within all parcels will be governed by the technical and design standards/guidelines described in the Empire Lakes Specific Plan; and 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 proposed project is only for the subdivision of the project site into multiple parcels. No building construction is proposed in conjunction with this tentative tract map. Mitigation measures described in the Environmental Impact Report (EIR) for Empire Lakes/The Resort will be implemented during the construction and operation of the project; and e. The tentative tract is not likely to cause serious public health problems. The proposed project is only for the subdivision of the project site into multiple parcels. No building construction is proposed in conjunction with this tentative tract map. Mitigation measures described in the Environmental Impact Report (EIR) for Empire Lakes/The Resort will be implemented during the construction and operation of the project; and f. The design of the tentative tract will not conflict with any easement acquired by the public at large, now of record, for access through or use of the property within the proposed subdivision. Easements for access through or use of the property within the project will be governed by local and State regulations and applicable technical and design standards/guidelines described in the Empire Lakes Specific Plan. 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), the City certified an Environmental Impact Report (EIR) on May 18, 2016 (SCH No. 2015041083) in connection with the City's approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. 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 as there have been a) no substantial changes proposed to the project that indicate new or more severe impacts on the environment; b) no substantial changes have occurred in the circumstances under which the project was previously reviewed that indicates new or more severe environmental impacts; c) no new important information shows the project will have new or more severe impacts than previously considered; and d) no 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 Tentative Tract Map SUBTT20073, that substantial changes to the project or the circumstances surrounding the project have not occurred which would create new or more severe impacts than those evaluated in the previously certified EIR. The application is the subdivision of the project site into twenty- D2 Pg 32 PLANNING COMMISSION RESOLUTION NO. 17-74 TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. August 23, 2017 Page 4 seven (27) parcels and one (1) "letter" lot. The parcels will be sold to enable the future construction of the overall project. Staff further finds that the project will not have one or more significant effects not discussed in the previously certified EIR, 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. No building construction is proposed in conjunction with this tentative tract map. Development of the project will be governed by the technical and design standards/guidelines described in the Empire Lakes Specific Plan. 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 Tentative Tract Map SUBTT20073. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3 and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference. Planning Department 1) All future entitlement applications for the various components of the overall project that will be submitted separately for review and action by the City shall be governed by the Empire Lakes Specific Plan. 2) Prior to the first building permit approved for a dwelling unit within this subdivision or approval of a final map to further subdivide any of the parcels formed by this final map, whichever occurs first, a Community Facilities District (CFD) shall be established for the financing of construction, operation, and maintenance of public improvements and facilities, and public services within the area covered by Planning Area 1 of the Empire Lakes Specific Plan. In conjunction with any further discretionary approval for a development project proposed on any of the parcels created by this subdivision, the subject parcel or parcels shall be annexed in the CFD. The City will not take ownership of any public improvements without a fully funded CFD in place that has been approved by the Deputy City Manager (Administrative Services) or his/her designee. 3) Prior to the recordation of a final map that includes a subdivision involving more than 500 dwelling units, the property owner/developer shall demonstrate compliance with applicable requirements of SB 221 (Government Code Section 66473.7(b)(2)) in order to demonstrate the availability of an adequate and reliable water supply. 4) Prior to the recordation of the final map, the property owner/developer shall dedicate land, pay in -lieu fees, or a combination of both for the provision of neighborhood and community parks for recreational purposes. Land to satisfy dedication requirements shall be conveyed to the City at the time of D2 Pg 33 PLANNING COMMISSION RESOLUTION NO. 17-74 TENTATIVE TRACT MAP SUBTT20073 — LEWIS MANAGEMENT CORP. August 23, 2017 Page 5 recordation of the final map. In lieu fees shall be paid to the City prior to the issuance of building permits. The provision of on -site private open space and recreational facilities may be credited against the parkland dedication and/or fee requirement at the discretion of the Planning Commission provided that the standards outlined in the Municipal Code are met. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23RD DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA ms ATTEST: Francisco Oaxaca, Chairman Candyce Burnett, 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 23rd day of August, 2017, by the following vote -to -wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS:. ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: D2 Pg 34 Conditions of Approval I a �INN[t1AIONa\ Community Development Department Project#: SUBTT20073CEQA2017-00003 Project Name: TT 27 PARCELS, 1 LOT N EMPIRE LAKES/THE RESORT Location: Empire Lakes SP, Planning Area 1 - 021008241-0000 Project Type: Tentative Tract Map CEQA Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions 1. Approval is for the subdivision of a property of about 84 acres into twenty-seven (27) parcels and one (1) lettered lot located within the Empire Lakes Specific Plan, Planning Area 1, located north of 4th Street, south of 6th Street, west of Milliken Avenue, and east of Utica/Cleveland Avenues - APNs: 0210-082-41, -49, and -52. 2. Prior to the first building permit approved for a dwelling unit within this subdivision or approval of a final map to further subdivide any of the parcels created by this final map, whichever occurs first, a Community Facilities District (CFD) shall be established for the financing of construction, operation, and maintenance of public improvements and facilities, and public services within the area covered by Planning Area 1 of the Empire Lakes Specific Plan. In conjunction with any further discretionary approval for a development project proposed on any of the parcels created by this subdivision, the subject parcel or parcels shall be annexed in the CFD. The City will not take ownership of any public improvements without a fully funded CFD in place that has been approved by the Deputy City Manager (Administrative Services) or his/her designee. 3. Prior to the recordation of a final map that includes a subdivision involving more than 500 dwelling units, the property owner/developer shall demonstrate compliance with applicable requirements of SB 221 (Government Code Section 66473.7(b)(2)) in order to demonstrate the availability of an adequate and reliable water supply. 4. Prior to the recordation of the final map, the property owner/developer shall dedicate land, pay in -lieu fees, or a combination of both for the provision of neighborhood and community parks for recreational purposes. Land to satisfy dedication requirements shall be conveyed to the City at the time of recordation of the final map. In lieu fees shall be paid to the City prior to the issuance of building permits. The provision of on -site private open space and recreational facilities may be credited against the parkland dedication and/or fee requirement at the discretion of the Planning Commission provided that the standards outlined in the Municipal Code are met. Standard Conditions of Approval 5. 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. Printed. 8/15Y2017 www.CityofRC.us D2 Pg 35 Project #: SUBTT20073 CEQA2017-00003 Project Name: TT 27 PARCELS, 1 LOT /// EMPIRE LAKES/THE RESORT Location: Empire Lakes SP, Planning Area 1 - 021008241-0000 Project Type: Tentative Tract Map CEQA Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Standard Conditions of Approval 6. 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. 7. 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. Engineering Services Department Please be advised of the following Special Conditions 1. All frontage improvements along The Vine (including the temporary access dedication 300 feet north of 6th Street), 4th Street, and 6th Street will be conditioned on the first development within th Empire Lakes (The Resort) specific plan area. 2. Prior to the first building permit approved for a dwelling unit within this subdivision or approval of a final map to further subdivide any of the parcels created by this final map, whichever occurs first, a Community Facilities District (CFD) shall be established for the financing of construction, operation, and maintenance of public improvements and facilities, and public services within the area covered by Planning Area 1 of the Empire Lakes Specific Plan. In conjunction with any further discretionary approval for a development project proposed on any of the parcels created by this subdivision, the subject parcel or parcels shall be annexed in the CFD. The City will not take ownership of any public improvements without a fully funded CFD in place that has been approved by the Deputy City Manager (Administrative Services) or his/her designee. 3. Land dedication or in -lieu fees for the provision of neighborhood and community parks or recreational purposes will be required on the development phases of the tract. Standard Conditions of Approval 4. Adequate provisions shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 5. Rights -of -way and easements shall be dedicated to the City for all interior public streets, community trails, public paseos, public landscape areas, street trees, traffic signal encroachment and maintenance, and public drainage facilities as shown on the plans and/or tentative map. Private easements for non-public facilities (cross -lot drainage, local feeder trails, etc.) shall be reserved as shown on the plans and/or tentative map subject to approval of improvements. 6. Private drainage easements for cross -lot drainage shall be provided and shall be delineated c- noted on the final map. vnNw.CityofRC.us Printed: 8/15@017 Page 2 of 5 D2 Pg 36 Project#: SUBTT20073 CEQA2017-00003 Project Name: TT 27 PARCELS, 1 LOT /// EMPIRE LAKES/THE RESORT Location: Empire Lakes SP, Planning Area 1 - 021008241-0000 Project Type: Tentative Tract Map CEQA Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 7. Corner property line cutoffs shall be dedicated per City Standards and as determined by the CFD agreement. 8. All existing easements lying within future rights -of -way shall be quit -claimed or delineated on the final map, subject to approval by the City Engineer. 9. Easements for public sidewalks/places placed outside the public right-of-way shall be dedicated to the City. 10. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. Grading Section Standard Conditions of Approval 1. 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. 2. 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. 3. 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. 4. 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. 5. 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. 6. 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 dr a detail sheet of the grading and drainage plan set. 7. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. 8. 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. 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. Printed:8/15/2017 www,CllyofRC.uS Page 3 of 5 D2 Pg 37 Project#: SUBTT20073CEQA2017-00003 Project Name: TT 27 PARCELS, 1 LOT /// EMPIRE LAKES/THE RESORT Location: Empire Lakes SP, Planning Area 1 - 021008241-0000 Project Type: Tentative Tract Map CEQA Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Grading Section Standard Conditions of Approval 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. 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 t be prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer t 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. 12. 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. 13. 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. 14. This project shall comply with the accessibility requirements of the current adopted California Building Code. 15. 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". 16. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. 17. 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. 18. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. www.CityofRC.us Printed: 8/15/2017 Page 4 of 5 D2 Pg 38 Project#: SUBTT20073CEQA2017-00003 Project Name: TT 27 PARCELS, 1 LOT /// EMPIRE LAKES/THE RESORT Location: Empire Lakes SP, Planning Area 1 - 021008241-0000 Project Type: Tentative Tract Map CEQA Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Grading Section Standard Conditions of Approval 19. 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. 20. A review of the conceptual grading and drainage plan and the preliminary water quality management plan shows that it is the intent of the engineer of record to drain the surface storm water flows to a retention basin. The basin shall be designed to accept multiple storm events (100-year storm event and Antecedent Moisture Condition 3) using the methodology outlined in the current adopted San Bernardino County Hydrology Manual. 21. Private sewer, water, and California Plumbing Code. drainage plan. Panted: 8/15/2017 storm drain improvements will be designed per the latest adopted Private storm drain improvements shall be shown on the grading and w .CityofRC.us Page 5 or 5 D2 log 39 CITY OF RANCHO CUCAMONGA • ����STAFF REPORT DATE: August 23, 2017 TO: Chairman and Members of the Planning Commission FROM: Candyce Burnett, City Planner 4(„�� INITIATED BY: Tom Grahn, Associate Planner SUBJECT: ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT DRC2016-00206 - PACIFIC SUMMIT FOOTHILL, LLC - A request to amend tables and text, including clarifying text as necessary, in the General Plan to allow the development of land that contains slopes of 30 percent or greater. Related files: Tentative Tract Map SUBTT16605M, Design Review DRC2012- 00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. This application will be forwarded to the City Council for final action. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP MODIFICATION SUBTT16605M - PACIFIC SUMMIT FOOTHILL, LLC - A request subdivide 24.19 acres into 6 parcels for the development of 175 attached condominium units in the Mixed Use (MU) District located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and Pacific Electric Trail Right -of -Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016- 00206, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2012-00672 - PACIFIC SUMMIT FOOTHILL, LLC - A request to develop 175 attached condominium units on 24.19 acres of land in Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Variance DRC2016- 00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND VARIANCE DRC2016-00207 - PACIFIC SUMMIT FOOTHILL, LLC - A request to exceed the 30 foot building envelop established by Development Code Section 17.122.020.D.1.e.(i and ii) for the develop 175 attached condominium units on 24.19 acres of land in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. D3-7 pg1 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 2 Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT - DRC2012-00673 - PACIFIC SUMMIT FOOTHILL, LLC - A request to remove 180 trees associated with the proposed development of 175 attached condominium units on 24.19 acres of land in Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Variance DRC2016-00207. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. RECOMMENDATION: Staff recommends the Planning Commission take the following actions: Recommend that the City Council adopt the Mitigated Negative Declaration for the project; and Adopt the attached Resolution recommending that the City Council approve General Plan Map Amendment DRC2016-00206; and • Adopt the attached Resolutions approving Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 contingent upon City Council adoption of the Mitigated Negative Declaration of environmental impacts and approval of the General Plan Amendment. PROJECT REVIEW AND BACKGROUND: Previous Public Hearing: The proposed applications were originally scheduled for Planning Commission consideration on August 9, 2017. During circulation of the Initial Study/Mitigated Negative Declaration (IS/MND) the City received comments from the California Department of Fish and Wildlife (CDFW) and property owners in the vicinity of the project site that raised questions regarding the proposed project. The August 9, 2017 staff report recommended the Planning Commission continue the applications to an unspecific date (Exhibit A). At the August 9, 2017 Planning Commission meeting staff revised the recommended action and requested that the Commission continue review of the applications to August 23, 2017. Previous Proiect Site Approvals: In 2006 the Planning Commission considered a series of applications proposing development on 21 acres of the current 24-acre project site. On April 12, 2006, the Planning Commission took the following actions related to these previous entitlement applications: D3-7 pg2 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 3 Recommended to the City Council approval of the following: General Plan Amendment DRC2004-00339 —A request to amend the General Plan to allow the development of land that contains a 30 percent slope. o Development Code Amendment DRC2004-00352 — A request to amend the Development Code to allow the development of the land that contains a 30 percent slope. Approved the following applications contingent upon City Council approval of the above applications: o Tentative Tract 16605 — A residential subdivision of 8 lots for condominium purposes (206 units) on 21 acres of land. o Design Review DRC2003-00637 — The design review of building elevations and detailed site plan for 206 condominiums on 21 acres of land. o Variance DRC2005-01061 — A request to reduce the parking lot setback from 45 feet minimum to 10 feet to allow improvements to an existing parking lot for the Sycamore Inn Restaurant. o Minor Development Review DRC2004-00826 — Parking lot, loading area modifications and covered patio area at the Historic Sycamore Inn Restaurant. On June 21, 2006, the City Council subsequently approved the General Plan and Development Code Amendment applications. Development Code Amendment DRC2004-00352 was incorporated into Development Code Section 17.52.020(E) thereby providing an exception to the prohibition of development on slopes 30 percent and over, provided certain conditions are satisfied. General Plan Amendment DRC2004-00339 was not incorporated into the 2010 General Plan update. The entitlement applications related to the project (i.e., Design Review DRC2003-00637, Variance DRC2005-01061, and Minor Development Review DRC2004-00826) expired on April6, 2011. No time extensions for those applications were requested or granted; however, the Planning Commission has approved two subsequent 1-year time extensions for Tentative Tract SUBTT16605 extending the maps expiration date to April 12, 2018. PROJECT AND SITE DESCRIPTION: The project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant (Exhibit D). The site is irregularly shaped and is approximately 2,500 feet (east to west) by approximately 750 feet (north to south). The site topography is relatively flat in the western portion with slopes in excess 30 percent slope in the eastern portion. Elevation grade changes range from a high of 1,375 along the northern property line to a low of 1,245 along the south property line, a grade difference of approximately 130 feet. The site is surrounded to D3-7 pg3 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 4 the north, south, east and west by existing residential and commercial land uses, as indicated in the following table. Land Use General Plan Zoning Site Vacant Mixed Use Mixed Use MU District Residential condominiums, Open Space, Low North vacant, and Red Hill Country Residential, and Low (L) and Medium (M) Club Medium Residential Residential Districts Residential and Commercial Mixed Use and Mixed Use (MU) District and South Medium Residential Medium (M) Residential District East Pacific Electric Trail, Route 66 Open Space and Medium (M) Residential Trail Head, Residential Medium Residential District West Residential and Commercial Mixed Use Mixed Use MU District ANALYSIS: A. General Plan Amendment DRC2016-00206: The General Plan Land Use Element, Table LU-19 Slope Development Guidelines, establishes design, grading, and development criteria associated with various slope conditions. These criteria establish policy guidelines for allowing for the development of slopes ranging from "5% or less" up to "l5% to 29.9%", and prohibit development on slope conditions of "30% and over" (Exhibit B). Development Code Section 17.52.020 provides similar criteria for development standards on slopes ranging from "5% natural slope or less" up to "30% and over', but also includes the provisions of the previously adopted Development Code Amendment (DRC2004-00352). This Development Code Amendment was applicable to the criteria for slopes "30% and over' and states that "This is an excessive slope condition and development is prohibited, unless all the following are satisfied. (i) the property is located south of Banyan Street; (H) at least seventy-five percent (75%) of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with structures; (iii) the proposed project is determined to appropriately address slope stability and othergeological factors of the site; and (iv) vegetation fuel management for wildfire protection can be achieved and maintained" (Exhibit C). The Mixed Use General Plan land use designation is not specifically a residential or commercial land use category, but a designation that allows a mix of land uses (i.e., residential, commercial, agricultural, recreation, open space, education, and assembly uses). In recognition of this unique classification, it is a separate land use district in the Development. Code. Because it can permit a variety of land uses, predominantly, but not specifically residential, it was never intended to be subject to the Hillside Development criteria of the General Plan and Development Code, in fact, this is the only Mixed Use district in the City with a slope condition. The intent of the Hillside Development criteria of the General Plan and Development Code was to regulate single-family residential hillside development on slopes 8% and greater, and in some areas 30% and over where the vast majority of land in that slope category is located in residential districts in the foothill areas of the City. Additionally, the intent of the Hillside Development criteria was to address the development of natural slopes, and in this case, we have a 24-acre fractured site surrounded D3-7 pg4 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 5 by developed land. The case can be made the site has been so altered by surrounding development (i.e., development of the Red Chief Motel, Sycamore Inn, abandoned water basin, and surrounding residential, commercial and public developments, and graded access roads throughout the site) that the project site is not a natural slope and is outside the intent of the Hillside Development requirements of the Development Code. The proposed General Plan Amendment proposes to modify Table LU-19 to include the above referenced text in bold, as well as two policy sections similarly (see Draft Resolution). B. Tentative Tract Mao Modification SUBTT16605M: The project site is proposed to be subdivided into 6 parcels for condominium purposes. The 6 parcels range in size from 2.49 acres to 5.52 acres and are each designed to accommodate a large number of condominium units within the project. There are no minimum lot area requirements within the Mixed Use (MU) District; however, the project site was designed so that the residential development of each parcel will conform to all applicable residential development standards including, but not limited to, density (up to 50 dwelling units per acre), building setbacks (50% to 75% reduction along major and secondary arterials), and landscaping (10% of project site). C. Design Review DRC2012-00672: The applicant is requesting the Design Review of a 175- unit multi -family condominium development on 24.19 acres, a density of 7.23 dwelling units per acre (Exhibits E & F). The proposed project will be a gated community with 1 vehicle entrance on Foothill Boulevard, located west of the Sycamore Inn restaurant, and 1 Emergency Vehicle Access (EVA) gate on Red Hill Country Club Drive. The site plan wraps around the Sycamore Inn restaurant providing a single right -in -right -out driveway entrance to the site. A total of 9 live/work units are provided adjacent to the Foothill Boulevard driveway, with adjacent parking and pedestrian access. Units are provided throughout the 24-acre site, with most units situated east of the Sycamore Inn on two large relatively flat graded pads. Building pads on the lower tier east of the Sycamore Inn, directly adjacent to Foothill Boulevard, are approximately 6 to 21 feet above the existing street grade, and the building pads on the upper tier east of the Sycamore Inn are approximately 60 feet below the existing condominium project to the north. A large 30-foot-high Mechanically Stabilized Embankment (MSE) separates the lower and upper building tiers (Exhibit 1). Building pads are located throughout the project site and are situated so that their eventual development will minimize impacts to adjacent properties. The 175 units are provided throughout the project site in 44 individual buildings, each containing between 3 and 6 residential units. Units are provided in either a two-story or three-story building complex. There are 26 two-story units, 29 feet tall, with units ranging in size from 1,296 square feet to 1,701 square feet and 18 three-story units, 35 feet tall, with units ranging in size from 1,672 square feet to 2,108 square feet. Architectural styles include Santa Barbara and Provence, and include 360 degree architectural elements such as: tile roofs, stucco finish, multi -paned windows, metal balconies, wood shutters, and additional architectural embellishments (Exhibit M). Parking is provided in two -car garages for each unit, providing 350 parking spaces, 9 parking spaces for the live/work units, and 130 open parking spaces. D. Residential Unit Breakdown: The proposed development will consist of 175 housing units housed in 44 two- and three-story condominium buildings (Exhibit E). The unit mix consists D3-7 pg5 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 6 of 28 two -bedroom units (at 1,296 square feet), 119 three -bedroom units (ranging in size from 1,540 square feet to 2,108 square feet) and 28 four -bedroom units (ranging in size from 1,976 square feet to 1,995 square feet). The 9 live/work units include 2 two -bedroom units (with 1,531 square feet of living area and 249 square feet of commercial floor area) and 7 three -bedroom units (ranging in size from 1,782 square feet to 1,916 square feet of living area and 249 square feet of commercial floor area) (Exhibit M). E. Recreational Amenities: The Development Code requires that multi -family projects containing between 101 and 200 units provide 5 recreational amenities, or their equivalent (Section 17.36.010.E.3) throughout the project site (Exhibit E). The project exceeds this requirement and provides recreational amenities designed to meet the interests of their residents. The proposed recreational amenities include: Central pool courtyard. Six (6) barbeque facilities throughout the site. 3. Two (2) tot -lot play areas. 4. Five (5) open space areas F. Proiect Parking Overview: The proposed project requires a total of 432 parking spaces based on a summation of uses within the project including the number of bedrooms in each unit, the Live/Work commercial floor area, and guest parking (Exhibit E). This includes 364 parking spaces based on the bedroom mix (322 of which are required to be covered in a garage or carport), 9 parking spaces for the Live/Work retail component (based on 2,241 square feet of retail floor area), and 59 guest parking spaces. The design of the complex proposes to provide a total of 489 parking spaces on -site through a mix of garage and open parking spaces. The Development Code's standards for mixed use development stipulate that parking for mixed use projects is based on a summation of parking required for the individual uses within the development. On -site parking is verified through a parking study, which reviews the adequacy of the number of proposed parking spaces; this parking study is then subject to peer review by a third -party consultant contracted by the City. If it is determined that a reduced number of parking spaces is adequate for all of the uses within a mixed use project, an application for a Minor Exception or Variance can be made to reduce the required number of on -site parking spaces. However, the current application meets or exceeds all on -site parking requirements for garage, live/work,, and guest parking, and as such, peer review was determined to be unnecessary as no reduction on on -site parking is proposed. G. Proiect Parking Analysis: Section 17.64 of the Development Code establishes parking requirements for the project as follows: D3-7 pg6 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 7 Development I Standard Covered spaces Provided Two Bedroom Units 28 2.0 Spaces/Unit Parking 28 RequiredUnits 56 56 1 in garage or carport) Three Bedroom Units 119 2.0 Spaces/Unit 238 238 238 2 in are a or car ort Four Bedroom Units 2.5 Spaces/Unit 56 70 70 28 (2 in garage or carport) (includes 14 Retail Parking 2,241 1 space for each 250 square 0 9 uncoverd) 9 feet of leasable area Guest Parkin 175 1 ear 3 units 0 59 116 Enclosed Garage Spaces .. • -, . ". - 322 Total Parking SpacesRequired-, 432 Totalpaikin Spaces"Provided uw4me-'" t ; t-,» • = r •� - -_; _ The applicant has submitted a Parking Analysis (Exhibit G), which finds that the proposed number of parking spaces exceeds the parking demand for the proposed mix of uses within the project. H. Variance DRC2016-00207: Approximately half of the project site is located within the Hillside Overlay District of the Zoning Map, of which the Development Code establishes building envelopes and maximum building height for properties located in hillside areas. Hillside Development criteria, Section 17.122.020(D)(e) of the Development Code, establishes a 30-foot maximum building height for all structures located in the Hillside Overlay District. The applicant is proposing a total of 44 condominium units including 26 two-story tri-plex units up to a maximum of 29 feet in height, and 18 three-story four-, five-, and six-plex units up to a maximum of 35 feet in height. Roughly half of the three-story units are located within the Hillside Overlay District and exceed the allowable maximum 30-foot building height. The findings of facts below support the necessary Variance findings, which are required by the City's Development Code: Finding: Strict or literal interpretation and enforcement of the specified regulation would result in a difficulty or unnecessary physical hardship inconsistent with the objectives of this Code. Fact: The Hillside Development building height development standard is necessary to regulate maximum building height and bulk on slope conditions when regulating the development of a single-family home in a residential district; these development standards were not intended to regulate building height for multi -family development in the Mixed Use District. Here, the applicant proposes grading the site into large flat building tiers to accommodate the proposed attached multi -family development. As the design -and development of the proposed units will not be located on a slope condition and less than half of the project site is located in the Hillside Overlay District, enforcement of the development standard is inconsistent with the objectives of the Development Code. Finding: 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 zone. D3-7 pg7 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 8 Fact: The eastern portion of the project site has a grade change ranging from a high of 1,375 feet along the northern property line to a low of 1,245 feet along the southern property line, a difference of approximately 130 feet. The applicant is proposing to grade the site into two large building tiers to accommodate the development of attached multi -family condominium buildings ranging from 3 to 6 units in 44 buildings. The entire project site is located within the Mixed Use District and the eastern portion of the site is subject to the Hillside Overlay District. The Mixed Use District permits a density up to 50 dwelling units per acre and buildings up to 75 feet high. The multi -family units located within the Hillside Overlay District propose to exceed Hillside Development criteria by 5 feet, which is over 60 feet below the height of buildings to the north. The location of these buildings and their proposed height are situated so that their eventual development will not negatively impact adjacent properties. Finding: 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 zone. Fact: The increase in building height allows the proposed multi -family units to be distributed throughout the entire project site. Enforcement of the height limit would not prevent the proposed grading and would unduly force a density shift within the project so that a higher number of units would be located on the westerly half of the project, so that all units on the easterly half of the project site were within the Hillside Development standard height limits. This density shift will negatively impact the Sycamore Inn and surrounding properties by focusing a significant increase in the number of units on the westerly half of the project site. Finding: The granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone. Fact: The project site is located in the Mixed Use District, which was designed to accommodate a variety of land uses. The Mixed Use District was never intended to apply to properties located on hillside conditions or be subject to the Hillside Overlay District. Because the Mixed Use District can accommodate a variety of land uses it was never intended to be subject to the Hillside Development criteria of the General Plan and Development Code, in fact, this is the only Mixed Use district in the City with a slope condition. The intent of the Hillside Development criteria of the General Plan and Development Code was to regulate single-family residential hillside development on slopes 8% and greater. The intent of the Hillside Development criteria was to address the development natural slopes, and in this case, we have a 24-acre fractured site surrounded by developed land. The project site has been so altered by surrounding. development, is not a natural slope, is outside the intent of the Hillside Development requirements of the Development Code, and is so unique that there are no other Mixed Use District slope conditions within the City. Finding: 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. D3-7 pg8 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 9 Fact: The increased building heights will not negatively impact the surrounding property owners. Due to the grade difference between the project site and properties to the north, the 5-foot increase in building height will not negatively impact views of properties to the north and the additional height increase only impacts views on the project site. Tree Removal Permit DRC2012-00673: The Arborist Report (Jim Borer, August 2012) evaluated a total of 198 trees on the project site. Of those 198 trees, 64 meet Development Code criteria to be classified as Heritage Trees, and 18 of those Heritage Trees are recommended for preservation. The Development Code defines heritage trees as "all eucalyptus windrows, any tree in excess of thirty feet (30) in height and having a single trunk with a diameter of twenty inches (20') or more, or a multi -trunk having a diameter of thirtyinches (30') ormore, a stand of trees the nature of which makes each dependent upon the others for survival, and any other tree as may be deemed historically or culturally significant because of age, size, condition, or aesthetic qualities." The Arborist Report evaluated the location and condition of 56 Coast Live Oak (Quercus agrifolia), 35 California Sycamore (Platanus racemosa), 26 California Pepper (Schinus molle), 24 Blue & Sugar Gum (Eucalyptus species), 15 Elderberry (Sambucus species), 12 Brazilian Pepper (Schinus terebinthifolia), 10 Evergreen Elm (Ulmus parvifolia), 7 Pine (Pinus species), and 13 miscellaneous trees, a total of 198 trees. The 180 trees not identified by the Arborist Report as suitable for preservation are considered over -mature, have poor growth character, have advanced decay, some are dead or are in poor general health; many of these trees have further declined in health due to the prolonged effects of the drought. Additionally, several trees, although in good health, their location conflicts with proposed improvements and the applicant proposes to remove these trees. The remaining 18 trees that meet Heritage Tree criteria are recommended for preservation due to their location, mature form, good growth character, and vigorous health; these trees are principally located north of the Sycamore Inn restaurant. Tree preservation priorities that should be considered include: 1) preserve -in -place healthy trees, 2) if trees cannot be preserved in place, then transplant elsewhere on -site, and as a last resort, 3) remove and replace with largest nursery grown stock available. Two of the trees proposed for removal are Coast Live Oak trees of "mature form and character, good vigor" (Borer Report, Trees No. 76 and 175) and their location conflicts with proposed improvements. Conditions of approval require the trees to be either transplanted elsewhere on -site or removed and replaced with the largest nursery grown stock available. The Conceptual Landscape Plan (Exhibit L) demonstrates that the 180 trees removed as part of this project will be replaced with a variety of 36-inch box, 24-inch box, and 15-gallon size trees. Based on Development Code requirements for tree plantings (1 tree for each 3 parking spaces, 1 tree for each 30 feet of interior property line, 1 tree for each 30 feet of building subject to public view, and slope planting requirements) a significant number of tree plantings are required for the project site, and the Landscape Plan proposes planting trees throughout the project site to address this requirement. At the request of property owners to the north, a condition of approval has been included that required tree plantings, in size, species, and placement, do not impact views to the south. Neighborhood Meetings: Two neighborhood meetings were conducted to gather input and comments from the owners of the surrounding properties located within 660 feet of the D3-7 pg9 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673— PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 10 project site. These meetings were held at the Sycamore Inn on May 9, 2016 and February 1, 2017. Approximately 30 property owners attended the first meeting and approximately 35 property owners attended the second meeting. Similar questions were raised at both meetings and included questions regarding project access, parking, drainage, grading and site improvements, timing of construction, etc. The applicant provided an overview of the project and informed the residents of the project access from Foothill Boulevard, on -site parking for residents and guests, drainage improvements (for on -site and off -site improvements) proposed grading and slope design, overall site design and proposed improvements, the anticipated construction schedule, and how the project was designed to provide privacy to adjacent residences. Due to the time that has lapsed since the last Neighborhood Meeting, and to update the community, at the request of staff the applicant conducted a third Neighborhood meeting at Lions Center East on August 17, 2017. As this staff report was completed prior to the meeting staff will provide a summary of the meeting in the oral presentation to the Planning Commission. K. Design Review Committee: The project was reviewed by the Design Review Committee (Macias, Wimberly, and Granger) on December 20, 2016 (Exhibit N). No major issues were discussed in the DRC Comments; however, several minor issues were addressed by the Committee and include: 1) provide additional parking spaces in the vicinity of the live/work units to ensure adequate parking is available for commercial uses; 2) provide a pedestrian connection to the Pacific Electric Trail along the east side of the project site; 3) provide additional landscaping adjacent to the project perimeter wall to the northwest of the Sycamore Inn; 4) utilize a tree species that protects the views of the homeowners living north of the project site; and 5) host an additional Neighborhood Meeting prior to scheduling the project for Planning Commission consideration. The first 4 items above were incorporated into the Conditions of Approval, the Neighborhood Meeting items were addressed in the discussion above. The Committee then recommended approval of the project to the Planning Commission. The Committee's recommendations have been incorporated in the Resolution of Approval. L. Senate Bill 18 and Assembly Bill 52 Compliance: As required by Senate Bill 18 (SB 18), the City submitted Tribal Consultation Requests for General Plan Amendment DRC2016-00206 to the Soboba Band of Luiseno Indians, the San Manual Band of Mission Indians, the Gabrieleno Band of Mission Indians — Kizh Nation, the Morongo Band of Mission Indians, the Serrano Nation of Mission Indians, the Gabrieleno/Tongva Nation, the Gabrieleno/Tongva San Gabriel Band of Mission Indians, and the San Fernando Band of Mission Indians. The notices were mailed on .July 6, 2016 and provided for a 90-day comment period ending on October 4, 2016. Of the 8 tribes who were notified, none submitted a response requesting consultation during the notification period. As required by Assembly Bill 52 (AB 52), the City submitted Tribal Consultation Requests to the Soboba Band of Luiseno Indians, the San Manual Band of Mission Indians, the San Gabriel Band of Mission Indians, and the Torres Martinez Desert Cahuilla Indians following a completeness determination for Design Review DRC2012-00672. The notices were mailed on February 16, 2017 and provided for a 30-day comment period ending on D3-7 pg10 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 11 March 20, 2017. No responses were received during this notification period; however, the San Manual Band of Mission Indians did respond on April 7, 2017 requesting consultation. Although the consultation request by the San Manual Band of Mission Indians was received after the end of the consultation period the City did honor their request and include their comments in the proposed mitigation measures. An additional notice was provided to the Gabrieleno Band of Mission Indians — Kizh Nation on May 17, 2017 following their AB 52 noticing request. On May 25, 2017 the Gabrieleno Band of Mission Indians — Kizh Nation responded with a request for consultation and their comments are included in the proposed mitigation measures. Should any undocumented archaeological or cultural resources be discovered during ground disturbing activities, adherence to the proposed mitigation measures will ensure that all impacts will be less than significant. M. Environmental Assessment: Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, City staff prepared an Initial Study (IS) of the potential environmental effects of the project (Exhibit P). Based on the findings contained in that IS, City staff determined that, with the imposition of mitigation measures related to aesthetics, agricultural resources, air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hydrology and water quality, noise, and tribal cultural resources there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration (MND) was prepared and was circulated on July 3, 2017. A comment letter (Exhibit R) was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required." Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial D3-7 pg11 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 12 evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required. FISCAL IMPACT: The project site currently is assessed an annual property tax. A percentage of this annual tax is shared with the City. The proposed development will increase the value of the project site and the City's annual share of the property tax will increase accordingly. The project proponent also will be responsible for paying one-time impact fees. These fees are intended to address the increased demand for City services due to the proposed project. The following types of services that these impact fees would support include the following: library services, transportation infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. The overall project, during construction may increase construction -related employment and, following its completion, will increase employment due to new industrial uses, and may increase employment at surrounding existing and future businesses that will provide services to the employees and customers of the project. Also, a positive fiscal impact for the City will occur through increased sales tax revenue generated by the employees and customer patronage of local businesses. COUNCIL GOAL(S) ADDRESSED: Although a specific current City Council goal does not apply to the project, the project is consistent with the goals and policies of the General Plan and the objectives of the Development Cade. The proposed General Plan Amendment is consistent with the General Plan Public Health and Safety element and its policies related to hillside development. The proposed General Plan Amendment will not preclude the continued enforcement of the Hillside Development Guidelines applicable to development of property with slope conditions. The proposed project is in a developed area with similar hillside/slope conditions that will not be impacted by the project. The proposed project is consistent with the General Plan as it identifies existing slope conditions and how the project integrates those conditions into its design, and proposed project is designed to minimize any impact to surrounding hillside developments. CORRESPONDENCE: This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site. One letter from Mr. Hank Stoy, a resident of the Red Hill area, was received in response to these public notifications. During the public comment period of the August 9, 2017 meeting, Mr. Stoy expressed concern regarding notification to the other residents of the continued hearing to the August 23, 2017 meeting date. In response, staff prepared and mailed a courtesy notice of the continued hearing for the August 23rd meeting. The mailing notice was incorporated with a notice announcing the Neighborhood Meeting scheduled for August 17, 2017. In addition to the courtesy notice, a newspaper advertisement was published on August 14, 2017 in the Inland Valley Daily Bulletin and the project site was re -posted. D3-7 pg12 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 13 EXHIBITS: Exhibit A - Planning Commission Staff Report, dated August 9, 2017 Exhibit B - General Plan Table LU-19 Slope Development Guidelines Exhibit C - Development Code Chapter 17.52 Hillside Development Exhibit D - Site Utilization Plan Exhibit E - Site Plan Exhibit F - Illustrative Site Plan Exhibit G - Parking Study Exhibit Exhibit H - Tentative Tract Map Modification16605 Exhibit I - Conceptual Grading Plan Exhibit J - Existing Slope Analysis Exhibit K - Fire Access Plan Exhibit L - Conceptual Landscape Plan Exhibit M - Floor Plans and Elevations Exhibit N - Design Review Committee Comments and Action Agenda, December 20, 2107 Exhibit O - Proposed Mitigated Negative Declaration with a location map Exhibit P - Initial Study (Parts I, II & III) Exhibit Q - Mitigation Monitoring Program Exhibit R - California Department of Fish and Wildlife letter dated July 27, 2017 Exhibit S - Hank Stoy letter dated August 1, 2017 Draft Resolution Recommending Approval of General Plan Amendment DRC2016-00206 Draft Resolution of Approval for Tentative Tract Map Modification SUBTT16605M Draft Resolution of Approval for Design Review DRC2012-00672 Draft Resolution of Approval for Variance DRC2016-00207 Draft Resolution of Approval for Tree Removal Permit DRC2012-00673 CB:TG/Is D3-7 pg13 tj CITY OF RANCHO CUCAMONGA 1STAFF RETORT DATE: August 9, 2017 TO: Chairman and Members of the Planning Commission FROM: Candyce Burnett, City Planner'(;. INITIATED BY: Tom Grahn, Associate Planner SUBJECT: ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT DRC2016-00206 - PACIFIC SUMMIT FOOTHILL, LLC - A request to amend tables and text, including clarifying text as necessary, in the General Plan to allow the development of land that contains slopes of 30 percent or greater. Related files: Tentative Tract Map SUBTT16605M, Design Review DRC2012- 00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. This application will be forwarded to the City Council for final action. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP MODIFICATION SUBTT16605M - PACIFIC SUMMIT FOOTHILL, LLC - A request subdivide 24.19 acres into 6 parcels for the development of 175 condominium units in the Mixed Use (MU) District located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and Pacific Electric Trail Right -of -Way; 207-101-13, 17, 24, 25, 31, 34. and 41 and 207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2012-00672 - PACIFIC SUMMIT FOOTHILL, LLC - A request to develop 175 attached condominium units on 24.19 acres of land in Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 207-101-13, 17, 24, 25, 31, 34, and 41 and 207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Variance DRC2016- 00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND VARIANCE DRC2016-00207 - PACIFIC SUMMIT FOOTHILL, LLC - A request to exceed the 30 foot building envelop established by Development Code Section 17.122.020.D.1.e.(i and ii) for the develop 175 attached condominium units on 24.19 acres of land in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 207-101-13, 17, 24, 25, 31, 34, and 41 and 207-112-09 and 10. Related EXHIBIT A D3-7pg14 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC August 9, 2017 Page 2 Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT - DRC2012-00673 - PACIFIC SUMMIT FOOTHILL, LLC - A request to remove 188 trees associated with the proposed development of 175 attached condominium units on 24.19 acres of land in Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 207-101-13, 17, 24, 25, 31, 34, and 41 and 207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Variance DRC2016-00207. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. RECOMMENDATION: Staff recommends that General Plan Amendment DRC2016-00206, Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 be continued to an unspecified date. The project applications will be re -advertised, noticed, and posted. CB:TG/Is D3-7 pg15 5 or less This is not a hillside condition. Grading with conventional, fully padded lots and terracing is acceptable. 5 to 7.9 Development with grading is permitted in this zone, but existing landfonns must retain their natural character. Padded building sites are permitted, however, techniques such as contour grading, combined slopes, limited cut and fill, and split level architecture, or padding for the structures only, may be required to reduce grading. When in conjunction with the techniques described above, and for a project within a master plan which includes special design features such as a golf course, extensive open space, or significant use of green belts or paseos, the Planning Commission may consider the use of mass grading techniques adjacent to these special design features as partial compliance with this standard. 8 to 14.9 This is a hillside condition. Special hillside architectural and design techniques that minimize grading are required in this zone. Architectural prototypes are expected to conform to the natural landform by using techniques such as split level foundations of greater than 18 inches, stem walls, stacking and clustering. In conjunction with the alternative techniques described above, and for a project within a master plan which includes special design features such as a golf course, extensive open space or significant use of green belts or paseos, the Planning Commission may consider padded building sites adjacent to those special features when it is found that said grading creates a better relationship between that special design feature and the adjacent lots. 15 to 29.9 Development within this zone is limited to no more than the less visually prominent slopes, and then only where it can be shown that safety, environmental and aesthetic impacts can be minimized. Use of larger lots, variable setbacks and variable building structural techniques such as stepped, or pole foundations are expected. Structures shall blend with the natural environment through their shape, materials, and colors. Impact of traffic and roadways is to be minimized by following natural contours, or using grade separations. 30and over This is an excessive slope condition and development is prohibited The vision for the Hillside Focus Area includes: • Limit development to densities that do not exceed the capacity of the City to provide public services and adequate public safety or the capacity of the land; in particular, the City's ability to protect any new development from wildland and fires is a significant concern • Protect visually prominent natural landforms and other sensitive land resources • Protect natural resources and sensitive habitat • Provide opportunities to experience natural habitats through education programs for students and trail extensions • Maintain a natural "visual frame" for the northern edge of the City Managing Land Use, Community Design, and Historic Resources RANCHO CUCAMONGA GENERAL PLAN LU-47 EXHIBIT B 133-7pg16 Rancho Cucamonga Development Code Article IV, Chapter 17.52 Chapter 17.52 Hillside Development Sections; Section 17.52.010 Purpose and Applicability..................................................................17.52-1 Section 17.52.020 Establishment of Slope Zoning Limitations........................................17.52-,1 Section 17.52.030 Density Limitations............................................................................17.52-2 Section 17.52.040 Transfer of Development Credits.......................................................17.52-3 Section 17.52.050 Transfer Process and Provisions.......................................................17.52-3 Section 17.52.010 Purpose and Applicability The purpose of this Chapter is to categorize hillsides into five slope categories and establish limits on land use density. Additional design standards and guidelines are provided in Article VII (Design Standards and Guidelines). The development and density limits established in this Chapter apply based on the location of property with five established slope zones (Section 17.52.020). Section 17.52.020 Establishment of Slope Zoning Limitations All property within Rancho Cucamonga can be categorized into one of the following slope zones. Regulations apply as indicated. A. Zone 1 (5% natural slope or less). This is not a hillside condition. Grading with conventional fully padded lots and terracing is acceptable. B. Slope Zone 2 (5% to 7.99% slope). Development with grading is permitted in this zone, but existing landforms must retain their natural character. Padded building sites are permitted; however, techniques such as contour grading, combined slopes, limited cut and fill, and split-level architectural prototypes, or padding for the structures only, may be required to reduce grading. C. Slope Zone 3 (8% to 14.9% slope). This is a hillside condition. Special hillside architectural and design techniques [see Article VII (Design Standards and Guidelines)] that minimize grading are required in this zone. Architectural prototypes are expected to conform to the natural landform by using techniques such as split- level foundations of greater than eighteen inches (18"), stem walls, stacking, and clustering. D. Slope Zone 4 (15% to 29.9%). Development within this zone is limited to no more than the less visually prominent slopes and then only where it can be shown that safety, environmental, and aesthetic impacts can be minimized. The use of larger lots, variable setbacks, and variable building structural techniques such as stepped or pole foundations are expected. Structures shall blend with the natural environment through their shape, materials, and colors. Impact of traffic and roadways is to be minimized by following natural contours or using grade separations. E. Slope Zone 5 (30% and over). This is an excessive slope condition and development is prohibited, unless all the following are satisfied: (i) the property is located south of Banyan Street; (ii) at least seventy-five percent (75%) of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with structures; (iii) the proposed project is determined to appropriately address slope 17.52-1 EXHIBIT C D3-7pg17 Article IV, Chapter 17.52 Rancho Cucamonga Development Code stability and other geological factors of the site and (iv) vegetation fuel management for wildfire protection can be achieved and maintained. Section 17.52.030 Density Limitations This Section correlates the steepness of the terrain with limitations on development intensity. The total allowable residential dwelling units shall be calculatedbased on the total (buildable) land area within each slope category multiplied by the capacity factor for each to the slope category. A. Using the Land Capacity Schedule. Table 17.52.030-1 (Land Capacity Schedule) converts the amount of gross site acres into the amount of net buildable acres based on slope measurement. TABLE 17.52.030-1 LAND CAPACITY SCHEDULE Slope Measurement Acres of Land (Gross) Capacity'Ratio Adjusted Net,Buildable Area (Acres x Capacity Ratio) Under 10% A 1.000 Ax 10-14.9% B 0.750 Bx 15-19.9% C 0.500 Cx 20-24.9% D 0.250 Dx 25-29.9% E 0.025 Ex +30% F 0.000 Fx Total (Ax+Bx+Cx+Dx+Ex+Fx) B. Calculating Permitted Units. The maximum number of dwelling units that may be permitted in a proposed development shall be determined by multiplying the total adjusted net buildable area (Ax+Bx+Cx+Dx+Ex+Fx) above by the permitted number of allowed units per acre according to the zoning district. C. Exceptions. The following land areas, meeting any or all of the following criteria, shall not be included in the calculation of total allowable dwelling units: 1. All land areas, regardless of slope, which will be subject to inundation during a 100-year storm after development has occurred. 2. All land which is in a geologic hazard zone, as defined in the Public Health and Safety Chapter of the General Plan of the City of Rancho Cucamonga, and for which no feasible mitigation measures are proposed. 3. All land area which lies within a federally recognized blue line stream or contains significant riparian or streambed environs. 4. All the following are satisfied: (i) the property is located south of Banyan Street; (ii) at least seventy-five percent (75%) of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with 17.52-2 D3-7 pg18 Rancho Cucamonga Development Code Article IV, Chapter 17.52 structures; (iii) the proposed project is determined to appropriately address slope stability and other geological factors of the site; and (iv) vegetation fuel management for wildfire protection can be achieved and maintained. Section 17.52.040 Transfer of Development Credits A development credit is a potential entitlement to construct one dwelling in a designated cluster area, which can only be exercised when the development credit has been transferred pursuant to the provisions of this Section from a donor to a receiver parcel and other requirements of law are fulfilled. A. Transfer Process. The allocation of dwelling units may be transferred from one parcel (donor) to another parcel (receiver) within a project site, or from a project site (donor) to adjacent properties (receiver), if conditions are applicable, when the development of the subject site would cause adverse impacts. The development per donor site/parcel shall be calculated according to Table 17.52.030-1 (Land Capacity Schedule) and the result transferred to a predetermined receiver site/parcel. B. Development Agreement Required. The transfer of development credits is subject to a Development Agreement and/or any other appropriate legal agreement. The application shall designate both the donor and receiver parcels as part of the subject property. The Development Agreement, or any other appropriate agreement, shall be used to ensure the appropriate legal direction for completion of specific conditions and encourages public and private partnership. C. Planning Commission Authority. Development credits may be authorized when the Planning Commission finds that the receiver parcel has sufficient area to accommodate development otherwise permitted under City development districts plus the development credits to be transferred and that such total development meets all of the applicable requirements of the City's General Plan and all provisions of this Section. Section 17.52.050 Transfer. Process and Provisions A. When development credits are transferred, all such credits are thereafter depleted with regard to the donor parcel. Excess development credits of that donor parcel, which are not initially transferred to a receiver parcel, may be subsequently transferred to another receiver parcel in accordance with the provisions of this Section. B. The number of development credits which may be transferred shall not exceed the number of dwelling units determined for the donor parcel through applying established adjusted net buildable area from the land capacity schedule and through preliminary site review to determine the actual number of units which could be developed on the donor parcel, subject to provisions contained within this Section. C. Approval of development credit transfers must be based on findings that this procedure is consistent with the General Plan and provides for the long-term maintenance of the property as open space. Analysis of the eventual maintenance of the open space shall be based upon the City's estimated annual cost for maintenance and liability for the land and for provisions thereof. 17.52-3 D3-7 pg19 mo z e e oza�az sd wz°i °e n -o �L � .w . \ 1� t Ft�,;� � t -�zC +L..1• v 4ti'J 61z� q: Y¢ F i �, /'i.2 Y�k •rh �2��1 mil» ` (y/ ]]111 YS yp . i { a .y�YN' • a ` t EXHIBIT ® D3-7pg20 i 9 9 99g g'a � ➢ ➢ i I EXHIBIT E D3-7pg21 M x 2 =Yiy, COONTR'/ Q11R Of NLV fit- �s CALIE CARARF ST .-.�—•.-�y�a- irk•-'Ty-n`.._ i_•0-. , ,AA r eL., ;- Pacific Summit Foothill, LLC Site Plan Illustrative DAVID EVANSAND ASSOMMS. INC. UM CRANG ROHLING&ASSOCIATES LANGAN ENGINEERING S ENVIRONMENTAL SERVICES TRG LAND. INC Sycamore Heights V. A f, FYHIRIT r.. D3-7 pg23 a 'I • _ _ tit'- _ ... ��� � � . �-- m O ,LU co N Z Q n zU Q QCc mO 0 LLQ mU , UzU N= IL Q ooz 0 ZLL W 0� 1: U 0 Q W sa .a O sA J—� wJ.Al! c39Y c�a 6Z e5� JR S� u :a w_o 0 o0 x h3 a �gY Tga J.;ve n Ni$x a t• s x p�. 'uy L il Y d Y3�l 8 3 '-sin E"H I R IT H D3-7 pg24 q ^.r r ��,' r.cl. •. i LOT 4 Y''y:",.. L O T 5 I L O T 6 I`I pia._ I /� �PP.W // ' _ �• �GKP`G /j �PP�- ✓ S FG01r�P' 6 7 i PACT CS MMITFOO U-. LLC NANCHO CUCAMONGA. GA I^ -TM-2 v w al V N CONCEPTUAL GRADING PLAN SYCAMORE HEIGHTS RANCHO CUCAMONGA,CA TENTATIVE TRACT MAP NO.16605 st�r000 N.--scve waea veer °wauwnin°.wrr...m..'mE°i *I w.�.. IPACILICSMRFOOIHILL, LLC iiel im ear of BEAFBIG D3-7 pg27 a ➢ P 3s➢ j � � � e� � ➢ � ra a9gg s` � ? I � ?� $ 6 r � igg a .; n $ $ s c NO 00 o p z m <° m ° w�E A �AJ:➢133HS /ae - 013NI1 HJ1VW i 777 4 e a Ne �a z4' _z • rc— o IN MI Malm r s{s s"i D3-7 pg28 G G r dLm 1- MI iMES 7�* G .0 00 o s o og a� a D3-7 pg29 3M1v a3XtlP' I. i - gpaJir`Fete � I. - I 9 . ➢ F I k �'o;•y-. L' !'� � Y� ae E i -: aoe , ��I, ,:� _ ,•p.,, ( l h `i�i S t. Ra.A..9''7`rs�s,�.I 1 iM1, r���"y�eg�t;�: �ei�� 7 sf � 3 . Y�'� I I � ���0'J D3-7 pg30 LN , m IIIIIIIIIIIIIIIICIIIIIIIIIIIIIIIIIIIIIIIII�p� ��� _,, I�.B�£\���� LE,\ 1E;`.m. ti A4 I r r. - A iw at S i x 4� a%Ta';jegra ` ai � I �•� i±d�% 9 i1� P¢3L L'r D3-7 pg31 Pmfle View.( Bench Tria�Pdignment Style:Vert. 1'= Ham. 1"= neaz Rys_ g e �S 8. o.f y RE l S ee. sS re 8„ u�d n .Tj .. M19h g ar I FRO LE VIEVl: SECTION K-K I" score: Vert. tzO' Horz, t'= 40' PACIFIC SWhn FOOTHUL LLC tiuiivnnu PROFILE VIEW: SECTION J-J Scale. Vert 1"= 20' Harz 1"= 40' „ 1 J f a ' 1 it i III,,, iak a _ 1 PROFILE VIEW: SECTION M-M rt 1" Scale' Ve= 20' Her . 1"= 40' I Ili t kI I� I It RANCHO CUCAMONGA, CA TENTATIVE TRACT MAP NO. 16605 TRAIL PROFILE ANDSEcnONS EE6d L—ECI I-P za . . ....... ... . ............. � e U ry IR ARRRRRae., sY i x" 4°�Re Ae Ax.. R°RRP9ea 9� •T ,.ta mm ? 9RRe ka Zsz gw°"m AA ARA m A"AR RRReAR ARAA TTITTTIII 0Al w� - a J. —a s I ¢ 8R S l I - __� „ e � R` AaARR ARR RR� I Y \ e cin-n y I _. ax ARR,A R� SRAe A�i3 R RxRRRx - qm I J.I.. - g - _`• r 1--_. - �,�.-..� R g� I •--- Izna ��aa r 3 �\•` 8=i 41 tI D3-7 pg34 m9 NU O 2 •n 2 ASAA9?S`ARRRRRARRa AAARA R%A @?I RRR�ea A6"a Ri RR' RRRRvea$A ° ° a t Q 2 t� t L 336 u § e �i ... a s' •3 I .. a _ 3 1 8s- -f h1 s — A %A9A?a�SRR€ARa�g' pea57............ F A�AAAge§ RRRRRR R. 9!R33?a�HB@e?9ea?a Ic R!A 45 n 9? R I R E A R Ra y.. 1ei gg ye-._ A&R A sARa SAR: !,Aj si irinT") sls � GY1G'�T2vT �I � � --Y. 15� ..T� gv F It R ARA?a S:RR_Ra?a ➢�z9:SS"$P Rol �"E , ,.'&• i/ it r �r D3-7 pg35 , FA D3-7 pg36 t r j1 !{II OflM1'E'U FRCFLE vi. -.1-1 PACM SUMMR FM111RL.UC DP -V MFLE L-W KEY MAP CG-10 fl EXISTING___ S_ IPE_A_ N_A_L_YSIS_ SYCAMORE HEIGHTS pRANCHO CUCAMONGA, CA 0 w I J a Lo wLI 00 I I NOif THE SLOPES ON THIS EXHIBIT WERE CALCULATED By TAKING RISE OVER RUN (DIFFERENCE IN ELMIDN BIVIDED BY THE DISTANCE BETWEEN PUNTS). ONCE ALL SLOPES WERE CALCULATED, A COLOREII BANE) (�f WAS ASSGAILD TO EACH SLOPE RANGE LISTED IN n [HE TABLE ABOVE, [HE 1WO-DWENSIONAI AREA U OF EACH SLOPE RANCE IS ALSO PRONDLD IN VIL *AERF ABOVE. ■ Hall & Foreman D3-7 pg39 i n" e a • NK tp s @ ;� • 1 OO�NUO _2 gg a a- is e� 4 U ow Oor U3 y p y¢Z¢> Z-VJ 139HS 019N17 HVIVW FF ^• 5 t y I i I •_ I - .- I % ��®�0�9 e 0 , IL_ - co co � W ` .$ se,�Jtj EE I W LL g I III I . 61 ® ®I� '` -/ \�. • jes _ .� 1 r�i4i 11 �1 � 2 Q • 9 (DIG �7 1 'T1t • _ _ j JI AI y� i' =Y411R1T V D3-7pg40 z 9 O-Zl.Zouo 311 111HIM31INlInSOUNd I CL rn GD i j! .1 Ll v 8 v a 3 9 9 v J 1 t rl 41,1111111 \0 .�"Q1•CY,r�iv-._,�,-�.F�5rlarl�`Tw'7`\'�1.�.,sd-v�`P`v"v�F' �� ....� CONCEPTUAL MASTER PLAN_ �... _ i ASSOCIATES ix.. SYCAMORE HEIGHTS PACIFIC SUMMIT FOOTHILL �f0 lauary Mlln 0 w V a w w PLAN 2 PLAN 3 all ' 1 nn e� � � � � uiiii, • ill:°:aii .Q �Odl► • nnr� � pie � �► 1© ® � � �. 1 IL al 25 a. SYCAMORE HEIGHTS Pacific Summit Foothill, LLC Noveml--' ° '916 PLAN 2 PLAN 3 LEGEND: TYPE V—B CONSTRUCTION R-2 OCCUPANCY Plan 1 1,296 SF Plan 2 1,540 SF Plan 3 1,701 SF Total 4,537 SF LOT COVERAGE 3,520 SF 2- STORY TRI-PLEX: BUILDING PLANS A-1.I Lcrl, \ 9 O w I V U l0 A SYCAMORE HEIGHTS Pacific Summit Foothill, LLC November 18, 2016 PLAN 2 PLAN 3 Y LAN 2-STORY TRI-PLEX: BUILDING PLANS A-1.2 0 w V 'O A Ln PUN 1: SECOND FLOOR PUN 2: SECOND MDR PUN 2: SECOND MDR SYCAMORE HEIGHTS Pacific Summit Foothill, LLC November 18. 2016 PLAN 1 2 c D GE PUN 1: FIRST FWOR `FGTbl10R COiFL PUN 2:. RRSF FLOOR nw:� dL20E� vim. �..e PUN 3: SECOND MDR PUN S: FIRST MDR PLAN 3 zca v ce PUN 0: FIRST MDR nw» 'dKY603 LQ]L 2-STORY TRI-PLEX: UNIT PLANS A-1.3 Lcp" 1� 0 w i V U A Ql ELEVATION NOTES U Uw.sE T>i: 'I ( v�,n:o sc,�eux smxi_ ecce �n� ozcoa>.a r�uw-iacae�,. SYCAMORE HEIGHTS Pacific Summit Foothill, LLC Naramner I8,2016 { ELEVATIONS: Santa Barbara A-l.4 LIM CILWO HONLI . ByXM'17.'A (E� ELEVATION NOTES [' I en-ceva v_> -5 n, gym-• s.v, _ F] nNT.. `I ..., w�, .a. >•n. a..ecaoL. �nl wrca.. �.re..._N. iac. sN._ Iol a,N-� Ll c_ma.-x n.i r.._1. F..I IAIIII. -, W a,L L,] . ,,, e.a —I ,I .,N2,1­1_nI.A_1w1 �No_a I I. Right SYCAMORE HEIGHTS Pacific Summit Foothill, LLC Nnvenib,-"' MN I=1 1=1 - 71 �1 2-STORY TRIPLEX ELEVATIONS: Santa Barbara A-i.s 'LIM CHANG R0HLI1UN9s-1-. '. H1 CY W 1 V a A W ELEVATION NOTES _ wrti •.y-o.0 s�ux pow e acnc;rrs..aos� Ra. aa_ �cm+mc w�- xnre - .cca+rrx s.nms SYCAMORE HEIGHTS Pacific Summit Foothill, LLC November IN, 2016 -orvnr ELEVATIONS: Provence A-1.6 aAl [IIANG RGHLINp. FL\S1 �PN:E'� ELEVATION NOTES ai.�AJ Y��P4 G+WSC:.L4 X2¢a'll_�vc�cn C^\Wil J apGP3iPi�MSn¢T+JN_MJI- Am1EJ nYnyn- �aOx SWaJ uwi� .. +ixlp Ic_cn _ra JGz¢ ] � :LF4'n^ YFnJiS SYCAMORE HEIGHTS Pacific Sur=it Foothill, LLC Nneemb--'° J" Ifi I--, : ELEVATIONS: Provencc A-1.7 UM CHANG RONLIN;', MASS 1: hCC[1 0 w 1 V CD O ------------- 1 `,3 LL eI L r 4. o PLAN 3A PLAN lA PLAN 2A PLAN 2B PLAN 1 B PLAN 3B SYCAMORE HEIGHTS Pacific Summit Foothill, LLC Navember 18, 2016 tp1mmIL■. on 1.91 --- — ■ _ee u firm rim 1®mu LEGEND: TYPE V-R CONSTRUCTION R-2 OCCUPANCY Plan 1A 1,672 SF Plan IB 1,697 SF Plan 2A 1,976 SF Plan 211 1,995 SF Plan 3A 2,106 SF Plan 313 2,083 SF 3—STORYTOWNHOMES: BUILDING PLANS A-2. I L.CI4 N PUN 9A: THIRD FLOOR V... 1.. a PLAN 9A: SECOND FLOOR SYCAMORE HEIGHTS Pacific Summit Foothill, LLC NDvemb- '916 v v POYER ( I RG. ] 0¢N/ OP, F. 4 PUN SA: FIRST FLOOR..�..''.. vvi�mm ==yy PLAN 2A: THIRD FLOOR PLAN 2A: SECOND FLOOR PUN 21: FIRST FLOOR PUN IA: SECOND MOB PLAN U: FIRST FLOOR z�u[. va .:a �e•'e�esr 3-STORY TOWNHOMES: UNIT PLANS A-2.2 ] CRA RIGHT ELEVATION LEFT ELEVATION SYCAMORE HEIGHTS Pacific Summit Foothill, LLC Nnvcndnr 18,20I6 REAR ELEVATION FRONT ELEVATION 3-STORY SIXPLEX ELEVATIONS: EXTERIOR ELEVATIONS A-2.3 PLAN 3A PLAN IA PLAN 2A PLAN 2B SYCAMORE HEIGHTS Pacific Summit Foothill, LLC N.ve I---'R 1016 I u My BOOR LEGEND: TYPE V-➢ CONSTRUCTION R-2 OCCUPANCY Plan 3A 1,916 SF + 249 SF COMMERCIAL = 2.165 SF Plan IA 1,531 SF + 249 SF COMMERCIAL = 1,780 SF Plan 2A 1.782 SF + 249 SF COMMERCIAL = 2,031 SF Plan 2➢ 1,79B SF + 249 SF COMMERCIAL = 2,047 SF 3-STORY LIVE/WORK TOWNHOMES; BUILDING PLANS A-3 -1 LCp1-1:.� RIGHT ELEVATION LEFT ELEVn110N SYCAMORE HEIGHTS Pacific Summit Foothill, LLC November 18, 2016 €•. -j 11 ME J I ,i lit i�11 ``I I�Ih 3-STORY LIVE/WORK TOWNHOMES: EXTERIOR ELEVATIONS A-3.2 LCR I ue �u.N—B• a.. .o .mnr - u�s� rwae � ? j .x � n.e Ni e �p TYP. WINDOW JAMB 13 EXTERIOR DOOR HEAD -INSWING 9 EXTERIOR DOOR HEAD -INSWING 5 EXTERIOR DOOR HEAD -INSWING 1 ^^ 1 s 1 4 m •'~ r...�.. EAVE DETAIL - "SANTA EARRARA"17 e ��P RECESSED WINDOW HEAD 14 EXTERIOR DOOR JAMB -INSWING 10 EXTERIOR DOOR JAMB -INSWING 6 EXTERIOR DOOR JAMB -INSWING 2 EAVE DETAIL "PROVENCE"918 RECESSED WINDOW SILL 15 RECESSED WINDOW HEAD 11 WINDOW SILL 7 TYP. WINDOW HEAD 3 EXTERIOR DOOR SILL 16 RECESSED WINDOW SILL 12 SLOPED WINDOW SILL 8 TYP. WINDOW SILL rk SYCAMORE HEIGHTS Pacific Summit Foothill, LLC Nove4' "M DETAILS AD-1 THE CITY OF RANCHO CUCAMONGA DESIGN REVIEW COMMITTEE ACTION AGENDA CUONGA DECEMBER 20, 2016 - 7:00 P.M. Rancho Cucamonga Civic Center Rains Room 10500 Civic Center Drive Rancho Cucamonga, California I. CALL TO ORDER Roll Call Regular Members: Ray Wimberly X Rich Macias X Candyce Burnett _ Donald Granger X Alternates: Lou Munoz Rich Fletcher Francisco Oaxaca Additional Staff Present Tom Grahn, Associate Planner II II. PUBLIC COMMENT III This is the time and place for the general public to address the Committee. State law prohibits the Committee from addressing any issue not previously included on the Agenda. The Committee may receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes per individual. II III. PROJECT REVIEW ITEMS IN The following items will be presented by the applicant and/or their representatives. Each presentation and resulting period of Committee comment is limited to 20 minutes. Following each presentation, the Committee will address major issues and make recommendations with respect to the project proposal. The Design Review Committee acts as an advisory Committee to the Planning Commission. Their recommendations will be forwarded to the Planning Commission as applicable. The following items do not legally require any public testimony, although the Committee may open the meeting for public input. 1 of 3 70opm None. PXWIRIT ICI D3-7pg56 DESIGN REVIEW COMMITTEE ACTION AGENDA `"O"M DECEMBER 20, 2016 A. ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT A DRC2016-00672 DRC2016-00206 - PACIFIC SUMMIT FOOTHILL, LLC - A request to - Committee amend the General Plan to allow the development of land that contains a recommended 30 percent slope in the Mixed Use (MU) District, located on the north side approval of the of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific proposed project subject to the Electric Trail; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112- following 09 and 10. Related Files: Tentative Tract Map SUBTT16605M, Design revisions: Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Provide Permit DRC2012-00673. Staff has prepared a Mitigated Negative additional Declaration of environmental impacts for consideration. This application parking spaces will be forwarded to the City Council for final action. in the vicinity of the Live/Work ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP units to ensure SUBTT16605M - PACIFIC SUMMIT FOOTHILL, LLC - A request to adequate parking is available for subdivide 24.19 acres into 6 parcels for the development of 175 attached commercial condominium units in the Mixed Use (MU) District located on the north side ( uses. Provide a of Foothill Boulevard, between Red Hill Country Club Drive and Pacific pedestrian Electric Trail Right -of -Way; 0207-101-13, 17, 24, 25, 31, 34, and 41 and connection to the 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016- Pacific Electric 00206, Design Review DRC2012-00672, Variance DRC2016-00207, and Trail along the Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated east side of the Negative Declaration of environmental impacts for consideration. project site. Provide ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2012- additional 00672 - PACIFIC SUMMIT FOOTHILL, LLC - A request to develop 175 landscaping adjacent to the attached condominium units on 24.19 acres of land in the Mixed Use (MU) t District, located on the north side of Foothill Boulevard, between Red.Hill wall to the wall t the Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 0207- northwest of the 101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Sycamore Inn. Files: General Plan Amendment DRC2016-00206, Tentative Tract Map Utilize a tree SUBTT16605M, Variance DRC2016-00207, and Tree Removal Permit species and DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of spacing that environmental impacts for consideration. protects the views of ENVIRONMENTAL ASSESSMENT AND VARIANCE DRC2016-00207 - homeowners living north of the request to exceed the 30-foot PACIFIC SUMMIT FOOTHILL, LLC - A re q project site. Host building envelope established by Development Code Section an additional 2of3 D3-7pg57 DESIGN REVIEW COMMITTEE ACTION AGENDA C=N°" DECEMBER 20, 2016 17.122.020.D.1.e.(i and ii) for the development of 175 attached Neighborhood condominium units on 24.19 acres of land in the Mixed Use (MU) District, Meeting prior to located on the north side of Foothill Boulevard, between Red Hill Country scheduling the Club Drive and the Pacific Electric Trail Right -of -Way; APN: 0207-101-13, project for 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: Planning General Plan Amendment DRC2016-00206, Tentative Tract Map Commission consideration. SUBTT16605M, Design Review DRC2012-00672, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT - DRC2012-00673 - PACIFIC SUMMIT FOOTHILL, LLC - A request to remove 188 trees associated with the proposed development of 175 attached condominium units on 24.19 acres of land in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 0207- 101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Variance DRC2016-00207. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. IV. ADJOURNMENT 11 8:04 p.m. The Design Review Committee has adopted Administrative Regulations that set an 11:00 p.m. adjournment time. If items go beyond that time, they shall be heard only with the consent of the Committee. f, Jennifer Palacios, Office Specialist 11 with the Planning Department for the City of Rancho Cucamonga, hereby certify that a true, accurate copy of the foregoing agenda was posted on December 8, 2016, at least 72 hours prior to the meeting per Government Code Section 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga. 3of3 D3-7 pg58 DESIGN REVIEW COMMENTS 7:00 p.m. Tom Grahn December 20, 2016 ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT DRC2016-00206 - PACIFIC SUMMIT FOOTHILL, LLC - A request to amend the General Plan to allow the development of land that contains a 30 percent slope in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016- 00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. This application will be forwarded to the City Council for final action. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT16605M - PACIFIC SUMMIT FOOTHILL, LLC - A request to subdivide 24.19 acres into 6 parcels for the development of 175 attached condominium units in the Mixed Use (MU) District located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and Pacific Electric Trail Right -of -Way; 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2012-00672 - PACIFIC SUMMIT FOOTHILL, LLC - A request to develop 175 attached condominium units on 24.19 acres of land in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND VARIANCE DRC2016-00207 - PACIFIC SUMMIT FOOTHILL, LLC - A request to exceed the 30-foot building envelope established by Development Code Section 17.122.020.D.1.e.(i and ii) for the development of 175 attached condominium units on 24.19 acres of land in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012- 00672, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT - DRC2012-00673 - PACIFIC SUMMIT FOOTHILL, LLC - A request to remove 188 trees associated with the proposed development of 175 attached condominium units on 24.19 acres of land in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right -of -Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207- 112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Variance DRC2016-00207. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. D3-7 pg59 DRC COMMENTS GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207 & TREE REMOVAL PERMIT DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC. December 20, 2016 Page 2 Background: On April 12, 2006 the Planning Commission took the following actions related to previous entitlement applications to develop the project site: Recommended to the City Council approval of the following: General Plan Amendment DRC2004-00339 —A request to amend the General Plan to allow the development of land that contains a 30 percent slope. Development Code Amendment DRC2004-00352 — A request to amend the Development Code to allow the development of the land that contains a 30 percent slope. Approved the following applications contingent upon City Council approval of the above applications: o Tentative Tract 16605 — A residential subdivision of 8 lots for condominium purposes (206 units) on 21 acres of land. o Design Review DRC2003-00637 — The design review of building elevations and detailed site plan for 206 condominiums on 21 acres of land. o Variance DRC2005-01061 — A request to reduce the parking lot setback from 45 feet minimum to 10 feet to allow improvements to an existing parking lot for the Sycamore Inn Restaurant. o Minor Development Review DRC2004-00826 — Parking lot, loading area modifications and covered patio area at the Historic Sycamore Inn Restaurant. On June 21, 2006, the City Council subsequently approved the General Plan and Development Code Amendment applications. Development Code Amendment DRC2004-00352 was incorporated into Development Code Section 17.52.020(E) thereby providing an exception to the prohibition of development on slopes 30 percent and over, provided certain conditions are satisfied. General Plan Amendment DRC2004-00339 was not incorporated into the 2010 General Plan Update. The entitlement applications related to the Tentative Tract (i.e., Design Review DRC2003-00637, Variance DRC2005-01061, and Minor Development Review DRC2004-00826) expired on April 6, 201.1. No time extensions for these applications were requested or granted; however, on March 23, 2016, the Planning Commission approved a 1-year time extension (DRC2015-01110) request for SUBTT16605 thereby extending the expiration date of SUBTT16605 to April 12, 2017. Design Parameters: The project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project site land use designation is the Mixed Use (MU) District. The property to the north contains the Red Hill Condominiums in the Medium (M) Residential District, vacant lots in the Low (L) Residential District, and the Red Hill Country Club and golf course in the Low (L) Residential District. The property to the west contains residential and commercial uses in the Mixed Use (MU) District. The property to the east is the Pacific Electric Trail, the Route 66 Trailhead, and residential uses across Foothill Boulevard in the Medium (M) Residential District. The property to the south, across Foothill Boulevard, includes D3-7 pg60 DRC COMMENTS GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBT716605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207 & TREE REMOVAL PERMIT DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC. December 20, 2016 Page 3 residential and commercial land uses in the Medium (M) Residential District and the Mixed Use (MU) District. The project site is predominately vacant, but includes one restaurant use to the west of the Sycamore Inn. The current proposal provides one access point for a right -in -right -out driveway west of the Sycamore Inn. The current proposal differs from the previously approved project site plan in that the project now surrounds the Sycamore Inn rather than taking access directly through the signalized access to the Sycamore Inn site. A majority of the site has been disturbed and replanted with non-native species; however, there are numerous mature trees located predominately in the northwestern portion of the project site. The project site contains 198 trees, 64 of which meet Development Code criteria as Heritage Trees, and 15 of those Heritage Trees were recommended for preservation by the arborist's report (these trees are predominately Coast Live Oak and California Sycamore Trees) and the project site plan. Site features include a large, concrete reservoir facility (abandoned and partially demolished), a restaurant building (associated with the Red Chief Motel), and parking lot area of the previously demolished Red Chief Motel. Significant visual features that frame the site are the historic Sycamore Inn, the Red Hill Bluff to the north, and the PacificElectric Trail to the south and east. A significant design challenge for the project site is the steep topography; approximately 28.3 percent of the site is sloped 30 percent and greater. As noted above, the Development Code Amendment to permit development on slopes greater than 30 percent was incorporated into the 2012 Development Code update; however, the previous General Plan Amendment was not incorporated into the 2010 General Plan Update. To address this limitation, the applicant submitted a General Plan Amendment to amend General Plan Policy PS-6.1, which would continue to prohibit development on slopes that exceed 30 percent unless all the following are satisfied: (i) the property is located south of Banyan Street; (ii) at least 75 percent of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with structures; and (iii) the proposed project is determined to appropriately address slope stability and other geological factors of the site. A Historical Assessment of the Project Site was provided for the previously approved project. That assessment identified the following as a result of research and field survey: 1) the Cucamonga Stage station site, 2) Sycamore Inn, 3) Red Chief Motel, and 4) The presence of two previously recorded historic bridges (CHS-1786-1 and CHS-1786-6) as well as the old Los Angeles to San Bernardino Road route (PS-BR-3-H) adjacent to the project boundaries as noted by The San Bernardino Museum Archaeological Information Center. At that time, these resources were all outside the project area and were not impacted by the project. The Sycamore Inn site was affected on a site -specific impact, since the main access to the residential project was through a signalized intersection into the Sycamore Inn parking lot. The redesign of the project site around the Sycamore Inn has removed this impact and the historical integrity of this unique historical resource will not be adversely affected. The bridge and road route were addressed through the development of the Pacific Electric Trail bridge and the Route 66 Trailhead. A Cultural Resources Assessment (August 27, 2012) was prepared to evaluate the Red Chief Motel site, which concluded that the removal of the original complex and the alterations to the remaining structure (the restaurant west of the Sycamore Inn) no longer conveys its significance or association with Route 66, and neither the grounds or the site meet the minimum criteria for listing in the California Register of Historical Resources or as a local landmark. The site plan wraps around the Sycamore Inn restaurant providing a single right -in -right -out driveway entrance to the site. A secondary Emergency Vehicle Access driveway provides access to and from Red Hill Country Club on the northwest portion of the site. A total of 9 live/work units are provided adjacent to the Foothill Boulevard driveway, with adjacent parking and pedestrian D3-7 pg61 DRC COMMENTS GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207 & TREE REMOVAL PERMIT DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC. December 20, 2016 Page 4 access. Units are provided throughout the 24-acre site, with most units situated east of the Sycamore Inn on two large relatively flat graded pads. Units directly adjacent to Foothill Boulevard are approximately 6 to 21 feet above the existing street grade, and a large 30-foot high Mechanically Stabilized Embankment (MSE) retaining wall separates the lower and upper building pads. Building pads are located throughout the project site and are situated so that their eventual development will minimize impacts to adjacent properties. The 175 units are provided throughout the project site in 44 individual buildings containing between 3 and 6 residential units each. Units are provided in either a two-story or three-story building complex. The two-story units range in size from 1,296 square feet to 1,701 square feet and the three-story units range in size from 1,672 square feet to 2,083 square feet. Architectural styles include Santa Barbara and Provence and include 360 degree architectural elements such as: tile roofs, stucco finish, multi -paned windows, metal balconies, wood shutters, and additional architectural embellishments. The two-story buildings are approximately 28 feet high and the three-story buildings are approximately 35 feet high. Because of the site topography the project is located within the Hillside Overlay District, which establishes a 30-foot high building envelope for all structures. This standard typically applies to the development of a single-family house where the structure is designed to follow the finish grade; however, because significant grading is proposed that essentially creates two large flat building pads the applicant has submitted a Variance to exceed the 30-foot high building envelope for the three-story units. Developments consisting of 101 units to 200 units shall provide 5 recreational amenities. The proposed project exceeds this requirement by providing a large recreational area with pool and spa, 2 large tot -lots, and 5 barbeque areas with surrounding open space. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Maior Issues: The following broad design issues will be the focus of Committee discussion regarding this project. 1. General Plan Amendment —The proposed GPA is consistent with the previously approved amendment and the adopted Development Code standards for grading on slopes 30 percent and greater. 2. View Protection — As an infill, hillside site, consideration and sensitivity to the protection of neighbor's views is critical. The applicant has provided sections at various locations throughout the.project site to demonstrate the relationship of the proposed project to the surrounding properties. 3. Grading —A significant amount of grading is proposed to make development of the project site feasible. The MSE retaining wall is a unique feature to this project site and outside of the 210-Freeway right-of-way has not been utilized in the City. 4. Architecture — The project architecture is designed to reflect 360 degree architectural treatment. The proposed units are well designed and the architectural elaboration for each unit is consistent with its proposed architectural style. 5. Building Height — The 35-foot building height of the three-story units should be considered in relation to the limitations and intent of the Hillside Overlay District. D3-7 pg62 DRC COMMENTS GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207 & TREE REMOVAL PERMIT DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC. December 20, 2016 Page 5 6. Tree Preservation —The site contains 198 trees on -site, including Oak, Sycamore, Pepper, Elm, and Eucalyptus Trees. An Arborist Report (Jim Borer, August 2, 2012) identifies that most of these trees are over -mature, have poor growth character, have advanced decay, and are in poor general health; many trees have further declined in health due to the continued effects of the drought. The Arborist Report identifies that 64 of these trees meet Development Code criteria as Heritage Trees, and 15 of those Heritage Trees are recommended for preservation due to their mature form, good growth character, vigorous health; most of these trees are situated to the north of the Sycamore Inn restaurant. The tree preservation priorities should be considered: 1) preserve -in -place healthy trees, 2) if trees cannot be preserved in place, then transplant elsewhere on -site, and as a last resort, 3) remove and replace with largest nursery grown stock available. The developer is proposing to plant numerous new trees, ranging from 15-gallon to 36-inch box sized specimens. Neighborhood Meeting — Prior to scheduling this application for Design Review Committee consideration the applicant conducted a Neighborhood Meeting on May 9, 2016 and approximately 22 individuals attended the meeting. Those in attendance questioned the protection of existing views relative to buildings, fencing, and landscaping, the size and pricing of units, the timing of construction, vehicle parking, both driveway and recreational vehicles, traffic impacts, grading, erosion, emergency vehicle access, and the number of school -aged children in the project. The applicant's team responded to each question and addressed the concerns of those in attendance. Staff has requested that the applicant conduct 1 additional Neighborhood Meeting prior to scheduling the project for Planning Commission consideration. Secondary Issues: Once all of the major issues have been addressed, and time permitting, the Committee will discuss the following secondary design issues. Pacific Electric Trail Connection — Provide a pedestrian connection from the project site to the Pacific Electric Trail. Contact the San Bernardino Associated Governments for approval. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion. No policy issues have been identified. Staff Recommendation: Staff recommends the Committee recommend approval of the proposed project. Design Review Committee Action: Committee recommended approval of the proposed project subject to the following revisions: • Provide additional parking spaces in the vicinity of the Live work units to ensure adequate parking is available for commercial uses. • Provide a pedestrian connection to the Pacific Electric Trail along the east side of the project site. • Provide additional landscaping adjacent to the project perimeter wall to the northwest of the Sycamore Inn. • Utilize a tree species and spacing that protects the views of homeowners living north of the project site. D3-7 pg63 DRC COMMENTS GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207 & TREE REMOVAL PERMIT DRC2012-00673 — PACIFIC SUMMIT FOOTHILL, LLC. December 20, 2016 Page 6 • Host an additional Neighborhood Meeting prior to scheduling the project for Planning Commission consideration. Staff Planner: Tom Grahn, Associate Planner Members Present: Commissioner Ray Wimberly; Commissioner Rich Macias; Senior Planner Donald Granger D3-7 pg64 City of Rancho Cucamonga MITIGATED NEGATIVE DECLARATION The following Mitigated Negative Declaration is being circulated forpublic review in accordance with the California Environmental Quality Act Section 21091 and 21092 of the Public Resources Code. Project File No.: General Plan Amendment DRC2016-00206, Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Public Review Period Closes: August 9, 2017 Project Name: Sycamore Heights Project Applicant: Chad Stadnicki Pacific Summit -Foothill, LLC 212 S. Palm Avenue, 2nd Floor Alhambra, CA 91801 Project Location (also see attached map): The project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. Project Description: The applicant, Pacific Summit -Foothill, LLC, proposes an amendment to the General Plan to revise tables and text, including clarifying text as necessary to allow the development of land that contains slopes of 30 percent or greater, a Tentative Tract Map to subdivide a property of 24.19 acres into 6 parcels, and a Design Review for the development of 175 condominium, units (including 9 live -work units) located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail. FINDING This is to advise that the City of Rancho Cucamonga, acting as the lead agency, has conducted an Initial Study to determine if the project may have a significant effect on the environment and is proposing this Mitigated Negative Declaration based upon the following finding: The Initial Study identified potentially significant effects but: (1) Revisions in the project plans or proposals made or agreed to by the applicant before this proposed Mitigated Negative Declaration was released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and (2) There is no substantial evidence before the agency that the project, as revised, may have a significant effect on the environment. If adopted, the Mitigated Negative Declaration means that an Environmental Impact Report will not be required. The factual and analytical basis for this finding is included in the attached Initial Study. The project file and all related documents are available for review at the City of Rancho Cucamonga Planning Department at 10500 Civic, Center Drive (909) 477-2750 or Fax (909) 477-2847. The public is invited to comment on the proposed Mitigated Negative Declaration during the review period. Date of Determination Adopted By C:VU112IT In D3-7pg65 \ •l\��'I'' t mil•• .�.�J ' •+ sm iEO T I iw 6PAL `• I t �^�.�:5• *���'..A^~'L...i,Y. +1 •,, �•[ v 76 ,fib +cr '^`. 45 ou �• �� '-r f. •- .,n Y.,lT T$+riir, J.. ^•'+�i'tiM�.w "-?« .ti�nwy�l{.•+ .i.. '••i 4Y, >, , .'� �' �1 t . •1 l mil` •• r MLMGS -,USTopo Al 'Clio ' FONT.M% O.W.Vit H I -- - - - - - - - - 14; ............. Lid D3-7 pg67 Print Form ENVIRONMENTAL '� ' �` INFORMATION FORM (Part I - Initial Study) Cityol Rancho Cucamonga (Please type or print clearly using ink. Use the tab key to move from one line to the next llne.J Planning Depadm l (909)477.2750 The purpose of this form is to inform the City of the basic components of the proposed project so that the City may review the project pursuant to City Policies, Ordinances, and Guidelines; the California Environmental Quality Act; and the City's Rules and Procedures to Implement CEQA. It is important that the information requested in this application be provided in full. Upon review of the completed Initial Study Part I and the development application, additional information such as, but not limited to, traffic, noise, biological, drainage, and geological reports may be required. The project application will not be deemed complete unless the identified special studies/reports are submitted for review and accepted as complete and adequate. The project application will not be scheduled for Committees' review unless all required reports are submitted and deemed complete for staff to prepare the Initial Study Part II as required by CEQA. In addition to the filing fee, the applicant will be responsible to pay or reimburse the City, its agents, officers; and/or consultants for all costs for the preparation, review, analysis, recommendations, mitigations, etc., of any special studies or reports. INCOMPLETEAPPLICATIONS WILL NOTBE PROCESSED. Please note that It is the responsibility of the applicant to ensure that the application is complete at the time of submittal; City staff will not be available to perform work required to provide missing information. Application Number for the project to which this form pertains: Project Title: Sycamore Heights Name 8 Address of project owner(s): Pacific SummiLFoothill, LLC 212 S. Palm Avenue, 2nd Floor Alhambra, CA 91801 Name B Address of developerorproject sponsor: Same Contact Person t: Address: Chad Stadnicki I.IPLANNINGIFINALIFORMSICOUNTERItni0al Study Pard.doc Page 1 of 10 FXHIRIT P D3-7pg68 212 S. Palm Avenue, 2nd Floor Alhambra, CA 91801 Name 8 Address of person preparing this form (if different from above): Telephone Number: 626.282.3100 Information indicated by an asterisk (') is not required of non -construction CUP's unless otherwise requested by staff. 'fr Provide a full scale (6-V2 x 11) copy of the USGS Quadrant Sheets) which includes the project site, and indicate the site boundaries. 21 Provide a set of color photographs that show representative views into the site from the north, south, east, and west,, views to and from the site from the primary access points that serve the site: and representative views of significant features from the siste. Include a map showing location of each photograph. 3) Project Location (describe): Northside of Foothill Blvd., between Red Hill Country Club Drive and the Union (Southern) Pacific Rail Road Right -of -Way (Pacific Electric Hike/Bike Trail). The site is north, east and west of the Sycamore Inn. The northern project boundary is Red Hill Country Club Dr. and the Red Hill condominiums. a) Assessor's Parcel Numbers (attach additional sheet it necessary): 0207-101.34.0.000, -31, -13, -41 and 0207-112-09-0-000, -10, -1.7 'S) Gross Sire Area (adsq. R.): 24.18 Acres '6) Net Site Area (total site size minus area of public streets 8 proposed 23.18 Acres dedications), 7 Describe any proposed general plan amendment or zone change which would affect the project site (attach additional sheet if necessary): None 6 Include a description ofall permits which will be necessary from the City of Rancho Cucamonga and other governmental LIPLANNING%FINALIFORMSICOUNTERdn Lai Study Pant.doc Page 2 of 10 D3-7 pg69 agencies In order to fully implement the project. The project will require a grading peril and building permits 9 Describe the physical setting of the site as it exists before the project Including information on topography, soil stability, plants and animals, mature trees, trails and mads, drainage courses, and scenic aspects. Describe any existing structures on site (including age and condition) and the use of the structures. Attach photographs of significant features described. In addition, cite all sources of information (i.e., geological and/orhydrologic studies, biotic and archeological surveys, traffic studies): The portion of the site to the east of the Sycamore Inn slopes upward from Foothill Blvd. to the north. This area is vegetated with mix of grasses, shrubs, and trees. There Is a partially demolished abandoned water basin located along Foothill Blvd, near the hike/bike trail. The portion of the site behind the Sycamore Inn slopes northward towards Red Hill Country Club Dr. This area is vegetated with mostly shrubs and trees. There are a couple of accessory structures related to irrigation and drainage that will be removed during development. The portion of the site to the west of the Sycamore Inn is generally flat and is vegetated mostly with grasses. A parking lot and single building are the only remnants of the Red Chief Motel. The remaining building is currently being used as a restaurant. 10 Describe the known cultural and/orhistorical aspects of the site. Cite all sources of information (books, published reports and oral history): The project site is north of Route 66 (Foothill Blvd.) and is adjacent to the Sycamore Inn (a City Landmark), which was a stagecoach trading depot during the agricultural development of Rancho Cucamonga. The site includes property that was once the location for the Red Chief Motor Hotel, which served automobile traffic on Route 66. I TLANNINGIFINAL\FORlAS\COUNTER\Inilial Study Pant.doc Page 3 of 10 D3-7 pg70 11 Describe any noise sources and fheirlevels that now affect the site (aircraft, roadway noise, etc.) and how they will affect proposed uses: Foothill Boulevard is a major thoroughfare directly south of the project. Associated traffic noise will be addressed and mitigated in accordance to city requirements. 12 Describe the proposed project in detail. This should provide an adequate description of the site in forms of ultimate use that will result from the proposed project. Indicate if there are proposed phases for development, the extent of development to occur with each phase, and the anticipated completion of each increment. Attach additional sheat(s) if necessary: The 152 unit for -sale residential project will replace a previously approved 206 unit project on the site. The revised project contains a mix of attached triplex units and detached condo units that are more compatible with surrounding uses. Its simplified grading concept minimizes impacts to up -slope neighbors by using a single building pad closer to Foothill. Significant landscaping along Foothill and at the project entrance (to the west of Sycamore Inn) will create an attractive "gateway" to the City. Most units will contain a minimum of 3 bedroors and all units will contain 2 enclosed garage parking spaces, with additional guest parking provided throughout. A separate project entrance from Foothill will allow Sycamore Inn to function independently and without impact from the project. Residential amenities will include private exterior patios/yards, a community pool, a "tot lot" with play equipment, and an internal trail/walk system that will link the units to each other and to the recently City hike and bike trail to the east. It is anticipated that the project will be access -controlled. While the construction of individual building may be phased, it is expected that the bulk of the land development work (grading, infrastructure, streets) will be largely completed at one time. 13 Describe the surrounding properties, including information on plants and animals and any cultural, historical, or scenic aspects. Indicate the type of land use (residential, commercial, etc.), intensity ofland use (one -family, apartment houses, shops, department stores, etc.) and scale of development (height, frontage, setback, rear yard, etc.): The Red Hill Condominium Community is located to the north of the site, at the top of a large slope. The newly completed Pacific Electric Hike/Bike Trail is directly to the east of the site, with a townhouse project and small City park to the east of the trail. The project fronts Foothill Blvd, to the south, with a variety of low -intensity commercial uses on the southern side of the roadway. The site surrounds the Sycamore Inn restaurant on 3 sides. Automobile commercial and a single family residence are located to the west of the site. 14 Will the proposed project change the pattern, scale, or character of the surrounding general area of the project? No. The scale and character of the residential project is in consistent with the adjacent Red Hill Country Club Condo project and Pacific Trails townhouse project. The project is also compatible with the nearby commercial uses, as there is appropriate buffering through landscaping and differences in grade. The project is consistent with the Foothill Boulevard Specific Plan. I:IPLANNINGIFINALIFORNISICOUNTER\Initial Study Parll.doc Page 4 of 10 D3-7 pg71 15 Indicate the type of short-term and long-term noise to be generated, including source and amount. Now will these noise levels affect adjacent properties and on -site uses? What methods of soundpmoring are proposed? There is no long-term noise generation, only short term noise generated during project construction. The project will comply with applicable noise standards as they relate to construction generated noise. *16, Indicate proposed removalsand/or replacements of mature or scenic Imes:. Development of the site requires removal and replacement of mature and/or scenic trees on site. Any necessary removals will be subject to City tree removal permit requirements. All mature trees on site have been surveyed by an arborist and assessed for damage/health and suitability. 17, Indicate any bodies of water (including domestic water supplies) into which the site drains: None. 18 Indicate expected amount of water usage. (See Attachment A for usage estimates). For further clarification, please contact The Cucamonga Valley Water District at 987-2591. 485 a. Residential (gaUday) 73,Peak use (gaUDay) 146,970 b. Commercial/Ind. (galldaylac) 0.00 Peak use (gaUminlac) 0.00 19 Indicate proposed method of sewage disposal. ❑ Septic Tank 123 Sewer. If septic tanks am proposed, attach percolation tests. If discharge to a sanitary sewage system is proposed indicate expected daily sewage generation: (See Attachment A for usage estimates). For further clarification, please contact the Cucamonga Valley Water District at 987-2591. a. Residential (gal/day) 35040 b. Commerciai/Industrial (gai/daylac) 0 RESIDENTIAL PROJECTS: 20, Number of residential units: 152 Detached (indicate range of parcel sizes, minimum lot size and maximum lot size: 77 single-family detached units (detached condominium - no fee lots) Attached (indicate whether units are rental or for sale units): 75 for -sale single-family triplex units 1\PLANNING\FINAL\FORMSICOUNTER\In la' Study Partt,doc Page 5 of 10 D3-7 pg72 21 Anticipated range of sale prices and/or rents: Sale Price(s) S235,000 to S385,000 Rent (permonth) 5-to S 22, Specify number of bedrooms by unit type: Detached (77 units) Plan 1 - 3BR (1744 SF) Plan 2A - 3BRIOptional 4th (1813 SF) Plan 2B - 3 BR/Optional 4th (1800 SF) Plan 3 - 4BR (1896 SF) Attached (75 units) Plan 1 - 2BR (1287 SF) Plan 2 - 2 BR/Optional 3rd (1540 SF) Plan 3 - 2BR/Optional 3rd (1670 SF) 23, Indicate anticipated household size by unit type: 2 BR units - 2.5 persons 3 BR units - 3.5 persons 4 BR units - 4.2 persons 24 Indicate the expected number of school children who will be residing within the project: Contact the appropriate School Districts as shown In Attachment B: a. Elementary., _ b. Junior High: c. Senlor High COMMERCIAL, INDUSTRIAL, AND INSTITUTIONAL PROJECTS 25, Describe type of uses) and major function(s) of commercial, industrial or institutional uses: N/A 26, Total floor area of commercial, industrial, or institutional uses by type: NIA 27, Indicate hours of operation: N/A 28) Number of employees: Total Maximum Shift: Time of Maximum Shift: I IPLANNINGIFINALIFORMSICOUNTERIInilial Study Partl.doc Page 6 of 10 D3-7 pg73 29Provide breakdown of anticipated job classifications, including wage and salary ranges, as well as an indication of the rate o hire for each classification (attach additional sheaf ifnecessary); N/A 30, Estimation of the number of workers to be hired that currently reside In the City: 0 '31 For commercial and Industrial uses only, indicate the source, type, and amount of air pollution emissions. (Data should b( verified through the South Coast Air Quality Management District, at (818) 572-6283): N/A ALL PROJECTS 32 Have the water, sewer, tire, and flood control agencies serving the project been contacted to determine theirability to providt adequate service to the proposed project? If so, please indicate their response. All agencies have Indicated their ability to provide adequate service for the project. 33 In the known history of this property, has there been any use, storage, or discharge of hazardous and/or toxic materials: Examples of hazardous and/or toxic materials include, but are not limited to PCBs; radioactive substances; pesticides ant herbicides; fuels,oils,solvents, and other flammable liquids and gases Also note underground storage of any of the above Please list the materials and describe their use, storage, and/or discharge an the property, as well as the dates of use, r known. None. 1.1PLANNINGIFINALIFORMSICOUNTcR\Initial Study Pant doc Page 7 of 10 D3-7 pg74 34 Will the proposedprojecf involve the temporary orlong•term use, storage, ordischarge ofhazardous and/or toxic materials including but not limited to those examples listed above? If yes, provide an inventory of all such materials to be used ant proposed method of disposal. The location of such uses, along with the storage and shipment areas, shall be shown ant labeled on the application plans. No. 35 The applicant shall be required to pay any applicable Fish and Game fee. The project planner will confirm which fees apply to this project. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commisslon/Planning Director hearing: I hereby certify that the statements famished above and in the attached exhibits present the data and information required for adequate evaluation of thisprojectio the best of my ability, that the facts, statements, and information presented are true and correct tot he best of my knowledge and belief. I further understand that additional information maybe required to be submitted before an adequate evaluation can be made by the City of Rancho Cucamonga. Date: (D j2 Signature:�� Title: ��a`e�-I Y�t.✓ 11PLANNING\FINALWORM5lCOUNTER11n fiat Study Panl.doc Page a of 10 D3-7 pg75 City of Rancho Cucamonga ENVIRONMENTAL CHECKLIST FORM INITIAL STUDY PART II BACKGROUND 1. Project File: General Plan Amendment DRC2016-00206, Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. 2. Related Files: General Plan Amendment DRC2004-00339, Development Code Amendment DRC2004-00352, Tentative Tract Map SUBTT16605, Development Review DRC203-00637, Variance DRC2005-01061, Minor Development Review DRC2004-00826, and Tree Removal Permit DRC2004-00082. 3. Description of Project: The applicant, Pacific Summit-Fopthill, LLC, proposes an amendment to the General Plan to revise tables and text, including clarifying text as necessary to allow the development of land that contains slopes of 30 percent or greater, a Tentative Tract Map to subdivide a property of 24.19 acres into 6 parcels, and a Design Review for the development of 175 condominium units (including 9 live -work units) located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail. 4. Project Sponsor Name and Address: Chad Stadnicki Pacific Summit -Foothill, LLC 212 S. Palm Avenue, 2nd Floor Alhambra, CA 91801 5. General Plan Designation: Mixed Use 6. Zoning: Mixed Use (MU) District 7. Surrounding Land Uses and Setting: The project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project site land use designation is the Mixed Use (MU) District. The property to the north contains the Red Hill Condominiums in the Medium (M) Residential District, vacant lots in the Low (L) Residential District, and the Red Hill Country Club and golf course in the Low (L) Residential District. The property to the west contains residential and commercial uses in the Mixed Use (MU) District. The property to the east is the Pacific Electric Trail, the Route 66 Trailhead, and residential uses across Foothill Boulevard in the Medium (M) Residential District. The property to the south, across Foothill Boulevard, includes residential and commercial land uses in the Medium (M) Residential District and the Mixed Use (MU) District. The project site is predominately vacant, but includes one restaurant use to the west of the Sycamore Inn. The current proposal provides one access point for a right -in -right -out driveway west of the Sycamore Inn. The current proposal differs from the previously approved project site plan in that the project now surrounds the Sycamore Inn rather than taking access directly through the signalized access to the Sycamore Inn site. 8. Lead Agency Name and Address: City of Rancho Cucamonga Planning Department 10500 Civic Center Drive Rancho Cucamonga, CA 91730 D3-7 pg76 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 2 9. Contact Person and Phone Number: Tom Grahn, Associate Planner City of Rancho Cucamonga Planning Department (909)774-4312 10. Other agencies whose approval is required: None. GLOSSARY — The following abbreviations are used in this report: CALEEMOD — California Emissions Estimator Model CVWD — Cucamonga Valley Water District EIR — Environmental Impact Report FEIR — Final Environmental Impact Report FPEIR — Final Program Environmental Impact Report NPDES — National Pollutant Discharge Elimination System NOx — Nitrogen Oxides ROG — Reactive Organic Gases PMio— Fine Particulate Matter RWQCB — Regional Water Quality Control Board SCAQMD — South Coast Air Quality Management District SWPPP — Storm Water Pollution Prevention Plan ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a 'Potentially Significant Impact," 'Potentially Significant Impact Unless Mitigation Incorporated," or "Less Than -Significant -Impact" as indicated by the checklist on the following pages. (✓) Aesthetics (✓) Agricultural Resources (✓) Air Quality (✓) Biological Resources (✓) Cultural Resources (✓) Geology & Soils (✓) Greenhouse Gas Emissions ( ) Hazards & Waste Materials (✓) Hydrology & Water Quality ( ) Land Use & Planning ( ) Mineral Resources (✓) Noise ( ) Population & Housing ( ) Public Services ( ) Recreation ( ) TransportationfTraffic (✓) Tribal Cultural Resources ( ) Utilities & Service Systems (✓) Mandatory Findings of Significance DETERMINATION On the basis of this initial evaluation: ( ) I find that the proposed project COULD NOT have a significant effect on the environment. A NEGATIVE DECLARATION will be prepared. (✓) I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by, or agreed to, by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ( ) I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ( ) I find that the proposed project MAY have a 'Potentially Significant Impact' or 'Potentially Significant Unless Mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standard and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. Rev 9-29-15 D3-7 pg77 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 3 An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ( ) I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects 1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier ER Rr NEGA E ECLARATION, including revisions or mitigation measures that are impose on he prop6sed project, nothing further is required. .. d By: i Date: Reviewed.you' .. _ Rev 9-29-15 D3-7 pg78 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 4 Less Than Significant Less Issues and Supporting Information Sources: Potentially SIgnificant With Mitigation Than Significant No Im ed I Impact Impact EVALUATION OF ENVIRONMENTAL IMPACTS 1. AESTHETICS. Would the project., a) Have a substantial adverse effect on a scenic vista? () () () (✓) b) Substantially damage scenic resources, including, but () () () (✓) not limited to, trees, rock outcroppings, and historic buildings within a State Scenic Highway? c) Substantially degrade the existing visual character or () () () (✓) quality of the site and its surroundings? d) Create a new source of substantial light or glare, which () () (✓) ( ) would adversely affect day or nighttime views in the area? Comments: a) As identified in the General Plan Environmental Impact Report (EIR), the City sits at the southern base of the San Gabriel Mountains, at the eastern end of its range. The San Bernardino Mountains are just east of the San Gabriel Mountains, divided by the Cajon Pass. Views of the San Gabriel and San Bernardino Mountains are visible from the project site. According to Figure LU-6 of the General Plan, there are no view corridors in the vicinity of the project site; however, the entire length of Foothill Boulevard is designated as a Major Divided Arterial (Figure CM-2) and Special Boulevard (Figure LU-6) as it traverses across the City. The proposed project is directly adjacent to portions of Foothill Boulevard. The General Plan identifies that a Special Boulevard is characterized by landscaping, hardscaping, and meandering sidewalks. Project improvements would include the installation of landscaping and a meandering sidewalk along Foothill Boulevard, these improvements support the Special Boulevard designation. The City recognizes other scenic resources, including remaining stands of eucalyptus windrows, scattered vineyards and orange groves, and natural vegetation. Significant visual features that frame the project site include the historic Sycamore Inn, the Red Hill Bluff to the north, and the Pacific Electric Trail to the south and east. Mature heritage trees existing on -site are discussed in the Section 4e under Biological Resources below. Therefore, no adverse impacts are anticipated. b) The project site contains no scenic resources and no historic buildings within a State Scenic Highway. Immediately adjacent to the project site, actually surrounded by the project site, is the Sycamore Inn, a local designated Point of Interest, and the Statue of Oso Bear, a Designated Local Landmark, both items are located at 8318 Foothill Boulevard. The project design encompasses properties surrounding the Sycamore Inn and the Statue of Oso Bear, will complete all necessary right-of-way improvements along the projects Foothill Boulevard street frontage (not including the Sycamore Inn street frontage), and will install perimeter walls and landscaping as a buffer between the project site and existing land uses. There are no State Scenic Highways within the City of Rancho Cucamonga. Therefore, no adverse impacts are anticipated. c) The proposed project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including Rev 9-29-15 D3-7 pg79 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 5 Less Than Significant Less Issues and Supporting Information Sources: Potentially Signincant With Miligaton Than Significant No Impact Incorporated Impact Im act 9 live -work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. The visual quality of the area will not degrade as a result of this project. All necessary right-of-way improvements will be installed along both Foothill Boulevard and Red Hill Country Club Drive. Since the project fronts onto Foothill Boulevard improvements required by the Foothill Boulevard -Visual Improvement Plan will be conditioned upon approval. City standards require the developer to underground existing and new utility lines and facilities to minimize the unsightly appearance of overhead utility lines and utility enclosures in accordance with Planning Commission Resolution No. 87-96, unless exempted by said Resolution. Therefore, no adverse impacts are anticipated. d) The project site is located in an area that is subject to nighttime lighting from surrounding commercial and residential uses and street lighting along Foothill Boulevard. Additionally, development of the project site would increase the number of streetlights and security lighting used in the immediate vicinity. The design and placement of light fixtures require compliance with City standards that require shielding, diffusing, or indirect lighting to avoid glare. On -site illumination levels (provided for street lighting, parking, circulation, and pedestrian areas) will comply with Development Code standards and will be shielded from adjacent properties. Lighting will be selected and located to confine the area of illumination to within the project site. Therefore, no adverse impacts are anticipated. 2. AGRICULTURAL RESOURCES. Would the project: a) Convert Prime Farmland, Unique Farmland, or () () (✓) ( ) Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a () () () (✓) Williamson Act contract? c) Conflict with existing zoning for, or cause re -zoning of, () () () (✓) forest land (as defined in Public Resources Code section 12220 (g), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104 (g))? d) Result in the loss of forest land or conversion of forest () () () (✓) land to non -forest use? e) Involve other changes in the existing environment, () () () (✓) which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non -forest use? Comments: a) The site is not designated as Prime Farmlands, Unique Farmland, or Farmland of Statewide Importance. The proposed project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The Rev 9-29-15 D3-7 pg80 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 6 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant Wth Mitigation Than Than No Im act Incor cratetl Im act Im acl project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. There are approximately 209 acres of Farmland of Local Importance, Prime Farmland, Unique Farmland, or Farmland of Statewide Importance within the City of Rancho Cucamonga according to the General Plan and the California Department of Conservation Farmland Map 2010. Concentrations of Important Farmland are sparsely located in the southern and eastern parts of the City that is characterized by existing and planned development. Farmland in the southern portion of the City is characterized by industrial, residential, and commercial land uses and Farmland in the eastern portion of the City is within the Etiwanda area and planned for development. Further, a large number of the designated farmland parcels are small, ranging from 3 acres to 30 acres, and their economic viability is doubtful; therefore, they are not intended to be retained as farmland in the General Plan Land Use Plan. The General Plan FPEIR identified the conversion of farmlands to urban uses as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council. The proposed project is consistent with the General Plan for which the FPEIR was prepared and impacts evaluated. b) There is no agriculturally zoned land within the City of Rancho Cucamonga. There are no Williamson Act contracts within the City. Therefore, no adverse impacts are anticipated. C) There are no lands within the City of Rancho Cucamonga zoned as forest land or timberland. Therefore no impacts would occur related to the conversion of forest land to non -forest use. Further, there are no areas within the City of Rancho Cucamonga that are zoned as forest land, timberland, or Timberland Production. Therefore, no adverse impacts are anticipated. d) There are no lands within the City of Rancho Cucamonga that qualify as forest land or timberland. Therefore no impacts would occur related to the loss or conversion of forest land to non -forest use. Further, there are no areas within the City of Rancho Cucamonga that are zoned as forest land, timberland, or Timberland Production. Therefore, no adverse impacts are anticipated. e) The proposed project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. Furthermore, there are no lands within the City of Rancho Cucamonga that qualify as forest land and therefore, there is no potential for conversion of forest land to a non -forest use. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg81 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 7 Less Than SlgniAcant Less Issues and Supporting Information Sources: Potentially Significant With Mitigation Than Significant No Impact Inca orate, Im act Impact 3. AIR QUALITY. Would the project: a) Conflict with or obstruct implementation of the () () () (✓) applicable air quality plan? b) Violate any air quality standard or contribute () (✓) () ( ) substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of () (✓) () ( ) any criteria pollutant for which the project region is non - attainment under an applicable Federal or State ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors? d) Expose sensitive receptors to substantial pollutant () (✓) () ( ) concentrations? e) Create objectionable odors affecting a substantial () () () (✓) number of people? Comments: a) As discussed in subsection b, the project would not exceed any air quality standards and would not interfere with the region's ability to comply with Federal and State air quality standards for Criterion 1 Increase in the Frequency or Severity of Violations (local air quality impacts) or Criterion 2 Exceed Assumptions in the AQMP (consistency with the 2003 AQMP). Therefore the project is consistent with the 2003 AQMP. b) Both the State of California and the Federal government have established health -based ambient air quality standards (AAQS) for seven air pollutants. These pollutants include ozone (03), carbon monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (SO2), coarse particulate matter with a diameter or 10 microns or less (PMio), fine particulate matter less than 2.5 (PM2.e) microns in diameter and lead. Among these pollutants, ozone and particulate matter (PMio and PM2.3) are considered regional pollutants while the others have more localized effects. In addition, the State of California has set standards for sulfates, hydrogen sulfide (1-12S), vinyl chloride and visibility reducing particles. These standards are designed to protect the health and welfare of the populace with a reasonable margin of safety. The City of Rancho Cucamonga area is within the South Coast Air Basin, which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The California Clean Air Act (CCAA) provides the SCAQMD with the authority to manage transportation activities at indirect sources. Indirect sources of pollution are generated when minor sources collectively emit a substantial amount of pollution. Examples of this include motor vehicles at an intersection, a mall and on highways. SCAQMD also regulates stationary sources of pollution within a jurisdictional area. Direct emissions from motor vehicles are regulated by the Air Resources Board (ARB). The combination of topography, low mixing height, abundant sunshine, and emissions from the second largest urban area in the United States gives the Basin the worst air pollution problem in the nation. The Basin experiences a persistent temperature inversion (increasing temperature with increasing altitude); this inversion (coupled with low wind Rev 9-29-15 D3-7 pg82 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC201.2-00672, DRC2016-00207, and DRC2012-00673 Page 8 Less Than Significant Less Issues and Supporting Information Sources: Potentially slgmficart With Mitigation Than Significant No Impact IncoMoratetl Impact Impact speeds) limits the vertical dispersion of air contaminants, holding them relatively near the ground. Pursuant to the Federal Clean Air Act (FCAA) of 1970, the EPA established national ambient air quality standards (NAAQS) for six major pollutants, termed criteria pollutants: ozone (Oa), coarse particulate matter with a diameter or 10 microns or less (PM1o), fine particulate matter less than 2.5 (PM2.5) microns in diameter, carbon monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (S02), and lead. Criteria pollutants are defined as those pollutants for which the Federal and State governments have established AAQS, or criteria, for outdoor concentrations in order to protect public health. Data collected at permanent monitoring stations are used by the EPA to classify regions as "attainment" or "non -attainment" depending on whether the regions met the requirements stated in the primary NAAQS. Nonattainment areas have additional restrictions as required by the EPA. The EPA has designated the Southern California Association of Governments (SCAG) as the Metropolitan Planning Organization (MPO) responsible for ensuring the Basin's compliance with the FCAA. The South Coast Air Basin is in nonattainment Status for Ozone (8-hour) and PMto under National Ambient Air Quality Standards, and in nonattainment status for Ozone (1-hour and 8-hour) PMto and PM2.5 under California Ambient Air Quality Standards. Specific criteria for determining whether the potential air quality impacts of a project are significant are set forth in the SCAQMD's CEQA Air Quality Handbook. The criteria include daily emissions thresholds, compliance with State and national air quality standards, and consistency with the current AQMP. As prescribed by SCAQMD, an Air Quality Assessment (Landrum & Brown, July 2015) was prepared that utilizes CaIEEMod (Version 2013.2.2) to evaluate short-term construction emissions and short-term construction emissions for localized significant thresholds, long-term operational emissions, operation emissions for localized significant thresholds, and Greenhouse Gas Emissions. Short Term (Construction): Project Emissions and Impacts The project proposes the subdivision of a "24.19 acre site into 6 parcels and the development of 175 condominium units (including 9live-work units) in the Mixed Use (MU) District. The potential emissions associated with construction of the project are described in the following sections. Rev 9-29-15 D3-7 pg83 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 9 Less Than Significant Less Issues and Supporting Information Sources: Potentially Significant With Mitigation Than Significant No Impact Incorporated Innact Import Summary of Peak Construction Emissions (Estimated Maximum Daily Construction Emissions and Regional Thresholds) Total Construction Emissions by Rctivit Daily Emissions (Ibs/day) Activity co NO Voc Pm" PM'.' sox Demolition 35.1 45.8 4.3 2.4 2.2 -- 0.04 Site Preparation---- 42.3-- 543 5.2 11.3----- 7.2 0.04_- Grading 55.4 31.8 7.0 8.3 5.2 . 0.08 Construction (2016) 28.8 30.7 4.1 3.5 2.3 0.05 Construction (2017) 27.5 28.4 3.7 3.3 2.1 0.05 Construction (2018) 26.1 25.1 3.2 3.0 1.8 0.05 Paving -- -- -- 15.3 17.2 - -- 1.7 1.1 - 0.9 0.02 Painting 3.3 2.1 67.6---0.4 0.2 - 0.01 - Significance Threshold 5510 100 75 150 55 150 Exceed Threshold? No No No No No No Construction activities associated with the project will result in emissions of CO, VOCs, NOx, SOx, PM10 and PM2.5 and are expected from the following construction activities: demolition, grading (including soil import/export), building construction, painting (architectural coatings), paving (curb, gutter, and flatwork), and construction worker commuting. Localized Significance Summary in Pounds Per Day (Estimated Maximum Daily Construction Emissions and LSTs) Total Concurrent Construction Emissions Activity co Daily Emissions (Ibs/day) N.Dx Voc PM" PM'.' so, Construction, 46.1 47.S 73.0 4.9 3.2 0.1 Painting and Paving Significance Threshold 550 100 715 150 55 150 Exceed Threshold? No No No No No No Equipment Exhausts and Related Construction Activities Construction activities produce combustion emissions from various sources such as site grading, utility engines, on -site heavy-duty construction vehicles, asphalt paving, and motor vehicles transporting the construction crew. Exhaust emissions from construction activities envisioned on site would vary daily as construction activity levels change. The use of construction equipment on site would result in localized exhaust emissions; however, as shown in the tables above, the amount will not exceed any Local Significance Threshold. Rev 9-29-15 D3-7 pg84 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 10 Less Than Significant Less Issues and Supporting Information Sources: Polenlially Significant Wth Mugabon Than Signifcarn No Impact Incorporated Impact Impact Fugitive Dust Fugitive dust emissions are generally emissions associated with land clearing and exposure of soils to the air and wind, and cut -and -fill grading operations. Dust generated during construction varies substantially on a project -by project basis, depending on the level of activity, the specific operation and weather conditions at the time of construction. Construction emissions can vary greatly depending on the level of activity, the specific operations taking place, the equipment being operated; local soils, weather conditions and other factors. The proposed project will be required to comply with SCAQMD Rules 402 and 403 to control fugitive dust. Architectural Coatings Architectural coatings contain VOCs that are similar to ROCs and are part of the 03 precursors. Based on the proposed project, it is estimated that the proposed project will result in a maximum of approximately 73 Ibs of VOC per day (combined for all construction sources) during construction. Therefore, this VOC emission is the principal air emission and is less than the SCAQMD VOC threshold of 75 Ibs/day. Odors Heavy-duty equipment in the project area during construction would emit odors. However, the construction activity would cease to occur after individual construction is completed. No other sources of objectionable odors have been identified for the proposed project, and no mitigation measures are required. In compliance with SCAQMD Rule 402 the proposed uses are not anticipated to emit any objectionable odors. Therefore, objectionable odors posing a health risk to potential on -site and existing off -site uses would not occur as a result of the proposed project. Naturally Occurring Asbestos The proposed project is located in San Bernardino County and it is not among the counties that are found to have serpentine and ultramafic rock in their soils. In addition,' there has been no serpentine or ultramafic rock found in the project area. Therefore, the potential risk for naturally occurring asbestos (NOA) during project construction is small and less than significant. Based on the discussion above and with implementation of the following mitigation measures, short-term, construction impacts will be less -than -significant: 1) During grading activity, all construction equipment (> 150 horsepower) shall be California Air Resources Board (CARB) Tier 3 Certified or better. 2) All clearing, grading, earth -moving, or excavation activities shall ceasewhen winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. 3) 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 Rev 9-29-15 D3-7 pg85 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 11 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Significant Na Iraact Incorp... hod Impact Im act at least three times a day, preferably in the midmorning, afternoon, and after work is done for the day. 4) The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are reduced to 15 miles per hour or less. Cumulative Impacts: Short -Term Construction Emissions Continued development will contribute to the pollutant levels in the Rancho Cucamonga area, which already exceed Federal and State standards. During the construction phases of development, on -site stationary sources, heavy-duty construction vehicles, construction worker vehicles, and energy use will generate emissions. In addition, fugitive dust would also be generated during grading and construction activities. While most of the dust would settle on or near the project site, smaller particles would remain in the atmosphere, increasing particle levels within the surrounding area. Construction is an on -going industry in the Rancho Cucamonga area. Construction workers and equipment work and operate at one development site until their tasks are complete. Nevertheless, fugitive dust and equipment emissions are required to be assessed. The General Plan Final Program Environmental Impact Report (FPEIR) analyzed the impacts of Air Quality based on the future build out of the City. Based upon on the Urban Emissions Model (URBEMIS7G) estimates in Table 4.3-3 of the General Plan (FPEIR), Nitrogen Dioxide (NO2), Ozone (03), and Particulate Matter (PM2.5 and PMto) would exceed SCAQMD thresholds for significance; therefore, they would all be cumulatively considerable if they cannot be mitigated on a project basis to a level less -than -significant. This city-wide increase in emissions was identified as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council as noted in the Section 4.3 of the General Plan FPEIR. This project would amend the General Plan to permit the development of slopes that are greater than 30 percent to support the subdivision of a 24.19 acre site into 6 parcels and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. Based on the Air Quality Assessment (Landrum & Brown, July 2015) no short -'term, operational impacts would occur as a result of the project. Because the project would result in minimal emissions that do not exceed any thresholds of significance, the project's contribution to cumulative impacts is also considered minimal. With implementation of the following best practices and mitigation measures from the City's 2010 General Plan FPEIR that are designed to minimize short-term air quality impacts, the project's contribution to cumulative impacts will be less -than -significant: 5) 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. 6) 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 Rev 9-29-15 D3-7 pg86 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 12 Less Than Significant Less Issues and Supporting Information Sources: potentially significant with Mitigation Than Significant No Impact Inca orates Impact Impact also conform to any construction measures imposed by the South Coast Air Quality Management District (SCAQMD) as well as City Planning Staff. 7) The construction contractor shall utilize electric or clean alternative fuel powered equipment where feasible. 8) The construction contractor shall ensure that construction -grading plans include a statement that work crews will shut off equipment when not in use. 9) All asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108. 10) All paints and coatings shall meet or exceed performance standards noted in SCAQMD Rule 1113. Paints and coatings shall be applied either by hand or high -volume, low-pressure spray. 11) 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 exposedoxcavated 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 25mph) 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. 12) 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 PMIg emissions, in accordance with SCAQMD Rule 403. Rev 9-29-15 D3-7 pg87 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 13 Less Than Significant Less Issues and Supporting Information Sources: Patentiaty significant with b,hlgaGan1�;igriilcant Tha No Im act IncarporatecImpact Impact 13) 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 PMig emissions. .Project Long Term (Operational) Emissions and Impacts Long-term air pollutant emissions are those associated with stationary sources and mobile sources involving any project -related changes. The proposed project would result in a net increase in the amount of development in the area; therefore, the proposed project would result in net increases in both stationary and mobile source emissions. The stationary source emissions would come from additional natural gas consumption for on -site buildings and electricity for the lighting in the buildings and at the parking area. As shown in the following tables, project implementation will not exceed any significance thresholds. No long-term, operational impacts will occur as a result of the project. Summary of Peak Operational Emissions Total Emissions With Project Daily Emissions (Ibs/day) Activity C€} yoc NO, PM,, Pm,., so, Vehicular Emissions 45.9 3.9 12.6 8.0 2.3 0.12 Natural Gas Combustion ---- --- 0.4 0.1 0.9 0.1 0.1 0.01 Landscaping --- ---- -- 14.3-- ----------� 0.4----0.2 ---------- 0.1 0.1-- -0.00- - Consumer Products 0.0 3.4 0.0 --------------- 0.0 0.0 0.00 Architectural Coatings 0.0 0.4 0.0 0.0 0.0 0.00 Total Emissions 60.6 8.2 13.7 8.2 2.4 0.1 Significance Threshold 550 55 55 150 55 150 Exceed Threshold? No No No No No No Cumulative Impacts (Long Term/Operational Emissions) The General Plan Final Program Environmental Impact Report (FPEIR) analyzed the potential impacts to air quality based on the future build out of the City. In the long-term, continued development would result in significant operational vehicle emissions based upon on the URBEMIS7G model estimates in Table 4.3-3 of the General Plan FPEIR; therefore, all developments would be cumulatively significant if they cannot be mitigated on a project basis to a less -than -significant level. This City-wide increase in emissions was identified as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council as noted in the Section 4.3 of the General Plan FPEIR. This project would amend the General Plan to permit the development of slopes that are greater than 30 percent to support the subdivision of a 24.19 acre site into 6 parcels and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. Based on the Air Quality Assessment (Landrum 8 Brown; July 2015) no short-term, operational impacts would occur as a result of the project. Because the project would result in minimal emissions that do not exceed any thresholds of significance, the project's contribution to cumulative impacts is also considered minimal. Rev 9-29-15 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 14 ess Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Significant No Im act Incorporated Impact Impact With implementation of the following mitigation measures from the City's 2010 General Plan FPEIR that are designed to minimize long-term, operational air quality impacts, the project's contribution to cumulative impacts will be less -than -significant: 14) Provide adequate ingress and egress at all entrances to public facilities to minimize vehicle idling at curbsides. 15) Provide preferential parking to high occupancy vehicles and shuttle services. 16) Schedule truck deliveries and pickups during off-peak hours. 17) Improve thermal integrity of the buildings and reduce thermal load with automated time clocks or occupant sensors. 18) Landscape with native and/or drought -resistant species to reduce water consumption and to provide passive solar benefits. 19) Provide lighter color roofing and road materials and tree planting programs to comply with the AQMP Miscellaneous Sources MSC-01 measure. 20) All residential and commercial structures shall be required to incorporate high-efficiency/low-polluting heating, air conditioning, appliances, and water heaters. 21) All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping. c) As noted in the General Plan FEIR (Section 4.3), continued development would contribute to the pollutant levels in the Rancho Cucamonga area, which already exceed Federal and State standards. The General Plan FPEIR identified the citywide increase in emissions as a significant and adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council. As noted in subsection b above, the project would amend the General Plan to permit the development of slopes that are greater than 30 percent to support the subdivision of a 24.19 acre site into 6 parcels and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. Based on the Air Quality Assessment (Landrum & Brown, July 2015) no short-term, operational impacts would occur as a result of the project. Because the project would result in minimal emissions that do not exceed any thresholds of significance, the project's contribution to cumulative impacts is also considered minimal. With implementation of mitigation measures listed in subsection b) above from the City's 2010 General Plan FPEIR, which are designed to minimize long-term, operational air quality impacts, cumulative impacts will be less -than -significant. d) Sensitive receptors are defined as populations that are more susceptible to the effects of pollution than the population at large. The SCAQMD identifies the following as sensitive receptors: long-term health care facilities, rehabilitation centers, convalescent centers, retirement homes, residences, schools, playgrounds, child care centers, and athletic Rev 9-29-15 D3-7 pg89 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 15 Less Than Significant Less Issues and Supporting Information Sources: Potentially Significant Win Mitigation 1;ncorporated Than Significant No Impact Im act Im act facilities. According to the SCAQMD, projects have the potential to create significant impacts if they are located within 1/4 mile of sensitive receptors and would emit toxic air contaminants identified in SCAQMD Rule 1401. The project site is located within 1/4 mile of residences that are to the north and south of the site. Potential impacts to air quality are consistent with the Public Health and Safety Super -Element within the Rancho Cucamonga General Plan. During construction, there is the possibility of fugitive dust to be generated from grading the site. The mitigation measures listed under subsection b above and the following mitigation measure will reduce any potential impact to less -than -significant levels. 22) 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. e) Construction odors (Short-term) may include odors associated with equipment use including diesel exhaust or roofing, painting and paving. These odors are temporary and would dissipate rapidly. Operational odors (Long-term) are typically associated with the type of use. Project generated refuse would be stored in covered containers and removed at regular intervals. Odors from the proposed multi -family residential use would most likely be from activities such as cooking; however, these odors would be minimal and not considered to be significant. Therefore, no adverse impacts are anticipated. 4. BIOLOGICAL RESOURCES. Would the project. - a) Have a substantial adverse effect, either directly or () (✓) () ( ) through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on riparian habitat or () (✓) () ( ) other sensitive natural community identified in local or regional plans, policies, or regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally () () () (✓) protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native () () () (✓) resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Rev 9-29-15 D3-7 pg90 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 16 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Significant No Im act Incar oratetl Im act Im act e) Conflict with any local policies or ordinances protecting () () (✓) ( ) biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat () () () (✓) Conservation Plan, Natural Community conservation Plan, or other approved local, regional, or State habitat conservation plan? Comments: a) The project site is located in an urban area surrounded by properties developed with a mix of land uses. The site has been previously disrupted during the construction of infrastructure and surrounding developments and also by annual discing for weed abatement. According to the General Plan Figure RC-4, and Section 4.4 of the General Plan FPEIR, the project site is not within an area of sensitive biological resources; therefore, development is not anticipated to adversely affect rare or endangered species of plants or animals because of the fact that the project is surrounded by urbanized land uses and is consistent with the General Plan Land Use Plan. 2003 Biological Evaluation A Habitat Suitability Evaluation (Ecological Sciences, 2003) was prepared for the previous application to develop the project site. The then existing biological conditions include remnant sage scrub vegetation, comprised of a mixture of non-native grassland and sage scrub components. This habitat type occurs in a patchy distribution on the site, primarily within on -site drainages and slopes that have not been exposed to discing activities. The most common native shrubs present within this habitat type are California buckwheat (Eriogonum fasciculatum), California sagebrush (Artemisia califonica), California broom (Lotus scoparius), and white sage (Saliva apiana). Some of the sage scrub vegetation is highly degraded from invasion of non-native plant species such as star -thistle (Centaura solstitialis), mustard (Brassica and/or Hirschfeldia sp.), ripgut (Bromus diandrus), and foxtail chess (Bromus madritensis ssp. rubens). Additional plant species recorded on -site include dove weed (Eremocarpus setigerus) and sunflower (Helianthus annuus). Portions of the on -site drainages (primarily the lower areas) also support a mixture of tree and shrub species. Characteristic species include mule fat (Baccharis salicifolia), blue elderberry (Sambucus mexicana), Peruvian pepper (Schinus molle), Brazilian pepper (Schinus terebinthifolius), fan palm (Washingtonia sp.), poison oak (Toxicodendron diversilobum), tree tobacco (Nicotiana glauca), castor bean (Ricinus communis), fennel (Foeniculum vulgare), and stands of gum tree (Eucalyptus spp.). In addition, the most western drainage supports one or more large oak (Quercus sp.) and western sycamore trees (Platanus racemose). Wildlife species directly observed on -site included California towhee (Pipilo crissalis), scrub jay (Aphelocoma coerulescens), Anna's hummingbird (Calypte anna), American crow (Corvus brachyrhynchos), northern mockingbird (Mimus polyg/ottos), and house finch (Carpodacus mexicanus). Common small mammals recorded, or of which sign was detected, included California ground squirrel (Spermophilus beechey), desert cottontail (Sylvilagus audubonf), and pocket gopher (Thomomys bottae). Common reptile species observed included side -blotched lizard (Uta stansburiana). Rev 9-29-15 D3-7 pg91 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 17 Less Than Significant Less Issues and Supporting Information Sources: Potentially Slgrdreant With Mitigation Than Signifcant No Impact Into prated Im act Impact The level of constraint that a sensitive biological resource would pose to potential developments typically depends on the following criteria: 1)the relative value of that resource; 2) the amount or degree of impact to the resource; 3) whether or not impacts to the resource would be in violation of State and/or federal regulations or laws; 4) whether or not impacts to the resource would require permitting by resources agencies; and 5) the degree to which impacts on the resource would otherwise be considered "significant' under CEQA. Based on an evaluation using these criteria, existing disturbed/disked areas were considered of a relatively low biological constraint and value given the context in which they occur. This designation is because of the high level of disturbance that has resulted in low biological diversity, absence of special -status plant communities, and overall low potential for special -status species to utilize or reside within these areas. Because no threatened or endangered species are likely to occur in disturbed areas due to the highly disturbed conditions present in a predominantly degraded environment, construction activities in these areas would not likely jeopardize the continued existence of listed species, nor would construction adversely impact designated critical habitat. Impacts to disturbed areas would also not be expected to substantially affect special -status resources or cause a population of plant or wildlife species to drop below self-sustaining levels, nor would impacts be expected to substantially alter diversity of wildlife in the area due to the current degraded habitat conditions. 2017 Biological Evaluation Update In 2017, a review of the 2003 biological conditions and the Habitat Suitability Evaluation (Ecological Sciences, 2003) was conducted (RCA Associates, 2017) to determine if any significant changes have occurred to the biological resources present on the site since the prior field investigation was conducted. The RCA analysis found the site relatively undisturbed and supporting a grassland community throughout most of the site with trees and shrubs present in the various drainages that bisect the site. The current herbaceous ground cover (2017) is relatively extensive and dense, and covers most of the property. Dominant species include brome grass (Bromus sp.), fiddlenesk (Amsinckia tesselletta), buckwheat (Eriogonum sp.), filaree (Erodium cicutarium), mustard (Descurania pinnata), wild oats (Avena fatua), eucalyptus (Eucalyptus globulus) hackberry (Celtis sp.) and laurel (Umbellularia sp.). Based on a review of the Habitat Suitability Evaluation (Ecological Sciences, 2003) and a review of data collected by RCA Associates in March 2017, it is of the opinion of RCA Associates that the site conditions observed in 2003 have not changed significantly and sensitive species are unlikely to occur on the site at the present time. Furthermore, the proposed development is not expected to have a significant impact on the biological resources present on the site. Nesting Bird Survey A Nesting Bird Survey was prepared for the project site (RCA Associates, March 2017), which concluded that no active nests were observed and no diagnostic sign (feathers, pellets, fecal material, prey remains, etc.) of current nesting activities was detected during the survey, and that no native and/or non-native bird species recorded during the survey were currently utilizing the site for nesting. The contribution of the project to cumulative biological impacts is not expected to be cumulatively considerable as the project site is within an urban area, is relatively small, and is isolated from areas of better habitat. The Rev 9-29-15 D3-7 pg92 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 18 Less Than Significant Less Issues and Supporting Information Sources: Potentially slgniUcant With Mitigation Than Significant Nc Im act Inco oratetl Im act Im act Nesting Bird Survey did not identify the presence of burrowing owl activity during the survey, however, due to the potential of the site to contain burrow sites and the ability of owls to begin using the site at any time, a preconstruction clearance survey is recommended prior to site disturbance. The site does contain a large number of mature trees which have the potential to provide nesting areas for migrating birds. To avoid any impact on nesting birds, it is recommended that a pre -construction nesting bird survey be conducted a maximum 3 days prior to ground breaking activity to avoid impact to birds protected under the Fish and Game Code and the Migratory Bird Act. 1) Three days priorto the removal of vegetation or ground -disturbing activities, a breeding bird survey that is in conformance with the Migratory Bird Act shall be required to determine whether nesting is occurring. Occupied nests shall not be disturbed unless a qualified biologist verifies through non- invasive methods that either (a) the adult birds have not begun egg -laying or incubation; or (b) the juveniles from the occupied nests are foraging independently and are capable of independent survival. If the biologist is unable to verify one of the above conditions, then no disturbance shall occur within 300 feet of non -raptor nests, and within 5,000 feet of raptor nests, during the breeding season to avoid abandonment of the young. If nests are discovered, they shall be avoided through the establishment of an appropriate buffer setback, as determined by a qualified wildlife biologist. The temporary "no construction" area shall be maintained until the nest has completed its cycle, as determined by a qualified wildlife biologist. Once the nest cycle is complete and all nestlings have fledged and have left the nest, construction in the area may resume. 2) Perform a Burrowing Owl Survey that is in conformance with the Department of Fish and Wildlife Staff Report on Burrowing Owl Mitigation and submit the written report outlining the findings to the California Department of Fish and Wildlife (CDFW) and the Planning Department within 30 days of groundbreaking activity. The survey shall include a habitat assessment, survey and impact analysis. The Burrowing Owl Survey shall follow the following protocol: Burrowing Owl Survey methodology shall be based on Appendix D (Breeding and Non -breeding Season Surveys and Reports) of the CDFW Staff Report. Results of the pre -construction survey shall be provided to CDFW and the City. If the pre -construction survey does not identify burrowing owls on the project site, then no further mitigation is required. If burrowing owls are found to be utilizing the project site during the pre -construction survey, measures shall be developed by the qualified biologist in coordination with CDFW to avoid Impacting occupied burrows during the nesting period. These measures shall be based on the most current CDFW protocols and will at minimum include establishment of buffer setbacks from occupied burrows and owl monitoring. If ground -disturbing activities are delayed or suspended for more than 30 days after the pre -construction survey, the site shall be resurveyed for owls. During the non -breeding season from September 1 through January 31, if burrows are occupied by migratory or non -migratory Rev 9-29-15 D3-7 pg93 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 19 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Significant No Impact Inca orated Impact Im act resident burrowing owls during a pre -construction survey, burrow exclusion and/or closure may be used to exclude owls from those burrows. Burrow exclusion and/or closure should only be conducted by a qualified wildlife biologist in coordination with CDFW using the most current CDFW guidelines. During the avian nesting season from February 1 through August 31, if nests are discovered, they shall be avoided through establishment of an appropriate buffer setback, as determined by a qualified wildlife biologist. The temporary "no construction" area would have to be maintained until the nest has completed its cycle, as determined by a qualified wildlife biologist. Once the nest cycle is complete and all nestlings have fledged and have left the nest, construction in the area may resume. b) A Jurisdictional Waters Delineation (RCA Associates, August 2017) was prepared to evaluate five drainage channels that bisect the project site and analyzed the impacts to riverine habitats present along the channels. Based on the results of the delineation and the jurisdictional analysis, it was determined that the five existing channels do not meet the criteria as a Waters of the State or Waters of the United States. The channels do not meet the characteristics that the define them as a nexus to the nearest Traditional Navigable Water (TNW), which is located approximately 0.4 miles east of the property site. Waters which flow through the five channels flow in a southerly direction and appear to be a direct result of runoff from the development directly north of the site. The Jurisdictional Waters Delineation determined that jurisdictional waters were not present on the site during their field investigations, and that the proposed project will not have an impact to the Waters of the State. The report recommends complying with California Fish and Game Code, Section 1602, prior to issuance of any grading permit. The mitigation provided below will reduce the impact to a less than significant status. 3) Prior to issuance of any grading permit, the Project Applicant shall provide to the City of Rancho Cucamonga either of the following: Written correspondence from the California Department of Fish and Wildlife stating that notification under Section 1602 of the California Fish and Game Code is not required for the project; or a copy of a Department executed Lake or Streambed Alteration Agreement, authorizing impacts to California Fish and Game Code, section 1602 resources associated with the project. c) No wetland habitat is present on -site. As a result, project implementation would have no impact on these resources. d) The City is primarily located in an urban area that does not contain large, contiguous natural open space areas. Wildlife potentially may move through the north/south trending tributaries in the northern portion of the City and within the Sphere of Influence. Therefore no adverse impacts are anticipated. e) The Development Code defines heritage trees as all eucalyptus windrows, any tree in excess of thirty feet (30') in height and having a single trunk with a diameter of twenty inches (20") or more, a multi -trunk having a diameter of thirty inches (30") or more, a stand of trees the nature of which makes each dependent upon the others for survival, and any other tree as may be deemed historically or culturally significant because of age, size, condition, or aesthetic qualities. The Arborist Report (Jim Borer, August 2012) evaluated Rev 9-29-15 D3-7 pg94 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 20 Less Than Significant Less Issues and Supporting Information Sources: Potentially Significant With Mitigation Than Significant No impact Incorporate Im act Im act a total of 198 trees on the project site. Of those 198 trees, 64 meet Development Code criteria to be classified as Heritage Trees, and 15 of those Heritage Trees were recommended for preservation. The Arborist Report evaluated the location and condition of 56 Coast Live Oak (Quercus agrifolia), 35 California Sycamore (Platanus racemosa), 26 California Pepper (Schinus molle), 24 Blue & Sugar Gum (Eucalyptus species), 15 Elderberry (Sambucus species), 12 Brazilian Pepper (Schinus terebinthifolia), 10 Evergreen Elm (Ulmus parvifolia), 7 Pine (Pinus species), and 13 miscellaneous trees, a total of 198 trees. The 183 trees not identified by the Arborist Report as suitable for preservation are considered over -mature, have poor growth character, have advanced decay, and are in poor general health; many of these trees have further declined in health due to the continued effects of the drought. The applicant proposes to remove these trees (related file: Tree Removal Permit DRC2012-00673). The remaining 15 trees that meet Heritage Tree criteria are recommended for preservation due to their mature form, good growth character, and vigorous health; these trees are principally located north of the Sycamore Inn restaurant. Tree preservation priorities that should be considered include: 1) preserve - in -place healthy trees, 2) if trees cannot be preserved in place, then transplant elsewhere on -site, and as a last resort, 3) remove and replace with largest nursery grown stock available. The developer is proposing to plant numerous new trees, ranging from 15-gallon to 36-inch box. Therefore, no adverse impacts are anticipated. Neither the City, nor the SOI, are within an adopted HCP, NCCP, or other approved State Habitat Conservation Plan area. The project site is not located within a local conservation area according to the General Plan, Open Space and Conservation Plan, Figure RC-1. No conflicts with habitat conservation plans will occur. Therefore, no adverse impacts are anticipated. 5. CULTURAL RESOURCES. Would the project. a) Cause a substantial adverse change in the significance () (✓) () ( ) of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the significance () (✓) () ( ) of an archeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological () (✓) () ( ) resource or site or unique geologic feature? d) Disturb any human remains, including those interred () () () (✓) outside of formal cemeteries? Comments: a) A Historical Assessment of the Sycamore Village Project Site (Van Wormer, May 1990) was utilized in the preparation of the Initial Study for the previously approved applications for the project site (DRC2003-00637 and SUBTT16605) in 2006. The Van Wormer assessment identified the following as a result of research and field survey: 1)the Cucamonga Stage Station Site, 2) the Sycamore Inn, 3) the Red Chief Motel, and 4) the Cucamonga Water Company Reservoir. As part of a later inquiry, the San Bernardino Museum Archaeological Information Center noted the presence of two previously recorded historic bridges (CHS-1786-1 and CHS-1786-6) as well as the old Los Angeles to San Bernardino road route (PS-BR-3-H) adjacent to the project boundaries. At that time, these resources were all outside the then project area and were not impacted by the project. The Rev 9-29-15 D3-7 pg95 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 21 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Signifcant No Im act Incor prated Im act Im act Cucamonga Station Stage Site is located under the location of what was the Red Chief Motel complex, which was west of the original project boundary. The Sycamore Inn restaurant site was affected on a site -specific impact, since the main access to the residential project was through a signalized intersection into the Sycamore Inn parking lot. The redesign of the project site around the Sycamore Inn restaurant has removed this impact and the integrity of this unique resource will not be adversely impacted. The bridge and road route were previously addressed through the development of the Pacific Electric Trail Bridge and the Route 66 Trailhead improvements. Following the expansion of the project area to include the property west of the Sycamore Inn containing the Red Chief Motel Site a Cultural Resources Assessment (Stadnicki, August 2012) was prepared. The Stadnicki assessment concluded that the "neither the remaining buildings nor the grounds were found to meet the minimum criteria for listing in the California Register of Historical Resources or as a local landmark. The design of the original motel was creative, using Spanish Colonial Revival architectural elements in a way that was distinctive and gave the site visual identity. But with the removal of the original complex and the alterations to the remaining structure it longer conveys its significance or association with Route 66. Because the building and site do not appear to qualify for the California Register, demolition to accommodate the construction of a housing development would not have a significant effect on the environment in the context of historic resources defined by CEQA." As part of the evaluation of the current project site a Cultural Resource Assessment (Applied EarthWorks, May 2017) was prepared. The Applied EarthWorks assessment identified that "a cultural resource literature and records search indicated that three archaeological resources consisting of two prehistoric artifact scatters (P-36-000897 and P-36-000898) and an abandoned historical reservoir (P-36-013927) have been recorded previously within the Project area. In addition, one built -environment resource, the Red Chief Motel (P-36-013931), has been documented within the Project area [Stadnicki, August 2012]; this resource was previously recommended as ineligible for listing on the California Register of Historical Resources (CRHR) or the Rancho Cucamonga Register of Historical Landmarks (RCRHL)." Additionally, "an intensive cultural resource pedestrian survey of the Project area was performed by Applied EarthWorks archaeologist Justin Castells on April 15, 2017. The historical reservoir (P-36-013927) was revisited during the Phase I survey. Applied EarthWorks identified the reservoir as part of a larger historical irrigation system that also included a weir box and two pump houses. Based on historical research and field observations, Applied EarthWorks concluded that P-36-013927 does not meet the criteria for listing on the CRHR or RCRHL. As part of the fieldwork effort, Applied EarthWorks also revisited the Red Chief Motel (P-36-013931) in order to assess the current condition of the building. As a result of this work, Applied EarthWorks concurred with an earlier significance evaluation that the built -environment resource is not eligible for listing on the CRHR or RCRHL. Finally, the Phase I survey found no evidence of prehistoric artifacts or features within the mapped locations of P-36-000897 or P-36-000898. As the absence of surface archaeological remains does not preclude the possibility that buried cultural materials may be present within the area, Applied EarthWorks recommends that an archaeological monitor is present during ground -disturbing activities that extend into intact native sediments". Refer to Section 17a under Tribal Cultural Resources below regarding archaeological monitoring during ground disturbing activities. The project site has not been identified as a "Historic Resource" per the standards of Rancho Cucamonga Municipal Code Section 2.24 (Historic Preservation), Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg96 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 22 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than significant No Impact Incorporated Impact Impact b) The Rancho Cucamonga area is known to have been inhabited by Native Americans according to the General Plan FPEIR (Section 4.6). Construction activity, particularly grading, soil excavation, and compaction, could adversely affect or eliminate existing and potential archaeological resources. An Archaeological Assessment of the Sycamore Village Project Site (Del Chario, May 1990) was utilized in the preparation of the Initial Study for the previously approved applications for the project site (DRC2003-00637 and SUBTT16605). The Del Chario report concluded that all exposed ground surfaces within the project area were examined and neither artifacts nor any indication of a subsurface deposit, or midden, was encountered. Because of this, no further prehistoric archaeological investigations were recommended of the Sycamore Village Project Site., Following the expansion of the project area to include the property west of the Sycamore Inn and containing the Red Chief Motel Site a Cultural Resources Assessment (Stadnicki, August 2012) was prepared. The Stadnicki report concluded that the removal of the original complex and the alterations to the remaining front office structure (the current restaurant located directly west of the Sycamore Inn) no longer conveys its significance or association with Route 66, and neither the grounds or the site meet the minimum criteria for listing in the California Register of Historical Resources or as a local landmark. As part of the evaluation of the current project site a Cultural Resource Assessment (Applied EarthWorks, May 2017) was prepared. The Applied EarthWorks assessment identified that "No potentially significant prehistoric or historical cultural resources were identified during the cultural resource survey of the Project area. The survey re -identified two historic period resources (P-36-013927 and P-36-013931) within the Project area and concluded that neither was eligible for listing on the CRHR or the RCRHL. A revisit to the locations of the previously recorded prehistoric sites P-36-000897 and P-36-000898 found no evidence of artifacts or indications of subsurface deposits. As the absence of surface archaeological remains does not preclude the possibility that buried cultural materials may be present within the area, Applied EarthWorks recommends that an archaeological monitor is present during ground -disturbing activities that extend into intact native sediments. It should also be noted that the Gabrieleno Band of Mission Indians - Kizh Nation identified the project area as being within a highly sensitive village area and requested that a monitor from their tribe be present during all ground disturbing activities. In the event that potentially significant archaeological materials are encountered during project -related construction activities, all work must be halted in the vicinity of the archaeological discovery until a qualified archaeologist can visit the site of discovery and assess the significance of the archaeological resource." The General Plan Final Program Environmental Impact Report (FPEIR) analyzed the impacts of Cultural Resources based on the future build out of the City. The following mitigation measures as identified in the FPEIR shall be implemented: 1) If any prehistoric archaeological resources are encountered before or during grading, the qualified archaeologist will 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. Rev 9-29-15 D3-7 pg97 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 23 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Significant No Im act incorporates Im act W act 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. c) The General Plan FPEIR (Section 4.6) indicates that the Rancho Cucamonga area is on an alluvial fan. According to the research performed at the Natural History Museum of Los Angeles County and the San Bernardino County database, no paleontological sites or resources have been recorded within the City of Rancho Cucamonga or the Sphere -of - Influence, including the project site; however, the area has a high sensitivity rating for paleontological resources. The older alluvium, which would have been deposited during the wetter climate that prevailed 10,000-100,000 years ago during the Late Pleistocene epoch of the Quaternary period, when the last "Ice Age" and the appearance of modern man occurred, may contain significant vertebrate fossils. The project site is underlain by Quaternary alluvium per the Public Safety Element of the General Plan. Therefore, the following mitigation measures shall be implemented: 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. Rev 9-29-15 D3-7 pg98 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 24 Less Than Significant Less Issues and Supporting Information Sources: Potentlelly Slgnmcmrt With Mnigaaon Than Significant No Impact Incorporated Impact Impact 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 Museum. d) The proposed project is in an area that has already been disturbed by grading, existing on - site and surrounding development. The site has been previously disrupted during the construction of surrounding infrastructure and surrounding developments, the construction of a concrete reservoir facility (abandoned and partially demolished for Foothill Boulevard right-of-way improvements), demolition of the Red Chief Motel (its front office currently used as a restaurant), the parking area of the Red Chief Motel, development of the Sycamore Inn restaurant, and annual discing for weed abatement. No known religious or sacred sites exist within the project area. No evidence is in place to suggest the project site has been used for human burials. The California Health and Safety Code (Section 7050.5) states that if human remains are discovered on -site, no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. As adherence to State regulations is required for all development, no mitigation is required in the unlikely event human remains are discovered on -site. Therefore, no adverse impacts are anticipated. 6. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as () () () (✓) delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? () () () (✓) iii) Seismic -related ground failure, including () () () (✓) liquefaction? iv) Landslides? () ( ) () (✓) b) Result in substantial soil erosion or the loss of topsoil? () (✓) () ( ) c) Be located on a geologic unit or soil that is unstable, or () () () (✓) that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table () () () (✓) 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? Rev 9-29-15 D3-7 pg99 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 25 Less Than Significant Less Issues and Supporting Information Sources: Potentially Signlficant With Mitigation Than Significant No Im act Inca oratetl Im act Im act e) Have soils incapable of adequately supporting the use () () () (✓) of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? Comments: a) A Geotechnical Engineering Report (Langan Engineering & Environmental Services, February 2015) was prepared for the project site as a geotechnical investigation and fault study. The project site is located both within and adjacent to a proposed special studies zone for the Red Hill Fault. The geotechnical investigation concluded that no known faults pass through the site and it is not in an Earthquake Fault Zone, nor is it in the Rancho Cucamonga City Special Study Zone along the Red Hill Fault, according to the General Plan Figure PS- 2, and Section 4.7 of the General Plan FPEIR. The Red Hill Fault (and Etiwanda Avenue Fault Scarp) lies approximately 1/4 mile south of the site, and the Cucamonga Fault Zone lies approximately 4.5 miles north. These faults are both capable of producing Mw 6.0-7.0 earthquakes. Also, the San Jacinto fault, capable of producing up to Mw 7.5 earthquakes is about 15 miles northeasterly of the site and the San Andreas, capable of up to Mw 8.2 earthquakes, is about 18 miles northeasterly of the site. Each of these faults can produce strong ground shaking. Adhering to the Uniform Building Code and Standard Conditions will ensure that geologic impacts are less -than -significant. b) The City of Rancho Cucamonga is within a designated Soil Erosion Control Area Exhibit 4.7-4 of the General Plan FPEIR. The proposed project will require the excavation, stockpiling, and/or movement of on -site soils. The Rancho Cucamonga area is subject to strong Santa Ana wind conditions during September to April, which generates blowing sand and dust, and creates erosion problems. Construction activities may temporarily exacerbate the impacts of windblown sand, resulting in temporary problems of dust control; however, development of this project under the General Plan would help to reduce windblown sand impacts in the area as pavement, roads, buildings, and landscaping are established. Therefore, the, following fugitive dust mitigation measures shall be implemented to reduce impacts to less -than -significant levels: 1) The site shall be treated with water or other soil -stabilizing agent (approved by SCAQMD and RWQCB) daily to reduce PM,o emissions, in accordance with SCAQMD Rule 403 or re -planted with drought resistant landscaping as soon as possible. 2) Frontage public streets shall be swept according to a schedule established by the City to reduce PMIg emissions associated with vehicle tracking of soil off -site. Timing may vary depending upon the time of year of construction. 3) Grading operations shall be suspended when wind speeds exceed 25 mph to minimize PM10 emissions from the site during such episodes. 4) 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 PMIo emissions. c) The General Plan FPEIR (Section 4.7) indicates that there is a potential for the hillside areas at the northern end of the City and in the SOI for slope failure, landslides, and/or erosion. Areas subject to slope instability contain slopes of 30 percent or greater. Rev 9-29-15 D3-7 pg100 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 26 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Significant No he act Incorporated Impact Im act Landslides may be induced by seismic activity, rain, or construction. The City Hillside Development Regulations prohibits the development within slopes of 30 percent or greater and limit the number of units that could be constructed within the Hillside Residential and Very Low Density Residential designations in the Hillside areas. The related General Plan Amendment application DRC2016-00206 was submitted to amend General Plan policy that prohibits the development of slopes that exceed 30 percent in slope. The Geotechnical Engineering Report (Langan Engineering & Environmental Services, February 2015) finds that slopes are anticipated to be comprised of granular soils. The site is not within an Earthquake hazard zone or other unstable geologic unit or soil type according to General Plan FPEIR Exhibit 4.7-2. Soil types on -site consist of Soboba Gravelly Loamy Sand (SoC)(0 to 9 percent slope), Greenfield Fine Sandy Loam (GtD)(9 to 15 percent slope), and Saugus Sandy Loam (ShF)(30 to 50 percent slope) Soil association according to General Plan FPEIR Exhibit 4.7-3. Therefore, no adverse impacts are anticipated. d) The majority of Rancho Cucamonga, including the project site, is located on alluvial soil deposits. These types of soils are not considered to be expansive. Soil types on -site consist of Soboba Gravelly Loamy Sand (SoC)(0 to 9 percent slope), Greenfield Fine Sandy Loam (GtD)(9 to 15 percent slope), and Saugus Sandy Loam (ShF)(30 to 50 percent slope) Soil association according to General Plan FPEIR Exhibit 4.7-3. With adherence to standard building techniques in accordance with the building code, no adverse impacts are anticipated. e) The project will connect to, and be served by, the existing local sewer system for wastewater disposal. No septic tanks or alternative wastewater disposal is proposed. No adverse impacts are anticipated. 7. GREENHOUSE GAS EMISSIONS. Would the project: a) Generate greenhouse gas emissions, either directly or () (✓) () ( ) indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation () () (✓) ( ) adopted for the purpose of reducing the emissions of greenhouse gases? Comments: a) Regulations and Significance —The Federal government began studying the phenomenon of global warming as early as 1979 with the National Climate Protection Act (92 Stat. 601). In June of 2005, Governor Schwarzenegger established California's Green House Gas (GHG) emissions reduction target in Executive Order (EO) S-3-05. The EO created goals to reduce GHG emissions for the State of California to 2000 levels by 2010; GHG emissions reduced to 1990 levels by 2020; and GHG emissions reduced to 80 percent below 1990 levels by 2050. Additionally, on December 7, 2009, the U.S. Environmental Protection Agency (USEPA) issued findings regarding GHGs under rule 202(a) of the Clean Air Act: (1) that GHGs endanger human health; and (2) that this will be the first steps to regulating GHGs through the Federal Clean Air Act. The USEPA defines 6 key GHGs (carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SF6)). The combined emissions of these well -mixed greenhouse gases from new motor vehicles and engines contribute to GHG pollution. Rev 9-29-15 D3-7 pg101 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 27 Less Than Significant Less Issues and Supporting Information Sources: Potentially Signifioant With Mitigation Than Signifcant No Im act Incorporated Impact Im as The western states, including Arizona, California, New Mexico, Oregon, Utah, and Washington, already experience hotter, drier climates. California is a substantial contributor of GHGs and is expected to see an increase of 3 to 4 degrees Fahrenheit (OF) over the next century. Assembly Bill (AB) 32 requires that the California Air Resources Board (ARB), the lead agency for implementing AB 32, determine what the statewide GHG emission level was in 1990 and approve a statewide GHG emissions limit (427 million metric tons of CO2 equivalent) to be achieved by 2020 and prepare a Scoping Plan to outline the main strategies for meeting the 2020 deadline. Significant progress can be made toward the 2020 goal through existing technologies and improving the efficiency of energy use. Other solutions would include improving the State's infrastructure, and transitioning to cleaner and more efficient sources of energy. The ARB estimates that 38 percent of the State's GHG emissions in 2004 was from transportation sources followed by electricity generation (both in -State and out -of -State) at 28 percent and industrial at 20 percent. Residential and commercial activities account for 9 percent, agricultural uses at 6 percent, high global warming potential gases at 3 percent, and recycling and waste at 1 percent. It is not anticipated that any single development project would have a substantial effect on global climate change but that GHG emissions from the project would combine with emissions across California, the United States, and the world to cumulatively contribute to global climate change. Therefore, consistent with the ARB's Climate Change Scoping Plan, the proposed project was evaluated for consistency with the Early Action Measures (Scoping Plan is a recommendation until adopted through normal rulemaking). The proposed project is assessed by determining its consistency with the 37 Recommended Actions identified by ARB. In compliance with Senate Bill (SB) 97 and CEQA, the project has been analyzed based on a qualitative analysis (CEQA 15064.4). Additionally, the ARB was directed through SB 375 to develop regional GHG emission reduction targets to be achieved within the automobile and light truck sectors for 2020 and 2035. SCAQMD and ARB maintain ambient air quality monitoring stations in the Basin. The stations closest to the project site are the Upland station and the Fontana -Arrow Highway station. The Upland station monitors all criteria pollutants except PMto, PM2.5, and S02 which are monitored at the Fontana -Arrow Highway station. The ambient air quality in the project area for CO, NO2, and S02 are consistently below the relevant State and Federal standards (based on ARB and EPA from 2007, 2008, and 2009 readings). Ozone, PMto, and PM2.5 levels all exceed State and Federal standards regularly. Project Related Sources of GHG's — Based on the Guidelines for the Implemeritation of California Environmental Quality Act, Appendix G, a project would normally be considered to have a significant effect on air quality if the project would violate any ambient air quality standards, contribute substantially to an existing air quality violation, expose sensitive receptors to substantial pollutant concentrations, or conflict with adopted environmental plans and goals of the community. However, neither the CEQA statutes, Office of Planning and Research (OPR) guidelines, nor the draft proposed changes to the CEQA Guidelines prescribe thresholds of significance or a particular methodology for performing an impact analysis. Significance criteria are left to the judgment and discretion of the Lead Agency. The City of Rancho Cucamonga has not adopted a threshold of significance for GHG emissions. However, a screening threshold of 3,000 MTCO2e per year is based upon Rev 9-29-15 D3-7 pg102 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 28 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mtigaton Than Significant No Impact incoroorsted hipact Impact South Coast Air Quality Management District staffs proposed GHG screening threshold for stationary sources emissions for non -industrial projects, as described in the SCAQMD's Interim CEQA GHG Significance Threshold for Stationary Sources, Rules, and Plans. Project related Gli would include emissions from direct and indirect sources. Based on the Greenhouse Gas Assessment (Landrum & Brown, July 2015), total project related emissions would be 1,982 MTCO2eq/year, as shown in the following table: Total Construction CO2 Emissions Annual Emissions (MT/Year) Activity CO' CH, NO COZEQ Demolition 38.9 0.01 0.00 39.1 Site Preparation 19.3 0.01 0.00 19.4 _ Grading 134.4 0.03 0.00 135.1 Construction (2016) 39.9 0.01 0.00 40.1 Construction (2017) SO8.4 0.08 0.00 510.2 Construction (2018) 172.S 0.03 0.00 173.1 Painting 21.7 0.01 0.00 21.9 PdVino 4.8 0.00 0.00 4.8 Total Emissions 940.1 0.17 0.00 943.7 Project Life Average Annual Construction Emissions" 31.3 0.01 0.00 31.5 "Based m 30 Year Project Life Per SCAQMO Significance Thresholds Annual Project CO2 Emissions Activity Annual Emissions (MT/yr) CO2 CH4 H2O CO2EQ Vehicular Emissions 1,434.4 0.05 0.00 1,435.5 Natural Gas Combustion 189.1 0.00 0.00 190.3 Electricity 240.0 0.01 0.00 241.0 Landscaping 2.9 0.00 0.00 3.0 Consumer Products 0.0 0.00 0.00 0.0 Architectural Coatings Municipal Waste 0.0 16.1 0.00 0.95 0.00 0.00 0.0 36.0 Water 67.8 0.37 0.01 78.4 Total Emissions 1,950.3 1.39 0.01 1,984.1 Annualized Construction Emissions 31.3 0.01 0.00 31.S Total Annual Project Emissions 1,981.6 1.39 0.01 2,015.5 Screening Threshold: Exceed Threshold? 3,000 No Rev 9-29-15 D3-7pg103 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 29 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Significant No Im act Incur orated Im act Im act As shown in the table, direct and indirect operational emissions associated with the project as compared to the SCAQMD's interim threshold of significance of 3,000 MTCO2e per year would result in a less than significant impact with respect to GHG emissions. Cumulative Short Term (Construction) GHG Emissions — The General Plan FPEIR (Section 4.5) indicates that GHG emissions result from construction activities associated with diesel -powered construction equipment and other combustion sources (i.e. Generators, workers vehicles, material delivery, etc.). The GHG emitted by construction equipment is primarily carbon dioxide (CO2). The highest levels of construction related GHG's occur during site preparation including demolition, grading and excavation. Construction related GHG's are also emitted from off -site haul trucks and construction workers traveling to the job site. Exhaust emissions from construction activities would vary each day with the changes in construction activity on site. The combustion of fossil -based fuels creates GHG's such as CO2, Cho, and N20. CH4 is emitted during the fueling of heavy equipment. Based on the Greenhouse Gas Assessment (Landrum & Brown, July 2015), no significant impacts to GHGs from short-term construction impacts would occur as a result of the project as shown in the table above. Because the project would result in minimal emissions that do not exceed the SCAQMD's interim threshold of significance, the project's contribution to cumulative impacts is also considered minimal. The proposed project would have less than a significant short-term cumulative impact with implementation of the following enforceable actions, which are included as mitigation measures in accordance with Mitigation Measure 4.5-1 of the 2010 General Plan Update FPEIR: 1) 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. 2) 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. 3) Trucks shall not idle continuously for more than 5 minutes. 4) Alternative fuel powered equipment shall be utilized in lieu of gasoline- or diesel -powered engines where feasible. 5) Construction should be timed so as not to interfere with peak hour traffic. 6) Ridesharing and transit incentives shall be supported and encouraged for the construction crew. Cumulative Long Term (Operational) GHG's Emissions —The primary source of GHG emissions generated by the proposed project would be from motor vehicles, combustion of natural gas for space and water heating, as well as off -site GHG emissions from generation of electricity consumed by the proposed land use development over a long term. CEQA requires the Lead Agency to review the project for "adequacy, completeness, and a good faith effort at full disclosure," to determine potential impacts of GHG's. Therefore the project has been analyzed based on methodologies and information available to the Rev 9-29-15 D3-7 pg104 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 30 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Significant No hn act incorscrates Im act Im act City at the time this document was prepared. Estimates are based on past performance and represent a scenario that is a worst case with the understanding that technology changes may reduce GHG emissions in the future. To date, there is no established quantified GHG emission threshold. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. The proposed project will incorporate several design features that are consistent with the California Office of the Attorney General's recommended measures to reduce GHG emission including: water efficient landscaping, shade trees, and walkways that provide accessibility to public sidewalks. The project is consistent with the California Environmental Protection Agency Climate Action Team proposed early action measures to mitigate climate change included in the CARB Scoping Plan mandated under AB 32. The proposed project will incorporate several design features including: water efficient landscaping, shade trees, and walkways that provide accessibility to public sidewalks. Additionally, the City is participating in the development of a Sustainable Communities Strategy (SCS) with SANBAG for the San Bernardino County area pursuant to Senate Bill (SB) 375. Based on the Greenhouse Gas Assessment (Landrum & Brown, July 2015), no significant impacts to GHGs from long-term, operational impacts would occur as a result of the project as shown in the table above. Because the project would result in minimal emissions that do not exceed the SCAQMD's interim threshold of significance, the project's contribution to cumulative impacts is also considered minimal. The proposed project would have less than a significant long-term operational impact with implementation of the following enforceable actions, which are included as mitigation measures in accordance with Mitigation Measure 4.5-1 of the 2010 General Plan Update FPEIR: 7) 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. 8) Design all buildings to exceed California Building Code Title 24 energy standard including but not limited to any combination of: • Increased insulation. Limit air leakage through the structure. • Incorporate Energy Star or better rated windows, space heating and cooling equipment, light fixtures, and appliances. • Landscape and develop site utilizing shade, prevailing winds and landscaping. Rev 9-29-15 D3-7 pg105 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 31 Less Than Significant Less Issues and Supporting Information Sources: Potentially Slgplficant With Mitigation Than Significant No Impact Incor .rated Im act Im act Install efficient lighting and lighting control systems. Install light colored "cool" roofs and cool pavements. • Install solar or light emitting diodes (LED's) for outdoor lighting. 9) Prepare a comprehensive water conservation strategy appropriate for the project and include the following: • Install water efficient landscapes and irrigation systems and devices in compliance with the City of Rancho Cucamonga Water Efficient Landscape Ordinance. • Use reclaimed water for landscaping within the project if available or as required by the Cucamonga Valley Water District (CVWD). • Design building to be water efficient by installing water efficient fixtures and appliances including low flow faucets, dual flush toilets and waterless urinals/water heaters. • Design irrigation to control runoff and to remove water to non - vegetated surfaces. 10) 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. b) No other applicable plans, policies, or regulations adopted for the purpose of reducing GHG emission apply to the project. The 2010 General Plan Update includes adopted policies and Standard Conditions that respond to the Attorney General and the California Air Pollution Control Officers Association (CAPCOA). The General Plan policies and Standard Conditions guide infill and sustainable development reliant on pedestrian connections, re- use and rehabilitation of existing structures, link transportation opportunities, promote development that is sensitive to natural resources and incentivizes denser mixed use projects that maximizes diverse opportunities. The proposed project includes water efficient landscaping, shade trees, and walkways that provide accessibility to public sidewalks and therefore is consistent with the sustainability and climate change policies of the General Plan. The General Plan Final Program Environmental Impact Report (FPEIR) analyzed the impacts of GHG's and determined that GHG emissions would be cumulatively considerable, which would be a significant, unavoidable adverse cumulative impact. A Statement of Overriding Considerations was ultimately adopted by the City Council. Based on the Greenhouse Gas Assessment (Landrum & Brown, July 2015), no significant impacts to GHGs from short-term, construction impacts or long-term, operational impacts would occur as a result of the project. Because the project would result in minimal emissions that do not exceed the SCAOMD's interim threshold of significance, the project's contribution to GHGs from short-term construction and long-term operational cumulative impacts is also considered minimal. With implementation of the mitigation measures listed in subsection a), less than significant impacts would occur as a result of the project. In addition, the proposed project would not hinder the State's GHG reduction goals established by AB 32 and therefore would be less than a significant impact. Rev 9-29-15 D3-7 pg106 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 32 Less Than Significant Less Potentially With Than Issues and Supporting Information Sources: Significant Mitigation Significant No Impact Incorporated Impact Impact 8. HAZARDS AND WASTE MATERIALS. Would the project: a) Create a significant hazard to the public or the () () () (✓) environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the () () () (✓) environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or () () () (✓) acutely hazardous materials, substances, or waste within 1/4 mile of an existing or proposed school? d) Be located on a site which is included on a list of O O O (✓) hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, () () () (✓) where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, () () () (✓) would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an () () () (✓) adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, () () () (✓) injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Comments: a) Development within the City may utilize or generate hazardous materials or wastes. This is usually associated with individual households, small business operations, and maintenance activities like paints, cleaning solvents, fertilizers, and motor oil or through construction activities that would use paints, solvents, acids, curing compounds, grease, and oils. These materials would be stored and used at individual sites. The proposed project is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. The City participates in a countywide interagency coalition, which is considered a full service Hazardous Materials Rev 9-29-15 D3-7 pg107 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 33 Less Than Signifcant Less Potentially With. Than Issues and Supporting Information Sources: Signiecant Mitigation Significant No Impact Incorporated Impact Im act Division that is more comprehensive than any other in the State. The City has an Emergency Operations Plan that meets State and Federal requirements and is in the process of updating the approved 2005 Local Hazard Mitigation Plan. Compliance with Federal, State, and local regulations concerning the storage and handling of hazardous materials and/or waste will reduce the potential for significant impacts to a level less -than - significant. Therefore, no adverse impacts are expected. b) The proposed project does not include the use of hazardous materials or volatile fuels. The City participates in a countywide interagency coalition, which is considered a full service Hazardous Materials Division that is more comprehensive than any other in the State. The City has an Emergency Operations Plan that meets State and Federal requirements and is in the process of updating the approved 2005 Local Hazard Mitigation Plan. Compliance with Federal, State, and local regulations concerning the storage and handling of hazardous materials or volatile fuels will reduce the potential for significant impacts to a level less -than -significant. Therefore, no adverse impacts are expected. c) The project site is located within Y< mile of a sensitive receptor — residences to the north and south; however, the uses proposed do not create objectionable odors. Therefore, no adverse impacts are anticipated. d) The proposed project is not listed as a hazardous waste or substance materials site. A, site inspection in March 2016 did not reveal the presence of discarded drums or illegal dumping of hazardous materials. Therefore, no impact is anticipated. e) The site is located within an airport land use plan (the Ontario Airport Land Use Compatibility Plan (ALUCP)) according to the General Plan Figure PS-7 and General Plan FPEIR Exhibit 4.8-1; however, the site is not within 2 miles of a public airport. The project site is located approximately 3 miles northerly of the Ontario Airport and is offset north of the flight path. The project is compliant with the height limits of the ALUCP. Therefore, no impact is anticipated. f) There are no private airstrips within the City. The nearest private airstrip, Cable Airport, is located approximately 2 and 1/2 miles to the west of the City's westerly limits. Therefore, no impact is anticipated. g) The City has a developed roadway network that provides emergency access and evacuation routes to existing development. New development will be located on a site that has access to existing roadways. The City's Emergency Operation Plan, which is updated every 3 years, includes policies and procedures to be administered by the City of Rancho Cucamonga in the event of a disaster. Because the project includes at least two points of public street access and is required to comply with all applicable City codes, including local fire ordinances, no adverse impacts are anticipated. h) Rancho Cucamonga faces the greatest ongoing threat from wind -driven fires in the Very High Fire Hazard Severity Zone found in the northern part of the City; however, the proposed project site is not located within a Very High Fire Hazard Severity Zone according to General Plan Figure PS-1. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg108 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 34 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Significant No im act incur oratad Impact Im act 9. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge () (✓) () ( ) requirements? b) Substantially deplete groundwater supplies or interfere () () () (✓) substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the () () () (✓) site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing drainage pattern of the () () () (✓) site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off -site? e) Create or contribute runoff water which would exceed () () () (✓) the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? () () () (✓) g) Place housing within a 100-year flood hazard area as () () () (✓) mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures () () () (✓) that would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, () () () (✓) injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? () () () (✓) Comments: a) Water and sewer service is provided by the Cucamonga Valley Water District (CVWD). The project is designed to connect to existing water and sewer systems. The State of California is authorized to administer various aspects of the National Pollution Discharge Elimination System (NPDES) permit under Section 402 of the Clean Water Act. The General Construction Permit treats any construction activity over 1 acre as an industrial activity, requiring a permit under the State's General NPDES permit. The State Water Resource Control Board (SWRCB), through the Regional Water Quality Control Board (RWQCB), Santa Ana Region, administers these permits. Construction activities covered under the State's General Construction permit include removal of vegetation, grading, excavating, or any other activity for new development or Rev 9-29-15 D3-7 pg109 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 35 Less Than Significant Less Issues and Supporting Information Sources: Potentially slgnincant WtIn mitigauen Than slgniecant Ne Impact Incorporated Impact Impact significant redevelopment. Prior to commencement of construction of a project, a discharger must submit a Notice of Intent (NOI) to obtain coverage under the General Permit. The General Permit requires all dischargers to comply with the following during construction activities, including site clearance and grading: Develop and implement a Storm Water Pollution Prevention Plan (SWPPP) that would specify Best Management Practices (BMPs) to prevent construction pollutants from contacting storm water and with the intent of keeping all products of erosion from moving off -site into receiving waters. Eliminate or reduce non -storm water discharges to storm sewer systems and other waters of the nation. Perform inspections of all BMPs. Waste discharges include discharges of storm water and construction project discharges. A construction project for new development or significant redevelopment requires an NPDES permit. Construction project proponents are required to prepare an SWPPP. To comply with the NPDES, the project's construction contractor will be required to prepare an SWPPP during construction activities, and a Water Quality Management Plan (WQMP) for post -construction operational management of storm water runoff. The applicant has submitted a WQMP (David Evans and Associates, April 2017), which identifies BMPs to minimize the amount of pollutants, such as eroded soils, entering the drainage system after construction. Runoff from driveways, roads and other impermeable surfaces must be controlled through an on -site drainage system. BMPs include both structural and non- structural control methods. Structural controls used to manage storm water pollutant levels include detention basins, oil/grit separators, and porous pavement. Non-structural controls focus on controlling pollutants at the source, generally through implementing erosion and sediment control plans, and various Business Plans that must be developed by any businesses that store and use hazardous materials. Practices such as periodic parking lot sweeping can substantially reduce the amount of pollutants entering the storm drain system. The following mitigation measures are required to control additional storm water effluent: Construction Activities: 1) 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. 2) 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. Rev 9-29-15 D3-7 pg110 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 36 Less Than Significant Less Issues and Supporting Information Sources: pctentially signircant with Midgadon Than Significant No Im act Incorparaled Im act Impact 3) 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. 4) 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. 5) 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. Post -Construction Operational. 6) 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. 7) 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. b) According to CVWD, approximately 35 percent of the City's water is currently provided from water supplies coming from the underlying Chino and Cucamonga Groundwater Basins. CVWD complies with its prescriptive water rights as managed by the Chino Basin Watermaster and will not deplete the local groundwater resource. The proposed project will not deplete groundwater supplies, nor will it interfere with recharge because it is not within an area designated as a recharge basin or spreading ground according to General Plan Figure RC-3. Development of the site will require the grading and excavation, but would not affect the existing aquifer, estimated to be about 300 to 470 feet below the ground surface. As noted in the General Plan FPEIR (Section 4.9), continued development citywide will increase water needs but will not be a significant impact. CVWD has plans to meet this increased need to the year 2030. Therefore, no adverse impacts are anticipated. c) The project will cause changes in absorption rates, drainage patterns, and the rate and amount of surface water runoff because of the amount of new building and hardscape proposed on the site; however, the project will not alter the course of any stream or river. All runoff will be conveyed to existing storm drain facilities, which have been designed to handle the flows. The project design includes landscaping of all non-hardscape areas to prevent erosion. A Grading and Drainage Plan must be approved by the Building Official Rev 9-29-15 D3-7 pgl11 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 37 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mtigafion Than Significant No ha act Inver orates Im act Ian act and City Engineer prior to issuance of grading permits. Therefore, the project will not result in substantial erosion or siltation on- or off -site. Therefore, no adverse impacts are anticipated. d) The project will cause changes in absorption rates, drainage patterns, and the rate and amount of surface water runoff because of the amount of new building and hardscape proposed on a site; however, the project will not alter the course of any stream or river. All runoff will be conveyed to existing storm drain facilities, which have been designed to handle the flows. A Grading and Drainage Plan must be approved by the Building Official and City Engineer prior to issuance of grading permits. Therefore, increase in runoff from the site will not result in flooding on- or off -site. Therefore, no impacts are anticipated. e) The project will cause changes in absorption rates, drainage patterns, and the rate and amount of surface water runoff because of the amount of new building and hardscape proposed on a site; however, all runoff will be conveyed to existing storm drain facilities, which have been designed to handle the flows. The project will not result in substantial additional sources of polluted runoff. A Grading and Drainage Plan must be approved by the Building Official and City Engineer prior to issuance of grading permits. Therefore, increase in runoff from the site will not result in flooding on- or off -site. Therefore, no impacts are anticipated. f) Grading activities associated with the construction period could result in a temporary increase in the amount of suspended solids in surface flows during a concurrent storm event, thus resulting in surface water quality impacts. The site is for new development/significant redevelopment; therefore, is required to comply with the National Pollutant Discharge Elimination System (NPDES) to minimize water pollution. With implementation of the mitigation measures specified under subsection a), less than significant impacts are anticipated. 8) 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. 9) 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. 10) The developer shall implement the BMPs identified in the WQMP (David Evans and Associates, April 2017) to reduce construction pollutants from entering the storm drain system to the maximum extent practical. g) The project site is located within a 100-year flood hazard area according to General Plan Figure PS-5. All new construction of residential units are required to comply with the City's Rev 9-29-15 D3-7 pg112 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 38 Less Than Significant Less Issues and Supporting Information Sources: Potentially Significant With Mitigation Than Significant No Impact Inca prated Impact Im act Floodplain Management Regulation which require the implementation of various flood hazard reduction measures. Additionally, the project will be required to construct required storm drain facilities or payment of fees for storm drain system improvements. Therefore, no adverse impacts are anticipated. h) The project site is located within a 100-year flood hazard area according to General Plan Figure PS-5. All new construction is required to comply with the City's Floodplain Management Regulation which requires the implementation of various flood hazard reduction measures. Additionally, the project will be required to construct required storm drain facilities or payment of fees for storm drain system improvements. Therefore, no adverse impacts are anticipated. The Rancho Cucamonga area is flood protected by an extensive storm drain system designed to adequately convey floodwaters from a 100-year storm event. The system is substantially improved and provides an integrated approach for regional and local drainage flows. This existing system includes several debris dams and levees north of the City, spreading grounds, concrete -lined channels, and underground storm drains as shown in General Plan Figure PS-6. All new construction is required to comply with the City's Floodplain Management Regulation which would ensure that future development would not impede or redirect floodwaters and would be adequately anchored to prevent flotation, collapse, or lateral movement of structures within the floodplain. Therefore, no adverse impacts are anticipated. j) There are no oceans, lakes, or reservoirs near the project site; therefore impacts from seiche and tsunami are not anticipated. The Rancho Cucamonga area sits at the base of the steep eastern San Gabriel Mountains whose deep canyons were cut by mountain streams. Numerous man-made controls have been constructed to reduce the mudflow impacts to the level of non -significance within the City. This existing system includes several debris dams and levees north of the City, and spreading grounds both within and north of the City. 10. LAND USE AND PLANNING. Would the project. a) Physically divide an established community? () () () (✓) b) Conflict with any applicable land use plan, policy, or () () () (✓) regulation of an agency with jurisdiction over the project (including, but not limited to, a general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan () () () (✓) or natural community conservation plan? Comments: a) The proposed project is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and Rev 9-29-15 D3-7 pg113 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 39 Less Than 'Significant Less Issues and Supporting Information Sources: Potentially Significant With Mitigation Than Significant No Impact Incor'rated Impact Im act commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. The project is designed consistent with the Mixed Use (MU) District development standards and will include elements that are consistent with surrounding development, thus becoming a part of the larger community. Additionally, the project site plan and architectural massing were designed to be sensitive to the existing neighborhood to the north of the project site through the placement of the buildings that eliminate the possibility of physically impacting an established community. Therefore, no adverse impacts are anticipated. b) The project site land use designation is Mixed Use (MU) District. The proposed project is consistent with the General Plan and does not interfere with any policies for environmental protection, or SCAG's Regional Comprehensive Plan. Therefore, no adverse impacts are anticipated. c) The project site is not located within any habitat conservation or natural community plan area. According to General Plan Figure RC-4 and Section 4.10 of the General Plan FPEIR, the project site is not within an area of sensitive biological resources; therefore, development will not adversely affect rare or endangered species of plants or animals because of the fact that the project is surrounded by urbanized land uses and is consistent with the General Plan Land Use Plan. Therefore, no adverse impacts are anticipated. 11. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral () () () (✓) resource that would be of value to the region and the residents of the State? b) Result in the loss of availability of a locally important O O O (✓) mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Comments: a) The site is not designated as a State Aggregate Resources Area according to the City General Plan, Figure RC-2 and Table RC-1. Therefore, no adverse impacts are anticipated. b) The site is not designated by the General Plan, Figure RC-2 and Table RC-1, as a valuable mineral resource recovery site. Therefore, no adverse impacts are anticipated. 12. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in () () (✓) ( ) excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive () () () (✓) ground borne vibration or ground borne noise levels? c) A substantial permanent increase in ambient noise () () () (✓) levels in the project vicinity above levels existing without the project? Rev 9-29-15 D3-7 pgl 14 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 40 Less Than Signifcant Less Potentially With Than Issues and Supporting Information Sources: Signifloant Mitigation significant No Impact Incorporated Impact Im act d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? () (✓) () ( ) e) For a project located within an airport land use plan or, () () () (✓) where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, () () () the project expose people residing or working in !Iwould the project area to excessive noise levels? Comments: a) The project site is within an area of noise levels exceeding City standards according to General Plan Figures PS-9 and PS-10. The proposed project is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. Due to the proximity of Foothill Boulevard a Noise Analysis (Mestre Greve Associates, July 2015) was prepared for the project site. For exterior noise mitigation the analysis found that in order to meet the 65 CNEL exterior noise standard, noise barriers will be required along Foothill Boulevard. The noise barriers may consist of a wall, a berm, or a combination of the two. With walls located at the top of slope the first floor exterior living areas are projected to meet the 65 CNEL outdoor noise standard. For interior noise mitigation the analysis found that with the exterior mitigation measures implemented the first floor exterior building surfaces will be exposed to noise levels of less than 65 CNEL, and therefore will require less than 20 dB exterior to interior noise reduction in order to meet the 45 CNEL interior noise standard. Utilizing construction practices common in California, residential buildings achieve outdoor to indoor noise reductions of at least 20 dB. Therefore, all first floor rooms are projected to meet the 45 CNEL interior noise standard without building upgrades. Second floor building surfaces in the project will be exposed to a maximum noise level of 69.3 CNEL, and therefore, will require at least 24.3 dB noise reduction in order to meet the 45 CNEL interior noise standard. Detailed engineering calculations are needed for building attenuation requirements greater than 20 dB. Based upon the construction details and the EWNR values, the exterior to interior noise reduction was calculated for a number of rooms in the project. The results of the EW NR' calculations indicate that the worst -case room will achieve an outdoor to indoor noise reduction of about 24.7 dB, which exceeds the required reduction of 24.3 dB. Therefore, all rooms are projected to meet the 45 CNEL interior noise standard without building upgrades. Rev 9-29-15 D3-7 pg115 Initial Study,for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 41 Less Than Significant Less Issues and Supporting Information Sources: Potentially Significant With Mitiga0on Than Significant No Im act Incur oreted Ianact I act Therefore, based on the information provided in the Noise Analysis, the proposed project would not expose people to or generate noise levels in excess of the standards established in the local general plan or noise ordinance, or applicable standards of other agencies. With the following standard mitigation measures and special mitigation measures,, the noise impacts on the project will be less than significant. Exterior: 1) 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. 2) 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. 3) The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site. 4) The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction -related noise sources and noise -sensitive receptors nearest the project site during all project construction. 5) The construction contractor shall obtain the City's approval for its haul plan, with the planned haul truck routes avoiding residential areas to the extent feasible. 6) The construction contractor shall change the timing and/or sequence of the noisiest construction operations to avoid sensitive times of the day. 7) Prior to the issuance of any grading plans, the applicant shall submit a construction -related noise mitigation plan for Planning Director review and approval. This plan shall depict the location of construction equipment and how the noise from this equipment would be mitigated during construction of the project. 6) During construction, the contractor shall ensure all construction equipment is equipped with appropriate noise attenuating devices. 9) Idling equipment shall be turned off when not in use. 10) Equipment shall be maintained so that vehicles and their loads are secured from rattling and banging. 11) In order to meet the 65 CNEL exterior noise standard, noise barriers ranging from 4 to 5.5 feet (Noise Analysis, Mestre Greve Associates, July 2015, Exhibit 3) will be required along Foothill Boulevard. The noise barriers may consist of a wall, berm, or combination of the two. The noise barriers must have a surface density of at least 3.5 pounds per square foot, and shall have Rev 9-29-15 D3-7 pg116 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 42 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant with Mitigation Than Significant No Im act Incorporate Im act IMt. ct no openings or gaps. The wall may be constructed of stud and stucco, 3/8- inch plate glass, or 5/8-inch Plexiglas, any masonry material, or a combination of these materials. The first floor exterior living areas are projected to meet the 65 CNEL outdoor noise standard with the specified noise barriers. The walls shall be located at the top of slope. Interior: 12) For proper acoustical performance, all exterior windows and doors, and sliding glass doors must have a positive seal and leaks/cracks must be kept to a minimum. 13) To prevent sound leaks the following shall be provided: • On concrete slab, the first layer of 5/8" gypsum board on the unit side should be sealed top and bottom with resilient caulk, as well as around the junction boxes. • Window rough -in seams should be no greaterthan Yd', and all seams should be caulked with resilient caulking. • Seal, caulk, gasket or weather-strip all joints and seams to eliminate air leakage through these assemblies. Includes around window and doorframes, at penetrations through walls, and all other openings in the building envelope. 14) All first floor rooms are projected to meet the 45 CNEL interior noise standard through the installation of the exterior noise barriers along Foothill Boulevard. All rooms, including second and third floor units, are projected to meet the 45 CNEL interior noise standard without building upgrades. 15) All buildings exposed to noise levels greater than 57 CNEL will meet the 45 CNEL interior noise standard only with windows closed. Adequate ventilation, with windows closed, will be required for those units adjacent to Foothill Boulevard (Noise Analysis, Mestre Greve Associates, July 2015, Exhibit 4). b) The normal operating uses associated with this type of project normally do not induce ground borne vibrations. Construction related vibration may create short term noise and vibration impacts. Therefore, no adverse impacts are anticipated. c) The primarysource of ambient noise levels in Rancho Cucamonga is traffic. The proposed project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. Because the project will not significantly increase traffic as analyzed in Section 16 Transportation/Traffic; it will likely not increase ambient noise levels within the vicinity of the project. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pgl17 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 43 Less Than I Significant Less Issues and Supporting Information Sources: Potentially Significant With Mitga%ri Tan sigmhacant No Im 't Inconooretetl Impact Im act d) The General Plan FPEIR (Section 4.12) indicates that during a construction phase, on -site stationary sources, heavy-duty construction vehicles, and construction equipment, will generate noise exceeding City standards. The following measures are provided to mitigate the short-term noise impacts: 16) 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. 17) Construction or grading noise levels shall not exceed the standards specified in Development Code Section 17.66.050, as measured at the property line. Developer 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 theirfindings 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. The preceding mitigation measures will reduce the disturbance created by on -site construction equipment but do not address the potential impacts because of the transport of construction materials and debris. The following mitigation measures shall then be required: 18) Haul truck deliveries 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. Additionally, if heavy trucks used for hauling would exceed 100 daily trips (counting both to and from the construction site), then the developer shall prepare a noise mitigation plan denoting any construction traffic haul routes and include appropriate noise mitigation measures. To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings. e) The site is not located within an airport land use plan and is not within 2 miles of a public airport. The Project is located approximately 3 miles northerly of the Ontario Airport and is offset north of -the flight path. Therefore, no adverse impacts are anticipated. f) The nearest private airstrip, Cable Airport, is located approximately 2 1/2 miles to the west of the City's westerly limits. Therefore, no adverse impacts are anticipated. 13. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in.an area, either () () () (✓) directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, () () () (✓) necessitating the construction of replacement housing elsewhere? Rev 9-29-15 D3-7 pgl18 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 44 Less Than Significant Less Issues and Supporting Information Sources: Potentially SigArcant With Mitigation Than Significant No Impact Incorporated Impact Im act c) Displace substantial numbers of people, necessitating () () () (✓) the construction of replacement housing elsewhere? Comments: a) The project is located in a predominantly developed area and will include the development of a 175 condominium units (including 9 live -work units) on 24.19 acres of land. Although the project will increase the population growth in the area there will be a less than significant impact as the project is consistent with the underlying Zoning and General Plan Designation which density was analyzed as part of the build out in the General Plan FPEIR. Since the project is an infill project and surrounded by developed infrastructure, adequate schools and the utility capacities to serve the project, this minimal increase in population is considered less than significant. Construction activities at the site will be short-term and will not attract new employees to the area. Therefore, no adverse impacts are anticipated. b) The majority of the project site is vacant and the only existing use is a restaurant building, which was previously the Red Chief Motel front office, located on the western portion of the site, and there will be no displacement of housing or people. Therefore, no adverse impact is expected. c) The majority of the project site is vacant and the only existing use is a restaurant building, which was previously the Red Chief Motel front office, located on the western portion of the site, and there will be no displacement of housing or people. Therefore, no adverse impact is expected. 14. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? () () () (✓) b) Police protection? () () () (✓) c) Schools? () () () (✓) d) Parks? () () () (✓) e) Other public facilities? () () () (✓) Comments: a) The project site, located at the northeast corner of Foothill Boulevard and Hermosa Avenue, would be served by Fire Station #172 at 9612 San Bernardino Road, located approximately 1.6 miles from the project site. The project will not require the construction of any new facilities or alteration of any existing facilities or cause a decline in the levels of service, which could cause the need to construct new facilities. Standard conditions of approval from the Uniform Building and Fire Codes will be placed on the project to lessen the future demand and impacts to fire services. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg119 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 45 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Significant No Innact Incorporated Impact Im act b) Additional police protection is not required as the addition of the project will not change the pattern of uses within the surrounding area and will not have a substantial increase in property to be patrolled as the project site is within an area that is regularly patrolled. Therefore, no adverse impacts are anticipated. c) The site is in a developed area currently served by the Central School District and the Chaffey Joint Union High School District. The project will be required to pay School Fees as prescribed by State law prior to the issuance of building permits. Therefore, no adverse impacts are anticipated. d) The site is in a developed area, currently served by the City of Rancho Cucamonga. The nearest park, Red Hill Community Park located at 7484 Vineyard Avenue, is located approximately 1.4 miles northeast of the project site. The project will not require the construction of any new facilities or alteration of any existing facilities or cause a decline in the levels of service, which could cause the need to construct new facilities. A standard condition of approval will require the developer to pay Park Development Fees. Therefore, no adverse impacts are anticipated. e) The proposed project will utilize existing public facilities. The site is in a developing area, currently served by the City of Rancho Cucamonga. The project will not require the construction of any new facilities or alteration of any existing facilities or cause a decline in the levels of service, which could cause the need to construct new facilities. Cumulative development within Rancho Cucamonga will increase demand for library services. According to the General Plan FPEIR (Section 4.14), there will be a projected increase in library space demand but with the implementation of standard conditions the increase in Library Services would be mitigated to less than significant impact. Additionally, the Paul A. Biane Library has an additional 14,000 square foot shell of vacant library space that is planned for future Library use. The proposed project is consistent with the General Plan for which the FPEIR was prepared and impacts evaluated. Therefore, no adverse impacts are anticipated. 15. RECREATION. Would the project. a) Increase the use of existing neighborhood and regional () () () (✓) parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require () () () (✓) the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? Comments: a) The site is in a developed area, currently served by the City of Rancho Cucamonga. The nearest park, Red Hill Community Park located at 7484 Vineyard Avenue, is located approximately 1.4 miles northeast of the project site. A standard condition of approval will require the developer to pay Park Development Fees. Therefore, no adverse impacts are anticipated. b) The project does not include the development of new or the expansion of existing recreational facilities. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg 120 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 46 Less Than Slgnifcant Less Issues and Supporting Information Sources: Potentially Significant With Mitigation lincorporated Than Significant No Impact Im act Im act 16. TRANSPORTATIONITRAFFIC. Would the project: a) Conflict with an applicable plan, ordinance or policy () () () (✓) establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non -motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management () () () (✓) program, including, but not limited to a level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either ( ) () () (✓) an increase in traffic levels or a change in location that result in substantial safety risks? d) Substantially increase hazards due to a design feature ( ) () () (✓) (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? () () () (✓) f) Conflict with adopted policies, plans, or programs () () () (✓) regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? Comments: a) The proposed project is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. The proposed project is forecast to generate 1,042 daily trips, with 80 trips in the a.m. peak hour, and 94 trips in the p.m. peak hour (Linscott, Law & Greenspan Engineers, September 2015), as shown in the following table: Rev 9-29-15 D3-7 pg121 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 47 Less Than Signi(Fanl Less Issues and Supporting Information Sources: Potentially SignlOcarn Wilt Mlloaaon Than Signlecant ND Im act Incur orated Impact Im act PROJECT TRIP GENERATION RATES AND FORECAST Daily A —%I Peak Hour P11 Peak Hour Euter Ex II Total Enter) Emit Total ITE Land Cie Code/Projec(Description 2-11'ay T, to Gone? adon Factors: • 230:Residenti3l Condorninitmilo%vWlouse(TEgDU) 5.S1 171. 83°a 0.44 57°> 33% 0.52 • 710: General Office Building (TE/IOOO.SY) 1103 SS4a 12% 1.56 1716 SM. I 1.49 Pronomd Pra;ecr Tr7u Gonmarimt Fo ecasr' I • Sycamore Heights C'ondautiaitnns — (175 DP) 1,017 13 64 77 61 30 91 • Sycamore Heights Livcillork—(2. 141 SF) 1 25 3 0 3 1 2 I 3 Proposed Project Trip Generation Forecast 1.042 16 64 30 62 32 j 94 \Orpi: TE.Di - Trip ends per D.yelling unit TE,1000 SF -Trip ends per 1000 SF &vlepntenr Under existing conditions, all intersections operate at satisfactory LOS C or better during the AM and PM peak hours, with the exception of the intersection of Foothill Boulevard and Red Hill Country Club Drive, which is unsignalized and currently operates at LOS F during both the AM and PM peak hours. Per the Traffic Impact Study (Linscott, Law & Greenspan Engineers, September 2015), it is not uncommon that unsignalized public street intersections and/or driveways that have direct access to regional/major arterials, such as Foothill Boulevard, operate at an unacceptable LOS due to the limited gaps in traffic and the high volume of traffic that utilizes these streets as commuter routes. Under the opening year scenario, all intersections operate satisfactorily at LOS C or better with project mitigation. The City Engineer reviewed the Traffic Impact Study submitted for the project and concurs with the report's findings. Existing Levels of Service EXISTING WITH PROJECT CONDITIONS PEAK HOUR INTERSECTION CAPACITY ANALYSIS SUMMARY Time 01 E¢i>tlne TIMM Couthdons RI Eiisllux OifN Aojea Tr'1TNc COadW... (3) Sipnificaor Impart (4) EaistlDe \qN Project \YNh]litigation Dd:D Delay Delay Xt., lutersecriou Permd Is v) LOS Is ') LOS Yes\o (a t') LOS G,nre Avenue a, A%l 175 B 174 B N. 181 B l Pout1uI1 SonlevaM PNI !y+ C' ya 5 C' ge 242 C Rai HID Comm' CIaD Dace at A2NI IVI.? F I7ra F Yes p 7 C, Fa,WIBaWera,d Pat %-'4 F DID1 F Yev 14± S C.mkhw Street.., A}I IU 3 S 111 S Rol F'vll Cwnw CIaD Dnce ffiI 7.9 A SA A So .. San Bema .1 Reed,, A.0 _._ C ±±6 C No ±±I C Feo,tiLL SeWevsd P>I ±!.l C 224 C Na !]a C co`e = rands pS « ,dale Ideh�, LOS =LeN a6eaW.,ple,re,,d% TaAlaa aJ .md 1•Farihe LOS de(witir.:m Buld DelaL05 nlun m.ica2..d:ese smog la'As bred on the LOSfua&,ds meauueeEm Nr. «pan Rev 9-29-15 D3-7 pg122 Initial Study for DRC2016-00206, SUBM6605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 48 Less Than significant Less Issues and Supporting Information Sources: Potentially Sigdfm t With Mitigation Than Significant No Im act IncOr pratetl Im ac[ Im act Opening Year Levels of Service YEAR 2018 CON4II1C4S9 PEN( HWR MERSECIIM CAPACTY ANALYSIS SUMWRY I Lne 111 E31•tiv¢ 11.R1[CBOJ10aw 1]I tear l0lY \t'INum Prvtrtl TramK-OINw 4•1 1'tur lUltl \\II8 Pralra Oartlr(O.dillvm 1J1 ' SigulDravr Fmpfa (51 1'ut JU18 JJ'IIN Pmj¢I t1 TO 3111_:d.11 Otbr DO., Drlt• Drl]• Kv)Wtnrdlvv P'O'O ts•1 LOS 1,11 LOS Nvl LOS 1,' OIl LOS Lrm. Arnrw,l AI 111 R I 1,, ➢ "'l B \e l6r Is Lmlull naJnIIJ P.\f Ja 4' I :30 (' .y. ( ,-n --3l C RN N0 Cmmfn(T4, IJn\e 11 A\I IOiI T, r :RIA r 31.41 F \'r• IS, (" F—hT, Nwl—i III IN., f' ( aM4 ( I1v4.J F le• I54 C C—ILS Snen ANI IJ\ R i Pwl HJI C—c 0A.. Un•r T.A )9 A i1 A f erNmaa.'ur A.Ju .i\I I —= t I ._J F�rvEJI &rrL rsJ Tl !21 [ 2. .e..d.In.aLale �JeY» t05� net e(im e44av mI�.� xlr'larlrl Ut.e d.1J0.4r IU•avlw oA.q r}rry e•rr.r NrrlaLrcJar Se tD>uWvd pmnweJ urpr.rmar Year 2035 Levels of Service GEIIERAL PLMi BuTimm COXOIDONS PE xHOUR 111nRIEC11M CAPACITY AMLYSIS SUMMARY (IT IEI 1.11 I lal f51 I General l`bv XVMrinm Gevrnl P4v 0v141ov1I GevnLYlan Xulldvul Evol A \\Lbvul Pralrcl Ill"'Pwlm A¢m/luvl L111E Prokn Tn1IY(avJUWv TYam[(nOJllbv Frrmr(nvnlrWv INPa[I \\IIL \U_Ulov ilmr Ite4v UrLc Uelaj T f Urin M1el lvtennluv Prtlatl P"1 LOS 1[U LOS 1 0>1 LOl � 4>Sn l•11 LOS I Lrnae A•euw el ,LI I ITT D ^IJ C 215 ( Na _ .. RN ITO Cwm Mk`Dr IVn NI 01. F I:I D,' ..1 D N. Fa•.Ivd B Wool p}I SIa T F t il I ( I Sv p RN ITO [wcm II D, l],.Y All li 1 wfWl eudsuJ P9 I :03 r drl t A. (Yocum so-vtul AI mr R I. RN HdtCwnv:(hb Noe P31 I lv d 96 .i 94 A,RTia^ou ll l" .,,I I ._! C 44 p 114 D I \n IFG p fua,IE,OBWaaJ PA .1 C' I]'0 F 1]lA 1 1r• SIt U • �.a..aT. pn.hKe rk'nl LM-Court [(Luce �Nnew:n o):'.:r ): uJ •J (w,le t0> Sue+m 41,M14f LT relrrva Nravre vA-re .�areb.ePbNm(e Lvn uvnbArcn.mJaM1 ry� Different from the two preceding tables, the 2035 Buildout analysis assumes the realignment of Red Hill Country Club Drive on the north side of Foothill Boulevard, west of the proposed project. Additionally, the 2035 Buildout analysis for the intersection of San Bernardino Road and Foothill Boulevard is forecast to operate at an adverse LOS during the PM peak hour (LOS F). However, the implementation of recommended improvements will offset the Project impact and return the operating condition of the intersection to an acceptable LOS during the AM and PM peak hours at year 2035. The project is in an area that is mostly developed with street improvements existing or included in project design. The project will not create a substantial increase in the number of vehicle trips, traffic volume, or congestion at intersections. The project site will be required to provide street improvements (curb, gutter and sidewalk) along the street frontage of the site per City roadway standards. In addition, the City has established a Transportation Development fee that must be paid by the applicant prior to issuance of Rev 9-29-15 D3-7 pg123 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 49 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Significant No Impact Incor oratetl Im act Im act building permits. Fees are used to fund roadway improvements necessary to support adequate traffic circulation. Therefore, no adverse impacts are anticipated. b) In November 2004, San Bernardino County voters passed the Measure I extension which requires local jurisdictions to impose appropriate fees on development for their fair share toward regional transportation improvement projects. On May 18, 2005, the City of Rancho Cucamonga adopted a Comprehensive Transportation Fee Schedule updating these development impact fees. As a result, the San Bernardino County Congestion Management Agency waived the Congestion Management Plan (CMP) Traffic Impact Analysis reporting requirement. This project will be required, as a condition of approval, to pay the adopted transportation development fee prior to issuance of building permit. The project is in an area that is mostly developed with all street improvements existing. The project will not negatively impact the level of service standards on adjacent arterials. The project will be required to provide street improvements (curb, gutter, and sidewalk) along the street frontage of the site. Therefore, no adverse impacts are anticipated. c) Located approximately 3 miles northerly of the Ontario Airport, the site is offset north of the flight path and will not change air traffic patterns. Therefore, no adverse impacts are anticipated. d) The project is in an area that is mostly developed with commercial and residential developments. The project will be required to provide street improvements (curb, gutter, and sidewalk) along the street frontage of the site. The project design does not include any sharp curves or dangerous intersections or farming uses. The project will, therefore, not create a substantial increase in hazards because of a design feature. Therefore, no adverse impacts are anticipated. e) The project will be designed to provide access for all emergency vehicles during construction and upon completion of the project and will therefore not create an inadequate emergency access. Therefore, no adverse impacts are anticipated. f) The proposed project is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. The project design provides typical features to support transportation and vehicle trip reduction (e.g., bus bays, bicycle racks, carpool parking, etc.), including local infrastructure (e.g., streets, sidewalks, and traffic/pedestrian signals), level topography, supporting transportation, and vehicle trip reduction. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg124 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 50 ass Than Sighifcanl Less Issues and Supporting Information Sources: Potentially Significant With Mitigafcn Than Significant No Im act Incor prated Im act Imeaq 17. TRIBAL CULTURAL RESOURCES. Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with the cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of () () () (✓) Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(K), or b) A resource determined by the lead agency, in its () (✓) () ( ) discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Comments: a) As defined in Public Resources Code 21074 and applying the criteria located in Public Resources Code Section 5024.1 (c), the project site has not been identified as a "Historic Resource" per the standards of Rancho Cucamonga Municipal Code Section 2.24 (Historic Preservation). Additionally, A Cultural Resources Assessment was performed on the project site (Applied Earthworks, 2017). In conjunction with the South Central Coastal Information Center at California State University, Fullerton, the California Historical Resources Information was also consulted. A total of 60 cultural resource investigations have been conducted within a 1 mile search of the project site between 1973 and 2015. Five of these studies encompass portions of the project area. As a result of these studies, the entire project site has been previously surveyed. A total of 55 cultural resources have been documented within a one -mile radius of the project site. Four cultural resources have been previously documented identified within the project site; these resources include three archaeological sites and a built -environment resource. A cultural resource survey of the project area was conducted by Applied Earthworks on April 25, 2017. Survey transects were oriented in an east -west direction and were spaced 10-15 meters apart. The project area contained a range of topography from flat to hilly terrain with slopes that exceeded 25 degrees. Sandy, alluvial deposits containing metamorphic cobbles were found on the flatter portions of the project area, while slopes and hilltops were characterized by reddish -brown clay loam. Vegetation included sycamores, coast live oak, chamise, and weedy species, including invasive wild mustard. The western, northern, and northeastern portions of the project area contained patches of grasses and weeds that were characterized by poor ground visibility (10-40%). Ground visibility was generally good (50-80%) in the other portions of the Project area No potentially significant prehistoric or historical cultural resources were identified during the cultural resource survey of the project area; however, two cultural resources were identified within the project area as a result of the survey efforts. These resources include the historical reservoir and irrigation system (P-36-013927) and historical building (P-36- Rev 9-29-15 D3-7 pg125 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 51 Less Than Significant Less Issues and Supporting Information Sources: Potentially significant With Mitigation Than Significant No Im ad Incorporated Impact Impact 013931); neither resources was eligible for listing on the California Register of Historical Resources or the Rancho Cucamonga Register of Historical Landmarks. A revisit to the locations of the previously recorded prehistoric sites P-36-000897 and P-36-000898 found no evidence of artifacts or indications of subsurface deposits. Furthermore, no newly identified cultural resources were documented during the Phase I survey. Therefore, no adverse impacts are anticipated. b) In conformance with CEQA Guidelines Section 15064.5, a Cultural Resource Assessment was performed on the project site by Applied EarthWorks (May 2017). In conjunction with the South Central Coastal Information Center at California State University, Fullerton, the California Historical Resources Information was also consulted. A total of 60 cultural resource investigations have been conducted within a 1 mile search of the project site between 1973 and 2015. Five of these studies encompass portions of the project area. As a result of these studies, the entire project site has been previously surveyed. A total of 55 cultural resources have been documented within a one -mile radius of the project site. Four cultural resources have been previously documented identified within the project site; these resources include three archaeological sites and a built -environment resource. No potentially significant cultural resources were identified during the cultural resource survey of the project area;, however, two cultural resources were identified within the project area as a result of the survey efforts. These resources include the historical reservoir and irrigation system (P-36-013927) and historical building (P-36-013931); neither resources was eligible for listing on the California Register of Historical Resources or the Rancho Cucamonga Register of Historical Landmarks. A revisit to the locations of the previously recorded prehistoric sites P-36-000897 and P-36-000898 found no evidence of artifacts or indications of subsurface deposits. Furthermore, no newly identified cultural resources were documented during the Phase I survey. In the event that potentially significant archaeological materials are encountered during project related construction activities, all work must be halted in the vicinity of the archaeological discovery until a qualified archaeologist can visit the site of discovery and assess the significance of the archaeological resource. As well, Health and Safety Code 7050.5, CEQA 15064.5(e), and Public Resources Code 5097.98 mandate the process to be followed in the unlikely event of an accidental discovery of any human remains in a location other than a dedicated cemetery. As required by Senate Bill 18 (SB 18), the City submitted Tribal Consultation Requests for General Plan Amendment DRC2016-00206 to the Soboba Band of Luiseno Indians, the San Manual Band of Mission Indians, the Gabrieleno Band of Mission Indians — Kizh Nation, the Morongo Band of Mission Indians, the Serrano Nation of Mission Indians, the Gabrieleno/Tongva Nation, the Gabrieleno/Tongva San Gabriel Band of Mission Indians, and the San Fernando Band of Mission Indians. The notices were mailed on July 6, 2016 and provided for a 90-daycomment period ending on October 4, 2016. Of the 8 tribes who were notified, none submitted a response requesting consultation during the notification period. As required by Assembly Bill 52 (AB 52), the City submitted Tribal Consultation Requests to the Soboba Band of Luiseno Indians, the San Manual Band of Mission Indians, the San Gabriel Band of Mission Indians, and the Torres Martinez Desert Cahuilla Indians following a completeness determination for Design Review DRC2012-00672. The notices were mailed on February 16, 2017 and provided for a 30-day comment period ending on March 20, 2017. No responses were received during this notification period; however, the Rev 9-29-15 D3-7 pg126 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 52 Less Than Significant Less Issues and Supporting Information Sources: Potentially Significant With 'Mitigation Than Significant No Impact Incorporated Impact Im act San Manual Band of Mission Indians did respond on April 7,'2017 requesting consultation. Although the consultation request by the San Manual Band of Mission Indians was received after the end of the consultation period the City did honor their request and include their comments in the mitigation measures below. An additional notice was provided to the Gabrieleno Band of Mission Indians — Kizh Nation on May 17, 2017 following their AB 52 noticing request. On May 25, 2017 the Gabrieleno Band of Mission Indians —Kizh Nation responded with a request for consultation and their comments are included in the mitigation measures below. Should any undocumented archaeological or cultural resources be discovered during ground disturbing activities, adherence to the mitigation measures listed below will ensure that all impacts will be less than significant. 1) The applicant shall contact the Gabrieleno Band of Mission Indians — Kizh Nation (GBMI-KN) and the San Manuel Band of Mission Indians (SMBMI) to discuss Tribal Monitoring of the project during all ground disturbing activities, and any trenching below the initial grade level, to ensure that cultural resources that may be encountered during ground disturbances are protected and preserved for study. The monitor(s) must be approved by the Tribal Representatives and will be present on -site during ground disturbing activities. The Native American Monitor(s) will complete monitoring logs on a daily basis. The logs will provide descriptions of the daily activities, including construction activities, locations, soil, and any cultural materials identified. In addition, the monitor(s) will be required to provide insurance certificates, including liability insurance, for any archaeological resource(s) encountered during grading and excavation activities pertinent to the provisions outlined in the California Environmental Quality Act, California Public Resources Code Division 13, and Section 21083.2 (a) through (k). The on -site monitoring shall end when the project site grading and excavation activities are completed, or when the Tribal Representatives and monitor have indicated that the site has a low potential for archeological resources. The applicant shall submit the results of these consultations to the City prior to issuance of grading permits for the project site. 2) In the event that human remains or funerary objects are encountered during any activities associated with the project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5, and that code shall be enforced for theduration of the project. Prior to the start of ground disturbing activities, the land owner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human .remains and/or ceremonial objects. Any discoveries of human skeletal material shall be immediately reported to the County Coroner. The monitor will then notify the Qualified Archaeologist and the construction manager who will call the coroner. Work will continue to be diverted while the coroner determines whether the remains are Native American. The discovery is to be kept confidential and secure to prevent any further disturbance. If Native American, the coroner will notify the N'AHC as mandated by state law who will then appoint a Most Likely Descendent. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is Rev 9-29-15 D3-7 pg127 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 53 Less Than Significant Less Issues and Supporting Information Sources: Potentially Significant with Mitigation Than Significant No Im act Incorporated Impact Im act not available, a 24 hour guard should be posted outside of working hours. The Tribe(s) will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed. The Tribe(s) will work closely with the Qualified Archaeologist to ensure that the excavation is treated carefully, ethically, and respectfully. If data recovery is approved by the Tribe(s), documentation shall be taken which includes at a minimum detailed descriptive notes and sketches. Additional types of documentation shall be approved by the Tribe(s) for data recovery purposes. Cremations will either be removed in bulk or by means as necessary to ensure completely recovery of all material. If the discovery of human remains includes 4 or more burials, the location is considered a cemetery and a separate treatment plan shall be created. The project applicant shall consult with the Tribe(s) regarding avoidance of all cemetery sites. Once complete, a final report of all activities are to be submitted to the NAHC. The Tribe(s) do NOT authorize any scientific study or the utilization of any invasive diagnostics on human remains. 3) In the event that Native American cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60- foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the other portions of the project outside of the buffered area may continue during this assessment period. The archaeologist shall contact the GBMI-KN and the SMBMI for input regarding the preservation, retention and final disposition of any discovered cultural resources. The archaeologist shall prepare a mitigation plan and technical resources management report, which, shall document the inventory, evaluation, and proposed mitigation of resources within the project area. Additionally, the GBMI-KN and the SMBMI will be contacted if any such find occurs and be provided information and permitted/invited to perform a site visit when the archaeologist makes his/her assessment, so as to provide Tribal input. All archaeological resources unearthed by project construction activities shall be evaluated by the Qualified Archaeologist and Native Monitor. If the resources are Native American in origin, the Tribe(s) shall coordinate with the landowner regarding treatment and curation of these resources. Typically, the Tribe(s) will request reburial or preservation for educational purposes. If a, resource is determined by the Qualified Archaeologist to constitute a "historical resource" pursuant to CEQA Guidelines Section 15064.5(a) or has a ".unique archaeological resource" pursuant to Public Resources Code Section 21083.2(g), the Qualified Archaeologist shall coordinate with the applicant and the City to develop a formal treatment plan that would serve to reduce impacts to the resources. The treatment plan established for the resources shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical resources and Public 'Resources Code Sections 21083.2(b) for unique archaeological resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. Any ,historic archaeological material that is not Native American in origin shall be curated Rev 9-29-15 D3-7 pg128 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 54 ess Than Signi(cant Less. Issues and Supporting Information Sources: Potentially significant With Mitigation Than significant No Im act Incorporated Impact Im act at a public, non-profit institution with a research interest in the materials, such as the San Bernardino County Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, they shall be donated to a local school or historical society in the area for educational purposes. 4) In the event that significant Native American historical resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, an SOI-qualified archaeologist shall be retained to develop a cultural resources Treatment Plan, as well as a Discovery and Monitoring Plan, the drafts of which shall be provided to the GBMI-KN and the SMBMI for review and comment. All in -field investigations, assessments, and/or data recovery enacted pursuant to the finalized Treatment Plan shall be monitored by a GBMI-KN and SMBMI Tribal Participant(s). The Lead Agency and/or applicant shall, in good faith, consult with GBMI-KN and the SMBMI on the disposition and treatment of any artifacts or other cultural materials encountered during the project. 5) Non -Native American artifacts shall be inventoried, assessed, and analyzed for cultural affiliation, personal affiliation (prior ownership), function, and temporal placement. Subsequent to analysis and reporting, these artifacts shall be subjected to curation or returned to the Property Owner/Developer, as deemed appropriate. Once ground -altering activities have ceased or the Project Archaeologist determines that monitoring activities are no longer necessary, monitoring activities may be discontinued following notification to the City of Rancho Cucamonga Planning Department. 18. UTILITIES AND SERVICE SYSTEMS'. Would the project., a) Exceed wastewater treatment requirements of the () () () (✓) applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or () () () (✓) wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water () () () (✓) drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the () () () (✓) project from existing entitlements and resources, or are new or expanded entitlements needed? Rev 9-29-15 D3-7 pg129 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 55 Less Than Significant Less Issues and Supporting Information Sources: PoteNially significant With Mitigation Than Significant No Im act Incomorated Impact Im act e) Result in a determination by the wastewater treatment () () () (✓) provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity () () () (✓) to accommodate the project's solid waste disposal needs? g) Comply with Federal, State, and local statutes and () () () (✓) regulations related to solid waste? Comments: a) The proposed project is served by the CVWD sewer system, which has waste treated by the Inland Empire Utilities Agency at the RP-1 and RP-4 treatment plants. The RP-1 capacity is sufficient to exceed the additional development within the western and southern areas of the City. The RP-4 treatment plant has a potential ultimate capacity of 28 mgd which is considered more than adequate to capacity to treat all increases in wastewater generation for buildout of the General Plan. The project is required to meet the requirements of the Santa Ana Regional Water Quality Control Board regarding wastewater. Therefore, no adverse impacts are anticipated. b) The proposed project is served by the CVWD sewer system, which has waste treated by the Inland Empire Utilities Agency at the RP-4 treatment plant located within Rancho Cucamonga and RP-1 located within City of Ontario, neither of which is at capacity. The project is required to meet the requirements of the Santa Ana Regional Water Quality Control Board regarding wastewater. Therefore, no adverse impacts are anticipated. c) All runoff will be conveyed to existing storm drain facilities, which have been designed to handle the flows. A Grading and Drainage Plan must be approved by the Building Official and City Engineer prior to issuance of grading permits. Therefore, no adverse impacts are anticipated. d) The project is served by the CVWD water system. There is currently a sufficient water supply available to the City of Rancho Cucamonga to serve this project. Therefore, no adverse impacts are anticipated. e) The proposed project is served by the CVWD sewer system, which has waste treated by the Inland Empire Utilities Agency at the RP-4 treatment plant located within Rancho Cucamonga and RP-1 located within City of Ontario, neither of which is at capacity. Therefore, no adverse impacts are anticipated. f) Solid waste disposal will be provided by the current City contracted hauler who disposes the refuse at a permitted landfill with sufficient capacity to handle the City's solid waste disposal needs. Therefore, no adverse impacts are anticipated. g) This project complies with Federal, State, and local statutes and regulations regarding solid waste. The City of Rancho Cucamonga continues to implement waste reduction procedures consistent with AB 939. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg130 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 56 Less Than Significant Less Issues and Supporting Information Sources: patentially significant With Mfigabon Than Significant No Im act Incor prated Impact I fin-1 19. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the () (✓) () ( ) quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually () () () (✓) limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects that will () (✓) () ( ) cause substantial adverse effects on human beings, either directly or indirectly? Comments: a) The proposed project is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live -work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. According to the General Plan Figure RC-4, and Section 4.4 of the General Plan FPEIR, the project site is not within an area of sensitive biological resources; therefore, development is not anticipated to adversely affect rare or endangered species of plants or animals because of the fact that the project is surrounded by urbanized land uses and is consistent with the General Plan Land Use Plan. A Burrowing Owl Survey & Nesting Bird Survey was prepared for the project site (RCA Associates, March 2017), which concluded that no active nests were observed and no diagnostic sign (feathers, pellets, fecal material, prey remains, etc.) of current nesting activities was detected during the survey, and that no native and/or non- native bird species recorded during the survey were currently utilizing the site for nesting. The contribution of the project to cumulative biological impacts is not expected to be cumulatively considerable as the project site is within an urban area, is relatively small, and is isolated from areas of better habitat. The Nesting Bird Surveys Report did not identify the presence of burrowing owl activity during the survey, however, due to the potential of the site to contain burrow sites and the ability of owls to begin using the site at any time, a preconstruction clearance survey is recommended prior to site disturbance. The site does contain a large number of mature trees which have the potential to provide nesting areas for migrating birds. To avoid any impact on nesting birds, it is recommended that a pre - construction nesting bird survey be conducted a maximum 3 days prior to ground breaking activity to avoid impact to birds protected under the Fish and Game Code and the Migratory Rev 9-29-15 D3-7 pg131 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 57 Less Than Significant Less Issues and Supporting Information Sources: Potentially Significant With Mitigation Than Significant No Im act Incorporated Impact Im act Bird Act. Mitigation measures have been added in the Biological Resources section of the study requiring the submission of a nesting bird survey and burrowing owl survey to the Planning Department prior to the issuance of a rough grading permit. No cultural resources are known to exist on the site; however, in the unlikely event that archaeological and paleontological resources are discovered during construction, mitigation measures are included to ensure proper handling and protection. b) If the proposed project were approved, then the applicant would be required to develop the site in accordance with the City of Rancho Cucamonga General Plan. The 2010 General Plan was adopted along with the certification of a Program FEIR, Findings of Fact, and a Statement of Overriding Considerations for significant adverse environmental effects of build -out in the City and Sphere -of -Influence. The City made findings that adoption of the General Plan would result in significant adverse effects to Aesthetics, Agriculture and Forest Resources, Air Quality, Climate Change and Mineral Resources. Mitigation measures were adopted for each of these resources; however, they would not reduce impacts to less -than -significant levels. As such, the City adopted a Statement of Overriding Considerations balancing the benefits of development under the General Plan Update against the significant unavoidable adverse impacts (CEQA Guidelines Section 15092 and 15096(h)). The Traffic Impact Study prepared for the project site (Linscott Law & Greenspan, September 2015) identifies that without project improvements the Red Hill Country Club Drive and Foothill will be at LOS F, and with improvements will improve to LOS C. These benefits include less overall traffic volumes by developing mixed -use projects that will be pedestrian friendly and conservation of valuable natural open space. With these findings and the Statement of Overriding Considerations, no further discussion or evaluation of cumulative impacts is required. c) Development of the site under the proposed land use change would not cause substantial adverse effects on human beings, either directly or indirectly. The Initial Study identifies construction -related emissions of criteria pollutants as having a potentially significant impact and includes mitigation measures to reduce emission levels to a less than significant impact on the environment (see Air Quality section above for detailed analysis and mitigation measures). Additionally, impacts resulting from air quality would be short- term and would cease once construction activities were completed. As prescribed by SCAQMD, the Air Quality Assessment (Landrum & Brown, July 2015), and the Greenhouse Gas Assessment (Landrum & Brown, July 2015). This analysis concluded that because the on -site emissions are low, the emissions would not exceed the ambient air quality standards prescribed by the SCAQMD. The Initial Study identified potentially significant impacts associated with the exposure of people to increased noise levels. A Noise Impact Study Noise Analysis (Mestre Greve Associates, July 2015) was submitted for the project that reviewed the potential interior and exterior noise levels. The report concluded that with the proposed mitigation measures (see Noise section above for detailed analysis and mitigation measures), elevated interior and exterior noise levels created by adjacent roadways would be reduced to less than significant. EARLIER ANALYSES Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier PEIR or Negative Declaration per Section 15063(c)(3)(D). The effects identified above for this project were within the scope of and adequately analyzed in the following earlier document(s) pursuant to applicable legal standards, and such effects were Rev 9-29-15 D3-7 pg132 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 58 addressed by mitigation measures based on the earlier analysis. The following earlier analyses were utilized in completing this Initial Study and are available for review in the City of Rancho Cucamonga, Planning Division offices, 10500 Civic Center Drive (check all that apply): (✓) General Plan FPEIR (SCH#2000061027, Certified May 19, 2010) (✓) General Plan FEIR (SCH#2000061027, Certified October17, 2001) (✓) Master Environmental Assessment for the 1989 General Plan Update (SCH #88020115, Certified January 4, 1989) TECHNICAL APPENDICES (✓) Air Quality Assessment (Landrum & Brown, July 30, 2015) (✓) ArboristReport — Tree Inventory (Jim Borer, August 2, 2012) (✓) Archaeological Survey — Red Chief Motel Site (Applied Earthworks, August28, 2012) (✓) Burrowing Owl Survey & Nesting Bird Survey (RCA Associates, March 16, 2017) (✓) Cultural Resource Assessment (Applied Earthworks, May 15, 2017) (✓) Cultural Resource Assessment — Red Chief Motel Site (Emily Stadnicki, August 27, 2012) (✓) Geotechnical Engineering Report (Langan Engineering & Environmental Services, February 20, 2015) (✓) Greenhouse Gas Assessment (Landrum & Brown, July 30, 2015) (✓) Biological Assessment— Habitat Suitability Evaluation (Ecological Sciences, July 21, 2003) (✓) Biological Assessment — Habitat Suitability Evaluation — Update (RCA & Associates, May 26, 2017) (✓) Jurisdictional Waters Delineation (RCA Associates, LLC, August 14, 2017) (✓) Noise Analysis (Mestre Greve Associates, July 20, 2015) (✓) Traffic Impact Study (Linscott Law & Greenspan, November 1, 2016) (✓) Red Hill Country Club Neighborhood Area Traffic Study — Draft (KOA Corporation, February 2009) Rev 9-29-15 D3-7 pg133 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 59 (✓) Water Quality Management Plan — Draft (David Evans and Associates, April 11, 2017) TECHNICAL APPENDICES (Utilized for GPA2004-00339, DRC2004-00352, SUBTT16605, and DRC2003-00637) (✓) An Archaeological Assessment of the Sycamore Village Project Site (Kathleen Del Chario, May 1990) (✓) An Historical Assessment of the Sycamore Village Project Site (Stephen Van Wormer, May 1990) Rev 9-29-15 D3-7 pg134 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 60 1224LOY-M IX-NI:iily[H•i1COIL I certify that I am the applicant for the project described in this Initial Study. I acknowledge that I have read this Initial Study and the proposed mitigation measures. Further, I have revised the project plans or proposals and/or hereby agree to the proposed mitigation measures to avoid the effects or mitigate the effects to a point where clearly no significant environmental effects would occur. Applicant's Signature. Print Name and Title: Rev 9-29-15 Date: 7 3 I D3-7pg135 MITIGATION MONITORING CHECKLIST (INITIAL STUDY PART III) Project File No.: DRC2012-00672 Applicant: Pacific Summit -Foothill, LLC Initial Study Prepared by: Tom Grahn, Associate Planner Date: August 9, 2017 Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date /initials Non -Compliance Section=3y Alr (uallty A Short Term (Construction) Emissions 1) During grading activity, all construction PD/BO C Review of plans A/C 214 equipment (>_ 150 horsepower) shall be California Air Resources Board (CARB) Tier 3 Certified or better. 2) All clearing, grading, earth -moving, or PD/BO C Review of plans A/C _ 2/4 excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. 3) The contractor shall ensure that all disturbed PD C Review of plans A/C 2/4 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. 4) The contractor shall ensure that traffic speeds PD C Review of plans A/C 214 on unpaved roads and Project site areas are reduced to 15 miles per hour or less. 5) All construction equipment shall be maintained PD C Review of plans A/C 2/4 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. 6) Prior to the issuance of any grading permits, PD/BO C Review of plans C 2 the developer shall submit Construction Plans to the City denoting the proposed schedule and projected equipment use. Construction contractors shall provide evidence that Page 1 of 22 0 w V v �n w V Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date /initials Non -Compliance 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 South Coast Air Quality Management District (SCAQMD) as well as City Planning staff. 7) The construction contractor shall utilize electric PD C Review of plans A/C 2/4 or clean alternative fuel powered equipment where feasible. 8) The construction contractor shall ensure that PD G Review of plans A/C 2/4 construction -grading plans include a statement that work crews will shut off equipment when not in use. 9) All asphalt shall meet or exceed performance BO B Review of plans A/C 2 standards noted in SCAQMD Rule 1108. 10) All paints and coatings shall meet or exceed BO C Review of plans A/C 2/4 performance standards noted in SCAQMD Rule 1113. Paints and coatings shall be applied either by hand or high -volume, low- pressure spray. 11) All construction equipment shall comply with PD C Review of plans A/C 2/4 SCAQMD Rules 402 and 403. Additionally, contractors shall include the following provisions: • Reestablish ground cover on the BO C Review of plans A/C 2/4 construction site through seeding and watering. • Pave or apply gravel to any on -site haul BO C Review of plans A/C 2/4 roads. • Phase grading to prevent the susceptibility BO C Review of plans of large areas to erosion over extended periods of time. • Schedule activities to minimize the BO C Review of plans A/C 2/4 amounts of exposed excavated soil during and after the end of work periods. • Dispose of surplus excavated material in BO C Review of plans A 4 accordance with local ordinances and use sound engineering practices. • Sweep streets according to a schedule i BO C During construction A 14 Page 2 of 22 Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date /Initials Ni 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 BO C During construction A 4 winds (i.e., wind' speeds exceeding 25 mph) in accordance with SCAQMD Rule 403 requirements. • Maintain a minimum 24-inch freeboard BO C During Construction A 4 ratio on soils haul trucks or cover payloads using tarps or other suitable means. 12) The site shall be treated with water or other BO C During construction A 4 soil -stabilizing agent (approved by SCAQMD and Regional Water Quality Control Board (RWQCB)) daily to reduce Particulate Matter PM10 emissions, in accordance with SCAQMD Rule 403. 13) Chemical soil -stabilizers (approved by BO C During construction A 4 SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PMio emissions. Long Term Emissions 14) Provide adequate ingress and egress at all BO C Review of plans A/C 2/4 entrances to public facilities to minimize vehicle idling at curbsides. 15) Provide preferential parking to high occupancy BO C Review of plans A/C 2/4 vehicles and shuttle services. 16) Schedule truck deliveries and pickups during BO C Review of plans A/C 2/4 off-peak hours. 17) Improve thermal integrity of the buildings and BO C Review of plans A/C 2/4 reduce thermal load with automated time clocks or occupant sensors. 18) Landscape with native and/or drought -resistant BO C Review of plans A/C 2/4 species to reduce water consumption and to provide passive solar benefits. 19) Provide lighter color roofing and road materials BO C Review of plans A/C 2/4 and tree planting programs to comply with the AQMP Miscellaneous Sources MSC-01 measure. Page 3 of 22 0 W V U u1 W to Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date/initials Non -Compliance 20) All residential and commercial structures shall PD C Review of plans D 2/3 be required to incorporate high-efficiency/low- polluting heating, air conditioning, appliances, and water heaters. 21) All residential and commercial structures shall PD C Review of plans D 2/3 be required to incorporate thermal pane windows and weather-stripping. 22) All new development in the City of Rancho PD C Review of plans D 2/3 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. Page 4 of 22 Mitigation Measures No. I Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date/initials Non -Compliance Sectlony4 jBlologicalgResources ' i ` 77 =, Y _ # _ 1) Three days prior to the removal of vegetation PD B Review of plans B 2/4 or ground -disturbing activities, a breeding bird survey that is in conformance with the Migratory Bird Act shall be required to determine whether nesting is occurring. Occupied nests shall not be disturbed unless a qualified biologist verifies through non- invasive methods that either (a) the adult birds have not begun egg -laying or incubation; or (b) the juveniles from the occupied nests are foraging independently and are capable of independent survival. if the biologist is unable to verify one of the above conditions, then no disturbance shall occur within 300 feet of non - raptor nests, and within 5,000 feet of raptor nests, during the breeding season to avoid abandonment of the young. If nests are discovered, they shall be avoided through the establishment of an appropriate buffer setback, as determined by a qualified wildlife biologist. The temporary "no construction" area shall be maintained until the nest has completed its cycle, as determined by a qualified wildlife biologist. Once the nest cycle is complete and all nestlings have fledged and have left the nest, construction in the area may resume. 2) Perform a Burrowing Owl Survey that is in PD B Review of plans B 2/4 conformance with the Department of Fish and Wildlife Staff Report on Burrowing Owl Mitigation and submit the written report outlining the findings to the California Department of Fish and Wildlife (CDFW) and the Planning Department within 30 days of groundbreaking activity. The survey shall include a habitat assessment, survey and impact analysis. The Burrowing Owl Survey shall follow the following protocol. Page 5 of 22 Mitigation Measures No. / Implementing Action Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification Verified Date /Initials Sanctions for Non -Compliance • Burrowing Owl Survey methodology shall be based on Appendix D (Breeding and Non -breeding Season Surveys and Reports) of the CDFW Staff Report. Results of the pre -construction survey shall be provided to CDFW and the City. If the pre -construction survey does not identify burrowing owls on the project site, then no further mitigation is required. If burrowing owls are found to be utilizing the project site during the pre -construction survey, measures shall be .developed by the qualified biologist in coordination with CDFW to avoid Impacting occupied burrows during the nesting period. These measures shall be based on the most current CDFW protocols and will at minimum include establishment of buffer setbacks from occupied burrows and owl monitoring. If ground -disturbing activities are delayed or suspended for more than 30 days after the pre -construction survey, the site shall be resurveyed for owls. • During the non -breeding season from September 1 through January 31, if burrows are occupied by migratory or non - migratory resident burrowing owls during a pre -construction survey, burrow exclusion and/or closure may be used to exclude owls from those burrows. Burrow exclusion and/or closure should only be conducted by a qualified wildlife biologist in coordination with CDFW using the most current CDFW guidelines. • During the avian nesting season from February 1 through August 31, if nests are discovered, they shall be avoided through establishment of an appropriate buffer Page 6 of 22 Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date /initials Non -Compliance setback, as determined by a qualified wildlife biologist. The temporary "no construction" area would have to be maintained until the nest has completed its cycle, as determined by a qualified wildlife biologist. Once the nest cycle is complete and all nestlings have fledged and have left the nest, construction in the area may resume. 3) Prior to issuance of any grading permit, the PD/BO B Review of report B 2 Project Applicant shall provide to the City of Rancho Cucamonga either of the following: Written correspondence from the California Department of Fish and Wildlife stating that notification under Section 1602 of the California Fish and Game Code is not required for the project; or a copy of a Department executed Lake or Streambed Alteration Agreement, authorizing impacts to California Fish and Game Code, section 1602 resources associated with the project. Section 5 'Cu lt`ural c.'a.a, � .ram., c, z . v s.,.c �°. r. ..........._ 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 PD/BO C Review of report AID 3/4 undesignated sites from demolition or significant modification without an opportunity for the City to establish its archaeological value. a Consider establishing provisions to require PD/BO C Review of report A/D 3/4 incorporation of archaeological sites within new developments, using their special qualities as a theme or focal point. Page 7 of 22 Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date/initials Non -Compliance • Pursue educating the public about the PD/BO C Review of report A/D 3/4 archaeological heritage of the area. • Prepare a mitigation plan consistent with P/D B/C Review of A/D Section 21083.2 Archeological resources Plans/Report During of CEQA to eliminate adverse project Construction effects on significant, important, and unique prehistoric resources, including but not limited to, avoiding archeological sites, capping or covering site with soil, planning the site as a park or green space or paying an in -kind mitigation fee. • Prepare a technical resources PD C Review of report A/D 3/4 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. 2) If any paleontological resource (i.e. plant or PD B Review of report A/D 4 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 PD B Review of report A/D 4 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 BO B/C Review of report A/D 4 being cleared or graded, divert earth - disturbing activities elsewhere until the Page 8 of 22 0 w 1 V V A A Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date /Initials Non -Compliance 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 PD D Review of report D 3 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 PD D Review of report D 3 Cucamonga. Transfer collected specimens with a copy to the report to San Bernardino County Museum. Section, Geology and Sotls x:' ;::y 1) The site shall be treated with water or other BO C During construction A 4 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. 2) Frontage public streets shall be swept BO C During construction A 4 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. 3) Grading operations shall be suspended when BO C During construction A 4 wind speeds exceed 25 mph to minimize PM10 emissions from the site during such episodes. 4) Chemical soil -stabilizers (approved by BO C During construction A 4 SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PMio emissions. Greenhouse Gass sslons' t p 4 ,Section:? Cumulative Short Term (Construction) GHG Emissions 1) The project must comply with all rules that BO C During construction A 4 Page 9 of 22 Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date /initials Non -Compliance assist in reducing short-term air pollutant emission in compliance with SCAWMD 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. 2) The construction contractor shall select BO C During construction A 4 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. 3) Trucks shall not idle continuously for more BO C During construction A 4 than 5 minutes. 4) Alternative fuel powered equipment shall be BO C During construction A 4 utilized in lieu of gasoline- or diesel -powered engines where feasible. 5) Construction should be timed so as not to BO C During construction A 4 interfere with peak -hour traffic. 6) Ridesharing and transit incentives shall be BO C During construction A 4 supported and encouraged for construction crew. Cumulative Long Term (Operational) GHG Emissions 7) Construction and Building materials shall be BO A During Construction C 2 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. 8) Design all buildings to exceed California BO A During Construction C 2 Building Code Title 24 energy standard including but not limited to any combination of: • Increased insulation. • Limit air leakage through the structure. • Incorporate Energy Star or better rated windows, space heating and cooling Page 10 of 22 0 w I V A M Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date/Initials Non -Compliance equipment, light fixtures, and appliances. • Landscape and developed site utilizing shade, prevailing winds, and landscaping. • Install efficient lighting and lighting control systems. • Install light colored "cool" roofs and cool pavements. • Install solar or light emitting diodes (LED's) for outdoor lighting. 9) Prepare a comprehensive water conservation BO A During Construction C 2 strategy appropriate for the project and include the following: • Install water efficient landscapes and irrigation systems and devices in compliance with the City of Rancho Cucamonga Water Efficient Landscape Ordinance. • Use reclaimed water for landscaping within the project if available and/or install the infrastructure to deliver and use reclaimed water. • Design building to be water efficient by installing water efficient fixtures and appliances including low flow faucets, dual flush toilets, and waterless urinals/water heaters. • Design irrigation to control runoff and to remove water to non -vegetated surfaces. 10) Reuse and recycle construction and demolition CE A Review of plans C 2 waste. Provide interior and exterior storage areas for recyclables and green waste in public areas. Educated employees about reducing waste and about recycling. Section' Hydrology and Water Quality - - Construction Activities 1) Prior to issuance of grading permits, the permit BO B/C/D Review of plans A/C 2/4 applicant shall submit to Building Official for Page 11 of 22 0 w I V m A V Mitigation Measures No. I Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date /Initials Non -Compliance approval, 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. 2) An Erosion Control Plan shall be prepared, BO B/C/D Review of plans A/C 2/4 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. 3) During construction, temporary berms such as BO B/C/D Review of plans A/C 2/4 sandbags or gravel dikes must be used to prevent discharge of debris or sediment from the site when there is rainfall or other runoff. 4) During construction, to remove pollutants, BO B/C/D Review of plans A/C 2/4 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. 5) Prior to issuance of grading or paving permits, BO B/C/D Review of plans A/C 2/4 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 Page 12 of 22 0 w I V v A 00 Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date /Initials Non -Compliance City Building Official for coverage under the NPDES General Construction Permit. Post -Construction Operational 6) Prior to issuance of building permits, the BO B/C/D Review of plans A/C 2/4 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. 7) Landscaping plans shall include provisions for BO B/C/D Review of plans A/C 2/4 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. Grading Activities 8) Prior to issuance of building permits, the BO B/C/D Review of plans A/C 2/4 applicant shall submit to the City Engineer 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. 9) Prior to issuance of grading or paving permits, BO B/C/D Review of plans A/C 214 Page 13 of 22 Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date /Initials Non -Compliance 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. 10) The developer shall implement the BMPs BO B/C/D Review of plans A/C 2/4 identified in the Preliminary Water Quality Management Plan (David Evans and Associates, April 2017) to reduce construction pollutants from entering the storm drain system to the maximum extent practical. Section 12t Nolse _ .vIT- " Exterior 1) Prior to the issuance of any grading plans a PD/BO B Review of plans A/C 2/4 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. 2) During all project site excavation and grading, BO B Review of plans A/C 2/4 the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with the manufacturers' standards. 3) The project contractor shall place all stationary BO B Review of plans A/C 2/4 construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site. 4) The construction contractor shall locate BO B Review of plans A/C 2/4 equipment staging in areas that will create the greatest distance between construction - related noise sources and noise -sensitive receptors nearest the project site during all project construction. Page 14 of 22 Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date /Initials Non -Compliance 5) The construction contractor shall obtain the CE B Review of plans D 214 City's approval for its haul plan, with the planned haul truck routes avoiding residential areas to the extent feasible. 6) The construction contractor shall change the PD/BO C Review of plans A 214 timing and/or sequence of the noisiest construction operations to avoid sensitive times of the day. 7) Prior to the issuance of any grading plans, the PD B Review of plans C 2/4 applicant shall submit a construction -related noise mitigation plan for Planning Director review and approval. This plan shall depict the location of construction equipment and how the noise from this equipment would be mitigated during construction of the project. 8) During construction, the contractor shall PD B Review of plans A/C 2/4 ensure all construction equipment is equipped with appropriate noise attenuating devices. 9) Idling equipment shall be turned off when not PD B Review of plans A/C 2/4 in use. 10) Equipment shall be maintained so that vehicles PD B Review of plans A/C 2/4 and their loads are secured from rattling and banging. 11) In order to meet the 65 CNEL exterior noise PD B Review of plans A/C 2/4 standard, noise barriers ranging from 4 to 5.5 feet (Noise Analysis, Mestre Greve Associates, July 2015, Exhibit 3) will be required along Foothill Boulevard. The noise barriers may consist of a wall, berm, or combination of the two. The noise barriers must have a surface density of at least 3.5 pounds per square foot, and shall have no openings or gaps. The wall may be constructed of stud and stucco, 3/8- inch plate glass, or 5/8-inch Plexiglas, any masonry material, or a combination of these materials. The first floor exterior living areas are projected to meet the 65 CNEL outdoor noise standard with the specified noise barriers. The walls shall be located at the top of slope. Page 15 of 22 0 w i V L9 Mitigation Measures No. I Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date /Initials Non -Compliance Interior 12) For proper acoustical performance, all exterior PD B Review of plans A/C 213 windows and doors, and sliding glass doors must have a positive seal and leaks/cracks must be kept to a minimum. 13) To prevent sound leaks the following should be BO BIG Review of plans A/C 2/3 provided: • On concrete slab, the first layer of 5/8" BO BID Review of plans A/C 2/3 gypsum board on the unit side should be sealed top and bottom with resilient caulk, as well as around the junction boxes. • Window rough -in seams should be no BO BID Review of plans A/C 2/3 greater than ''%", and all seams should be caulked with resilient caulking. • Seal, caulk, gasket or weather-strip all BO BID Review of plans A/C 2/3 joints and seams to eliminate air leakage through these assemblies. Includes around window and doorframes, at penetrations through walls, and all other openings in the building envelope. 14) All first floor rooms are projected to meet the BO B/C/D Review of plans A/C 2/4 45 CNEL interior noise standard through the installation of the exterior noise barriers along Foothill Boulevard. All rooms, including second and third floor units, are projected to meet the 45 CNEL interior noise standard without building upgrades. 15) All buildings exposed to noise levels greater BO BIC/D Review of plans A/C 2/4 than 57 CNEL will meet the 45 CNEL interior noise standard only with windows closed. Adequate ventilation, with windows closed, will be required for those units adjacent to Foothill Boulevard (Noise Analysis, Mestre Greve Associates, July 2015, Exhibit 4). 16) Construction or grading shall not take place BO B/C/D Review of plans A/C 2/4 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. 17) Construction or grading noise levels shall not BO B/C/D Review of plans A/C 2/4 exceed the standards specified in Page 16 of 22 Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date/initials Non -Compliance Development Code Section 17.66.050, as measured at the property line. Developer 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. 18) Haul truck deliveries shall not take place BO B/C/D Review of plans A/C 2/4 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. Additionally, if heavy trucks used for hauling would exceed 100 daily trips (counting both to and from the construction site), then the developer shall prepare a noise mitigation plan denoting any construction traffic haul routes and include appropriate noise mitigation measures. To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings. ^" Sectiori17 - •, 1) The applicant shall contact the Gabrieleno PD/BO C Review of plans A/D 3/4 Band of Mission Indians — Kizh Nation (GBMI- KN) and the San Manuel Band of Mission Indians (SMBMI) to discuss Tribal Monitoring of the project during all ground disturbing activities, and any trenching below the initial grade level, to ensure that cultural resources that may be encountered during ground disturbances are protected and preserved for study. The monitor(s) must be approved by the Tribal Representatives and will be present on - Page 17 of 22 0 w i V a �n Uq w Mitigation Measures No. / Implementing Action Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification Verified Date/initials Sanctions for Non -Compliance site during ground disturbing activities. The Native American Monitor(s) will complete monitoring logs on a daily basis. The logs will provide descriptions of the daily activities, including construction activities, locations, soil, and any cultural materials identified. In addition, the monitor(s) will be required to provide insurance certificates, including liability insurance, for any archaeological resource(s) encountered during grading and excavation activities pertinent to the provisions outlined in the California Environmental Quality Act, California Public Resources Code Division 13, and Section 21083.2 (a) through (k). The on - site monitoring shall end when the project site grading and excavation activities are completed, or when the Tribal Representatives and monitor have indicated that the site has a low potential for archeological resources. The applicant shall submit the results of these consultations to the City prior to issuance of rading permits for the project site. 2) In the event that human remains or funerary PD/BO C Review of plans A/D 3/4 objects are encountered during any activities associated with the project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5, and that code shall be enforced for the duration of the project. Prior to the start of ground disturbing activities, the land owner shall arrange a designated site location within the footprint of the projectfor the respectful reburial of the human remains and/or ceremonial objects. Any discoveries of human skeletal material shall be immediately reported to the County Coroner. The monitor will then notify the Qualified Archaeologist and the construction manager who will call the coroner. Work will continue to be diverted Page 18 of 22 Mitigation Measures No. / Implementing Action Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification Verified Date/initials Sanctions for Non -Compliance while the coroner determines whether the remains are Native American. The discovery is to be kept confidential and secure to prevent any further disturbance. If Native American, the coroner will notify the NAHC as mandated by state law who will then appoint a Most Likely Descendent. In the case where discovered human remains cannot be fully documented and recovered on the same day, the. remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24 hour guard should be posted outside of working hours. The Tribe(s) will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed. The Tribe(s) will work closely with the Qualified Archaeologist to ensure that the excavation is treated carefully, ethically, and respectfully. If data recovery is approved by the Tribe(s), documentation shall be taken which includes at a minimum detailed descriptive notes and sketches. Additional types of documentation shall be approved by the Tribe(s) for data recovery purposes. Cremations will either be removed in bulk or by means as necessary to ensure completely recovery of all material. If the discovery of human remains includes 4 or more burials, the location is considered a cemetery and a separate treatment plan shall be created. The project applicant shall consult with the Tribe(s) regarding avoidance of all cemetery sites. Once complete, a final report of all activities are to be submitted to the NAHC. The Tribe(s) do NOT authorize any scientific study or the utilization of any invasive diagnostics on human remains. Page 19 of 22 w 1 V -o to Mitigation Measures No. I Implementing Action Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification Verified Date /initials Sanctions for Non -Compliance 3) In the event that Native American cultural PD/BO C Review of plans A/D 3/4 resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60-foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the other portions of the project outside of the buffered area may continue during this assessment period. The archaeologist shall contact the GBMI-KN and the SMBMI for input regarding , the preservation, retention and final disposition of any discovered cultural resources. The archaeologist shall prepare a mitigation plan and technical resources management report, which shall document the inventory, evaluation, and proposed mitigation of resources within the project area. Additionally, the GBMI-KN and the SMBMI will be contacted if any such find occurs and be provided information and permitted/invited to perform a site visit when the archaeologist makes his/her assessment, so as to provide Tribal input. All archaeological resources unearthed by project construction activities shall be evaluated by the Qualified Archaeologist and Native Monitor. If the resources are Native American in origin, the Tribe(s) shall coordinate with the landowner regarding treatment and curation of these resources. Typically, the Tribe(s) will request reburial or preservation for educational purposes. If a resource is determined by the Qualified Archaeologist to constitute a "historical resource" pursuant to CEQA Guidelines Section 15064.5(a) or has a "unique archaeological resource' pursuant to Public Resources Code Section 21083.2(g), the Qualified Archaeologist shall coordinate with the applicant and the City to develop a formal Page 20 of 22 0 w 1 V La Ln m Mitigation Measures No. / Implementing Action Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification Verified Date/initials Sanctions for Non -Compliance treatment plan that would serve to reduce impacts to the resources. The treatment plan established for the resources shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical resources and Public Resources Code Sections 21083.2(b) for unique archaeological resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. Any historic archaeological material that is not Native American in origin shall be curated at a public, non-profit institution with a research interest in the materials, such as the San Bernardino County Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, they shall be donated to a local school or historical society in the area for educational purposes. 4) In the event that significant Native American PD/BO C Review of plans A/D 3/4 historical resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, an SOI-qualified archaeologist shall be retained to develop a cultural resources Treatment Plan, as well as a Discovery and Monitoring Plan, the drafts of which shall be provided to the GBMI-KN and the SMBMI for review and comment. All in -field investigations, assessments, and/or data recovery enacted pursuant to the finalized Treatment Plan shall be monitored by a GBMI- KN and SMBMI Tribal Participant(s). The Lead Agency and/or applicant shall, in good faith, consult with GBMI-KN and the SMBMI on the disposition and treatment of any Page 21 of 22 O w I V to V Mitigation Measures No. / Implementing Action Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification Verified Date /Initials Sanctions for Non -Compliance artifacts or other cultural materials encountered during the project. 5) Non -Native American artifacts shall be PD/BO C Review of plans A/D 3/4 inventoried, assessed, and analyzed for cultural affiliation, personal affiliation (prior ownership), function, and temporal placement. Subsequent to analysis and reporting, these artifacts shall be subjected to curation or returned to the Property Owner/Developer, as deemed appropriate. Once ground -altering activities have ceased or the Project Archaeologist determines that monitoring activities are no longer necessary, monitoring activities may be discontinued following notification to the City of Rancho Cucamonga Planning Department. Key to Checklist Abbreviations Responslble'Pe�sonr' Monitoring"",Frequency Method of Verification Sanctions CDD - Community Development Director or designee A - With Each New Development A- On -site Inspection 1 - Withhold Recordation of Final Map PD - Planning Director or designee B - Prior To Construction B - Other Agency Permit / Approval 2 - Withhold Grading or Building Permit CE - City Engineer or designee C - Throughout Construction C - Plan Check 3 - Withhold Certificate of Occupancy BO - Building Official or designee D - On Completion D - Separate Submittal (Reports/Studies/ Plans) 4 - Stop Work Order PO - Police Captain or designee E - Operating 5 - Retain Deposit or Bonds FC - Fire Chief or designee 6 - Revoke CUP 7 - Citation Page 22 of 22 Yu �^ i lei✓ li,�K�City of Rancho Cucamonga MONITORINGMITIGATION ..t{hl�`•�.r` PROGRAM Project File No.: General Plan Amendment DRC2016-00206, Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. This Mitigation Monitoring Program (MMP) has been prepared for use in implementing the mitigation measures identified in the Mitigated Negative Declaration for the above -listed project. This program has been prepared in compliance with State law to ensure that adopted mitigation measures are implemented (Section 21081.6 of the Public Resources Code). Program Components — This MMP contains the following elements: 1. Conditions of approval that act as impact mitigation measures are recorded with the action and the procedure necessary to ensure compliance. The mitigation measure conditions of approval are contained in the adopted Resolution of Approval for the project. 2. A procedure of compliance and verification has been outlined for each action necessary. This procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported. 3. The MMP has been designed to provide focused, yet flexible guidelines. As monitoring progresses, changes to compliance procedures may be necessary based upon recommendations by those responsible for the program. Program Management —The MMP will be in place through all phases of the project. The project planner, assigned by the Planning Director, shall coordinate enforcement of the MMP. The project planner oversees the MMP and reviews the Reporting Forms to ensure they are filled out correctly and proper action is taken on each mitigation. Each City department shall ensure compliance of the conditions (mitigation) that relate to that department. Procedures — The following steps will be followed by the City of Rancho Cucamonga. 1. A fee covering all costs and expenses, including any consultants' fees, incurred by the City in performing monitoring or reporting programs shall be charged to the applicant. 2. A MMP Reporting Form will be prepared for each potentially significant impact and its corresponding mitigation measure identified in the Mitigation Monitoring Checklist, attached hereto. This procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported. All monitoring and reporting documentation will be kept in the project file with the department having the original authority for processing the project. Reports will be available from the City upon request at the following address: City of Rancho Cucamonga — Lead Agency Planning Department 10500 Civic Center Drive Rancho Cucamonga, CA 91730 EXHIRIT 0 D3-7pg158 Mitigation Monitoring Program GPA DRC2016-00207, SUBTT16605M, DR DRC2012-00672, VAR DRC2016-00207, and TRP DRC2012-00673 Page 2 3. Appropriate specialists will be retained if technical expertise beyond the City staffs is needed, as determined by the project planner, or responsible City department, to monitor specific mitigation activities and provide appropriate written approvals to the project planner. 4. The project planner, or responsible City department, will approve, by signature and date, the completion of each action item that was identified on the MMP Reporting Form. After each measure is verified for compliance, no further action is required for the specific phase of development. 5. All MMP Reporting Forms for an impact issue requiring no further monitoring will be signed off as completed by the project planner or responsible City department at the bottom of the MMP Reporting Form. 6. Unanticipated circumstances may arise requiring the refinement or addition of mitigation measures. The project planner is responsible for approving any such refinements or additions. An MMP Reporting Form will be completed by the project planner or responsible City department and a copy provided to the appropriate design, construction, or operational personnel. 7. The project planner or responsible City department has the authority to stop the work of construction contractors if compliance with any aspects of the MMP is not occurring after written notification has been issued. The project planner or responsible City department also has the authority to hold certificates of occupancies if compliance with a mitigation measure attached hereto is not occurring. The project planner or responsible City department has the authority to hold issuance of a business license until all mitigation measures are implemented. 8. Any conditions (mitigation) that require monitoring after project completion shall be the responsibility of the City of Rancho Cucamonga Planning Department. The Department shall require the applicant to post any necessary funds (or other forms of guarantee) with the City. These funds shall be used by the City to retain consultants and/or pay for City staff time to monitor and report on the mitigation measure for the required period of time. 9. In those instances requiring long-term project monitoring, the applicant shall provide the City with a plan for monitoring the mitigation activities at the project site and reporting the monitoring results to the City. Said plan shall identify the reporter as an individual qualified to know whether the particular mitigation measure has been implemented. The monitoring/reporting plan shall conform to the City's MMP and shall be approved by the Community Development Director or Planning Director prior to the issuance of building permits. D3-7 pg159 City of Rancho Cucamonga rs'MITIGATED NEGATIVE DECLARATION The following Mitigated Negative Declaration is being circulated for public review in accordance with the California Environmental Quality Act Section 21091 and 21092 of the Public Resources Code. Project File No.: General Plan Amendment DRC2016-00206, Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Public Review Period Closes: August 9, 2017 Project Name: Sycamore Heights Project Applicant: Chad Stadnicki Pacific Summit -Foothill, LLC 212 S. Palm Avenue, 2nd Floor Alhambra, CA 91801 Project Location (also see attached map): The project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. Project Description: The applicant, Pacific Summit -Foothill, LLC, proposes an amendment to the General Plan to revise tables and text, including clarifying text as necessary to allow the development of land that contains slopes of 30 percent or greater, a Tentative Tract Map to subdivide a property of 24.19 acres into 6 parcels, and a Design Review for the development of 175 condominium units (including 9 live -work units) located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail. FINDING This is to advise that the City of Rancho Cucamonga, acting as the lead agency, has conducted an Initial Study to determine if the project may have a significant effect on the environment and is proposing this Mitigated Negative Declaration based upon the following finding: The Initial Study identified potentially significant effects but: (1) Revisions in the project plans or proposals made or agreed to by the applicant before this proposed Mitigated Negative Declaration was released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and (2) There is no substantial evidence before the agency that the project, as revised, may have a significant effect on the environment. If adopted, the Mitigated Negative Declaration means thatan Environmental Impact Reportwill not be required. The factual and analytical basis for this finding is included in the attached Initial Study. The project file and all related documents are available for review at the City of Rancho Cucamonga Planning Department at 10500 Civic Center Drive (909) 477-2750 or Fax (909)477-2847. NOTICE The public is invited to comment on the proposed Mitigated Negative Declaration during the review period. Date of Determination Adopted By D3-7 pg160 ---"��—' State of California - Natural Resources Agency EDMUND G. BROWN Jr Governor w DEPARTMENT OF FISH AND WILDLIFE CHARLTON H. BONHAM, Director $ Inland Deserts Region 3602 Inland Empire Blvd., Suite C-220 Ontario, CA 91764 (909) 484-0167 www.wildfife.ca.00v July 27, 2017 CITY OF RANCHO CUCAMONt'. Sent via email JUL 2 7 2017 Mr. Thomas Grahn City of Rancho Cucamonga 10500 Civic Center Drive Rancho Cucamonga, CA 91730 tom.gra h n0-citvofrc. us RECEIVED - FLANNNIC Subject: Initial Study with Proposed Mitigated Negative Declaration GPA DRC2016-00206, SUBTT16605M, DR DRC2012-00672, VAR DRC2016-00207, & TRP DRC2012-00673 (Sycamore Heights Project) State Clearinghouse No. 2017071010 Dear Mr. Grahn: The Department of Fish and Wildlife (Department) appreciates the opportunity to comment on the Initial Study and proposed Mitigated Negative Declaration (IS/MND) for General Plan Amendment DRC2016-00206, Tentative Tract Map Modification SUBTT16605M, Design review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673, referred to as the Sycamore Heights Project (project) [State Clearinghouse No. 20170710101. The Department is responding to the IS/MND as a Trustee Agency for fish and wildlife resources (California Fish and Game Code Sections 711.7 and 1802, and the California Environmental Quality Act [CEQA] Guidelines Section 15386), and as a Responsible Agency regarding any discretionary actions (CEQA Guidelines Section 15381), such as the issuance of a Lake or Streambed Alteration Agreement (California Fish and Game Code Sections 1600 at seq.) and/or a California Endangered Species Act (CESA) Permit for Incidental Take of Endangered, Threatened, and/or Candidate species (California Fish and Game Code Sections 2080 and 2080.1). The project proposes the development of 175 attached condominium units on 24.19 acres located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail, in the City of Rancho Cucamonga, San Bernardino County. C'onset°ving C'arfornia's Wifffife Since 1870 PYWIRIT R D3-7pg161 Mitigated Negative Declaration Sycamore Heights Project SCH No. 2017071010 Page 2 of 3 COMMENTS AND RECOMMENDATIONS The Department has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and the habitat necessary for biologically sustainable populations of those species (i.e., biological resources); and administers the Natural Community Conservation Planning Program (NCCP Program). The Department offers the comments and recommendations presented below to assist the City of Rancho Cucamonga (City; the CEQA lead agency) in adequately identifying and/or mitigating the project's significant, or potentially significant, impacts on biological resources. The Department's comments and recommendations on the IS/MND include: Jurisdictional Waters Please note that the Department requires notification for work undertaken in or near any river, stream, or lake that flows at least episodically, including ephemeral streams, desert washes, and watercourses with a subsurface flow. Fish and Game Code section 1602 states, "An entity may not substantially divert or obstruct the natural flow of, or substantially change or use any material from the bed, channel, or bank of, any river, stream, or lake, or deposit or dispose of debris, waste, or other material containing crumbled, flaked, or ground pavement where it may pass into any river, stream, or lake, unless all of the following occur...." Upon receipt of a complete notification, the Department determines if the activities may substantially adversely affect existing fish and wildlife resources. The July 21, 2003 Ecological Sciences, Inc., 2003 Habitat Suitability Evaluation states (Page 4) "The site is ... bisected by several north -south trending drainages (n=4)" and (Page 12) "...based on our initial site visit and general jurisdictional analysis, several potentially jurisdictional features are present on site (e.g., four generally north -south trending drainages." Page 12 of the 2003 Habitat Suitability Evaluation also comments that "A formal delineation for either state or federal wetland jurisdiction was not conducted for this analysis" and that "Further analysis would be necessary to determine jurisdictional status and more fully evaluate the need for permitting prior to site development." Despite the recommendation for further analysis, the Department was unable to ascertain (based on the documents circulated for review) whether further analysis was completed. Based on review of aerial photography, the site plan, and conceptual grading plan (copies of the latter two were requested for review by the Department) the Department recommends that prior to adoption of the MIND the City condition a new mitigation measure requiring that the project applicant submit a Notification of Lake or Streambed Alteration to the Department's Lake and Streambed D3-7 pg162 Mitigated Negative Declaration Sycamore Heights Project SCH No. 2017071010 Page 3 of 3 Alteration Program at the Ontario office. Specifically, the Department requests that the City condition the inclusion of the following new mitigation measure in the MND: Mitigation Measure 113I0-3: Prior to issuance of any grading permit Project Applicant shall provide to the City of Rancho Cucamonga either of the following: Written correspondence from the California Department of Fish and Wildlife stating that notification under Section 1602 of the California Fish and Game Code is not required for the project; or a copy of a Department - executed Lake or Streambed Alteration Agreement, authorizing impacts to California Fish and Game Code, section 1602 resources associated with the project. Department Conclusions and Further Coordination The Department appreciates the opportunity to comment on the IS/MND for the Sycamore Heights Project (SCH No. 2017071010), and we request that the City of Rancho Cucamonga condition the inclusion of Mitigation Measure 810-3 prior to adoption of the MND. If you should have any questions pertaining to the comments provided in this letter, please contact Joanna Gibson at (909) 987-7449 or at Joanna.gibsonOwildlife.ca.gov. Sincerely, Le chair gional Manager ec: State Clearinghouse D3-7pg163 CITY OF RANCHO CUCAMONGA E39(3q Ca I le Cara be AUG 07 2017 eanchc, 0003 ?1obn�afon gl`r�0 CgoR) q3 i - o ess tanning Comm rssloRECEIVED - PLANNING Ro�qust 1 zo17 c i-{y o-F Rancho Coca wlor?ya My concerns about +he proposed 'i oi�e Her_ h+c ,dps� are expressed below and in +he attached newspaper artrc,le, (aPnPral Plan OR18174me li- Re wired +0 ,.perMI' - developrmeult o-P slopes in eyeess o-p 3o7a, Those us living uphr ll -proof +-he pr( jec - have beerlassure!d 4hat but id on these hillsides is per(zec+ly 9&p6 , Noweverl we , were g; ven 1-hose same assurag)ces whew) evor eomMunil-y wad boi It, yet soMe of +he dopes gave Way w,i hi n a year Hnd Lae use o[' he insfal�ili+y &P Reel Hill-560�MZjackirty has beer? required to s4o b, l i ze sore op oub- units, e^a. i c Vehicle gips generated 6y thjs Projccc`l- will exaderha-}-e. cvndifions o f Probably i he worst intersra-hon if) +he City-- Foothill an4 Recl H�II Coati+ry Club Drive. a+ lea,fi 3So veI?ieles will be based in fhe CoMMuni+y and who Knows how much -bra-p- is +he live-wor_r ur?i't will oreafe, with only one way in a,14 out end r�glit- +urylss only, P In rivers who wish to -travel east tNi ll have to ini+i-a I ly proeee .,.gist) eXecc)+e a v-l-urti somewhere and bead back Cor co1-ouer Rr�l Hi II). Eastbound drivews who warm to enter the clevelopm�ht tA(1_lI have +o reverse i be process. Nomeless People Wme�imas clamp oRthis property. Rut buildi!V +hjs PT'Qject will not salve the problem -- r-F w,itonly Cause these rndrur�aafs -to relocate. -T.P +he City, and cleveloper-are seb-io0s about alleuia-Ping h©,wele�ness') they should coordinate with a,g 8ncres' +hat can prouide the Sbelter and ass'lstance with mental health and sub.staNee those i sow fha+ These poor lost Souls need. i ur,3e ,you +o cat-1- mega+jve votes or? all 04 1 he as eets a� +his pr�jeet you have -P,nal QrProval aU+hortt//-Por- and re2omimencl +o +he C,+y Coonci I 4hat jt reject the req(jired General pl R Rmendment, melee +hc developer crea7-e a project- +ha-F cabr? e built + ` a4 �awcockupntc Qr IZR66lie Thaw k you, -ttach ment Sr ncere 1--ypp) Heq�Na n KV S Oy FXHIRIT G D3-7 pg 164 ONCZ PRISTINE -RED ::ILL. COMMUNITY T"B`SORB 1l5 CONDOS; 350 MORE--�VEHICLES, ON STEEP �SLOPE'S?-. By Sherm Goldstein MINIM M46091004WRE .;n s 6;J.1 outfrorri�'his.b of the 666am( ruined if the.q' unit condo rhif mit-Foothill L L of Alhambra. Sycamore Inn, remaining unc Red Hill. ,ftV-,not the that ii�k'th'i§_Ri and hiqfin '6 approval b t - ,,. I crty:cound in order to amerid !qy. at, the gorgeousview- ­�J� , ' 41 ' `HAVE a-ge�'�alplan if:vou're.aoina,to.,,, a Valley; That Vi e'w%wi1be- ;keep amending 't?.!!'Iaments'Stoy.-�,. -a 175 prqpq�al-cq e be ore.-., u,�iFSjgns off on ln-2006,4sirhilar� m f i projectloySum- JPacific the.city council. Council members - Dian�q; :)wneiV'Tiy-,R-.Y. Troperties . -','Williams, and _R6kGutierr6z voted against project raps around the it, but .it'still passed :The failing economy ilen c�`r"a­a6$s up the last -and lr'.6cessiciri'then hi't,.ancl_the ct proje was.: 6ple e of historic scuttled. Gutierrez is off council: the h 1, Ob- ........ servers .are ,vyond _how Ms. Williams deptsispectaculariview j will vote this time around. Her " ...- colleagues. .e�a-ue'- s.ii cqrh,munItyJt1qtba-Mayor Dennis Michael;and councilmen lopes herd trees are Sam Spagno 0 and Bill Al6xandervoted for I " .1.rdIhscomeShathe pr9ject .n 6. iIthey comtinue to the past: and trees and aIter the ci 's ian ca e? _dd6 ri.il-I&neowners-1-­ =S•,;O, �10,66;hree_,r 0 would -filt'at the lloti for. Ur-SLOr.V.SLrucLures ule vard, units 7 orn of the 211i awa y i:desiiighs_are,c6mmo,n anci.tirea, 1— yp— set ' ist 350 Pothill, e Syc ill - most on Foothill. ­6. II.Vehicles,traveling n Focit= '11-be r hillconnin6 frorm,,Q'pIa6ql met:with a c . eTerit'mecl'i -,Soth6�..WI(`haye:to I ian Take a 64u"mJirther,d6`wn-F6o1 All and come.- A Possible so u I. would be to approve jLyLLe m 't fate?',, Most o &5 like Stoy ask, --p f the project, bUt-kee 1_2'conclo's off Gra pL*LJ i mE! -,Pf%e the slope's* grade is 306/6 -or more, requir- 17 RESOLUTION NO. 17-75 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT DRC2016-00206 TO AMEND TABLES AND TEXT, INCLUDING CLARIFYING TEXT AS NECESSARY, IN THE GENERAL PLAN TO ALLOW THE DEVELOPMENT OF LAND THAT CONTAINS SLOPES OF 30 PERCENT OR GREATER; AND MAKING FINDINGS IN SUPPORT THEREOF. A. Recitals. 1. Pacific Summit Foothill, LLC, filed an application for General Plan Amendment No. DRC2016-00206 as described in the title of this Resolution. Hereinafter in this Resolution, the subject General Plan Amendment is referred to as "the application." 2. On the 9th day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and continued the application to the August 23, 2017 Planning Commission meeting. 3. On the 23rd of August, 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and concluded said hearing on that date. 4. All legal prerequisites prior to the adoption of this Resolution have occurred. 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 August 9, 2017 and August 23, 2017, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The General Plan Slope Development Guidelines address the development of parcels with a range of natural slopes that range from "5% or less" to "30% and over; and b. The application proposes to amend the Slope Development Guidelines to establishing to provide an exception to the development of slopes "30% and over" provided certain site conditions can be met; and c. Proposed applicable exceptions address the project location, percentage of development on surrounding properties, and slope stability and other geological factors of the site, and vegetation fuel management for wildfire protection; and d. This amendment does not conflict with the Land Use Policies of the General Plan and will provide for development within the district in a manner consistent with the General Plan and with related development; and D3-7 pg166 PLANNING COMMISSION RESOLUTION NO. 17-75 DRC2016-00206 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 2 e. This amendment does promote the goals and objectives of the Land Use Element by allowing for the implementation of the Mixed Use designation in this area; and f. This amendment would not be materially injurious or detrimental to the adjacent properties and would not have a significant impact on the environment nor the surrounding properties. 3. Based upon the substantial evidence presented to this Commission during the above -referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. That the proposed amendment is suitable for the uses permitted in the proposed district in terms of access, size, and compatibility with existing land use in the surrounding area the application will only apply to properties located south of Banyan Avenue in the Red Hill area of the City, all of the properties surrounding the project site have been developed, and the project site has been designed to appropriately address slope stability and other geologic factors of the site; and b. That the proposed amendment would not have significant impacts on the environment nor the surrounding properties as the amendment will only apply to properties located south of Banyan Avenue in the Red Hill area of the City and will not have citywide development implications, all of the properties surrounding the project site have been developed and portions of the project site have been previously disturbed (i.e., development of the Red Chief Motel, Sycamore Inn, abandoned water basin, and surrounding residential, commercial and public developments), and the project site has been designed to appropriately address slope stability and other geologic factors of the site; and C. That the proposed amendment is in conformance with the General Plan. The Hillside Development criteria of the General Plan and Development Code were not intended to apply as uniformly to Mixed Use designated parcels as they do to a Residential designated parcel. The intent of the Hillside Development criteria density restriction was to address natural slopes, particularly those located in the foothill areas north of Banyan Street. Here, the project site has been previously disturbed (i.e., development of the Red Chief Motel, Sycamore Inn, abandoned water basin, and surrounding residential, commercial and public developments) so that the site is no longer in a natural condition. Because few, if any other sites with a "30% and over" slopes exist south of Banyan Street, the amendment will have limited application. 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and recommends the City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act ("CEQA") and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the inte" `- -- " ` "4itigated Negative Declaration. D3-7 pg167 PLANNING COMMISSION RESOLUTION NO. 17-75 DRC2016-00206 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 3 A comment letter was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required." Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required; and b. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds: (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission recommends the City Council adopt the Mitigated Negative Declaration; and C. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission recommends the City Council adopt the Mitigation Monitoring Program for the project; and d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the City Planner of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750. 5. Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above, D3-7 pg168 PLANNING COMMISSION RESOLUTION NO. 17-75 DRC2016-00206 — PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 4 this Commission hereby recommends approval of General Plan Amendment DRC2016-00206, by amending the General Plan Text, as shown in the attached Exhibits A, B, and C. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23RD DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA ATTEST: Francisco Oaxaca, Chairman Candyce Burnett, 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 23rd day of August 2017, by the following vote -to -wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: D3-7 pg169 General Plan Chapter 2: Managing Land Use, Community Design, and Historic Resources EXHIBIT A D3-7 pg170 General Plan Chapter 2: Managing Land Use, Community Design, and Historic Resources Land Use Goals and Policies POIICY LLI-S.E: Require that hillside development minimize alteration of natural landforms, and encourage clustering where feasible to retain maximum open space. Oisaassiaa: The objectives for managing development in hillside areas are to maintain existing slopes, vegetation, wildlife corridors, drainage patterns, knolls, rock outcrops, and ridgelines wherever feasible. Furthermore, the City should avoid development that would result in fire, flooding, landslide, erosion, and other safety hazards. The City seeks hillside development that limits the extent of grading alterations to natural landforms, and provides for innovative design and arrangement of building sites that retain significant natural habitats and features. Clustering is a way of laying out a project whereby the structures are "clustered" together and open space is shared by the residents. Existinq slopes vegetation wildlife corridors drainage patterns, knolls, rock outcrops and ridgelines may be modified only if done in a manner consistent with the City's Hillside Development Ordinance. EXHIBIT B D3-7 pg171 General Plan Chapter 8: Public Health & Safety Public Health and Safety Goals and Policies Policy PS-5.1: Continue enforcement of the Hillside Development Guidelines to allow for prudent development and redevelopment of all properties located on slopes greater than 10 percent, and continue to preserve as open space properties located on slopes greater than 30 percent, except as otherwise provided below. Rscussian: The most effective way to protect lives and property from debris flows and slope instability is to continue to prohibit development on property that exceeds 30 percent in slope, in accordance with current ordinances unless all the following are satisfied: and maintained. In addition, property having a natural slope between 10 and 30 percent can be made unstable by development and grading activities. Hillside development guidelines enforce the existing grading standards and require aesthetic treatments that both improve the appearance of the hillsides and preserve the stability of the slopes. These measures include returning slopes to their natural appearance, density reduction, clustering of developments, and steepness after grading. Environmental preservation of the eastern. San Gabriel Mountains is also required to reduce debris flow potential. Development of the hillside terrain will only increase the potential for debris flows to damage the City unless the situation is carefully managed. EXHIBIT C D3-7 pg172 RESOLUTION NO. 17-76 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP MODIFICATION NO. 16605M, A REQUEST SUBDIVIDE 24.19 ACRES INTO 6 PARCELS FOR THE DEVELOPMENT OF 175 ATTACHED CONDOMINIUM UNITS IN THE MIXED USE (MU) DISTRICT LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207- 112-09 AND 10. A. Recitals. 1. Pacific Summit -Foothill, LLC, filed an application for the approval of Tentative Tract Map Modification No. SUBTT16605M, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Tentative Tract Map request is referred to as "the application." 2. On the 12th day of April, 2006, the Planning Commission adopted its Resolution No. 06-36, thereby approving Tentative Tract Map SUBTT16605, subject to specific conditions and time limits. 3. The initial approval of SUBTT16605 was for a duration of 3 years, to expire on April 12, 2009. The California State Legislature passed a series of Assembly/Senate Bills automatically extending the approval period of various active tentative maps. SB 1185 extended the approval period 1-year to April 12, 2010, AB 333 extended the approval period 2-years to April 12, 2012, AB 208 extended the approval period 2-years to April 12, 2014, and AB 116 extended the approval period 2-years to April 12, 2016. 4. On the 23rd day of March, 2016, the Planning Commission adopted its Resolution No. 16-16, thereby approving DRC2015-01110 for a 1-year Time Extension for SUBTT16605 to expire on April 12, 2017. 5. On the 26th day of April, 2017, the Planning Commission adopted its Resolution No. 17-28, thereby approving DRC2017-00249 for a 1-year Time Extension for SUBTT16605 to expire on April 12, 2018. 6. On the 9th day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and continued the application to the August 23, 2017 Planning Commission meeting. 7. On the 23rd day of August, 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and concluded said hearing on that date. - 8. All legal ,prerequisites prior to the adoption of this Resolution have occurred D3-7 pg173 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 2 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 August 23, 2017, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The project site contains approximately 24.19 acres of a generally irregular configuration having a topography with a 30 percent or greater slope, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail, and is presently vacant; and b. The project site is located in the Mixed Use (MU) District; and C. The property to the north contains Condominiums and single-family homes in the Medium (M) Residential District (8-14 dwelling units per acre) and Low (L) Residential District (2- 4 dwelling units per acre), the property to the south contains office, commercial, and condominiums uses in the Mixed Use (MU) District and Medium (M) Residential District (8-14 dwelling units per acre), the property to the east contains Route 66 Trailhead and condominiums in the Medium (M) Residential District (8-14 dwelling units per acre), the property to the west contains commercial land uses in the Mixed Use (MU) District, and the proposed project surrounds the Sycamore Inn Restaurant in the Mixed Use (MU) District; and d.- The application contemplates the subdivision of the subject parcel into six (6) lots for condominium purposes (175 units); and e. The subdivision of the project site conforms to all applicable development standards applicable to property in the Mixed Use (MU) District; and f. The applicant has submitted applications related to the development of the project site including: General Plan Amendment DRC2016-00206, Tentative Tract Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 to allow for the subdivision and development of the project site; and g. All lots will have access to a public right-of-way. Access to the project site will be via Foothill Boulevard and will include all public right-of-way improvements including pavement, sidewalk, curb, and gutter on the north side of Foothill Boulevard as well as all right- of-way improvements on interior streets. 3. Based upon the substantial evidence presented to this Commission during the above - referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. That the tentative tract is consistent with the General Plan, Development Code, and any applicable specific plans; and D3-7 pg174 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M —PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 3 b. The design or improvements of the tentative tract is consistent with the General Plan, Development Code, and any applicable specific plans; and C. The site is physically suitable for the type of development proposed; and d. The design of the subdivision is not likely to cause substantial environmental damage and avoidable injury to humans and wildlife or their habitat; and e. The tentative tract is not likely to cause serious public health problems; and f. The design of the tentative tract will not conflict with any easement acquired by the public at large, now of record, for access through or use of the property within the proposed subdivision. 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration. A comment letter was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required." Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure D3-7 pg175 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 4 requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required; and b. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds: (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission hereby recommends the City Council adopt the Mitigated Negative Declaration; and C. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission therefore recommends the City Council adopt the Mitigation Monitoring Program for the project; and d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the City Planner of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750. 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 in the attached Conditions of Approval and the Mitigation Measures listed below and incorporated herein by this reference. Environmental Mitigation Air Quality Short Term (Construction) Emissions 1) During grading activity, all construction equipment (>_ 150 horsepower) shall be California Air Resources Board (GARB) Tier 3 Certified or better. 2) 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. 3) 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 D3-7 pg176 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M —PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 5 disturbed areas, shall occur at least three times a day, preferably in the midmorning, afternoon, and after work is done for the day. 4) The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are reduced to 15 miles per hour or less. 5) 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. 6) 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 South Coast Air Quality Management District (SCAQMD) as well as City Planning Staff. 7) The construction contractor shall utilize electric or clean alternative fuel powered equipment where feasible. 8) The construction contractor shall ensure that construction -grading plans include a statement that work crews will shut off equipment when not in use. 9) All asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108. 10) All paints and coatings shall meet or exceed performance standards noted in SCAQMD Rule 1113. Paints and coatings shall be applied either by hand or high -volume, low-pressure spray. 11) 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 area's 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. D3-7 pg177 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 6 • 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. 12) 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. 13) 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 PM,o emissions. Long Term Project Operational Impacts 14) Provide adequate ingress and egress at all entrances to public facilities to minimize vehicle idling at curbsides. 15) Provide preferential parking to high occupancy vehicles and shuttle services. 16) Schedule truck deliveries and pickups during off-peak hours. 17) Improve thermal integrity of the buildings and reduce thermal load with automated time clocks or occupant sensors. 18) Landscape with native and/or drought -resistant species to reduce water consumption and to provide passive solar benefits. 19) Provide lighter color roofing and road materials and tree planting programs to comply with the AQMP Miscellaneous Sources MSC-01 measure. 20) All residential and commercial structures shall be required to incorporate high-efficiency/low-polluting heating, air conditioning, appliances, and water heaters. 21) All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping. D3-7 pg178 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 7 22) 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.e and precludes the installation of indoor or outdoor wood burning devices (i.e. fireplaces/hearths) in new development on or after March 9, 2009. Biological Resources 1) Three days prior to the removal of vegetation or ground -disturbing activities, a breeding bird survey that is in conformance with the Migratory Bird Act shall be required to determine whether nesting is occurring. Occupied nests shall not be disturbed unless a qualified biologist verifies through non-invasive methods that either (a) the adult birds have not begun egg -laying or incubation; or (b) the juveniles from the occupied nests are foraging independently and are capable of independent survival. If the biologist is unable to verify one of the above conditions, then no disturbance shall occur within 300 feet of non -raptor nests, and within 5,000 feet of raptor nests, during the breeding season to avoid abandonment of the young. If nests are discovered, they shall be avoided through the establishment of an appropriate buffer setback, as determined by a qualified wildlife biologist. The temporary "no construction" area shall be maintained until the nest has completed its cycle, as determined by a qualified wildlife biologist. Once the nest cycle is complete and all nestlings have fledged and have left the nest, construction in the area may resume. 2) Perform a Burrowing, Owl Survey that is in conformance with the Department of Fish and Wildlife Staff Report on Burrowing Owl Mitigation and submit the written report outlining the findings to the California Department of Fish and Wildlife (CDFW) and the Planning Department within 30 days of groundbreaking activity. The survey shall include a habitat assessment, survey and impact analysis. The Burrowing Owl Survey shall follow the following protocol: Burrowing Owl Survey methodology shall be based on Appendix D (Breeding and Non -breeding Season Surveys and Reports) of the CDFW Staff Report. Results of the pre - construction survey shall be provided to CDFW and the City. If the pre -construction survey does not identify burrowing owls on the project site, then no further mitigation is required. If burrowing owls are found to be utilizing the project site during the pre -construction survey, measures shall be developed by the qualified biologist in coordination with CDFW to avoid Impacting occupied burrows during the nesting period. These measures shall be based on the most current CDFW protocols and will at minimum include establishment of buffer setbacks from occupied burrows and owl monitoring. If ground -disturbing D3-7 pg 179 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M —PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 8 activities are delayed or suspended for more than 30 days after the pre -construction survey, the site shall be resurveyed for owls. During the non -breeding season from September 1 through January 31, if burrows are occupied by migratory or non - migratory resident burrowing owls during a pre -construction survey, burrow exclusion and/or closure may be used to exclude owls from those burrows. Burrow exclusion and/or closure should only be conducted by a qualified wildlife biologist in coordination with CDFW using the most current CDFW guidelines. During the avian nesting season from February 1 through August 31, if nests are discovered, they shall be avoided through establishment of an appropriate buffer setback, as determined by a qualified wildlife biologist. The temporary "no construction" area would have to be maintained until the nest has completed its cycle, as determined by a qualified wildlife biologist. Once the nest cycle is complete and all nestlings have fledged and have left the nest, construction in the area may resume. 3) Prior to issuance of any grading permit, the Project Applicant shall provide to the City of Rancho Cucamonga either of the following: Written correspondence from the California Department of Fish and Wildlife stating that notification under Section 1602 of the California Fish and Game Code is not required for the project; or a copy of a Department executed Lake or Streambed Alteration Agreement, authorizing impacts to California Fish and Game Code, section 1602 resources associated with the project. Cultural Resources 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. D3-7 pg180 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 9 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. 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. Geology and Soils 1) The site shall be treated with water or other soil -stabilizing agent (approved by SCAQMD and RWQCB) daily to reduce PM,o emissions, in accordance with SCAQMD Rule 403 or re -planted with drought resistant landscaping as soon as possible. D3-7 pg181 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 10 2) Frontage public streets shall be swept according to a schedule established by the City to reduce PM,o emissions associated with vehicle tracking of soil off -site. Timing may vary depending upon the time of year of construction. 3) Grading operations shall be suspended when wind speeds exceed 25 mph to minimize PM,o emissions from the site during such episodes. 4) 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 PM,o emissions. Greenhouse Gas Emissions Cumulative Short Term (Construction) GHG Emissions 1) 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. 2) 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. 3) Trucks shall not idle continuously for more than 5 minutes. 4) Alternative fuel powered equipment shall be utilized in lieu of gasoline- or diesel -powered engines where feasible. 5) Construction should be timed so as not to interfere with peak -hour traffic. 6) Ridesharing and transit incentives shall be supported and encouraged for the construction crew. Cumulative Long Term (Operational) GHG Emissions 7) 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. 8) Design all buildings to exceed California Building Code Title 24 energy standard including but not limited to any combination of; D3-7 pg182 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 11 • Increased insulation. • Limit air leakage through the structure. • Incorporate Energy Star or better rated windows, space heating and cooling equipment, light fixtures, and appliances. • Landscape and develop site utilizing shade, prevailing winds and landscaping. • Install efficient lighting and lighting control systems. • Install light colored "cool" roofs and cool pavements. • Install solar or light emitting diodes (LED's) for outdoor lighting. 9) Prepare a comprehensive water conservation strategy appropriate for the project and include the following; • Install water efficient landscapes and irrigation systems and devices in compliance with the City of Rancho Cucamonga Water Efficient Landscape Ordinance. • Use reclaimed water for landscaping within the project if available and/or install the infrastructure to deliver and use reclaimed water. • Design building to be water efficient by installing water efficient fixtures and appliances including low flow faucets, dual flush toilets and waterless urinals/water heaters. • Design irrigation to control runoff and to remove water to non - vegetated surfaces. 10) 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. Hydrology and Water Quality Construction Activities 1) 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. D3-7 pg183 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 12 2) 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. 3) 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. 4) 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. 5) Prior to issuance of grading or paving permits, the applicant shall obtain a Notice of Intent (NO]) 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. Post -Construction Ooerational 6) 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. 7) 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. D3-7 pg184 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 13 8) 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. 9) 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. 10) The developer shall implement the BMPs identified in the WQMP (David Evans and Associates, April 2017) to reduce construction pollutants from entering the storm drain system to the maximum extent practical. Norse Exterior 1) 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. 2) 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. 3) The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site. 4) The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction -related noise sources and noise -sensitive receptors nearest the project site during all project construction. D3-7 pg185 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 14 5) The construction contractor shall obtain the City's approval for its haul plan, with the planned haul truck routes avoiding residential areas to the extent feasible. 6) The construction contractor shall change the timing and/or sequence of the noisiest construction operations to avoid sensitive times of the day. 7) Prior to the issuance of any grading plans, the applicant shall submit a construction -related noise mitigation plan for Planning Director review and approval. This plan shall depict the location of construction equipment and how the noise from this equipment would be mitigated during construction of the project. 8) During construction, the contractor shall ensure all construction equipment is equipped with appropriate noise attenuating devices. 9) Idling equipment shall be turned off when not in use. 10) Equipment shall be maintained so that vehicles and their loads are secured from rattling and banging. 11) In order to meet the 65 CNEL exterior noise standard, noise barriers ranging from 4 to 5.5 feet (Noise Analysis, Mestre Greve Associates, July 2015, Exhibit 3) will be required along Foothill Boulevard. The noise barriers may consist of a wall, berm, or combination of the two. The noise barriers must have a surface density of at least 3.5 pounds per square foot, and shall have no openings or gaps. The wall may be constructed of stud and stucco, 3/8-inch plate glass, or 5/8-inch Plexiglas, any masonry material, or a combination of these materials. The first floor exterior living areas are projected to meet the 65 CNEL outdoor noise standard with the specified noise barriers. The walls shall be located at the top of slope. Interior 12) For proper acoustical performance, all exterior windows and doors, and sliding glass doors must have a positive seal and leaks/cracks must be kept to a minimum. 13) To prevent sound leaks the following shall be provided: On concrete slab, the first layer of 5/8" gypsum board on the unit side should be sealed top and bottom with resilient caulk, as well as around the junction boxes. Window rough -in seams should be no greater than Y4", and all seams should be caulked with resilient caulking. Seal, caulk, gasket or weather-strip all joints and seams to D3-7 pg186 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 15 eliminate air leakage through these assemblies. Includes around window and doorframes, at penetrations through walls, and all other openings in the building envelope. 14) All first -floor rooms are projected to meet the 45 CNEL interior noise standard through the installation of the exterior noise barriers along Foothill Boulevard. All rooms, including second and third floor units, are projected to meet the 45 CNEL interior noise standard without building upgrades. 15) All buildings exposed to noise levels greater than 57 CNEL will meet the 45 CNEL interior noise standard only with windows closed. Adequate ventilation, with windows closed, will be required for those units adjacent to Foothill Boulevard (Noise Analysis, Mestre Greve Associates, July 2015, Exhibit 4). 16) 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. 17) Construction or grading noise levels shall not exceed the standards specified in Development Code Section 17.66.050, as measured at the property line. Developer 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. 18) Haul truck deliveries 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. Additionally, if heavy trucks used for hauling would exceed 100 daily trips (counting both to and from the construction site), then the developer shall prepare a noise mitigation plan denoting any construction traffic haul routes and include appropriate noise mitigation measures. To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings. Tribal Cultural Resources 1) The applicant shall contact the Gabrieleno Band of Mission Indians — Kizh Nation (GBMI-KN) and the San Manuel Band of Mission Indians (SMBMI) to discuss Tribal Monitoring of the project during all ground disturbing activities, and any trenching below the initial grade level, to ensure that cultural resources that may be encountered during ground disturbances are protected and preserved for study. The D3-7 pg187 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 16 monitor(s) must be approved by the Tribal Representatives and will be present on -site during ground disturbing activities. The Native American Monitor(s) will complete monitoring logs on a daily basis. The logs will provide descriptions of the daily activities, including construction activities, locations, soil, and any cultural materials identified. In addition, the monitor(s) will be required to provide insurance certificates, including liability insurance, for any archaeological resource(s) encountered during grading and excavation activities pertinent to the provisions outlined in the California Environmental Quality Act, California Public Resources Code Division 13, and Section 21083.2 (a) through (k). The on -site monitoring shall end when the project site grading and excavation activities are completed, or when the Tribal Representatives and monitor have indicated that the site has a low potential for archeological resources. The applicant shall submit the results of these consultations to the City prior to issuance of grading permits for the project site. 2) In the event that human remains or funerary objects are encountered during any activities associated with the project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5, and that code shall be enforced for the duration of the project. Prior to the start of ground disturbing activities, the land owner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects. Any discoveries of human skeletal material shall be immediately reported to the County Coroner. The monitor will then notify the Qualified Archaeologist and the construction manager who will call the coroner. Work will continue to be diverted while the coroner determines whether the remains are Native American. The discovery is to be kept confidential and secure to prevent any further disturbance. If Native American, the coroner will notify the NAHC as mandated by state law who will then appoint a Most Likely Descendent. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours. The Tribe(s) will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed. The Tribe(s) will work closely with the Qualified Archaeologist to ensure that the excavation is treated carefully, ethically, and respectfully. If data recovery is approved by the Tribe(s), documentation shall be taken which includes at a minimum detailed descriptive notes and sketches. Additional types of documentation shall be approved by the Tribe(s) D3-7 pg188 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 17 for data recovery purposes. Cremations will either be removed in bulk or by means as necessary to ensure completely recovery of all material. If the discovery of human remains includes 4 or more burials, the location is considered a cemetery and a separate treatment plan shall be created. The project applicant shall consult with the Tribe(s) regarding avoidance of all cemetery sites. Once complete, a final report of all activities is to be submitted to the NAHC. The Tribe(s) do NOT authorize any scientific study or the utilization of any invasive diagnostics on human remains. 3) In the event that Native American cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60-foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the other portions of the project outside of the buffered area may continue during this assessment period. The archaeologist shall contact the GBMI-KN and the SMBMI for input regarding the preservation, retention and final disposition of any discovered cultural resources. The archaeologist shall prepare a mitigation plan and technical resources management report, which shall document the inventory, evaluation, and proposed mitigation of resources within the project area. Additionally, the GBMI-KN and the SMBMI will be contacted if any such find occurs and be provided information and permitted/invited to perform a site visit when the archaeologist makes his/her assessment, so as to provide Tribal input. All archaeological resources unearthed by project construction activities shall be evaluated by the Qualified Archaeologist and Native Monitor. If the resources are Native American in origin, the Tribe(s) shall coordinate with the landowner regarding treatment and curation of these resources. Typically, the Tribe(s) will request reburial or preservation for educational purposes. If a resource is determined by the Qualified Archaeologist to constitute a "historical resource" pursuant to CEQA Guidelines Section 15064.5(a) or has a "unique archaeological resource" pursuant to Public Resources Code Section 21083.2(g), the Qualified Archaeologist shall coordinate with the applicant and the City to develop a formal treatment plan that would serve to reduce impacts to the resources. The treatment plan established for the resources shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical resources and Public Resources Code Sections 21083.2(b) for unique archaeological resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. Any historic archaeological material that is not Native American in origin shall be curated at a public, non-profit institution with a research interest in the materials, such as the San Bernardino County Museum, if such an institution agrees to accept the material. If no institution accepts the D3-7 pg189 PLANNING COMMISSION SUBTT16605M — PACIFIC August 23, 2017 Page 18 RESOLUTION NO. 17-76 SUMMIT -FOOTHILL, LLC archaeological material, they shall be donated to a local school or historical society in the area for educational purposes. 4) In the event that significant Native American historical resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, an SOI-qualified archaeologist shall be retained to develop a cultural resources Treatment Plan, as well as a Discovery and Monitoring Plan, the drafts of which shall be provided to the GBMI-KN and the SMBMI for review and comment. All in -field investigations, assessments, and/or data recovery enacted pursuant to the finalized Treatment Plan shall be monitored by a GBMI-KN and SMBMI Tribal Participant(s). The Lead Agency and/or applicant shall, in good faith, consult with GBMI-KN and the SMBMI on the disposition and treatment of any artifacts or other cultural materials encountered during the project. 5) Non -Native American artifacts shall be inventoried, assessed, and analyzed for cultural affiliation, personal affiliation (prior ownership), function, and temporal placement. Subsequent to analysis and reporting, these artifacts shall be subjected to curation or returned to the Property Owner/Developer, as deemed appropriate. Once ground -altering activities have ceased or the Project Archaeologist determines that monitoring activities are no longer necessary, monitoring activities may be discontinued following notification to the City of Rancho Cucamonga Planning Department. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23 DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA AN Francisco Oaxaca, Chairman ATTEST: Candyce Burnett, 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 23rd day of August 2017, by the following vote -to -wit: D3-7 pg190 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 19 AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: D3-7 pg191 Conditions of Approval CAnutit)CANIONG Community Development Department Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions 1. Approval is for the subdivision of 24.19 acres into 6 parcels and for the development of 175 attached condominium units in the Mixed Use (MU) District located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and Pacific Electric Trail Right -of -Way 2. Provide additional parking spaces in the vicinity of the Live/Work units to ensure adequate parking is available for commercial uses. 3. Provide a pedestrian connection to the Pacific Electric Trail along the east side of the project site. 4. Provide additional landscaping adjacent to the project perimeter wall to the northwest of the Sycamore Inn. 5. For slope planting south of the existing residences along the project's north boundary utilize a tree species and spacing that protects the views of homeowners living north of the project site. Standard Conditions of Approval 6. 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 Department in the amount of $767 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. 7. In those instances requiring long term monitoring (i.e. beyond final certificate of occupancy), the applicant shall provide a written monitoring and reporting program to the Planning Department prior to issuance of Building Permits. Said program shall identify the reporter as an individual qualified to know whether the particular mitigation measure has been implemented. 8. The developer shall provide each prospective buyer written notice of the City Adopted Special Studies Zone for the Red Hill Fault, 'in a standard format as determined by the Planning Department, prior to accepting a cash deposit on any property. 9. The applicant shall contact the U.S. Postal Service to determine the appropriate type and location of mailboxes. Multi -family residential developments shall provide a solid overhead structure for mailboxes with adequate lighting. The final location of the mailboxes and the design of the overhead structure shall be subject to Planning Department review and approval prior to the issuance of Building Permits. 10. All units shall be provided with garage door openers if driveways are less than 18 feet in depth from back of sidewalk. www.CityofRC.us Panted: 8/16/2017 D3-7 pg192 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 11. All parking lot landscape islands shall have a minimum outside dimension of 6 feet. 12. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). Parallel parking spaces shall be 9 feet wide by 24 feet long. 13. Plans for any security gates shall be submitted for the Planning Department, City Engineer, and Rancho Cucamonga Fire Protection District review and approval prior to issuance of Building Permits. For residential development, private gated entrances shall provide adequate turn -around space in front of the gate and a separate visitor lane with call box to avoid cars stacking into the public right-of-way. 14. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and exits shall be striped per City standards. 15. Textured pedestrian pathways and textured pavement across circulation aisles shall be provided throughout the development to connect dwellings/units/buildings with open spaces/plazas/ recreational uses. 16. For all residential development, provide conduit from each unit/lot and a pull box to connect to the street. Provide interior structured wiring for each house/building with minimum Category 5 copper wire, Radio Grade 6 coaxial cable, and a central distribution panel, prior to release of occupancy (fiber -to -the building, FTTB). Plans shall be submitted for Planning Department and Building Officia review and approval prior to issuance of Building Permits. 17. All dwellings shall have the front, side and rear elevations upgraded with architectural treatment, detailing and increased delineation of surface treatment subject to Planning Department review and approval prior to issuance of Building Permits. 18. All roof appurtenances, including air conditioners and other roof mounted equipment and/or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Department. Any roof -mounted mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof -mounted mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color scheme of the building. Details shall be included in building plans. 19. 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. www.CityofRC.us Printed: 8/16/2017 Page 2 of 21 D3-7 pg193 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 20. Approval of Tentative Tract SUBTT16605 Modification is granted subject to the approval of General Plan Amendment DRC2016-00206, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. 21. Copies of the signed Planning Commission Resolutions of Approval, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). This includes Planning Commission Resolution No.'s 17-76 (for Tentative Tract Map SUBTT16606M), 17-77 (for Design Review DRC2012-00672), 17-78 (for Variance DRC2016-00207), and 17-79 (for Tree Removal Permit DRC2012-00673). 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. 22. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption and Mitigated Negative Declaration fee in the amount of $2,266.25. 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. 23. Tentative Tract 16605 Modification 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. 24. For multi -family residential, property owners are responsible for the continual maintenance of all landscaped areas on -site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or decaying plant material shall be replaced within 30 days from the date of damage. 25. Existing trees required to be preserved in place shall be protected with a construction barrier in accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The location of those trees to be preserved in place and new locations for transplanted trees shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist's recommendations regarding preservation, transplanting, and trimming methods. 26. Front yard and corner side yard landscaping and irrigation shall be required per the Development Code. This requirement shall be in addition to the required street trees and slope planting. 27. 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 Department 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. 28. 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. w .CityofRC.us Printed: 8/16/2017 Page 3 of 21 D3-7 pg194 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Standard Conditions of Approval 29. All private slopes of 5 feet or more in vertical height and of 5:1 or greater slope, but less than 2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 30. All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2:1 or greater slope shall be landscaped and irrigated for erosion control and to soften their appearance as follows: one 15-gallon or larger size tree per each 150 sq. ft. of slope area, 1-gallon or larger size shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition, slope banks in excess of 8 feet in vertical height and 2:1 or greater slope shall also include one 5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in staggered clusters to soften and vary slope plane. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 31. Special landscape features such as mounding, alluvial rock, specimen size trees, meandering sidewalks, and intensified landscaping, is required along Foothill Boulevard. 32. Tree maintenance criteria shall be developed and submitted for Planning Department review and approval prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 33. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient landscaping per Development Code Chapter 17.82. 34. 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. 35. 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. 36. Construct block walls between homes (i.e., along interior side and rear property lines), rather than wood fencing for permanence, durability, and design consistency. 37. 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. 38. The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, and Development Code regulations. 39. 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. Printed: 8/16/2017 www.CilyofRC.us Page 4 of 21 D3-7 pg195 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Standard Conditions of Approval 40. A uniform hardscape and street furniture design including seating benches, trash receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 41.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 Department 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 Department, prior to accepting a cash deposit on any property. 42. 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 Department and Engineering Services Department review and approved prior to the issuance of Building Permits. 43. For multiple -family development, laundry facilities shall be provided as required by the Development Code. 44. A detailed on -site lighting plan, including a photometric diagram, shall be reviewed and approved by the Planning Department and Police Department (909-477-2800) prior to the issuance of Building Permits. Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties. 45.Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 46. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced. whichever comes first. 47. Prior to any use of the' project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Department. 48. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 49. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured products. 50. Street names shall be submitted for Planning Department review and approval in accordance with the adopted Street Naming Policy prior to approval of the final map w .CilyofRC,us Printed: 8/16/2017 Page 5of 21 D3-7 pg196 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT; Planning Department Standard Conditions of Approval 51.If no centralized trash receptacles are provided, all trash pick-up shall be for individual units with all receptacles shielded from public view. 52. 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. 53. Any approval for Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 shall expire if Building Permits are not issued within 5 years from the date of approval, or a time extension has been granted. 54. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per 30 linear feet of building. 55. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 56. The Covenants, Conditions and Restrictions shall restrict the storage of recreational vehicles on this site unless they are the principal source of transportation for the owner and prohibit parking on interior circulation aisles other than in designated visitor parking areas. 57. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of th1 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. 58. The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Services Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 59. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter. 60. Slope fencing along side property lines may be wrought iron or black plastic coated chain link to maintain an open feeling and enhance views. Engineering Services Department Please be advised of the following Special Conditions 1. Make a in -lieu contribution for a prorated share of the cost of the future improvements along the project frontage, to the future centerline of Foothill Boulevard. Final construction cost -estimate to bi approved by the City Engineer. www.CityofRC.us Printed: 8/16/2017 Page 6 of 21 D3-7 pg197 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Please be advised of the following Special Conditions 2. Dedicate Lots A, B and C from the approved Tentative Map to the City. 3. Extend Master Plan Storm Drain Line III-1 from Foothill Boulevard to Red Hill Country Club Drive. The applicant shall submit a detailed hydrology study to engineering and said study shall be approved by the City Engineer prior to final map approval or the issuance of a Building Permit, whichever occurs first. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on- and off -site. If there are any impacts to the downstream channel, the City will require full installation of the Master Plan Storm Drain culvert, south of Foothill Boulevard, along with any right-of-way acquisition and easements that may be required. Standard drainage fees for the site shall be credited to the cost of permanent master plan facilities, in accordance with City Policy. The developer may request a reimbursement agreement to recover over sizing costs, in excess of fees from future development within the same tributary area. If the developer fails to submit for said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. Construct private, on -site storm drains to collect all project runoff, and discharges from adjacent properties to the north and convey to the Master Plan Storm Drain. b. Provide manholes at public -private junctions. 4. Parkways shall slope at 2 percent from 1 foot behind the sidewalk to the top of the curb, along all street frontages. 5. Provide a copy of the on -site landscaping plans for Engineering Services Department review regarding conformance with Foothill Boulevard beautification master plan. 6. The existing overhead utilities (telecommunications and electrical) fronting the project site shall be removed or placed underground, prior to public improvement acceptance or occupancy, whichever occurs first. All services crossing Foothill Boulevard and/or Red Hill Country Club Drive shall be undergrounded at the same time. The developer may request a reimbursement agreement to recover one-half the City adopted cost for undergrounding from future development (or redevelopment) as if occurs on the opposite side of the street. If the developer fails to submit said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. All existing overhead utilities located on site shall be removed or placed underground. 7. 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. 8. Maintenance access shall be granted to the City for the on -site portion of the master plan storm drain. All manholes shall be easily accessible. Printed: 8/16/2017 www.CityofRC.us Page 7 of 21 D3-7 pg198 Project #: Project Name: Location: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Sycamore Heights APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please he advised of the following Special Conditions 9. It shall be the developer's responsibility to have the current FIRM Zone A designation removed from the project area. The developer shall provide drainage/or flood protection facilities sufficient to obtain an unshaded "X" designation. The developer's engineer shall prepare all necessary reports, plans, hydrologic/hydraulic calculations. A Conditional Letter of Map Revision (CLOMR) shall be required prior to grading permits. A Letter of Map Revision (LOMR) shall be issued by FEMA prior to certificate of occupancy. 10. Provide the fair share contribution for the Year 2035 as stated in the project traffic impact study for Foothill Boulevard at San Bernardino Road. Ultimate improvements include construction of a 3rd westbound and a 3rd eastbound through lane, restriping the northbound shared left turn/through lane into a shared left turn/through/right turn lane and modifications to the traffic signal. w .CityofRC.us Page 8 of 21 Printed: 8/16/2017 D3-7 pg199 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: En-gineering Services Department Please be advised of the following Special Conditions 11. Foothill Boulevard shall be improved in accordance with the City's "Major Divided Arterial" standards along the entire project frontage. a. Parkway improvements, including special streetlights, street trees and sidewalk, shall conform to the Foothill Boulevard District guidelines outlined in the Development Code and the Route 66/Foothill Boulevard Visual Improvement Plan. b. Complete parkway improvements on the north side between the Pacific Electric Trail bridge and the adjacent Sycamore Inn property. City has already installed the curb and gutter. Add parkway improvements including sidewalk, street trees, streetlights and curbside drain outlets, per Standard Drawing 107-B or 107-C as needed. c. Right turn lane, per Standard Drawing 119 (Bus Bay -Right Turn 'Lane option), shall be at least 150 feet in length with a 60-foot transition. The right turn lane shall be based off existing Foothill Boulevard elevations. d. Provide an interim physical barrier (at the project entrance) to left turns to the satisfaction of the City Engineer. e. Provide 8,600 Lumen LED streetlights. The street lights 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. f. Foothill drive approach shall have a 20-foot radius for the inbound right turn and a least a 31-foot radius for the outbound right turn, with sidewalk crossing the approach close to perpendicular at the zero curb face. Right-of-way dedication shall encompass the full public sidewalk crossing. Driveway median and accent paving shall not extend into the public right-of-way. g. Entry gates shall conform to the City's Residential Project Gated Entrance design guideline. h. Provide traffic signage and striping as required including northbound and southbound left turn and through movement time restrictions on Red Hill Country Club Drive at Foothill Boulevard during the peak hours. i. Construct access ramps at the street type entrance on Foothill Boulevard to comply with current ADA requirements. A detail will have to be added to the street improvement plan showing the design details, elevations, and grades of the access ramp to substantiate they comply with current ADA requirements. v .CityofRC.us Printed: 8/16/2017 Page 9 or 21 D3-7 pg200 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 12. Red Hill Country Club Drive shall be improved in accordance with the City's "Local Street" standards along the project frontage. a. Provide curb and gutter, asphalt pavement, sidewalk, street trees and a drive approach for emergency vehicle access on the east side of the existing street. b. Drive approach for emergency vehicle access on Red Hill Country Club Drive shall be installed per Standard Drawing 105-C, with thicker concrete or reinforced sidewalk to meet Fire District standards. c. Provide a minimum 6-foot curb adjacent sidewalk width. Install retaining walls as needed. d. Provide 5800 Lumen HPSV-equivalent LED streetlights along the frontage. The street lights 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. e. Provide traffic signage and striping as required. 13. Private drainage facilities shall prevent developed flows from entering the Pacific Electric Trail right-of-way. Existing inlet facilities for culverts in the SBCTA right-of-way shall be protected. Final drainage study shall address whether those culverts can be used for runoff from perimeter slopes or undeveloped portions of the project site. Also, surface drainage shall not flow over City right-of-way or maintained areas. Provide intercept of surface drainage such as by use of v-gutters and provide for drainage to enter street through parkway culverts. 14. Master Plan Storm Drain Line 111-1 shall be constructed and aligned so that it remains within the developer's property before connecting into the existing storm drain in the Foothill Boulevard right-of-way. A permanent storm drain easement will need to be granted to the City for the public storm drain lines within the developers property prior to acceptance of the improvements. Standard Conditions of Approval 15. 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. 16. Parkway landscaping on the following street(s) shall conform to the results of the respective Beautification Master Plan: Foothill Boulevard www.CilyofRC.us Printed: 8/16/2017 Page 10 of 21 D3-7 pg201 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Standard Conditions of Approval 17. 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. 18. 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. 19. Permits shall be obtained from the following agencies for work within their right of way: San Bernardino County Transportation Authority (SBCTA) 20. 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. 21. 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. w .CityofRC.us Printed: 8/16/2017 Page 11 of 21 D3-7 pg202 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Standard Conditions of Approval 22.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 _ public landscape plans are required, tree installation in those areas landscape improvement plans. Foothill Boulevard in ROW and Median Botanical Name - Prunus blireina Common Name - N.C.N. Min. Grow Space - 3' Spacing - 20' O.C. Size - 15 gallon Foothill Boulevard On -site Botanical Name - Platanus acerifolia Common Name - London Plane Tree Min. Grow Space - 7' Spacing - 40' O.C. Size - 15 gallon Red Hill Country Club Drive Botanical Name - Platanus acerifolia Common Name - London Plane Tree Min. Grow Space - 7' Spacing - 40' O.C. Size - 15 gallon (typically Sheet 1)." Where shall be per the public 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. 23. Provide separate utility services to each building 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. w .CityofRC.us Printed: 8/16/2017 Page.12 of 21 D3-7 pg203 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 24. Improvement Plans and Construction: a. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits, whichever occurs first. b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer. d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along major or secondary streets and at intersections for future traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer. 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. The proposed development is slated to be included in the City's Fiber Optic / Broadband service business plan that would provide a City owned Fiber -to -the -Premise (FTTP) infrastructure. Proposed fiber optic conduits and vaults will be placed underground within a duct and structure system to be installed by the Master Developer per Standard Drawing 135-137. The size, placement and location of the conduit and vaults shall be shown on the Street Improvement and/or Public Improvement Plans and subject to the Engineering Services Department's review and approval prior to the issuance of building permits or final map approval, whichever comes first. f. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA standards or as directed by the City Engineer. g. 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. In. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards. i. Street names shall be approved by the Planning Manager prior to submittal for first plan check. 25.Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted policy. On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways. Local residential street 'intersections and commercial or industrial driveways may have lines of sight plotted as required. Printed:8/16/2017 wwva.CilyofRC.us Page 13 of 21 D3-7 pg204 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Engineering Services Department Standard Conditions of Approval 26. The developer shall be responsible for the relocation of existing utilities as necessary. 27. Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at least 50% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City. Permits issued on or after June 2, 2014, must complete the reimbursement process through the City's Accelerate online portal within 60 days following the completion of the construction and/or demolition project or the deposit will be forfeited. Permits issued before June 2, 2014, require the following when applying for a deposit reimbursement: a completed CD-2 form, a copy of the cashier's receipt showing the deposit amount, and all weight tickets. Instructions and forms are available at the City's web site, www.CityofRC.us, under City Hall; Engineering; Environmental Programs. 28. 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. 29. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. 30. Additional street right-of-way shall be dedicated along right turn lanes, to provide a minimum of feet measured from the face of curbs to the right-of-way. 31. Corner property line cutoffs shall be dedicated per City Standards. 32. Dedication shall be made of the following rights -of -way on the perimeter streets (measured from street centerline): 60 total feet on Foothill Boulevard 30 total feet on Red Hill Country Club Drive 33. All existing easements lying within future rights -of -way shall be quit -claimed or delineated on the final map. 34. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all common roads, drives, or parking areas shall be provided by CC&R's or deeds and shall be recorded prior to, or concurrent with the final map. Grading Section Standard Conditions of Approval 1. Prior to the issuance of a grading permit, the grading and drainage plan shal drainage swales at the toe of slopes and discharge the water to an approved drainage facility. 2. Prior to the issuance of a Grading Permit the City of Rancho Cucamonga's Agreement of Storm Water Quality Management Plan" shall be submitted for revi by the Building Official and recorded with the County Recorder's Office. show concrete "Memorandum of ew and approval Panted: 8/16/2017 www.CityofRC.us Page 14 of 21 D3-7 pg205 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Grading Section Standard Conditions of Approval 3. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. 4. 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. 5. The land owner shall provide an inspection report by a qualified person/company on a biennial basis for the Class V Injection Wells/underground infiltration chambers to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis all best management practices (BMP"s) as described in the Storm Water Quality Management Plan (WQMP) prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 6. 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. 7. 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. 8. 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. 9. 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. 10. 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. w .CityofRC.us Printed:8/16/2017 Page 15 of 21 D3-7 pg206 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 11. 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. 12. 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 V11.3: Suitability Assessment Related Considerations for Infiltration Facility Safety Factors'. 13. 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 Qualitl Management Plans". 14. 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. 15. 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. 16. 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. Printed: 8/16/2077 www.CityofRC.us Page 16 of 21 D3-7 pg207 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Grading Section Standard Conditions of Approval 17. GROUND WATER PROTECTION: Prior to approval of the final project specific water quality management plan (WQMP), the WQMP document shall meet the requirements of the State Water Resources Control Board Order No. R8-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm Sewers Separation (MS4) Permit reads: Section XI.D(Water Quality Management Plan Requirements).8(Groundwater Protection): Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to primarily function as infiltration devices (such as grassy swales, detention basins, vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect groundwater: a. Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of ground water quality objectives. b. 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 should be evaluated prior to infiltration. c. Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial parking lot as '100,000 sq. ft. or more of commercial development to include parking lot (with 100 or more vehicle traffics), OR, by means of 5,000sgft or more of allowable space designated for parking purposes'). d. Unless adequate pre-treatment of runoff is provided prior to infiltration structural infiltration treatment BMPs must not be used for areas of industrial or light industrial activity{77], areas subject to high vehicular traffic (25,000 or more daily traffic); car washes; fleet storage areas; nurseries; or any other high threat to water quality land uses or activities. e. Class V injection wells or dry wells must not be placed in areas subject to vehicular{78} repair or maintenance activities{79}, such as an auto body repair shop, automotive repair shop, new and used car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility that does any vehicular repair work. f. Structural infiltration BMP treatment shall not be used at sites that are known to have soil and groundwater contamination. g. Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any water supply wells. h. The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained. i. Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water Code Section 13050. The final project -specific water quality management plan shall specifically address items, a., b., and c. above. w .CilyofRC.us Printed: 8/16/2017 Page 17 of 21 D3-7 pg208 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 18. 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". 19. 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. 20. 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. 21. 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. 22. 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. 23. 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 mor¢ of combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and we signed by a California licensed Civil Engineer prior to the issuance of a grading or building permit. 24. 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. 25.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. 26. 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. 27. Prior to issuance of a grading permit the Final Grading and Drainage Plan shall show the accessibility path from the public right of way and the accessibility parking stalls to the building doors in conformance with the current adopted California Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and dimensions and comply with the current adopted California Building Code. 28. 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. 29. 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. Printed: 6/16/2017 www.CityofRC.us Page 18 of 21 D3-7 pg209 Project SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 30. Prior to the issuance of a grading plan for multi -family projects, the private streets and drive aisles within multi -family developments shall include street plans as part of the Grading and Drainage Plan set. The private street plan view shall show typical street sections. The private street profile view shall show the private street/drive aisle centerline. 31. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 32. 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. 33. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 34. This project shall comply with the accessibility requirements of the current adopted California Building Code. 35. 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. 36. All roof drainage flowing to the public right of way (Foothill Boulevard) must drain under the sidewalk through a parkway culvert approved by the Engineering Department. This shall be shown on both the grading and drainage plan and Engineering Services Department required plans. 37. 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. w .CityorRC.us Printed: 8/16/2017 Page 19 of 21 D3-7 pg210 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 38. 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. 39. 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. 40. 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. 41.It shall be the responsibility of the applicant to acquire any required off -site drainage easements prior to the issuance of a grading permit. 42.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 or building permit. 43. Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 44. 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. 45. Prior to issuance of a grading permit the applicant shall demonstrate that the storm water run-off will not adversely affect the downstream properties and that the water may legally discharge to the downstream properties. The engineer of record shall show on the final permitted grading and drainage plan one (1) or more of the following items are met: a) There is sufficient downstream capacity to accept the proposed storm water flows and that the downstream property owner have provided permission to accept the upstream storm water flows; b) a legal document/entity exists allowing developed storm water flows to be discharged to the property lower in elevation; c) a storm drain system to safely convey the storm water flows to a public storm drain system without causing flooding to adjacent property(ies). 46. 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. Printed: 8/76/2017 www.CltyofRC.us Page 20 of 21 D3-7 pg211 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 47. 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). 48. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. 49. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment devices and best management practices (BMP) 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 approval of the Water Quality Management Plan. 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. Printed: 8/16/2017 w .CltyofRC.uS Page 21 of 21 D3-7 pg212 RESOLUTION NO. 17-77 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT REVIEW NO. DRC2012-00672, A REQUEST TO DEVELOP 175 ATTACHED CONDOMINIUM UNITS ON 24.19 ACRES OF LAND IN MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; AND MAKING FINDINGS IN SUPPORT THEREOF -APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. A. Recitals. 1. Pacific Summit -Foothill, LLC, filed an application for the approval of Development Review No. DRC2012-00672, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Development Review request is referred to as "the application." 2. On the 9th day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and continued the application to the August 23, 2017 Planning Commission meeting. 3. On the 23rd day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a meeting or duly noticed public hearing on the application and concluded said meeting on that date. 4. 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 meeting on August 23, 2017, including written and oral staff reports, together with public testimony this Commission hereby specifically finds as follows: a. The project site contains approximately 24.19 acres of a generally irregular configuration having a topography with a 30 percent or greater slope, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail, and is presently vacant; and b. The project site is located in the Mixed Use (MU) District; and C. The property to the north contains Condominiums and single-family homes in the Medium (M) Residential District (8-14 dwelling units per acre) and Low (L) Residential District (2- 4 dwelling units per acre), the property to the south contains office, commercial, and condominiums uses in the Mixed Use (MU) District and Medium (M) Residential District (8-14 D3-7 pg213 PLANNING COMMISSION RESOLUTION NO. 17-77 DRC2012-00672 — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 2 dwelling units per acre), the property to the east contains Route 66 Trailhead and condominiums in the Medium (M) Residential District (8-14 dwelling units per acre), the property to the west contains commercial land uses in the Mixed Use (MU) District, and the proposed project surrounds the Sycamore Inn Restaurant in the Mixed Use (MU) District; and d. The proposed project will be a gated community with 1 vehicle entrance on Foothill Boulevard, located west of the Sycamore Inn restaurant, and 1 Emergency Vehicle Access (EVA) gate on Red Hill Country Club Drive; and e. The proposed project density is 7.23 dwelling units per acre; and f. The application contemplates the development of 44 two- and three-story condominium buildings for the development of 175 attached dwelling units; and g. The 175 units are provided throughout the project site in 44 individual buildings, each containing between 3 and 6 residential units. Units are provided in either a two-story or three-story building complex. There are 26 two-story units, 29 feet tall, with units ranging in size from 1,296 square feet to 1,701 square feet and 18 three-story units, 35 feet tall, with units ranging in size from 1,672 square feet to 2,108 square feet; and h. The proposed unit mix will consist of 28 two -bedroom units (at 1,296 square feet), 119 three -bedroom units (ranging in size from 1,540 square feet to 2,108 square feet) and 28 four -bedroom units (ranging in size from 1,976 square feet to 1,995 square feet). The 9 live/work units include 2 two -bedroom units (with 1,531 square feet of living area and 249 square feet of commercial floor area) and 7 three -bedroom units (ranging in size from 1,782 square feet to 1,916 square feet of living area and 249 square feet of commercial floor area); and I. Proposed architectural styles include Santa Barbara and Provence, and include 360 degree architectural elements such as: tile roofs, stucco finish, multi -paned windows, metal balconies, wood shutters, and additional architectural embellishments; and j. A total of 9 live/work units are provided adjacent to the Foothill Boulevard driveway, with adjacent parking and pedestrian access; and k. Parking, for the project site is provided in two -car garages for each unit, providing 350 parking spaces, 9 parking spaces for the live/work units, and 130 open parking spaces. 3. Based upon the substantial evidence presented to this Commission during the above - referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The proposed project is consistent with the objectives of the General Plan; and b. The proposed use is in accord with the objectives of the Development Code and the purposes of the district in which the site is located; and C. The proposed use is in compliance with each of the applicable provisions of the Development Code; and D3-7 pg214 PLANNING COMMISSION RESOLUTION NO. 17-77 DRC2012-00672 — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 3 d. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration. A comment letter was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required." Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required; and b. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds: (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial D3-7 pg215 PLANNING COMMISSION RESOLUTION NO. 17-77 DRC2012-00672 — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 4 evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission recommends the City Council adopt the Mitigated Negative Declaration; and C. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission therefore recommends the City Council adopt the Mitigation Monitoring Program for the project; and d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the City Planner of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference. Planning Department 1) All Conditions of approval as contained in Planning Commission Resolution No. 17-75 shall apply. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23RD DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA M. FAIJ§1:&� Francisco Oaxaca, Chairman Candyce Burnett, Secretary D3-7 pg216 PLANNING COMMISSION RESOLUTION NO. 17-77 DRC2012-00672 —PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 5 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 23rd day of August 2017, by the following vote -to -wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: D3-7 pg217 Conditions of Approval Community Development Department Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Please be advised of the following Special Conditions 1. Approval is for the subdivision of 24.19 acres into 6 parcels and for the development of 175 attached condominium units in the Mixed Use (MU) District located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and Pacific Electric Trail Right -of -Way 2. Provide additional parking spaces in the vicinity of the Live/Work units to ensure adequate parking is available for commercial uses. 3. Provide a pedestrian connection to the Pacific Electric Trail along the east side of the project site. 4. Provide additional landscaping adjacent to the project perimeter wall to the northwest of the Sycamore Inn. 5. For slope planting south of the existing residences along the project's north boundary utilize a tree species and spacing that protects the views of homeowners living north of the project site. Standard Conditions of Approval 6. 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 Department in the amount of $767 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. 7. In those instances requiring long term monitoring (i.e. beyond final certificate of occupancy), the applicant shall provide a written monitoring and reporting program to the Planning Department prior to issuance of Building Permits. Said program shall identify the reporter as an individual qualified to know whether the particular mitigation measure has been implemented. 8. The developer shall provide each prospective buyer written notice of the City Adopted Special Studies Zone for the Red Hill Fault, 'in a standard format as determined by the Planning Department, prior to accepting a cash deposit on any property. 9. The applicant shall contact the U.S. Postal Service to determine the appropriate type and location of mailboxes. Multi -family residential developments shall provide a solid overhead structure for mailboxes with adequate lighting. The final location of the mailboxes and the design of the overhead structure shall be subject to Planning Department review and approval prior to the issuance of Building Permits. 10. All units shall be provided with garage door openers if driveways are less than 18 feet in depth from back of sidewalk. Printed. E/1af2017 vnvw.CityO RC. us D3-7pg218 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Standard Conditions of Approval 11. All parking lot landscape islands shall have a minimum outside dimension of 6 feet. 12. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). Parallel parking spaces shall be 9 feet wide by 24 feet long. 13. Plans for any security gates shall be submitted for the Planning Department, City Engineer, and Rancho Cucamonga Fire Protection District review and approval prior to issuance of Building Permits. For residential development, private gated entrances shall provide adequate turn -around space in front of the gate and a separate visitor lane with call box to avoid cars stacking into the public right-of-way. 14. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and exits shall be striped per City standards. 15. Textured pedestrian pathways and textured pavement across circulation aisles shall be provided throughout the development to connect dwellings/units/buildings with open spaces/plazas/ recreational uses. 16. For all residential development, provide conduit from each unit/lot and a pull box to connect to the street. Provide interior structured wiring for each house/building with minimum Category 5 copper wire, Radio Grade 6 coaxial cable, and a central distribution panel, prior to release of occupancy (fiber -to -the building, FTTB). Plans shall be submitted for Planning Department and Building Officia review and approval prior to issuance of Building Permits. 17. All dwellings shall have the front, side and rear elevations upgraded with architectural treatment, detailing and increased delineation of surface treatment subject to Planning Department review and approval prior to issuance of Building Permits. 18.All roof appurtenances, including air conditioners and other roof mounted equipment and/or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Department. Any roof -mounted mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof -mounted mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color scheme of the building. Details shall be included in building plans. 19. 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. Printed: 8/1612017 m" .CityofRC.us Page 2 of 21 D3-7 pg219 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Planning Department Standard Conditions of Approval 20. Approval of Tentative Tract SUBTT16605 Modification is granted subject to the approval of General Plan Amendment DRC2016-00206, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. 21. Copies of the signed Planning Commission Resolutions of Approval, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). This includes Planning Commission Resolution No.'s 17-76 (for Tentative Tract Map SUBTT16606M), 17-77 (for Design Review DRC2012-00672), 17-78 (for Variance DRC2016-00207), and 17-79 (for Tree Removal Permit DRC2012-00673). 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. 22. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption and Mitigated Negative Declaration fee in the amount of $2,266.25. 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. 23. Tentative Tract 16605 Modification 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. 24. For multi -family residential, property owners are responsible for the continual maintenance of all landscaped areas on -site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or decaying plant material shall be replaced within 30 days from the date of damage. 25. Existing trees required to be preserved in place shall be protected with a construction barrier in accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The location of those trees to be preserved in place and new locations for transplanted trees shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist's recommendations regarding preservation, transplanting, and trimming methods. 26. Front yard and corner side yard landscaping and irrigation shall be required per the Development Code. This requirement shall be in addition to the required street trees and slope planting. 27. 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 Department 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. 28. 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. Printed: 8/16/2017 e .CltyofRC.us Page 3 of 21 D3-7 pg220 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Standard Conditions of Approval 29. All private slopes of 5 feet or more in vertical height and of 5:1 or greater slope, but less than 2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 30. All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2:1 or greater slope shall be landscaped and irrigated for erosion control and to soften their appearance as follows: one 15-gallon or larger size tree per each 150 sq. ft. of slope area, 1-gallon or larger size shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition, slope banks in excess of 8 feet in vertical height and 2:1 or greater slope shall also include one 5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in staggered clusters to soften and vary slope plane. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 31. Special landscape features such as mounding, alluvial rock, specimen size trees, meandering sidewalks, and intensified landscaping, is required along Foothill Boulevard. 32. Tree maintenance criteria shall be developed and submitted for Planning Department review and approval prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 33. Landscaping and irrigation shall be designed to conserve water through the principles of wate, efficient landscaping per Development Code Chapter 17.82. 34. 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. 35. 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. 36. Construct block walls between homes (i.e., along interior side and rear property lines), rather than wood fencing for permanence, durability, and design consistency. 37. 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. 38. The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and, grading' on file in the Planning Department, the conditions Contained herein, and Development Code regulations. 39. 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. Printed: 8/16/2017 www.CityofRC.us Page 4 of 21 D3-7 pg221 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 40. A uniform hardscape and street furniture design including seating benches, trash receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 41.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 Department 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 Department, prior to accepting a cash deposit on any property. 42. 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 Department and Engineering Services Department review and approved prior to the issuance of Building Permits. 43. For multiple -family development, laundry facilities shall be provided as required by the Development Code. 44. A detailed on -site fighting plan, including a photometric diagram, shall be reviewed and approved by the Planning Department and Police Department (909-477-2800) prior to the issuance of Building Permits. Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties. 45.Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 46. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 47. Prior to any use of the project site or business. activity being commenced thereon, all Conditions of. Approval shall be completed to the satisfaction of the Planning Department. 48. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 49. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured products. 50. Street names shall be submitted for Planning Department review and approval in accordance with the adopted Street Naming Policy prior to approval of the final map Printed: 8/16/2017 w ,CityofRC.us Page 5 of 21 D3-7 pg222 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Planning Department Standard Conditions of Approval 51.If no centralized trash receptacles are provided, all trash pick-up shall be for individual units with all receptacles shielded from public view. 52. 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. 53. Any approval for Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 shall expire if Building Permits are not issued within 5 years from the date of approval, or a time extension has been granted. 54. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per 30 linear feet of building. 55. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 56. The Covenants, Conditions and Restrictions shall restrict the storage of recreational vehicles on this site unless they are the principal source of transportation for the owner and prohibit parking on interior circulation aisles other than in designated visitor parking areas. 57. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of th1 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. 58. The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Services Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 59. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter. 60. Slope fencing along side property lines may be wrought iron or black plastic coated chain link to maintain an open feeling and enhance views. Engineering Services Department Please be advised of the following Special Conditions 1. Make a in -lieu contribution for a prorated share of the cost of the future improvements along the project frontage, to the future centerline of Foothill Boulevard. Final construction cost estimate to be. approved by the City Engineer. Printed: 811612017 w .CityofRC.us Page 6 of 21 D3-7 pg223 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Please be advised of the following Special Conditions 2. Dedicate Lots A, B and C from the approved Tentative Map to the City. 3. Extend Master Plan Storm Drain Line III-1 from Foothill Boulevard to Red Hill Country Club Drive. The applicant shall submit a detailed hydrology study to engineering and said study shall be approved by the City Engineer prior to final map approval or the issuance of a Building Permit, whichever occurs first. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on- and off -site. If there are any impacts to the downstream channel, the City will require full installation of the Master Plan Storm Drain culvert, south of Foothill Boulevard, along with any right-of-way acquisition and easements that may be required. Standard drainage fees for the site shall be credited to the cost of permanent master plan facilities, in accordance with City Policy. The developer may request a reimbursement agreement to recover over sizing costs, in excess of fees from future development within the same tributary area. If the developer fails to submit for said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. Construct private, on -site storm drains to collect all project runoff, and discharges from adjacent properties to the north and convey to the Master Plan Storm Drain. b. Provide manholes at public -private junctions. 4. Parkways shall slope at 2 percent from 1 foot behind the sidewalk to the top of the curb, along all street frontages. 5. Provide a copy of the on -site landscaping plans for Engineering Services Department review regarding conformance with Foothill Boulevard beautification master plan. 6. The existing overhead utilities (telecommunications and electrical) fronting the project site shall be removed or placed underground, prior to public improvement acceptance or occupancy, whichever occurs first. All services crossing Foothill Boulevard and/or Red Hill Country Club Drive shall be undergrounded at the same time. The developer may request a reimbursement agreement to recover one-half the City adopted cost for undergrounding from future development (or redevelopment) as it occurs on the opposite side of the street. If the developer fails to submit said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. All existing overhead utilities located on site shall be removed or placed underground. 7. 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. 8. Maintenance access shall be granted to the City for the on -site portion of the master plan storm drain. All manholes shall be easily accessible. Printed: 8/16/2017 N .CityofRC.us Page 7 of 21 D3-7 pg224 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Please be advised of the following Special Conditions 9. It shall be the developer's responsibility to have the current FIRM Zone A designation removed from the project area. The developer shall provide drainage/or flood protection facilities sufficient to obtain an unshaded "X" designation. The developer's engineer shall prepare all necessary reports, plans, hydrologic/hydraulic calculations. A Conditional Letter of Map Revision (CLOMR) shall be required prior to grading permits. A Letter of Map Revision (LOMR) shall be issued by FEMA prior to certificate of occupancy. 10. Provide the fair share contribution for the Year 2035 as stated in the project traffic impact study for Foothill Boulevard at San Bernardino Road. Ultimate improvements include construction of a 3rd westbound and a 3rd eastbound through lane, restriping the northbound shared left turn/through lane into a shared left turn/through/right turn lane and modifications to the traffic signal. Printed: 8/16/2017 w ,CityofRC.us D3-7 pg225 Page 8 of 21 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Please be advised of the following Special Conditions 11. Foothill Boulevard shall be improved in accordance with the City's "Major Divided Arterial" standards along the entire project frontage. a. Parkway improvements, including special streetlights, street trees and sidewalk, shall conform to the Foothill Boulevard District guidelines outlined in the Development Code and the Route 66/Foothill Boulevard Visual Improvement Plan. b. Complete parkway improvements on the north side between the Pacific Electric Trail bridge and the adjacent Sycamore Inn property. City has already installed the curb and gutter. Add parkway improvements including sidewalk, street trees, streetlights and curbside drain outlets, per Standard Drawing 107-B or 107-C as needed. c. Right turn lane, per Standard Drawing 119 (Bus Bay -Right Turn Lane option), shall be at least 150 feet in length with a 60-foot transition. The right turn lane shall be based off existing Foothill Boulevard elevations. d. Provide an interim physical barrier (at the project entrance) to left turns to the satisfaction of the City Engineer. e. Provide 8,600 Lumen LED streetlights. The street lights 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. f. Foothill drive approach shall have a 20-foot radius for the inbound right turn and a least a 31-foot radius for the outbound right turn, with sidewalk crossing the approach close to perpendicular at the zero curb face. Right-of-way dedication shall encompass the full public sidewalk crossing. Driveway median and accent paving shall not extend into the public right-of-way. g. Entry gates shall conform to the City's Residential Project Gated Entrance design guideline. h. Provide traffic signage and striping as required including northbound and southbound left turn and through movement time restrictions on Red Hill Country Club Drive at Foothill Boulevard during the peak hours. i. Construct access ramps at the street type entrance on Foothill Boulevard to comply with current ADA requirements. A detail will have to be added to the street improvement plan showing the design details, elevations, and grades of the access ramp to substantiate they comply with current ADA requirements. Printed: 8/16/2017 w .CityofRC.us Page 9 of 21 D3-7 pg226 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Please be advised of the following Special Conditions 12. Red Hill Country Club Drive shall be improved in accordance with the City's "Local Street" standards along the project frontage. a. Provide curb and gutter, asphalt pavement, sidewalk, street trees and a drive approach for emergency vehicle access on the east side of the existing street. b. Drive approach for emergency vehicle access on Red Hill Country Club Drive shall be installed per Standard Drawing 105-C, with thicker concrete or reinforced sidewalk to meet Fire District standards. c. Provide a minimum 6-foot curb adjacent sidewalk width. Install retaining walls as needed. d. Provide 5800 Lumen HPSV-equivalent LED streetlights along the frontage. The street lights 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. e. Provide traffic signage and striping as required. 13. Private drainage facilities shall prevent developed flows from entering the Pacific Electric Trail right-of-way. Existing inlet facilities for culverts in the SBCTA right-of-way shall be protected. Final drainage study shall address whether those culverts can be used for runoff from perimeter slopes or undeveloped portions of the project site. Also, surface drainage shall not flow over City right-of-way or maintained areas. Provide intercept of surface drainage such as by use of v-gutters and provide for drainage to enter street through parkway culverts. 14. Master Plan Storm Drain Line III-1 shall be constructed and aligned so that it remains within the developer's property before connecting into the existing storm drain in the Foothill Boulevard right-of-way. A permanent storm drain easement will need to be granted to the City for the public storm drain lines within the developers property prior to acceptance of the improvements. Standard Conditions of Approval 15. 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. 16. Parkway landscaping on the following street(s) shall conform to the results of the respective Beautification Master Plan: Foothill Boulevard us Printed: eH www.CityofRC. 6/2017 Page 10 of 21 D3-7 pg227 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: I entative I ract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Standard Conditions of Approval 17. 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. 18. 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. 19. Permits shall be obtained from the following agencies for work within their right of way: San Bernardino County Transportation Authority (SBCTA) 20. 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. 21. 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. Printed: 8/16/2017 w .CityofRC.us D3-7 pg228 Page 11 of 21 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Standard Conditions of Approval 22.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. Foothill Boulevard in ROW and Median Botanical Name - Prunus blireina Common Name - N.C.N. Min. Grow Space - 3' Spacing - 20' O.C. Size - 15 gallon Foothill Boulevard On -site Botanical Name - Platanus acerifolia Common Name - London Plane Tree Min. Grow Space - 7' Spacing - 40' O.C. Size - 15 gallon Red Hill Country Club Drive Botanical Name - Platanus acerifolia Common Name - London Plane Tree Min. Grow Space - 7' Spacing - 40' O.C. Size - 15 gallon 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. 23. Provide separate utility services to each building 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. Printed: 8/16/2017 www.CilyofRC.us Page 12 of 21 D3-7 pg229 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Standard Conditions of Approval 24. Improvement Plans and Construction: a. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits, whichever occurs first. b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer. d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along major or secondary streets and at intersections for future traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer. 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. The proposed development is slated to be included in the City's Fiber Optic / Broadband service business plan that would provide a City owned Fiber -to -the -Premise (FTTP) infrastructure. Proposed fiber optic conduits and vaults will be placed underground within a duct and structure system to be installed by the Master Developer per Standard Drawing 135-137. The size, placement and location of the conduit and vaults shall be shown on the Street Improvement and/or Public Improvement Plans and subject to the Engineering Services Department's review and approval prior to the issuance of building permits or final map approval, whichever comes first. f. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA standards or as directed by the City Engineer. g. 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. h. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards. I. Street names shall be approved by the Planning Manager prior to submittal for first plan check. 25.Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted policy. On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways. Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required. Printed; 8/16/2017 w .CltyofRC.u6 Page 13 of 21 D3-7 pg230 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heigh Location: APN:0207-101-1 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Standard Conditions of Approval 26. The developer shall be responsible for the relocation of existing utilities as necessary. 27. Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at least 50% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City. Permits issued on or after June 2, 2014, must complete the reimbursement process through the City's Accelerate online portal within 60 days following the completion of the construction and/or demolition project or the deposit will be forfeited. Permits issued before June 2, 2014, require the following when applying for a deposit reimbursement: a completed CD-2 form, a copy of the cashier's receipt showing the deposit amount, and all weight tickets. Instructions and forms are available at the City's web site, www.CityofRC.us, under City Hall; Engineering; Environmental Programs. 28. 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. 29. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. 30. Additional street right-of-way shall be dedicated along right turn lanes, to provide a minimum of 7 feet measured from the face of curbs to the right-of-way. 31. Corner property line cutoffs shall be dedicated per City Standards. 32. Dedication shall be made of the following rights -of -way on the perimeter streets (measured from street centerline): 60 total feet on Foothill Boulevard 30 total feet on Red Hill Country Club Drive 33. All existing easements lying within future rights -of -way shall be quit -claimed or delineated on the final map. 34. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all common roads, drives, or parking areas shall be provided by CC&R's or deeds and shall be recorded prior to, or concurrent with the final map. Grading Section Standard Conditions of Approval 1. Prior to the issuance of a grading permit, the grading and drainage plan shal drainage swales at the toe of slopes and discharge the water to an approved drainage facility. 2. Prior to the issuance of a Grading Permit the City of Rancho Cucamonga's Agreement of Storm Water Quality Management Plan" shall be submitted for revi by the Building Official and recorded with the County Recorder's Office. Printed: 8/16/2017 w .CityofRC.us show concrete "Memorandum of ew and approval D3-7 pg231 Page 14 of 21 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 3. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. 4. 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. 5. The land owner shall provide an inspection report by a qualified person/company on a biennial basis for the Class V Injection Wells/underground infiltration chambers to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis all best management practices (BMP"s) as described in the Storm Water Quality Management Plan (WQMP) prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 6. 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. 7. 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. 8. 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. 9. 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. 10. 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. Printed. 8/15/2017 �.CilyofRC.us Page 18 of 21 D3-7 pg232 Project;:: SUBTT i6605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 11. 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. 12. 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". 13. 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 tht current adopted "San Bernardino County Technical Guidance Document for Water Qualit, Management Plans". 14. 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. 15. 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. 16. 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. Printed. 8/16/2017 w M.CityofRC.us Page 16 of 21 D3-7 pg233 Project n: SUBTT16605iM, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112- 99 and 10 Project Type: i entative I ract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 17. GROUND WATER PROTECTION: Prior to approval of the final project specific water quality management plan (WQMP), the WQMF document shall meet the requirements of the State Water Resources Control Board Order No, R8-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm Sewers Separation (MS4) Permit reads: Section XLD(Water Quality Management Plan Requirements).8(Groundwater Protection): Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to primarily function as infiltration devices (such as grassy swales, detention basins, vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect groundwater: a. Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of ground water quality objectives. b. 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 should be evaluated prior to infiltration. c. Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial parking lot as '100,000 sq. ft. or more of commercial development to include parking lot (with 100 or more vehicle traffics), OR, by means of 5,000sgft or more of allowable space designated for parking purposes'). d. Unless adequate pre-treatment of runoff is provided prior to infiltration structural infiltration treatment BMPs must not be used for areas of industrial or light industrial activity{77), areas subject to high vehicular traffic (25,000 or more daily traffic); car washes; fleet storage areas; nurseries; or any other high threat to water quality land uses or activities. e. Class V injection wells or dry wells must not be placed in areas subject to vehicular{78) repair or maintenance activities{79), such as an auto body repair shop, automotive repair shop, new and used car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility that does any vehicular repair work. f. Structural infiltration BMP treatment shall not be used at sites that are known to have soil and groundwater contamination. g. Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any water supply wells. h. The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained. i. Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water Code Section 13050. The final project -specific water quality management plan shall specifically address items, a., b., and c. above. Printed: 8/16/2017 v .CllyoiRC,us Page 17 a( 21 D3-7 pg234 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 18. 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". 19. 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. 20. 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. 21. 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. 22. 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. 23. 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 morc of combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and we signed by a California licensed Civil Engineer prior to the issuance of a grading or building permit. 24. 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. 25.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. 26. 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. 27. Prior to issuance of a grading permit the Final Grading and Drainage Plan shall show the accessibility path from the public right of way and the accessibility parking stalls to the building doors in conformance with the current adopted California Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and dimensions and comply with the current adopted California Building Code. 28. 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. 29. 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. Printed:www.CilyofRC.us.8/16/2017 Page 18 of 21 D3-7 pg235 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 30. Prior to the issuance of a grading plan for multi -family projects, the private streets and drive aisles within multi -family developments shall include street plans as part of the Grading and Drainage Plan set. The private street plan view shall show typical street sections. The private street profile view shall show the private street/drive aisle centerline. 31. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 32. 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. 33. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 34. This project shall comply with the accessibility requirements of the current adopted California Building Code. 35. 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. 36. All roof drainage flowing to the public right of way (Foothill Boulevard) must drain under the sidewalk through a parkway culvert approved by the Engineering Department. This shall be shown on both the grading and drainage plan and Engineering Services Department required plans. 37. 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. Printed: 8/1612017 w .CltyofRC.us Page 19 or 21 D3-7 pg236 Project#: SUBTT166051*v1, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 38. 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. 39. 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. 40. 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. 41.It shall be the responsibility of the applicant to acquire any required off -site drainage easements prior to the issuance of a grading permit. 42.It shall be the responsibility of the applicant to acquire any required off -site drainage acceptances 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 or building permit. 43. Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 44. 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. 45. Prior to issuance of a grading permit the applicant shall demonstrate that the storm water run-off will not adversely affect the downstream properties and that the water may legally discharge to the downstream properties. The engineer of record shall show on the final permitted grading and drainage plan one (1) or more of the following items are met: a) There is sufficient downstream capacity to accept the proposed storm water flows and that the downstream property owner have provided permission to accept the upstream storm water flows; b) a legal document/entity exists allowing developed storm water flows to be discharged to the property lower in elevation; c) a storm drain system to safely convey the storm water flows to a public storm drain system without causing flooding to adjacent property(ies). 46. 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. Printed: www.cityofRC.us 6/16/2017 page 20 of 21 D3-7 pg237 Project;: SUB T 116605M, DRC2012-00672, DRC201600207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: I entative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 47. 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). 48. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. 49. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment devices and best management practices (BMP) 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 approval of the Water Quality Management Plan. 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. Printed: 8/16/2017 w .CityofRC.us D3-7 pg238 Page 21 of 21 RESOLUTION NO. 17-78 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING VARIANCE NO. DRC2016-00207, A REQUEST TO EXCEED THE 30 FOOT BUILDING ENVELOPE ESTABLISHED BY DEVELOPMENT CODE SECTION 17.122.020.D.1.E.(I AND II) FOR THE DEVELOP 175 ATTACHED CONDOMINIUM UNITS ON 24.19 ACRES OF LAND IN THE MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; AND MAKING FINDINGS IN SUPPORT THEREOF -APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. A. Recitals. 1. Pacific Summit -Foothill, LLC, filed an application for the issuance of Variance No. DRC2016-00207 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 9th day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and continued the application to the August 23, 2017 Planning Commission meeting. 3. On the 23rd day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and concluded said hearing on that date. 4. All legal prerequisites prior to the adoption of this Resolution have occurred. 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 August 23, 2017, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The project site contains approximately 24.19 acres of a generally irregular configuration having a topography with a 30 percent or greater slope, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail, and is presently vacant; and b. The project site is located in the Mixed Use (MU) District; and C. The property to the north contains Condominiums and single-family homes in the Medium (M) Residential District (8-14 dwelling units per acre) and Low (L) Residential District (2- D3-7 pg239 PLANNING COMMISSION RESOLUTION NO. 17-78 DRC2016-00207 — PACIFIC SUMMIT — FOOTHILL, LLC August 23, 2017 Page 2 4 dwelling units per acre), the property to the south contains office, commercial, and condominiums uses in the Mixed Use (MU) District and Medium (M) Residential District (8-14 dwelling units per acre), the property to the east contains Route 66 Trailhead and condominiums in the Medium (M) Residential District (8-14 dwelling units per acre), the property to the west contains commercial land uses in the Mixed Use (MU) District, and the proposed project surrounds the Sycamore Inn Restaurant in the Mixed Use (MU) District; and d. Approximately half of the project site is located within the Hillside Overlay District of the Zoning Map, of which the Development Code establishes building envelopes and maximum building height for properties located in hillside areas. Hillside Development criteria, Section 17.122.020(D)(e) of the Development Code, establishes a 30-foot maximum building height for all structures located in the Hillside Overlay District; and e. The applicant is proposing a total of 44 condominium units including 26 two-story tri-plex units up to a maximum of 29 feet in height, and 18 three-story four-, five-, and six-plex units up to a maximum of 35 feet in height; and f. Roughly half of the three-story units are located within the Hillside Overlay District and exceed the allowable maximum 30-foot building height. 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. The Hillside Development building height development standard is necessary to regulate maximum building height and bulk on slope conditions when regulating the development of a single-family home in a residential district; these development standards were not intended to regulate building height for multi -family development in the Mixed Use District. Here, the applicant proposes grading the site into large flat building tiers to accommodate the proposed attached multi -family development. As the design and development of the proposed units will not be located on a slope condition and less than half of the project site is located in the Hillside Overlay District, enforcement of the development standard is inconsistent with the objectives of the Development Code; and 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. The eastern portion of the project site has is a grade change ranging from a high of 1,375 feet along the northern property line to a low of 1,245 feet along the southern property line, a difference of approximately 130 feet. The applicant is proposing to grade the site into two large building tiers to accommodate the development of attached multi -family condominium buildings ranging from 3 to 6 units in 44 buildings. The entire project site is located within the Mixed Use District and the eastern portion of the site is subject to the Hillside Overlay District. The Mixed Use District permits a density up to 50 dwelling units per acre and buildings up to 75 feet high. The multi -family units located within the Hillside Overlay District propose to exceed Hillside Development criteria by 5 feet, which is over 60 feet below the height of buildings to the north. The location of these buildings and their proposed height are situated so that their eventual development will not neaatively impact to adjacent properties; and D3-7 pg240 PLANNING COMMISSION RESOLUTION NO. 17-78 VAR DRC2016-00207 — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 3 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. The increase in building height allows the proposed multi -family units to be distributed throughout the entire project site. Enforcement of the height limit would not prevent the proposed grading and would unduly force a density shift within the project so that a higher number of units would be located on the westerly half of the project, so that all units on the easterly half of the project site were within the Hillside Development standard height limits. This density shift will negatively impact the Sycamore Inn and surrounding properties by focusing a significant increase in the number of units on the westerly half of the project site; and 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 project site is located in the Mixed Use, which was designed to accommodate a variety of land uses. The Mixed Use District was never intended to apply to properties located on hillside conditions or be subject to the Hillside Overlay District. Because the Mixed Use District can accommodate a variety of land uses it was never intended to be subject to the Hillside Development criteria of the General Plan and Development Code, in fact, this is the only Mixed Use district in the City with a slope condition. The intent of the Hillside Development criteria of the General Plan and Development Code was to regulate single-family residential hillside development on slopes 8% and greater. The intent of the Hillside Development criteria was to address the development natural slopes, and in this case, we have a 24-acre fractured site surrounded by developed land. The project site has been so altered by surrounding development, is not a natural slope, is outside the intent of the Hillside Development requirements of the Development Code, and is so unique that there are no other Mixed Use District slope conditions within the City; and 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 increased building heights will not negatively impact the surrounding property owners. Due to the grade difference between the project site and properties to the north, the 5-foot increase in building height will not negatively impact views of properties to the north and the additional height increase only impacts views on the project site. 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration. A comment letter was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant D3-7 pg241 PLANNING COMMISSION RESOLUTION NO. 17-78 VAR DRC2016-00207 — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 4 and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required." Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required; and b. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds: (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission hereby recommends the City Council adopt the Mitigated Negative Declaration; and C. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission therefore recommends the City Council adopt the Mitigation Monitoring Program for the project; and d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the City Planner of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750. a. 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.] D3-7 pg242 PLANNING COMMISSION RESOLUTION NO. 17-78 VAR DRC2016-00207 — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 5 4. 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) All Conditions of Approval as contained in Planning Commission Resolution No. 17-75 shall apply. 5. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23RD DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA 1-0 ATTEST: Francisco Oaxaca, Chairman Candyce Burnett, 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 23rd day of August 2017, by the following vote -to -wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: D3-7 pg243 Conditions of Approval `k \( I�" Community Development Department n.fo Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Please be advised of the following Special Conditions 1. Approval is for the subdivision of 24.19 acres into 6 parcels and for the development of 175 attached condominium units in the Mixed Use (MU) District located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and Pacific Electric Trail Right -of -Way 2. Provide additional parking spaces in the vicinity of the LiveNVork units to ensure adequate parking is available for commercial uses. 3. Provide a pedestrian connection to the Pacific Electric Trail along the east side of the project site. 4. Provide additional landscaping adjacent to the project perimeter wall to the northwest of the Sycamore Inn. 5. For slope planting south of the existing residences along the project's north boundary utilize a tree species and spacing that protects the views of homeowners living north of the project site. Standard Conditions of Approval 6. 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 Department in the amount of $767 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. 7. In those instances requiring long term monitoring (i.e. beyond final certificate of occupancy), the applicant shall provide a written monitoring and reporting program to the Planning Department prior to issuance of Building Permits. Said program shall identify the reporter as an individual qualified to know whether the particular mitigation measure has been implemented. 8. The developer shall provide each prospective buyer written notice of the City Adopted Special Studies Zone for the Red Hill Fault, 'in a standard format as determined by the Planning Department, prior to accepting a cash deposit on any property. 9. The applicant shall contact the U.S. Postal Service to determine the appropriate type and location of mailboxes. Multi -family residential developments shall provide a solid overhead structure for mailboxes with adequate lighting. The final location of the mailboxes and the design of the overhead structure shall be subject to Planning Department review and approval prior to the issuance of Building Permits, 10. All units shall be provided with garage door openers if driveways are less than 18 feet in depth from back of sidewalk. Printed. 8/1612017 www.CityofRC.us D3-7pg244 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Planning Department Standard Conditions of Approval 11. All parking lot landscape islands shall have a minimum outside dimension of 6 feet. 12. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). Parallel parking spaces shall be 9 feet wide by 24 feet long. 13. Plans for any security gates shall be submitted for the Planning Department, City Engineer, and Rancho Cucamonga Fire Protection District review and approval prior to issuance of Building Permits. For residential development, private gated entrances shall provide adequate turn -around space in front of the gate and a separate visitor lane with call box to avoid cars stacking into the public right-of-way. 14. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and exits shall be striped per City standards. 15. Textured pedestrian pathways and textured pavement across circulation aisles shall be provided throughout the development to connect dwellings/units/buildings with open spaces/plazas/ recreational uses. 16. For all residential development, provide conduit from each unit/lot and a pull box to connect to the street. Provide interior structured wiring for each house/building with minimum Category 5 copper wire, Radio Grade 6 coaxial cable, and a central distribution panel, prior to release of occupancy (fiber -to -the building, FTTB). Plans shall be submitted for Planning Department and Building Officia review and approval prior to issuance of Building Permits. 17. All dwellings shall have the front, side and rear elevations upgraded with architectural treatment, detailing and increased delineation of surface treatment subject to Planning Department review and approval prior to issuance of Building Permits. 18. All roof appurtenances, including air conditioners and other roof mounted equipment and/or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Department. Any roof -mounted mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof -mounted mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color, scheme of the building. Details shall be included in building plans. 19. 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. Printed; 8/1612017 www.C1tyofRC.us Page 2 of 21 D3-7 pg245 Project #: SUB T T16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Standard Conditions of Approval 20. Approval of Tentative Tract SUBTT16605 Modification is granted subject to the approval of General Plan Amendment DRC2016-00206, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. 21. Copies of the signed Planning Commission Resolutions of Approval, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). This includes Planning Commission Resolution No.'s 17-76 (for Tentative Tract Map SUBTT16606M), 17-77 (for Design Review DRC2012-00672), 17-78 (for Variance DRC2016-00207), and 17-79 (for Tree Removal Permit DRC2012-00673). 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. 22. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption and Mitigated Negative Declaration fee in the amount of $2,266.25. 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. 23. Tentative Tract 16605 Modification 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. 24. For multi -family residential, property owners are responsible for the continual maintenance of all landscaped areas on -site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or decaying plant material shall be replaced within 30 days from the date of damage. 25. Existing trees required to be preserved in place shall be protected with a construction barrier in accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The location of those trees to be preserved in place and new locations for transplanted trees shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist's recommendations regarding preservation, transplanting, and trimming methods. 26. Front yard and corner side yard landscaping and irrigation shall be required per the Development Code. This requirement shall be in addition to the required street trees and slope planting. 27. 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 Department 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. 28. 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. Printed: 8/16/2017 1 .CltyofRC.uS Page 3 of 21 D3-7 pg246 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 29. All private slopes of 5 feet or more in vertical height and of 5:1 or greater slope, but less than 2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 30. All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2:1 or greater slope shall be landscaped and irrigated for erosion control and to soften their appearance as follows: one 15-gallon or larger size tree per each 150 sq. ft. of slope area, 1-gallon or larger size shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition, slope banks in excess of 8 feet in vertical height and 2:1 or greater slope shall also include one 5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in staggered clusters to soften and vary slope plane. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 31. Special landscape features such as mounding, alluvial rock, specimen size trees, meandering sidewalks, and intensified landscaping, is required along Foothill Boulevard. 32. Tree maintenance criteria shall be developed and submitted for Planning Department review and approval prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 33. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient landscaping per Development Code Chapter 17.82. 34. 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. 35. 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. 36. Construct block walls between homes (i.e., along interior side and rear property lines), rather than wood fencing for permanence, durability, and design consistency. 37. 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. 38. The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, and Development Code regulations. 39. 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. Printed'811a/2017 w ,CttyofRC.us Page 4 of 21 D3-7 pg247 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Standard Conditions of Approval 40. A uniform hardscape and street furniture design including seating benches, trash receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 41.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 Department 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 Department, prior to accepting a cash deposit on any property. 42. 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 Department and Engineering Services Department review and approved prior to the issuance of Building Permits. 43. For multiple -family development, laundry facilities shall be provided as required by the Development Code. 44. A detailed on -site lighting plan, including a photometric diagram, shall be reviewed and approved by the Planning Department and Police Department (909-477-2800) prior to the issuance of Building Permits. Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties. 45.Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 46. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 47. Prior to .any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Department. 48. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 49. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured products. 50. Street names shall be submitted for Planning Department review and approval in accordance with the adopted Street Naming Policy prior to approval of the final map Printed: 8/16/2017 �.City0lRC.us Page 5021 D3-7 pg248 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 51.If no centralized trash receptacles are provided, all trash pick-up shall be for individual units with all receptacles shielded from public view. 52. 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. 53. Any approval for Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 shall expire if Building Permits are not issued within 5 years from the date of approval, or a time extension has been granted. 54. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per 30 linear feet of building. 55. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 56. The Covenants, Conditions and Restrictions shall restrict the storage of recreational vehicles on this site unless they are the principal source of transportation for the owner and prohibit parking on interior circulation aisles other than in designated visitor parking areas. 57. 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. 58. The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Services Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 59. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter. 60. Slope fencing along side property lines may be wrought iron or black plastic coated chain link to maintain an open feeling and enhance views. Engineering Services Department Please be advised of the following Special Conditions 1. Make a in -lieu contribution for a prorated share of the cost of the future improvements along the project frontage, to the future centerline of Foothill Boulevard. Final construction cost estimate to be approved by the City Engineer. Printed. 611612017 www.CityofRC.us page 6 of 21 D3-7 pg249 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Please be advised of the following Special Conditions 2. Dedicate Lots A, B and C from the approved Tentative Map to the City. 3. Extend Master Plan Storm Drain Line III-1 from Foothill Boulevard to Red Hill Country Club Drive. The applicant shall submit a detailed hydrology study to engineering and said study shall be approved by the City Engineer prior to final map approval or the issuance of a Building Permit, whichever occurs first. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on- and off -site. If there are any impacts to the downstream channel, the City will require full installation of the Master Plan Storm Drain culvert, south of Foothill Boulevard, along with any right-of-way acquisition and easements that may be required. Standard drainage fees for the site shall be credited to the cost of permanent master plan facilities, in accordance with City Policy. The developer may request a reimbursement agreement to recover over sizing costs, in excess of fees from future development within the same tributary area. If the developer fails to submit for said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. Construct private, on -site storm drains to collect all project runoff, and discharges from adjacent properties to the north and convey to the Master Plan Storm Drain. b. Provide manholes at public -private junctions. 4. Parkways shall slope at 2 percent from 1 foot behind the sidewalk to the top of the curb, along all street frontages. 5. Provide a copy of the on -site landscaping plans for Engineering Services Department review regarding conformance with Foothill Boulevard beautification master plan. 6. The existing overhead utilities (telecommunications and electrical) fronting the project site shall be removed or placed underground, prior to public improvement acceptance or occupancy, whichever occurs first. All services crossing Foothill Boulevard and/or Red Hill Country Club Drive shall be undergrounded at the same time. The developer may request a reimbursement agreement to recover one-half the City adopted cost for undergrounding from future development (or redevelopment) as it occurs on the opposite side of the street. If the developer fails to submit said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. All existing overhead utilities located on site shall be removed or placed underground. 7. 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. 8. Maintenance access shall be granted to the City for the on -site portion of the master plan storm drain. All manholes shall be easily accessible. www.CityofRC.us Printed: 8/16/2017 Page 7 of 27 D3-7 pg250 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Please be advised of the following Special Conditions 9. It shall be the developer's responsibility to have the current FIRM Zone A designation removed from the project area. The developer shall provide drainage/or flood protection facilities sufficient to obtain an unshaded "X" designation. The developer's engineer shall prepare all necessary reports, plans, hydrologic/hydraulic calculations. A Conditional Letter of Map Revision (CLOMR) shall be required prior to grading permits. A Letter of Map Revision (LOMR) shall be issued by FEMA prior to certificate of occupancy. 10. Provide the fair share contribution for the Year 2035 as stated in the project traffic impact study for Foothill Boulevard at San Bernardino Road. Ultimate improvements include construction of a 3rd westbound and a 3rd eastbound through lane, restriping the northbound shared left turn/through lane into a shared left turn/through/right turn lane and modifications to the traffic signal. Printed: 8/16/2017 www.CityofRC.us D3-7 pg251 Page 8 of 21 Project #: SUBTT16605NI, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Please be advised of the following Special Conditions 11. Foothill Boulevard shall be improved in accordance with the City's "Major Divided Arterial" standards along the entire project frontage. a. Parkway improvements, including special streetlights, street trees and sidewalk, shall conform to the Foothill Boulevard District guidelines outlined in the Development Code and the Route 66/Foothill Boulevard Visual Improvement Plan. b. Complete parkway improvements on the north side between the Pacific Electric Trail bridge and the adjacent Sycamore Inn property. City has already installed the curb and gutter. Add parkway improvements including sidewalk, street trees, streetlights and curbside drain outlets, per Standard Drawing 107-6 or 107-C as needed. c. Right turn lane, per Standard Drawing 119 (Bus Bay -Right Turn Lane option), shall be at least 150 feet in length with a 60-foot transition. The right turn lane shall be based off existing Foothill Boulevard elevations. d. Provide an interim physical barrier (at the project entrance) to left turns to the satisfaction of the City Engineer. e. Provide 8,600 Lumen LED streetlights. The street lights 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. f. Foothill drive approach shall have a 20-foot radius for the inbound right turn and a least a 31-foot radius for the outbound right turn, with sidewalk crossing the approach close to perpendicular at the zero curb face. Right-of-way dedication shall encompass the full public sidewalk crossing. Driveway median and accent paving shall not extend into the public right-of-way. g. Entry gates shall conform to the City's Residential Project Gated Entrance design guideline. h. Provide traffic signage and striping as required including northbound and southbound left turn and through movement time restrictions on Red Hill Country Club Drive at Foothill Boulevard during the peak hours. i. Construct access ramps at the street type entrance on Foothill Boulevard to comply with current ADA requirements. A detail will have to be added to the street improvement plan showing the design details, elevations, and grades of the access ramp to substantiate they comply with current ADA requirements. Printed: 8/16/2017 w .CityofRC.uS Page 9 of 21 D3-7 pg252 Project #: SUBTT16605M, DRC2012-00672, ORC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please he advised of the following Special Conditions 12. Red Hill Country Club Drive shall be improved in accordance with the City's "Local Street" standards along the project frontage. a. Provide curb and gutter, asphalt pavement, sidewalk, street trees and a drive approach for emergency vehicle access on the east side of the existing street. b. Drive approach for emergency vehicle access on Red Hill Country Club Drive shall be installed per Standard Drawing 105-C, with thicker concrete or reinforced sidewalk to meet Fire District standards. c. Provide a minimum 6-foot curb adjacent sidewalk width. Install retaining walls as needed. d. Provide 5800 Lumen HPSV-equivalent LED streetlights along the frontage. The street lights 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. e. Provide traffic signage and striping as required. 13. Private drainage facilities shall prevent developed Flows from entering the Pacific Electric Trail right-of-way. Existing inlet facilities for culverts in the SBCTA right-of-way shall be protected. Final drainage study shall address whether those culverts can be used for runoff from perimeter slopes or undeveloped portions of the project site. Also, surface drainage shall not flow over City right-of-way or maintained areas. Provide intercept of surface drainage such as by use of v-gutters and provide for drainage to enter street through parkway culverts. 14. Master Plan Storm Drain Line III-1 shall be constructed and aligned so that it remains within the developer's property before connecting into the existing storm drain in the Foothill Boulevard right-of-way. A permanent storm drain easement will need to be granted to the City for the public storm drain lines within the developers property prior to acceptance of the improvements. Standard Conditions of Approval 15. 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. 16. Parkway landscaping on the following street(s) shall conform to the results of the respective Beautification Master Plan: Foothill Boulevard Printed: 8/16/2017 w .CityofRC.us D3-7 pg253 Page 10 of 21 Project##: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Engineering Services Department Standard Conditions of Approval 17. 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. 18. 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. 19. Permits shall be obtained from the following agencies for work within their right of way: San Bernardino County Transportation Authority (SBCTA) 20. 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. 21. 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. Printed. 8/16/2017 w .CityofRC.us D3-7 pg254 Page 11 of 21 Project #: SUBTT166051M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 22.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. Foothill Boulevard in ROW and Median Botanical Name - Prunus blireina Common Name - N.C.N. Min. Grow Space - 3' Spacing - 20' O.C. Size - 15 gallon Foothill Boulevard On -site Botanical Name - Platanus acerifolia Common Name - London Plane Tree Min. Grow Space - 7' Spacing - 40' O.C. Size - 15 gallon Red Hill Country Club Drive Botanical Name - Platanus acerifolia Common Name - London Plane Tree Min. Grow Space - 7' Spacing - 40' O.C. Size - 15 gallon 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. 23. Provide separate utility services to each building 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. Printed: 8/16/2017 w CityofRC.us Page 12 of 21 D3-7 pg255 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Standard Conditions of Approval 24. Improvement Plans and Construction: a. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits, whichever occurs first. b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer. d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along major or secondary streets and at intersections for future traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer. 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. The proposed development is slated to be included in the City's Fiber Optic / Broadband service business plan that would provide a City owned Fiber -to -the -Premise (FTTP) infrastructure. Proposed fiber optic conduits and vaults will be placed underground within a duct and structure system to be installed by the Master Developer per Standard Drawing 135-137. The size, placement and location of the conduit and vaults shall be shown on the Street Improvement and/or Public Improvement Plans and subject to the Engineering Services Department's review and approval prior to the issuance of building permits or final map approval, whichever comes first. f. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA standards or as directed by the City Engineer. g. 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. h. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards. I. Street names shall be approved by the Planning Manager prior to submittal for first plan check. 25.Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted policy. On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways. Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required. Printed: 8/16/2017 w ,CityofRC.us Page 13 of 21 D3-7 pg256 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: I entative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Standard Conditions of Approval 26. The developer shall be responsible for the relocation of existing utilities as necessary. 27. Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at least 50% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City. Permits issued on or after June 2, 2014, must complete the reimbursement process through the City's Accelerate online portal within 60 days following the completion of the construction and/or demolition project or the deposit will be forfeited. Permits issued before June 2, 2014, require the following when applying for a deposit reimbursement: a completed CD-2 form, a copy of the cashier's receipt showing the deposit amount, and all weight tickets. Instructions and forms are available at the City's web site, www.CityofRC.us, under City Hall; Engineering; Environmental Programs. 28. 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. 29. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. 30. Additional street right-of-way shall be dedicated along right turn lanes, to provide a minimum of feet measured from the face of curbs to the right-of-way. 31. Corner property line cutoffs shall be dedicated per City Standards. 32. Dedication shall be made of the following rights -of -way on the perimeter streets (measured from street centerline): 60 total feet on Foothill Boulevard 30 total feet on Red Hill Country Club Drive 33. All existing easements lying within future rights -of -way shall be quit -claimed or delineated on the final map. 34. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all common roads, drives, or parking areas shall be provided by CC&R's or deeds and shall be recorded prior to, or concurrent with the final map. Grading Section Standard Conditions of Approval 1. Prior to the issuance of a grading permit, the grading and drainage plan shall show concrete drainage swales at the toe of slopes and discharge the water to an approved drainage facility. 2. 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. Printed 8/16/2017 WwW.CityofRC.us D3-7 pg257 Page 14 of 21 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 3. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. 4. 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. 5. The land owner shall provide an inspection report by a qualified person/company on a biennial basis for the Class V Injection Wells/underground infiltration chambers to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis all best management practices (BMP"s) as described in the Storm Water Quality Management Plan (WQMP) prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 6. 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. 7. 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. 8. 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. 9. 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. 10. 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. Printed: 8/16/2017 w .CityofRC.us Page 75 of 21 D3-7 pg258 Project#: SUBTTi60605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Grading Section Standard Conditions of Approval 11. 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. 12. 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". 13. 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 thf current adopted "San Bernardino County Technical Guidance Document for Water Qualit, Management Plans". 14. 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. 15. 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. 16. 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. Printed. 8/16/2017 w .CityofRC.us D3-7 pg259 Page 16 of 21 Project;: SUBTT166051M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 17. GROUND WATER PROTECTION: Prior to approval of the final project specific water quality management plan (WQMP), the WQMP document shall meet the requirements of the State Water Resources Control Board Order No. R8-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm Sewers Separation (MS4) Permit reads: Section XI.D(Water Quality Management Plan Requirements).8(Groundwater Protection): Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to primarily function as infiltration devices (such as grassy swales, detention basins, vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect groundwater: a. Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of ground water quality objectives. b. 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 should be evaluated prior to infiltration. c. Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial parking lot as '100,000 sq. ft. or more of commercial development to include parking lot (with 100 or more vehicle traffics), OR, by means of 5,000sgft or more of allowable space designated for parking purposes'). d. Unless adequate pre-treatment of runoff is provided prior to infiltration structural infiltration treatment BMPs must not be used for areas of industrial or light industrial activity{77}, areas subject to high vehicular traffic (25,000 or more daily traffic); car washes; fleet storage areas; nurseries; or any other high threat to water quality land uses or activities. e. Class V injection wells or dry wells must not be placed in areas subject to vehicular{78} repair or maintenance activities{79}, such as an auto body repair shop, automotive repair shop, new and used car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility that does any vehicular repair work. f. Structural infiltration BMP treatment shall not be used at sites that are known to have soil and groundwater contamination. g. Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any water supply wells. h. The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained. i. Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water Code Section 13050. The final project -specific water quality management plan shall specifically address items, a., b., and c. above. Printed, 8/16/2017 w .CityofRC.us Page 17 of 21 D3-7 pg260 Projectile: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: Project Type APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 18. 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". 19. 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. 20. 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. 21. 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. 22. 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. 23. 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 wel signed by a California licensed Civil Engineer prior to the issuance of a grading or building permit. 24. 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. 25.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. 26. 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. 27. Prior to issuance of a grading, permit the Final Grading and Drainage Plan shall show the accessibility path from the public right of way and the accessibility parking stalls to the building doors in conformance with the current adopted California Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and dimensions and comply with the current adopted California Building Code. 28. 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. 29. 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. _ Printed: 8/16/2017 w .CityofRC.us D3-7 pg261 Page 18 of 21 Project #: SUB T T16605NI, DRC2012-00672, DRC2016-00207, and DR02012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 30. Prior to the issuance of a grading plan for multi -family projects, the private streets and drive aisles within multi -family developments shall include street plans as part of the Grading and Drainage Plan set. The private street plan view shall show typical street sections. The private street profile view shall show the private street/drive aisle centerline. 31. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 32. 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. 33. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 34. This project shall comply with the accessibility requirements of the current adopted California Building Code. 35. 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. 36. All roof drainage flowing to the public right of way (Foothill Boulevard) must drain under the sidewalk through a parkway culvert approved by the Engineering Department. This shall be shown on both the grading and drainage plan and Engineering Services Department required plans. 37. 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. Printed: 6/16/2017 w .CityofRC.us Page 19 of 21 D3-7 pg262 Project#: SUBTT166051ivi, DRC2012-00o72, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 38. 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. 39. 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. 40. 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. 41.It shall be the responsibility of the applicant to acquire any required off -site drainage easements prior to the issuance of a grading permit. 42.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 flaws do not exceed the existing flows prior to the issuance of a grading or building permit. 43. Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 44. 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. 45. Prior to issuance of a grading permit the applicant shall demonstrate that the storm water run-off will not adversely affect the downstream properties and that the water may legally discharge to the downstream properties. The engineer of record shall show on the final permitted grading and drainage plan one (1) or more of the following items are met: a) There is sufficient downstream capacity to accept the proposed storm water flows and that the downstream property owner have provided permission to accept the upstream storm water flows; b) a legal document/entity exists allowing developed storm water flows to be discharged to the property lower in elevation; c) a storm drain system to safely convey the storm water flows to a public storm drain system without causing flooding to adjacent property(ies). 46. 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. Printed: 8/16/2017 �.CilyofRC.us Page 20 of 27 D3-7 pg263 Project#: SUBTT16605M, DRC20'12-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 47. 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). 48. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. 49. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment devices and best management practices (BMP) 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 approval of the Water Quality Management Plan. 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. Pnnted'. 8/16/2017 v .CityofRC.us Page 21 of 21 D3-7 pg264 RESOLUTION NO. 17-79 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TREE REMOVAL PERMIT NO. DRC2012-00673, A REQUEST TO REMOVE 180 TREES ASSOCIATED WITH THE PROPOSED DEVELOPMENT OF 175 ATTACHED CONDOMINIUM UNITS ON 24.19 ACRES OF LAND IN MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; AND MAKING FINDINGS IN SUPPORT THEREOF -APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. A. Recitals 1. Pacific Summit -Foothill, LLC, filed an application for the approval of Tree Removal Permit No. DRC2012-00673, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Tree Removal Permit request is referred to as "the application." 2. On the 9th day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and continued the application to the August 23, 2017 Planning Commission meeting. 3. On the 23rd day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a meeting on the application and concluded said meeting on that date. 4. 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 meeting on August 23, 2017, including written and oral staff reports, this Commission hereby specifically finds as follows: a. The project site contains approximately 24.19 acres of a generally irregular configuration having a topography with a 30 percent or greater slope, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail, and is presently vacant; and b. The project site is located in the Mixed Use (MU) District; and C. The property to the north contains Condominiums and single-family homes in the Medium (M) Residential District (8-14 dwelling units per acre) and Low (L) Residential District (2- 4 dwelling units per acre), the property to the south contains office, commercial, and condominiums uses in the 'Mixed Use (MU) District and Medium (M) Residential District (8-14 D3-7 pg265 PLANNING COMMISSION RESOLUTION NO. 17-79 TRP DRC2012-00673 — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 2 dwelling units per acre), the property to the east contains Route 66 Trailhead and condominiums in the Medium (M) Residential District (8-14 dwelling units per acre), the property to the west contains commercial land uses in the Mixed Use (MU) District, and the proposed project surrounds the Sycamore Inn Restaurant in the Mixed Use (MU) District; and The trees are not designated as historically significant; and e. The trees are not noted in any Specific Plan/Community Plan or condition of approval; and f. The applicant has submitted an arborist report assessing the health of the individual trees. The Arborist Report (Jim Borer, August 2012) evaluated a total of 198 trees on the project site. Of those 198 trees, 64 meet Development Code criteria to be classified as Heritage Trees, and 18 of those Heritage Trees are recommended for preservation. The 180 trees not identified by the Arborist Report as suitable for preservation are considered over -mature, have poor growth character, have advanced decay, some are dead or are in poor general health; many of these trees have further declined in health due to the prolonged effects of the drought. Additionally, several trees, although in good health, their location conflicts with proposed improvements and the applicant proposes to remove these trees; and g. It is necessary to remove the trees in order to construct improvements which allow economic enjoyment of the property; and h. There are a significant number of trees existing in the neighborhood; the removal does not affect the established character of the area; and i. It is necessary to remove the trees to construct required improvements within the public street right-of-way or within a flood control or utility right-of-way; and j. The trees can not be preserved by pruning and proper maintenance or relocation rather than removal; however, 2 trees (Borer Report, Trees No. 76 and 175) may be suitable candidates for relocation; and k. The trees do not constitute a significant natural resource of the City. 3. Based upon the substantial evidence presented to this Commission during the above - referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The proposed project is consistent with the objectives of the General Plan; and b. The proposed project is in accord with the objectives of the Municipal Code and the purposes of the district in which the site is located; and C. The proposed project is in compliance with each of the applicable provisions of the Development Code; and d. The proposed project, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. D3-7 pg266 PLANNING COMMISSION RESOLUTION NO. 17-79 TRIP DRC2012-00673 — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 3 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration. A comment letter was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required." Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required; and b. The Planning Commission'has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds: (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission hereby recommends the City Council adopt the Mitigated Negative Declaration; and D3-7 pg267 PLANNING COMMISSION RESOLUTION NO. 17-79 TRP DRC2012-00673 — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 4 C. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission therefore recommends the City Council adopt the Mitigation Monitoring Program for the project; and d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the City Planner of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750. 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) All Conditions of Approval as contained in Planning Commission Resolution No. 17-75 shall apply. 2) The following trees, as identified in the Arborist Report (Jim Borer, August 2012), shall be preserved in place: Trees No. 74, 81, 82, 95, 96, 97, 99, 100, 101, 111, 112, 118, 120, 128, 129, 143, 178, and 185. The trees identified for preservation shall be identified on -site prior to removal of the remaining trees and shall be protected during all phases of construction. 3) The following trees, as identified in the Arborist Report (Jim Borer, August 2012), shall be either transplanted elsewhere on -site or replaced with the largest nursery grown stock available: Trees No. 76, and 175. The replacement tree shall be of the same species and the trees removed and shall be subject to Planning Department review and approval prior to planting. 4) The Rancho Cucamonga Municipal Code requires that all heritage trees be replaced on a one -for -one basis, in the largest nursery grown stock available, and not less than a 15-gallon size. 5) This permit shall be valid for a period of 90 days, unless an extension is requested in writing at least 14 days prior to the expiration date. Where this permit is associated with development, the effective date begins and the 90 days shall start from the date of final map recordation or building permit issuance, whichever comes first. The Secretary to this Commission shall certify to the adoption of this Resolution. D3-7 pg268 PLANNING COMMISSION RESOLUTION NO. 17-79 TRP DRC2012-00673 — PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 5 APPROVED AND ADOPTED THIS 23RD DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA M ATTEST: Francisco Oaxaca, Chairman Candyce Burnett, 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 23rd day of August 2017, by the following vote -to -wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: D3-7 pg269 Conditions of Approval Rtacn° Community Development Department c 1tlu�a� Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Please be advised of the following Special Conditions 1. Approval is for the subdivision of 24.19 acres into 6 parcels and for the development of 175 attached condominium units in the Mixed Use (MU) District located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and Pacific Electric Trail Right -of -Way 2. Provide additional parking spaces in the vicinity of the Live/Work units to ensure adequate parking is available for commercial uses. 3. Provide a pedestrian connection to the Pacific Electric Trail along the east side of the project site. 4. Provide additional landscaping adjacent to the project perimeter wall to the northwest of the Sycamore Inn. 5. For slope planting south of the existing residences along the project's north boundary utilize a tree species and spacing that protects the views of homeowners living north of the project site. Standard Conditions of Approval 6. 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 Department in the amount of $767 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. 7. In those instances requiring long term monitoring (i.e. beyond final certificate of occupancy), the applicant shall provide a written monitoring and reporting program to the Planning Department prior to issuance of Building Permits. Said program shall identify the reporter as an individual qualified to know whether the particular mitigation measure has been implemented. 8. The developer shall provide each prospective buyer written notice of the City Adopted Special Studies Zone for the Red Hill Fault, 'in .a standard format as determined by the Planning Department, prior to accepting a cash deposit on any property. 9. The applicant shall contact the U.S. Postal Service to determine the appropriate type and location of mailboxes. Multi -family residential developments shall provide a solid overhead structure for mailboxes with adequate lighting. The final location of the mailboxes and the design of the overhead structure shall be subject to Planning Department review and approval prior to the issuance of Building Permits. 10. All units shall be provided with garage door openers if driveways are less than 18 feet in depth from back of sidewalk. Printed: 8/16/2017 w .CityofRC.us D3-7 pg270 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 11. All parking lot landscape islands shall have a minimum outside dimension of 6 feet. 12. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). Parallel parking spaces shall be 9 feet wide by 24 feet long. 13. Plans for any security gates shall be submitted for the Planning Department, City Engineer, and Rancho Cucamonga Fire Protection District review and approval prior to issuance of Building Permits. For residential development, private gated entrances shall provide adequate turn -around space in front of the gate and a separate visitor lane with call box to avoid cars stacking into the public right-of-way. 14. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and exits shall be striped per City standards. 15. Textured pedestrian pathways and textured pavement across circulation aisles shall be provided throughout the development to connect dwellings/units/buildings with open spaces/plazas/ recreational uses. 16. For all residential development, provide conduit from each unit/lot and a pull box to connect to the street. Provide interior structured wiring for each house/building with minimum Category 5 copper wire, Radio Grade 6 coaxial cable, and a central distribution panel, prior to release of occupanq (fiber -to -the building, FTTB). Plans shall be submitted for Planning Department and Building Officia review and approval prior to issuance of Building Permits. 17. All dwellings shall have the front, side and rear elevations upgraded with architectural treatment, detailing and increased delineation of surface treatment subject to Planning Department review and approval prior to issuance of Building Permits. 18. All roof appurtenances, including air conditioners and other roof mounted equipment and/or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Department. Any roof -mounted mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof -mounted mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color scheme of the building. Details shall be included in building plans. 19. 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. Pnnted.8/16/2017 w .CityofRC.us Page 2 of 21 D3-7 pg271 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Standard Conditions of Approval 20. Approval of Tentative Tract SUBTT16605 Modification is granted subject to the approval of General Plan Amendment DRC2016-00206, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. 21. Copies of the signed Planning Commission Resolutions of Approval, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). This includes Planning Commission Resolution No.'s 17-76 (for Tentative Tract Map SUBTT16606M), 17-77 (for Design Review DRC2012-00672), 17-78 (for Variance DRC2016-00207), and 17-79 (for Tree Removal Permit DRC2012-00673). 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. 22. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption and Mitigated Negative Declaration fee in the amount of $2,266.25. 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. 23. Tentative Tract 16605 Modification 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. 24. For multi -family residential, property owners are responsible for the continual maintenance of all landscaped areas on -site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or decaying plant material shall be replaced within 30 days from the date of damage. 25. Existing trees required to be preserved in place shall be protected with a construction barrier in accordance with the Development Code Section 17.80,050, and so noted on the grading plans. The location of those trees to be preserved in place and new locations for transplanted trees shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist's recommendations regarding preservation, transplanting, and trimming methods. 26. Front yard and corner side yard landscaping and irrigation shall be required per the Development Code. This requirement shall be in addition to the required street trees and slope planting. 27. 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 . Department 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. 28. 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. w .CityofRC.us Punted: 8/16/2017 Page 3 of 21 D3-7 pg272 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Standard Conditions of Approval 29. All private slopes of 5 feet or more in vertical height and of 5:1 or greater slope, but less than 2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 30. All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2:1 or greater slope shall be landscaped and irrigated for erosion control and to soften their appearance as follows: one 15-gallon or larger size tree per each 150 sq. ft. of slope area, 1-gallon or larger size shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition, slope banks in excess of 8 feet in vertical height and 2:1 or greater slope shall also include one 5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in staggered clusters to soften and vary slope plane. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 31. Special landscape features such as mounding, alluvial rock, specimen size trees, meandering sidewalks, and intensified landscaping, is required along Foothill Boulevard. 32. Tree maintenance criteria shall be developed and submitted for Planning Department review and approval prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 33. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient landscaping per Development Code Chapter 17.82. 34. 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. 35. 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. 36. Construct block walls between homes (i.e., along interior side and rear property lines), rather than wood fencing for permanence, durability, and design consistency. 37. 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. 38. The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, and Development Code regulations. 39. 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. Printed 8/16/2017 w .CltyofRC.us Page 4 of 21 D3-7 pg273 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Standard Conditions of Approval 40. A uniform hardscape and street furniture design including seating benches, trash receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 41.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 Department 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 Department, prior to accepting a cash deposit on any property. 42. 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 Department and Engineering Services Department review and approved prior to the issuance of Building Permits. 43. For multiple -family development, laundry facilities shall be provided as required by the Development Code. 44. A detailed on -site lighting plan, including a photometric diagram, shall be reviewed and approved by the Planning Department and Police Department (909-477-2800) prior to the issuance of Building Permits. Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties. 45.Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 46. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 47. Prior to any -use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Department. 48. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 49. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured products. 50. Street names shall be submitted for Planning Department the adopted Street Naming Policy prior to approval of the final map review and approval in accordance with Printed: 8/16/2017 w .CityofRC.us Page 5 of 21 D3-7 pg274 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 51.If no centralized trash receptacles are provided, all trash pick-up shall be for individual units with all receptacles shielded from public view. 52. 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. 53. Any approval for Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 shall expire if Building Permits are not issued within 5 years from the date of approval, or a time extension has been granted. 54. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per 30 linear feet of building. 55. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 56. The Covenants, Conditions and Restrictions shall restrict the storage of recreational vehicles on this site unless they are the principal source of transportation for the owner and prohibit parking on interior circulation aisles other than in designated visitor parking areas. 57. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of th, 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. 58. The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Services Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 59. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter. 60. Slope fencing along side property lines may be' wrought iron or black plastic coated chain link to maintain an open feeling and enhance views. Engineering Services Department Please be advised of the following Special Conditions 1. Make a in -lieu contribution for a prorated share of the cost of the future improvements along the project frontage, to the future centerline of Foothill Boulevard. Final construction cost estimate to be approved by the City Engineer. Printed: 8/16/2017 W CltyofRC.us Page 6 of 21 D3-7 pg275 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Please be advised of the following Special Conditions 2. Dedicate Lots A, B and C from the approved Tentative Map to the City. 3. Extend Master Plan Storm Drain Line III-1 from Foothill Boulevard to Red Hill Country Club Drive. The applicant shall submit a detailed hydrology study to engineering and said study shall be approved by the City Engineer prior to final map approval or the issuance of a Building Permit, whichever occurs first. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on- and off -site. If there are any impacts to the downstream channel, the City will require full installation of the Master Plan Storm Drain culvert, south of Foothill Boulevard, along with any right-of-way acquisition and easements that may be required. Standard drainage fees for the site shall be credited to the cost of permanent master plan facilities, in accordance with City Policy. The developer may request a reimbursement agreement to recover over sizing costs, in excess of fees from future development within the same tributary area. If the developer fails to submit for said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. Construct private, on -site storm drains to collect all project runoff, and discharges from adjacent properties to the north and convey to the Master Plan Storm Drain. b. Provide manholes at public -private junctions. 4. Parkways shall slope at 2 percent from 1 foot behind the sidewalk to the top of the curb, along all street frontages. 5. Provide a copy of the on -site landscaping plans for Engineering Services Department review regarding conformance with Foothill Boulevard beautification master plan. 6. The existing overhead utilities (telecommunications and electrical) fronting the project site shall be removed or placed underground, prior to public improvement acceptance or occupancy, whichever occurs first. All services crossing Foothill Boulevard and/or Red Hill Country Club Drive shall be undergrounded at the same time. The developer may request a reimbursement agreement to recover one-half the City adopted cost for undergrounding from future development (or redevelopment) as it occurs on the opposite side of the street. If the developer fails to submit said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. All existing overhead utilities located on site shall be removed or placed underground. 7. 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. 8. Maintenance access shall be granted to the City for the on -site portion of the master plan storm drain. All manholes shall be easily accessible. Printed: 8/16/2017 w .CityofRC.us Page 7 of 21 D3-7 pg276 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Please be advised of the following Special Conditions 9. It shall be the developer's responsibility to have the current FIRM Zone A designation removed from the project area. The developer shall provide drainage/or flood protection facilities sufficient to obtain an unshaded "X" designation. The developer's engineer shall prepare all necessary reports, plans, hydrologic/hydraulic calculations. A Conditional Letter of Map Revision (CLOMR) shall be required prior to grading permits. A Letter of Map Revision (LOMR) shall be issued by FEMA prior to certificate of occupancy. 10. Provide the fair share contribution for the Year 2035 as stated in the project traffic impact study for Foothill Boulevard at San Bernardino Road. Ultimate improvements include construction of a 3rd westbound and a 3rd eastbound through lane, restriping the northbound shared left turn/through lane into a shared left turn/through/right turn lane and modifications to the traffic signal. Printed: 6/1612017 w .CityofRc.us Page 8 of 21 D3-7 pg277 Project #: SUB T T16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Please be advised of the following Special Conditions 11. Foothill Boulevard shall be improved in accordance with the City's "Major Divided Arterial" standards along the entire project frontage. a. Parkway improvements, including special streetlights, street trees and sidewalk, shall conform to the Foothill Boulevard District guidelines outlined in the Development Code and the Route 66/Foothill Boulevard Visual Improvement Plan. b. Complete parkway improvements on the north side between the Pacific Electric Trail bridge and the adjacent Sycamore Inn property. City has already installed the curb and gutter. Add parkway improvements including sidewalk, street trees, streetlights and curbside drain outlets, per Standard Drawing 107-B or 107-C as needed. c. Right turn lane, per Standard Drawing 119 (Bus Bay -Right Turn Lane option), shall be at least 150 feet in length with a 60-foot transition. The right turn lane shall be based off existing Foothill Boulevard elevations. d. Provide an interim physical barrier (at the project entrance) to left turns to the satisfaction of the City Engineer. e. Provide 8,600 Lumen LED streetlights. The street lights 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. f. Foothill drive approach shall have a 20-foot radius for the inbound right turn and a least a 31-foot radius for the outbound right turn, with sidewalk crossing the approach close to perpendicular at the zero curb face. Right-of-way dedication shall encompass the full public sidewalk crossing. Driveway median and accent paving shall not extend into the public right-of-way. g. Entry gates shall conform to the City's Residential Project Gated Entrance design guideline. h. Provide traffic signage and striping as required including northbound and southbound left turn and through movement time restrictions on Red Hill Country Club Drive at Foothill Boulevard during the peak hours. i. Construct access ramps at the street type entrance on Foothill Boulevard to comply with current ADA requirements. A detail will have to be added to the street improvement plan showing the design details, elevations, and grades of the access ramp to substantiate they comply with current ADA requirements. Printed: 8f16/2017 w .CityofRC.us Page 9 of 21 D3-7 pg278 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 12. Red Hill Country Club Drive shall be improved in accordance with the City's "Local Street" standards along the project frontage. a. Provide curb and gutter, asphalt pavement, sidewalk, street trees and a drive approach for emergency vehicle access on the east side of the existing street. b. Drive approach for emergency vehicle access on Red Hill Country Club Drive shall be installed per Standard Drawing 105-C, with thicker concrete or reinforced sidewalk to meet Fire District standards. c. Provide a minimum 6-foot curb adjacent sidewalk width. Install retaining walls as needed. d. Provide 5800 Lumen HPSV-equivalent LED streetlights along the frontage. The street lights 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. e. Provide traffic signage and striping as required. 13. Private drainage facilities shall prevent developed flows from entering the Pacific Electric Trail right-of-way. Existing inlet facilities for culverts in the SBCTA right-of-way shall be protected. Final drainage study shall address whether those culverts can be used for runoff from perimeter slopes or undeveloped portions of the project site. Also, surface drainage shall not flow over City right-of-way or maintained areas. Provide intercept of surface drainage such as by use of v-gutters and provide for drainage to enter street through parkway culverts. 14. Master Plan Storm Drain Line III-1 shall be constructed and aligned so that it remains within the developer's property before connecting into the existing storm drain in the Foothill Boulevard right-of-way. A permanent storm drain easement will need to be granted to the City for the public storm drain lines within the developers property prior to acceptance of the improvements. Standard Conditions of Approval 15. 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. 16. Parkway landscaping on the following street(s) shall conform to the results of the respective Beautification Master Plan: Foothill Boulevard Printed: 6/16/2017 www.CityofRC.us Page 10 of 21 D3-7 pg279 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Standard Conditions of Approval 17. 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. 18. 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. 19. Permits shall be obtained from the following agencies for work within their right of way: San Bernardino County Transportation Authority (SBCTA) 20. 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. 21. 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. Printed: 8/16/2617 NPNW.CityOfRC.US Page 11 of 21 D3-7 pg280 Project #: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 22.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 _ public landscape plans are required, tree installation in those areas landscape improvement plans. Foothill Boulevard in ROW and Median Botanical Name - Prunus blireina Common Name - N.C.N. Min. Grow Space - 3' Spacing - 20' O.C. Size - 15 gallon Foothill Boulevard On -site Botanical Name - Platanus acerifolia Common Name - London Plane Tree Min. Grow Space - 7' Spacing - 40' O.C. Size - 15 gallon Red Hill Country Club Drive Botanical Name - Platanus acerifolia Common Name - London Plane Tree Min. Grow Space - 7' Spacing - 40' O.C. Size - 15 gallon (typically Sheet 1)." Where shall be per the public 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. 23. Provide separate utility services to each building 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. Printed 8/16/2017 w .CltyofRC.us Page 12 of 21 D3-7 pg281 Project #: SUBTT I6605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 24. Improvement Plans and Construction: a. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits, whichever occurs first. b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer. d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along major or secondary streets and at intersections for future traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer. 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. The proposed development is slated to be included in the City's Fiber Optic / Broadband service business plan that would provide a City owned Fiber -to -the -Premise (FTTP) infrastructure. Proposed fiber optic conduits and vaults will be placed underground within a duct and structure system to be installed by the Master Developer per Standard Drawing 135-137. The size, placement and location of the conduit and vaults shall be shown on the Street Improvement and/or Public Improvement Plans and subject to ' the Engineering Services Department's review and approval prior to the issuance of building permits or final map approval, whichever comes first. f. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA standards or as directed by the City Engineer. g. 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. h. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards. i. Street names shall be approved by the Planning Manager prior to submittal for first plan check. 25.Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted policy. On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways. Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required. Printed: 8/16/2017 w .CityofRC.us D3-7 pg282 Page 13 of 21 Project m: SUBT 16605NI, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 26. The developer shall be responsible for the relocation of existing utilities as necessary. 27. Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at least 50% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City. Permits issued on or after June 2, 2014, must complete the reimbursement process through the City's Accelerate online portal within 60 days following the completion of the construction and/or demolition project or the deposit will be forfeited. Permits issued before June 2, 2014, require the following when applying for a deposit reimbursement: a completed CD-2 form, a copy of the cashier's receipt showing the deposit amount, and all weight tickets. Instructions and forms are available at the City's web site, www.CityofRC.us, under City Hall; Engineering; Environmental Programs. 28. 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. 29. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. 30. Additional street right -of -'way shall be dedicated along right turn lanes, to provide a minimum of 7 feet measured from the face of curbs to the right-of-way. 31. Corner property line cutoffs shall be dedicated per City Standards. 32. Dedication shall be made of the following rights -of -way on the perimeter streets (measured from street centerline): 60 total feet on Foothill Boulevard 30 total feet on Red Hill Country Club Drive 33. All existing easements lying within future rights -of -way shall be quit -claimed or delineated on the final map. 34. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all common roads, drives, or parking areas shall be provided by CC&R's or deeds and shall be recorded prior to, or concurrent with the final map. Grading Section Standard Conditions of Approval 1. Prior to the issuance of a grading permit, the grading and drainage plan shall show concrete drainage swales at the toe of slopes and discharge the water to an approved drainage facility. 2. 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. Printed 6/16/2017 wvmv.CityofRC.us Page 14 of 21 D3-7 pg283 Prolact m: SU3 T T 16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25. 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 3. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. 4. 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. 5. The land owner shall provide an inspection report by a qualified person/company on a biennial basis for the Class V Injection Wells/underground infiltration chambers to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis all best management practices (BMP"s) as described in the Storm Water Quality Management Plan (WQMP) prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 6. 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. 7. 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. 8. 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. 9. 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. 10. 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. Printed, 8/16/2017 w .CityofRC.us Page 15 of 21 D3-7 pg284 Project #: Si1BTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 11. 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. 12. 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 V11.3: Suitability Assessment Related Considerations for Infiltration Facility Safety Factors". 13. 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". 14. 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. 15. 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. 16. 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. www.CityofRC.us Printed: 8/16/2017 Page 16 of 21 D3-7 pg285 Projectile: SUBTT16605ib1, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Grading Section Standard Conditions of Approval 17. GROUND WATER PROTECTION: Prior to approval of the final project specific water quality management plan (WQMP), the WQMP document shall meet the requirements of the State Water Resources Control Board Order No. R8-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm Sewers Separation (MS4) Permit reads: Section XI.D(Water Quality Management Plan Requirements).8(Groundwater Protection): Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to primarily function as infiltration devices (such as grassy swales, detention basins, vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect groundwater: a. Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of ground water quality objectives. b. 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 should be evaluated prior to infiltration. c. Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial parking lot as '100,000 sq. ft. or more of commercial development to include parking lot (with 100 or more vehicle traffics), OR, by means of 5,000sgft or more of allowable space designated for parking purposes'). d. Unless adequate pre-treatment of runoff is provided prior to infiltration structural infiltration treatment BMPs must not be used for areas of industrial or light industrial activity{77), areas subject to high vehicular traffic (25,000 or more daily traffic); car washes; fleet storage areas; nurseries; or any other high threat to water quality land uses or activities. e. Class V injection wells or dry wells must not be placed in areas subject to vehicular{78} repair or maintenance activities{79], such as an auto body repair shop, automotive repair shop, new and used car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility that does any vehicular repair work. f. Structural infiltration BMP treatment shall not be used at sites that are known to have soil and groundwater contamination. g. Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any water supply wells. h. The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained. i. Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water Code Section 13050. The final project -specific water quality management plan shall specifically address items, a., b., and c. above. Printed! 8/16/2017 w .CityoiRC.us Page 17 of 21 D3-7 pg286 Project#: SUBTT'166051b1, DRC2012-u0672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Grading Section Standard Conditions of Approval 18. 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". 19. 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. 20. 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. 21. 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. 22. 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. 23. 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 wel signed by a California licensed Civil Engineer prior to the issuance of a grading or building permit. 24. 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. 25.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. 26. 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. 27. Prior to issuance of a grading permit the Final Grading and Drainage Plan shall show the accessibility path from the public right of way and the accessibility parking stalls to the building doors in conformance with the current adopted California Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and dimensions and comply with the current adopted California Building Code. 28. 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. 29. 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. Pnnted: V10/2017 w .CityofRC.us Page 18 of 21 D3-7 pg287 Project;: SUBT T 16605iM, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Grading Section Standard Conditions of Approval 30. Prior to the issuance of a grading plan for multi -family projects, the private streets and drive aisles within multi -family developments shall include street plans as part of the Grading and Drainage Plan set. The private street plan view shall show typical street sections. The private street profile view shall show the private street/drive aisle centerline. 31. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 32. 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. 33. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 34. This project shall comply with the accessibility requirements of the current adopted California Building Code. 35. 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. 36. All roof drainage flowing to the public right of way (Foothill Boulevard) must drain under the sidewalk through a parkway culvert approved by the Engineering Department. This shall be shown on both the grading and drainage plan and Engineering Services Department required plans. 37. 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. Printed: 8/16/2017 v4m.CilyofRC.us Page 19 of 21 D3-7 pg288 Project a. SUBTI ,3305i`v1, UR02u12-00672, UR�2u15-00207, anu DPC2012-Ouoi3 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 38. 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. 39. 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. 40. 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. 41.It shall be the responsibility of the applicant to acquire any required off -site drainage easements prior to the issuance of a grading permit. 42.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 or building permit. 43. Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 44. 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. 45. Prior to issuance of a grading permit the applicant shall demonstrate that the storm water run-off will not adversely affect the downstream properties and that the water may legally discharge to the downstream properties. The engineer of record shall show on the final permitted grading and drainage plan one (1) or more of the following items are met: a) There is sufficient downstream capacity to accept the proposed storm water flows and that the downstream property owner have provided permission to accept the upstream storm water flows; b) a legal document/entity exists allowing developed storm water flows to be discharged to the property lower in elevation; c) a storm drain system to safely convey the storm water flows to a public storm drain system without causing flooding to adjacent property(ies). 46. 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. Printed:.8/16/2017 www.CityofRC.us Page 20 of 21 D3-7 pg289 Project": SUBT1 1o605;,J, DRC2012-,13672, DI C2010 0207, anti Drd:2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Grading Section Standard Conditions of Approval 47. 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). 48. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. 49. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment devices and best management practices (BMP) 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 approval of the Water Quality Management Plan. 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. www.CityofRC.us Printed: 8/1612017 Page.21 of 21 D3-7 pg290 �s� CITY OF RANCHO CUCAMONGA DATE: August 23, 2017 TO: Chairman and Members of the Planning Commission FROM: Candyce Burnett, City PlanneC `-'• INITIATED BY: Donald Granger, Senior Planner SUBJECT: DEVELOPMENT AGREEMENT DRC2017-00619 — DR HORTON — A request for a Development Agreement between the City of Rancho Cucamonga and DR Horton for the purpose of providing vested development rights and establishing permit thresholds and development timelines related to the construction of a mixed use project consisting of 380 residential units, a 71 room hotel and two restaurant buildings totaling 12,000 square feet, located at the southwest corner of Day Creek Boulevard and Base Line Road — APN: 1090-331-05. The City Council adopted a Mitigated Negative Declaration of environmental impacts for this project on July 19, 2017. The California Environmental Quality Act provides that no further environmental review of a previously adopted Negative Declaration is required for subsequent projects or minor revisions to projects within the scope of a previous Negative Declaration. This item will be forwarded to the City Council for final review and action. RECOMMENDATION: The City of Rancho Cucamonga and DR Horton are currently finalizing the terms of the Development Agreement. In order to allow adequate time to complete the terms of the Development Agreement, staff recommends the Planning Commission continue the public hearing for Development Agreement DRC2017-00619 to the September 13, 2017 meeting date. D8-1