HomeMy WebLinkAbout16-51 - Resolutions - Approving Minor Exception, Located At the Northeast Corner Of Foothill BLVD RESOLUTION NO. 16-51
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING MINOR
EXCEPTION DRC2016-00455, A REQUEST TO REDUCE ON-SITE
PARKING BY 25% FOR THE DEVELOPMENT OF A 182-UNIT MULTI-
FAMILY RESIDENTIAL DEVELOPMENT (INCLUDING 5 LIVE-WORK
UNITS) ON 4.78 ACRES OF LAND IN THE MIXED USE (MU) DISTRICT,
LOCATED AT THE NORTHEAST CORNER OF FOOTHILL BOULEVARD
AND HERMOSA AVENUE; AND MAKING FINDINGS IN SUPPORT
THEREOF -APN: 1077-601-13 AND 1077-601-14.
A. Recitals.
1. The applicant, Charles Joseph Associates, filed an application for the approval of
Minor Exception DRC2016-00455 as described in the title of this Resolution. Hereinafter in this
Resolution, the subject Minor Exception request is referred to as "the application."
2. On the 26th day of October, 2016, the Planning Commission of the City of
Rancho Cucamonga conducted a noticed public hearing on the application and concluded said
hearing on that date.
3. All legal prerequisites prior to the adoption of this Resolution have occurred.
B. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning
Commission of the City of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts set forth in the Recitals,
Part A, of this Resolution are true and correct.
2. Based upon the substantial evidence presented to this Commission during the
above-referenced public hearing on October 26, 2016, including written and oral staff reports,
together with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to approximately 4.78 acres of land, basically a
rectangular configuration, located at the northeast corner of Foothill Boulevard and Hermosa
Avenue and is currently designated Mixed Use; and
b. The project site is approximately 363 feet from east to west and 619 feet from
north to south and the southerly half of the site contains a liquor store (Shop& Go), a motel (Motel
66), and a closed night club (Rock the Keys); the northerly half of the site is vacant; and
c. The property to the north contains single-family homes; to the east is the
Villaggio on Route 66 workforce apartment complex (DRC2006-00633), and an existing vacant
single-family residential house that has been used commercially; to the south is a multi-tenant
office building and restaurant (Kick Back Jacks); and to the west are commercial uses (Xtreme
Autosound) and an older multi-family residential complex; and
PLANNING COMMISSION RESOLUTION NO. 16-51
MINOR EXCEPTION DRC2016-00455 — CHARLES JOSEPH ASSOCIATES
October 26, 2016
Page 2
d. The related Design Review application (DRC2016-00006) is a request to
develop a 182-unit multi-family residential development (including 5 live-work units), located at
the northeast corner of Foothill Boulevard and Hermosa Avenue; and
e. The proposed project meets or exceeds all Development Code standards. As
conditioned, the proposed apartment complex will meet all applicable Mixed Use (MU) District
Development Code standards for multiple family residential development.
3. Based upon the substantial evidence presented to this Commission during the
above-referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1
and 2 above, this Commission hereby finds and concludes as follows:
a. The Minor Exception is consistent with the General Plan or any applicable
specific plan or Development Agreement. The proposed reduction in the required number of
parking spaces is consistent with the General Plan, which has stated policies to support
development projects that require infill development to be designed for pedestrians and
automobiles equally, and to provide connections to transit and bicycle facilities (Policy LU-2.2).
The proposed project provides 293 on-site parking spaces, as well as 42 secure bicycle parking
spaces, and provides convenient access for both pedestrians and automobiles; and
b. The proposed development is compatible with existing and proposed land uses
in the surrounding area. The proposed high density mixed use project is located on a major
commercial thoroughfare that provides bus service. Further, the project plan is in near proximity
to similar multi-family projects and nearby commercial land uses; and
c. The proposed exception to the specific development standard(s) is necessary to
allow creative design solutions compatible with the desires of the community and/or to
accommodate unique site conditions. The proposed reduction in the parking standards is
necessary to allow increased residential density on the project site. The General Plan has a
stated policy (Policy LU-4.1) to provide new mixed use development opportunities along the
Foothill Boulevard corridor to allow residential, commercial and civic uses, and to accommodate
both transit and automobiles. The proposed project is located adjacent to a major arterial and
provides the opportunity for a mixed use development with convenient access to alternative
transportation modes. Additionally, the applicant will provide up to 16 additional on-street parking
spaces that will offset the 95 parking space reduction; and
d. The granting of the Minor Exception will not constitute a grant of special privilege
inconsistent with the limitations on other properties classified in the same district, and will not be
detrimental to public health, safety or welfare or materially injurious properties or improvements
in the vicinity. The proposed reduction in the required number of parking spaces is not a grant of
special privilege in that the Development Code allows flexibility to reduce the required number of
parking spaces where the applicant has demonstrated that the project will provide adequate
parking for all on-site uses. The applicant has submitted a parking study (Linscott, Law, &
Greenspan, Engineers; May 4, 2016) verifying the adequacy of the proposed number of on-site
parking spaces. Additionally, the Parking Analysis was subject to peer review (Nelson/Nygaard
Consulting Associates, July 5, 2016) to verify its adequacy.
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
PLANNING COMMISSION RESOLUTION NO. 16-51
MINOR EXCEPTION DRC2016-00455 — CHARLES JOSEPH ASSOCIATES
October 26, 2016
Page 3
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; 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 adopts 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
adopts 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 decision is based is the Planning Director 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) Approval of this Minor Exception application is subject to Planning
Commission approval of Design Review DRC2016-00006.
2) All applicable Conditions of Approval as contained in Resolution No.
16-49 approving DRC2016-00006, shall apply.
3) Approval is for a Minor Exception to reduce the required on-site
parking by 95 parking spaces related to development of a 182-unit
multi-family residential development (including 5 live-work units) on
4.78 acres of land in the Mixed Use (MU) District, located at the
PLANNING COMMISSION RESOLUTION NO. 16-51
MINOR EXCEPTION DRC2016-00455 — CHARLES JOSEPH ASSOCIATES
October 26, 2016
Page 4
northeast corner of Foothill Boulevard and Hermosa Avenue; APN:
1077-601-13 and 1077-601-14.
4) The Development Code requires 388 parking spaces based on a
summation of uses within the project site. The proposed Minor
Exception will reduce on-site parking by 95 parking spaces to provide
a total of 293 parking spaces on-site through a combination of
garage, carport, and open parking spaces.
5) A Parking Management Plan shall be submitted for Planning Director
review and approval prior to occupancy. The Parking Management
Plan shall include, at a minimum, requirements that the use of the
garages and carports will be strictly monitored. The Planning Director
may periodically review and require additional parking mitigation
measures if it is determined that the on-site parking is inadequate to
meet the project's ongoing parking demand.
6) The applicant proposes providing up to 16 on-street parking spaces
on the along the east side of Hermosa Avenue. These on-street
parking spaces do not count towards meeting the required on site
parking requirement for the project. Final design of the striping plan
for the Hermosa Avenue on street parking shall be subject to review
and approval by the Engineering Services Director.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 26TH DAY OF OCTOBER 2016.
PLANNING C MISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Francisco Oaxaca, Chairman
ATTEST: 111
Candyc4:urnett, 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 26th day of October 2016, by the following vote-to-wit:
AYES: COMMISSIONERS: FLETCHER, MUNOZ, OAXACA, WIMBERLY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: MACIAS
ABSTAIN: COMMISSIONERS: NONE
Conditions of Approval
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RANCHO Community Development Department
CUCAMONGA
Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Please be advised of the following Special Conditions
1. Approval is for the development of a 182-unit multi-family residential development (including 5
live-work units) on 4.78 acres of land in the Mixed Use (MU) District, located at the northeast corner
of Foothill Boulevard and Hermosa Avenue; APN: 1077-601-13 and 1077-601-14.
2. Approval of this Design Review application is contingent upon Planning Commission approval of
Tree Removal Permit DRC2016-00007 and Minor Exception DRC2016-00455.
3. A Parking Management Plan shall be submitted for City Planner review and approval prior to
occupancy. The Parking Management Plan shall include, at a minimum, requirements that the use
of the garages and carports will be strictly monitored. The City Planner may periodically review and
require additional parking mitigation measures if it is determined that the on-site parking is
inadequate to meet the project's ongoing parking demand.
4. On-street parking along the east side of Hermosa Avenue may be provided to support this Design
Review application. The final design and number on-street parking spaces shall be subject to City
Planner and City Engineer review and approval.
5. Demolition of the existing structures shall meet or exceed requirements of SCAQMD Rule 1403 -
Asbestos Emissions from Demolition/Renovation Activities.
6. The ground floor of the 5 Live/Work units facing Foothill Boulevard shall be occupied only by
non-residential uses.
Standard Conditions of Approval
7. 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 as required by the Planning Department. Such screening shall be
architecturally integrated with the building design and constructed to the satisfaction of the City
Planner. 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.
www.CityofRC.us
Printed:10/27/2016
Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
8. Mitigation measures are required for the project. The applicant is responsible for the cost of
implementing said measures, including monitoring and reporting. Applicant shall be required to post
cash, letter of credit, or other forms of guarantee acceptable to the City Planner in the amount of
$729 prior to the issuance of Building Permits, guaranteeing satisfactory performance and
completion of all mitigation measures. These funds may be used by the City to retain consultants
and/or pay for City staff time to monitor and report on the mitigation measures. Failure to complete
all actions required by the approved environmental documents shall be considered grounds for
forfeit.
9. In those instances requiring long term monitoring (i.e. beyond final certificate of occupancy), the
applicant shall provide a written monitoring and reporting program to the City Planner prior to
issuance of Building Permits. Said program shall identify the reporter as an individual qualified to
know whether the particular mitigation measure has been implemented.
10. 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.
11. Copies of the signed Planning Commission Resolution of Approval, 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.
12. Crime Free Multi-Family Housing Program - The owner shall cause the manager and any resident
manager to complete the training for and enroll the project in the San Bernardino County Crime
Free Multi-Family Housing Program.
13. 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 $2,260.25. 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.
14. Any approval shall expire if Building Permits are not issued or approved use has not commenced
within 5 years from the date of approval or a time extension has been granted.
15. For multi-family residential development, 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.
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Printed:10/27/2016 Page 2 of 15
Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
16. 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 City Planner 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.
17. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking
stalls.
18. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in
the required landscape plans and shall be subject to City Planner review and approval and
coordinated for consistency with any parkway landscaping plan which may be required by the
Engineering Services Department.
19. 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.
20. All walls shall be provided with decorative treatment. If located in public maintenance areas, the
design shall be coordinated with the Engineering Services Department.
21. Landscaping and irrigation shall be designed to conserve water through the principles of water
efficient landscaping per Development Code Chapter 17.82.
22. 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 City Planner review and approval prior to the issuance of
Building Permits.
23. All parking lot landscape islands shall have a minimum outside dimension of 6 feet.
24. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a
curb stop).
25. Plans for any security gates shall be submitted for the City Planner, 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.
26. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and
exits shall be striped per City standards.
27. 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.
28. The signs indicated on the submitted plans are conceptual only and not a part of this approval. Any
signs proposed for this development shall comply with the Sign Ordinance and shall require
separate application and approval by the Planning Department prior to installation of any signs.
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Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
29. Unless exempt, directory monument sign(s) shall be provided for apartment, condominium, or town
homes prior to occupancy and shall require separate application and approval by the Planning
Department and the RCFPD prior to issuance of Building Permits for the signs in question.
(Chapter 17.74.040 B-4)
30. A Uniform Sign Program for this development shall be submitted for City Planner review and
approval prior to issuance of Building Permits.
31. 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.
32. 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.
33. The developer shall submit a construction access plan and schedule for the development of all lots
for City Planner 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.
34. 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.
35. For multiple-family development, provide exterior lockable storage space as required by the
California Green Building Code.
36. 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 City Planner.
37. 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.
38. 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 City Planner and Engineering Services Department review and
approved prior to the issuance of Building Permits.
39. For multiple-family development, laundry facilities shall be provided as required by the Development
Code.
40. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed and approved by
the City Planner 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.
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Printed:10/27/2016 Page 4 of 15
Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
41. 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.
42. 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.
43. 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 City Planner.
44. 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.
45. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be
submitted for City Planner review and approval prior to the issuance of Building Permits.
46. Trash receptacle(s) are required and shall meet City standards. The final design, locations, and the
number of trash receptacles shall be subject to City Planner review and approval prior to the
issuance of Building Permits.
47. Bicycle storage spaces shall be provided at a rate equivalent to 5 percent of all required motorized
vehicle parking, with a minimum of one rack with a capacity for two bicycles.
Engineering Services Department
Please be advised of the following Special Conditions
1. Hermosa is a Secondary Arterial and will need to be widened to 32 feet from curb to centerline from
Foothill to northern tract boundary. Dedicate the necessary right-of-way to the satisfaction of the city
engineer.
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Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Please be advised of the following Special Conditions
2. Hermosa Avenue frontage improvements to be in accordance with City "Secondary" standards as
required and including:
A. Provide curb, gutter, sidewalk, and driveway.
B. Proposed driveway shall be for Emergency Vehicle Access only. Provide a Limited Access Curb
per City Standard Plan 105-C to discourage potential residential access. Because the proposed
driveway is Emergency Vehicle Access only, a median curb is not required along Hermosa Avenue.
C. Provide signing and striping plans. In the future if the City determines that the Level of Service is
unacceptable at the intersection of Foothill Boulevard and Hermosa Avenue, the City may remove
on-street parking in order to add an additional northbound lane.
D. Provide 9500 Lumen HPSV-equivalent LED street lights as required. Coordinate with City staff
for design and installation requirements.
E. Relocate and modify traffic signal and related equipment as required.
F. Revise signing and striping.
3. Foothill Boulevard frontage improvements to be in accordance with City "Major Divided Arterial"
standards as required and including:
A. Provide curb and gutter and sidewalk at the ultimate condition including, but not limited to, 1 left
turn lane, 3 travel lanes, and 1 bike lane.
B. The driveway approach along Foothill shall be designed as far east as possible.
C. Provide 16000 Lumen HPSV-equivalent LED street lights as required. Coordinate with City staff
to design street lights.
D. Provide signing and striping plans.
E. Relocate and modify traffic signal and related equipment.
F. Revise signing and striping.
G. No median breaks on Foothill Boulevard.
H. Parkway improvements shall be in conformance with the Foothill Boulevard Historic Route 66
Visual Improvement Plan, including streetlights and an in-lieu fee for special pavers within the
intersection.
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Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Please be advised of the following Special Conditions
4. Existing overhead utilities shall be placed underground on both streets along the entire frontage of
the existing parcel per the Existing Overhead Utility Requirements Policy, prior to public
improvement acceptance or occupancy, whichever occurs first.
5. Hermosa striping must delineate parking stalls from travel lane. Provide signing and striping to guide
traffic away from the first parking stall at the south end, and to guide traffic away from the protruding
curb north of the project property line.
6. Development impact fees will be applied at the building permit.
Note: fees are subject to change annually
7. The street lights shall be owned by the City. Developer shall be responsible to coordinate and pay
all costs of street lights and to provide power to City owned street lights.
Standard Conditions of Approval
8. Corner property line cutoffs shall be dedicated per City Standards.
9. Easements for public sidewalks placed outside the public right-of-way shall be dedicated to the City.
10. The separate parcels contained within the project boundaries shall be legally combined into one
parcel prior to issuance of Building Permits.
11. 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.
12. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for all
new streetlights for the first six months of operation, prior to final map approval or prior to Building
Permit issuance if no map is involved.
13. 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.
14. 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.
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Printed:10/27/2016 Page 7 of 15
Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
15. Construct the following perimeter street improvements including, but not limited to:
Curb & Gutter
A.C. Pvmt
Side-walk
Drive Appr.
Street Lights
Street Trees
Comm Trail
Median Island
Bike Trail
Other
Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement reconstruction
and overlays will be determined during plan check. (c) If so marked, sidewalk shall be curvilinear
per Standard 114. (d) If so marked, an in-lieu of construction fee shall be provided for this item.
16. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of
energy, fuel or power to any building or structure which is regulated by technical codes and for
which a permit is required unless, in addition to any and all other codes, regulations and ordinances,
all improvements required by these conditions of development approval have been completed and
accepted by the City Council, except: that in developments containing more than one building,
structure or unit, the development may have energy connections made in equal proportion to the
percentage of completion of all improvements required by these conditions of development
approval, as determined by the City Engineer, provided that reasonable, safe and maintainable
access to the property exists. In no case shall more than 95 percent of the buildings, structures or
units be connected to energy sources prior to completion and acceptance of all improvements
required by these conditions of development approval.
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Printed:10/27/2016 Page 8 of 15
Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
17. 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 galvanized steel with pull rope or as specified.
e. Access ramps for the disabled shall be installed on all corners of intersections per City Standards
or as directed by the City Engineer.
f. Existing City roads requiring construction shall remain open to traffic at all times with adequate
detours during construction. Street or lane closure permits are required. A cash deposit shall be
provided to cover the cost of grading and paving, which shall be refunded upon completion of the
construction to the satisfaction of the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed
to City Standards, except for single-family residential lots.
h. Street names shall be approved by the Planning Manager prior to submittal for first plan check.
I. All public improvements (interior streets, drainage facilities, community trails, paseos, landscaped
areas, etc.) shown on the plans and/or tentative map shall be constructed to City Standards.
Interior street improvements shall include, but are not limited to, curb and gutter, AC pavement,
drive approaches, sidewalks, street lights, and street trees.
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Printed:10/27/2016 Page 9 of 15
Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
18. Install street trees per City street tree design guidelines and standards as follows. The completed
legend (box below) and construction notes shall appear on the title page of the street improvement
plans. Street improvement plans shall include a line item within the construction legend stating:
"Street trees shall be installed per the notes and legend on Sheet (typically Sheet 1)." Where
public landscape plans are required, tree installation in those areas shall be per the public
landscape improvement plans.
Street Name
Botanical Name
Common Name
Min. Grow Space
Spacing
Size
Qty.
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.
19. 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.
20. The developer shall be responsible for the relocation of existing utilities as necessary.
21. 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.
22. 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.
Grading Section
Standard Conditions of Approval
1. 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.
www.CityofRC.us
Printed:10/27/2016 Page 10 of 15
Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
2. Grading of the subject property shall be in accordance with current adopted California Building Code
and/or the California Residential Code, City Grading Standards, and accepted grading practices.
The Grading and Drainage Plan(s) shall be in substantial conformance with the approved
conceptual Grading and Drainage Plan.
3. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform
such work. Two copies will be provided at grading and drainage plan submittal for review. Plans
shall implement design recommendations per said report.
4. 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.
5. 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.
6. 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 permit.
7. 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.
8. 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.
9. 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.
10. It shall be the responsibility of the applicant to acquire any required off-site drainage easements
prior to the issuance of a grading permit.
11. 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) and/or removing existing fences,
or provide a detail(s) showing the perimeter wall(s)to be constructed offset from the property line.
12. 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.
13. 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.
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Printed:10/27/2016 Page 11 of 15
Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
14. 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.
15. Private sewer, water, and storm drain improvements will be designed per the, latest adopted
California Plumbing Code. Storm drain improvements shall be shown on the grading and drainage
plan.
16. 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.
17. Roof storm 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.
18. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond
project boundary.
19. 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.
20. This project shall comply with the accessibility requirements of the current adopted California
Building Code.
21. 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".
22. 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.
23. Prior to the issuance of the Certificate of Occupancy the engineer of record shall certify the
functionality of the storm water quality management plan (WQMP) storm water treatment devices
and best management practices (BMP).
24. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy
of the project Conditions of Approval.
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Printed:10/27/2016 Page 12 of 15
Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
25. The land 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.
26. 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.
27. 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.
28. All roof drainage flowing to the public right of way (Foothill Boulevard and Hermosa Avenue) 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.
29. The applicant shall provide a copy of a completed EPA Form 7520-16 (Inventory of Injection Wells),
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.
30. 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.
31. Prior to issuance of a wall permit, on engineered combination garden/retaining walls along the
property boundary the structural calculations for the wall shall assume a level toe/heel at the
adjacent off-site property (i.e. a manufactured slope is not present). This shall be shown in the
typical sections of the grading and drainage plan.
32. The land owner shall provide an inspection report 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 as described in the Storm Water Quality
Management Plan prepared for the subject project. All costs associated with the underground
infiltration chamber are the responsibility of the land owner.
www.CityofRC.us
Printed:10/27/2016 Page 13 of 15
Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
33. 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.
34. 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.
35. 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.
36. 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".
37. Prior to issuance of a grading permit, the permitted grading 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.
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.
www.CityofRC.uS
Printed:10/27/2016 Page 14 of 15
Project#: DRC2016-00006 LLA2016-00006
Project Name: The Vinter on Foothill
Location: --- 107760113-0000
Project Type: Design Review Lot Line Adjustment
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
39. 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.
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Printed:10/27/2016 Page 15 of 15