HomeMy WebLinkAbout16-16 - Resolutions - Time Extention, Located On The N Side Of Foothill Blvd RESOLUTION NO. 16-16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA,APPROVING TIME EXTENSION
DRC2015-01110 —A REQUEST TO ALLOW FOR A ONE (1) YEAR TIME
EXTENSION OF A PREVIOUSLY APPROVED 8-LOT TENTATIVE
TRACT MAP (SUBTT16605) RESIDENTIAL SUBDIVISION FOR
CONDOMINIUM PURPOSES (206 UNITS) ON 21 ACRES OF LAND IN
THE MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF
FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE
AND PACIFIC ELECTRIC TRAIL AND MAKING FINDINGS IN SUPPORT
THEREOF -APN: 020710113.
A. Recitals.
1. Pacific Summit-Foothill, LLC, filed an application for the extension of the approval of
Tentative Tract Map No. 16605, as described in the title of this Resolution. Hereinafter in this
Resolution, the subject Tentative Tract Map Time Extension request is referred to as "the
application."
2. On April 12, 2006, this Commission adopted Resolution No. 06-38, thereby approving
the application subject to specific conditions and time limits.
3. A State allowed extension (per SB 1185) extended the approval period 1-year to
April 12, 2010.
4. A State allowed extension (per AB 333) extended the approval period 2-years to
April 12, 2012.
5. A State allowed extension (per AB 208) extended the approval period 2-years to
April 12, 2014.
6. A State allowed extension (per AB 116) extended the approval period 2-years to
April 12, 2016;
7. On March 23, 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.
8. 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 substantial evidence presented to this Commission during the above-
referenced public hearing on March 23, 2016, including written and oral staff reports, together
with public testimony, this Commission hereby specifically finds as follows:
PLANNING COMMISSION RESOLUTION NO. 16-16
TIME EXTENSION DRC2015-01110 — PACIFIC SUMMIT-FOOTHILL, LLC
March 23, 2016
Page 2
a. The project site contains approximately 21.0 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; andThe project site is located in the Mixed Use (MU) District; and
b. 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), and the property to the west
contains the Sycamore Inn Restaurant and other commercial land uses in the Mixed Use (MU)
District; and
c. The application contemplates the subdivision of the subject parcel into eight (8)
lots for condominium purposes (206 units). The applicant does not intend to construct the homes
at this time; and
d. The subdivision of the project site conforms to all applicable development
standards applicable to property in the Mixed Use (MU) District. The Development Code does
not identify minimum lot area, minimum lot width, or minimum lot depth requirements; and
e. The subdivision of the project site for residential condominium purposes (and its
eventual development) does not conflict with the Land Use policies of the General Plan, and will
provide for development within the Mixed Use (MU) District in a manner consistent with the
General Plan. All future development of the site will require the review and approval of various
entitlement applications (i.e., Design Review, Conditional Use Permit, etc.), and will be subject to
Planning Commission and/or City Council review and approval. Further, Hillside Development
criteria of the General Plan and Development Code were not intended to apply as uniformly as
with a residential designated parcel from a slope density calculation stand point. The intent of the
Hillside Development density restrictions was to address natural slopes, particularly those located
north of Banyan Street. The project site contains a 21.0 acre fractured site surrounded by
developed land, which is located approximately 2.5 miles south of Banyan Street. The project
site has been significantly altered over time through the development of surrounding properties
(Foothill Boulevard, Pacific Electric Trail, water reservoir, and water tank with graded access
roads) that the site is no longer in a natural condition; and
f. The General Plan Amendment associated with this original approval (DRC2004-
00339) to allow the development of land that contains a 30 percent slope was not incorporated
into the 2010 General Plan Update; and
g. The Development Code Amendment associated with this original approval
(DRC2004-00352) to Section 17.52.020(E) of the Development Code to allow the development
of the land that contains a 30 percent slope provided certain conditions are met; and
h. The applications related to the approval of Tentative Tract (i.e., Design Review
DRC2003-00637, Variance DRC2005-01061, and Minor Development Review DRC2004-00826)
expired on April 6, 2011, and no time extensions for these applications were requested or granted;
and
PLANNING COMMISSION RESOLUTION NO. 16-16
TIME EXTENSION DRC2015-01110 — PACIFIC SUMMIT-FOOTHILL, LLC
March 23, 2016
Page 3
i. This application is a request to extend the approval period of Tentative Tract Map
SUBTT16605 for one (1) additional year. Upon the initial approval of SUBTT16605 on
April 12, 2006, the approval period was for a duration of 3 years and was set to expire on
April 12, 2009. Since SUBTT16605 was approved, the State Legislature passed a series of
Assembly/Senate Bills automatically extending the approval period of various active tentative
maps throughout the State. Based on these legislative actions, 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; and
j. The applicant has submitted a revised Tentative Tract Map SUBTT16605
Modification, Design Review DRC2012-00672 to allow for the subdivision and future development
of the project site; these applications will be considered at a future advertised public hearing
before the Planning Commission; and
k. 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 rights-
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. The previously approved Tentative Tract Map for residential condominium
purposes and the associated Time Extension for the Tentative Tract Map is consistent with the
City's current General Plan, specific plans, ordinances, plans, codes, and policies since all future
development of the site will require the review and approval of various entitlement applications
(i.e., Design Review, Conditional Use Permit, etc.), and will be subject to Planning Commission
and/or City Council review and approval. The proposed Time Extension for the Tentative Tract
Map to subdivide the property into eight (8) parcels and is consistent with the development district
of the project site; and
b. The site is physically suitable for the type and density of the proposed
subdivision. The surrounding property to the north is developed with condominiums and single-
family homes, the property to the south contains office, commercial, and condominiums uses, the
property to the east contains Route 66 Trailhead and condominiums, and the property to the west
contains the Sycamore Inn Restaurant and other commercial land uses; and
c. The proposed subdivision, 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. The proposed project is to subdivide the property into eight (8)
parcels— no development of the site is proposed; and
d. The proposed subdivision complies with each of the applicable provisions of the
Development Code. The proposed subdivision meets all standards outlined in the Development
Code and the design and development standards and policies of the Planning Commission and
the City; and
PLANNING COMMISSION RESOLUTION NO. 16-16
TIME EXTENSION DRC2015-01110 — PACIFIC SUMMIT-FOOTHILL, LLC
March 23, 2016
Page 4
e. The extension is within the time limits established by State law and local
ordinance. State law allows for one (1) year time extensions.
4. Based upon the facts and information contained in the application, together with all
written and oral reports included for the environmental assessment for the application, the
Planning Commission finds that no subsequent or supplemental environmental document is
required pursuant to the California Environmental Quality Act (CEQA) in connection with the
review and approval of this application based upon the following findings and determinations:
a. Pursuant to the California Environmental Quality Act ("CEQA") and the City's
local CEQA Guidelines, the City adopted a Mitigated Negative Declaration in April 12, 2006 in
connection with the City's approval of Tentative Tract Map SUBTT16605. Pursuant to CEQA
Guidelines Section 15162, no subsequent or supplemental EIR or Negative Declaration is
required in connection with subsequent discretionary approvals of the same project unless: (i)
substantial changes are proposed to the project that indicate new or more severe impacts on the
environment; (ii) substantial changes have occurred in the circumstances under which the project
was previously reviewed that indicates new or more severe environmental impacts; or (iii) new
important information shows the project will have new or more severe impacts than previously
considered; or (iv) additional mitigation measures are now feasible to reduce impacts or different
mitigation measures can be imposed to substantially reduce impacts; and
b. The Planning Commission finds, in connection with the DRC2015-01110, 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 previous Mitigated
Negative Declaration. The previous project contemplated the subdivision of the project site for
the development of a 206-unit condominium project and the Time Extension for Tentative Tract
Map SUBTT16605 is consistent with that approval. Staff further finds that the project will not have
one or more significant effects not discussed in the previous Mitigated Negative Declaration, not
have more severe effects than previously analyzed, and that additional or different mitigation
measures are not required to reduce the impacts of the project to a level of less than significant.
There are no new effects from the subdivision of the property that were not discussed or analyzed
or evaluated in the previous Mitigated Negative Declaration; and
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 Time Extension DRC2015-01110.
5. Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3 and 4 above,
this Commission hereby grants a time extension for:
Tentative Map Applicant Expiration
SUBTT16605 Pacific Summit-Foothill April 12, 2017
6. All applicable Conditions of Approval in Resolution No. 06-38 for SUBTT16605 shall
apply to Time Extension DRC2015-01110.
7. The Secretary to this Commission shall certify to the adoption of this Resolution.
PLANNING COMMISSION RESOLUTION NO. 16-16
TIME EXTENSION DRC2015-01110 — PACIFIC SUMMIT-FOOTHILL, LLC
March 23, 2016
Page 5
APPROVED AND ADOPTED THIS 23RD DAY OF MARCH 2016.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Ravenel Wimberly, Chairman
ATTEST:
Candy 4: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 23rd day of March 2016, by the following vote-to-wit:
AYES: COMMISSIONERS: F.LETCHER,MACIAS, MUNOZ, OAXACA, WIMBERLY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
ABSTAIN: COMMISSIONERS: NONE
,4,,,Aiiri; i 4
COMMUNITY DEVELOPMENT
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..... J DEPARTMENT
STANDARD CONDITIONS
PROJECT#: TENTATIVE TRACT MAP SUBTT16605
SUBJECT: SYCAMORE VILLAS
APPLICANT: CHARLES JOSEPH ASSOCIATES
NORTHSIDE OF FOOTHILL BOULEVARD BETWEEN RED HILL COUNTRY CLUB DRIVE
LOCATION: AND SAN BERNARDINO ROAD
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
APPLICANT SHALL CONTACT THE PLANNING DEPARTMENT, (909) 477-2750, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. General Requirements Completion Cate
1. The applicant shall agree to defend at his sole expense any action brought against the City, its / /
agents,officers,or employees, because of the issuance of such approval,or in the alternative,to
relinquish such approval. The applicant shall reimburse the City, its agents, officers, or
employees, for any Court costs and attorney's fees which the City, its agents, officers, or
employees may be required by a court to pay as a result of such action. The City may,at its sole
discretion,participate at its own expense in the defense of any such action but such participation
shall not relieve applicant of his obligations under this condition.
B. Time Limits
1. 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 City Engineer within 3 years from the
date of the approval.
C. Site Development
1. 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.
2. Approval of this request shall not waive compliance with all sections of the Development Code,all / /
other applicable City Ordinances, and applicable Community or Specific Plans in effect at the
time of building permit issuance.
3. Street names shall be submitted for City Planner review and approval in accordance with the / /_
adopted Street Naming Policy prior to approval of the final map.
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Project No.SUBTT16605
Completion Date
4. 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
Departments 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.
5. 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 City Engineer review and approved prior to
the issuance of building permits.
6. The developer shall submit a construction access plan and schedule for the development of all / /
lots for City Planner and City Engineer approval; including, but not limited to, public notice
requirements,special street posting,phone listing for community concerns,hours of construction
activity, dust control measures, and security fencing.
D. Parking and Vehicular Access (indicate details on building plans)
1. 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.
E. Environmental
1. 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 $475.00 prior to the issuance of building permits, guaranteeing satisfactory
performance and completion of all mitigation measures. These funds maybe 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.
APPLICANT SHALL CONTACT THE ENGINEERING DEPARTMENT, (909) 477-2740, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
F. Dedication and Vehicular Access
1. Rights-of-way and easements shall be dedicated to the City for all interior public streets, / /
community trails,public paseos, public landscape areas,street trees,traffic signal encroachment
and maintenance, and public drainage facilities as shown on the plans and/or tentative map.
Private easements for non-public facilities (cross-lot drainage, local feeder trails, etc.)shall be
reserved as shown on the plans and/or tentative map.
2. Dedication shall be made of the following rights-of-way on the perimeter streets(measured from / /
street centerline):
60 total feet on Foothill Boulevard, project site and Sycamore Inn Frontage. / /
30 total feet on Red Hill Country Club Drive. / /
3. Vehicular access rights shall be dedicated to the City for the following streets, except for / /_
approved openings: Red Hill Country Club Drive.
4. Reciprocal access easements shall be provided ensuring access to all parcels by CC&Rs or by / /
deeds and shall be recorded concurrently with the map or prior to the issuance of building
permits, where no map is involved.
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Project No.SUBTT16605
Completion Date
5. Reciprocal parking agreements 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 parcel map.
6. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the / /
final map.
7. Easements for public sidewalks trees placed outside the public right-of-way shall be dedicated to / /
the City.
8. 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: Master Plan Storm Drain south of Foothill Boulevard..
G. Street Improvements
1. All public improvements(interior streets,drainage facilities,community trails,paseos,landscaped / /
areas, etc.) shown on the plans and/or tentative map shall be constructed to City Standards.
Interior street improvements shall include, but are not limited to,curb and gutter,AC pavement,
drive approaches, sidewalks, street lights, and street trees.
2. Pursuant to City Council Resolution No.88-557,no person shall make connections from a source / /
of energy,fuel or power to any building service equipment 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 or unit, the development may have energy connections made to a percentage of
those buildings, or units proportionate to the completion of improvements as required by
conditions of approval of development. In no case shall more than 95 percent of the buildings or
units be connected to energy prior to completion and acceptance of all improvements required by
these conditions of approval of development.
3. Construct the following perimeter street improvements including, but not limited to: /_/
Curb& A.C. Side- Drive Street Street Comm Median Bike
Street Name Gutter Pvmt walk Appr. Lights Trees Trail Island Trail Other
Foothill Boulevard,project X X (c) (e) X X (d) (f)
site and Sycamore Inn (g)
frontage (h)
(i)
Red Hill Country Club X X X X X X (g)
Drive
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. (e) Street type(f)ADA access ramps. (g) Necessary drainage facilities.
(h) Depending on school district requirements,provide a bus bay Westbound Foothill Boulevard
east of drive entrance;dedicated additional right-of-way as necessary. (i)Modify traffic signal at
Foothill Boulevard and San Bernardino Road.
4. Improvement Plans and Construction:
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Project No.SUBTT16605
Completion Date
a. Street improvement plans, including street trees,street lights,and intersection safety lights / /
on future signal poles, and traffic signal plans shall be prepared by a registered Civil
Engineer and shall be submitted to and approved by the City Engineer. Security shall be
posted and an agreement executed to the satisfaction of the City Engineer and the City
Attorney guaranteeing completion of the public and/or private street improvements,prior to
final map approval or the issuance of building permits, whichever occurs first.
b. Prior to any work being performed in public right-of-way, fees shall be paid and a / /
construction permit shall be obtained from the City Engineer's Office in addition to any
other permits required.
c. Pavement striping,marking,traffic signing,street name signing,traffic signal conduit,and / /
interconnect conduit shall be installed to the satisfaction of the City Engineer.
d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction / /
project along major or secondary streets and at intersections for future traffic signals and
interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside
of BCR, ECR, or any other locations approved by the City Engineer
Notes:
1) Pull boxes shall be No. 6 at intersections and No.5 along streets,a maximum of 200
feet apart, unless otherwise specified by the City Engineer.
2) Conduit shall be 3-inch galvanized steel with pull rope or as specified.
e. Handicapped access ramps shall be installed on all corners of intersections per City / /
Standards or as directed by the City Engineer.
f. Existing City roads requiring construction shall remain open to traffic at all times with / /
adequate detours during construction. Street or lane closure permits are required. A cash
deposit shall be provided to cover the cost of grading and paving,which shall be refunded
upon completion of the construction to the satisfaction of the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be / /
installed to City Standards, except for single family residential lots.
h. Street names shall be approved by the City Planner prior to submittal for first plan check. / /
5. Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in / /
accordance with the City's street tree program.
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Project No.SUBTT16605
Completion Date
6. 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.
The City Engineer reserves the right to adjust tree species based upon field conditions and other
variables. For additional information, contact the Project Engineer.
Min.
Grow
Street Name Botanical Name Common Name Space Spacing Size Qty.
Foothill Boulevard in Prunus X N.C.N. 3 ft. 20'O.C. informal 15 gal. Fill in
R.O.W.and Median Blireiana groupings not more than
25%of total frontage trees.
Foothill Boulevard on- Platanus London Plane 8 ft. Space per on-site plans- 15 gal.
site acerifolia Tree 30'O.C.suggested
Foothill Country Club Platanus London Plane 8 ft. 30'O.C. 15 gal.
Drive acerifolia Tree
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 Department.
4) Street trees are to be planted per public improvement plans only.
7. 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.
H. Public Maintenance Areas
1. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting / /
Districts shall be filed with the City Engineer prior to final map approval or issuance of building
permits whichever occurs first. Formation costs shall be borne by the developer.
2. Parkway landscaping on the following street(s) shall conform to the results of the respective / /
Beautification Master Plan: Foothill Boulevard
Drainage and Flood Control
1. The project(or portions thereof)is located within a Flood Hazard Zone;therefore,flood protection / /_
measures shall be provided as certified by a registered Civil Engineer and approved by the City
Engineer.
2. 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 and/or flood protection facilities
sufficient to obtain an unshaded "X" designation. The developer's engineer shall prepare all
necessary reports, plans, and hydrologic/hydraulic calculations. A Conditional Letter of Map
Revision (CLOMR) shall be obtained from FEMA prior to final map approval or issuance of
building permits, whichever occurs first. A Letter of Map Revision (LOMR) shall be issued by
FEMA prior to occupancy or improvement acceptance, whichever occurs first.
3. A final drainage study shall be submitted to and approved by the City Engineer prior to final map / /
approval or the issuance of building permits,whichever occurs first. All drainage facilities shall
be installed as required by the City Engineer.
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Project No.SUBTT16605
Completion Date
4. Adequate provisions shall be made for acceptance and disposal of surface drainage entering the / /
property from adjacent areas.
5. 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.
J. Utilities
1. The developer shall be responsible for the relocation of existing utilities as necessary. / /
2. 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.
3. 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.
K. General Requirements and Approvals
1. The separate parcels contained within the project boundaries shall be legally combined into one / /
parcel prior to issuance of building permits.
2. An easement for a joint use driveway shall be provided prior to final map approval or issuance of / /
building permits, whichever occurs first, for:
3. Permits shall be obtained from the following agencies for work within their right of-way: San I /
Bernardino Area Government.
4. A non-refundable deposit shall be paid to the City,covering the estimated operating costs for all / /
new streetlights for the first six months of operation, prior to final map approval or prior to building
permit issuance if no map is involved.
5. 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. Form CD-1 shall be submitted to
the Engineering Department when the first building permit application is submitted to Building and
Safety. Form CD-2 shall be submitted to the Engineering Department within 60 days following
the completion of the construction and/or demolition project.
APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE PROTECTION
PLANNING SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING
CONDITIONS:
SEE ATTACHED
6
RANCHO CUCAMONGA FIRE DISTRICT
STANDARD CONDITIONS
July 14, 2004
Charles Joseph & Associates
Cameo/Sycamore Town Homes
N/S foothill Blvd between San Bernardino & Baker
DRC2003-00637 & SUBTT16605
MFR complex
THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT.
The public water supply must be tested by CVWD at the point of connection. The test must be
conducted prior to the issuance of permits for the Commercial or Condominium buildings in the
development. The water supply must meet or exceed the minimum fire flow requirement for the
most demanding building.
All Structures must be equipped with automatic fire sprinklers "thought-out" in accordance to
NFPA 13.
FSC-1 Public and Private Water Supply
1. Design guidelines for Fire Hydrants: The following provides design guidelines for the spacing and
location of fire hydrants:
a. The maximum distance between fire hydrants in commercial/industrial projects is 300-feet.
No portion of the exterior wall shall be located more than 150-feet from an approved fire
hydrant. For cul-de-sacs, the distance shall not exceed 100-feet.
b. The maximum distance between fire hydrants in multi-family residential projects is 400-feet.
No portion of the exterior wall shall be located more than 200-feet from an approved fire
hydrant. For cul-de-sacs, the distance shall not exceed 150-feet.
c. Fire hydrants are to be located. The preferred locations for fire hydrants are:
i. At the entrance(s) to a commercial, industrial or residential project from the public
roadways.
ii. At intersections.
iii. On the right side of the street, whenever practical and possible.
iv. As required by the Fire Safety Division to meet operational needs of the Fire District.
v. A minimum of forty-feet (40') from any building.
d. If any portion of a facility or building is located more than 150-feet from a public fire hydrant
measured on an approved route around the exterior of the facility or building, additional
private or public fire hydrants and mains capable of supplying the required fire flow shall be
provided.
e. Provide one fire hydrant for each 1000 gpm of required fire flow or fraction thereof.
FSC-2 Fire Flow
1. The required minimum fire flow for this project, when automatic fire sprinklers are installed is 1500
gallons per minute at a minimum residual pressure of 20-pounds per square inch. This flow reflects
a 50-percent reduction for the installation of an approved automatic fire sprinkler system in
accordance with NFPA 13 with central station monitoring. This requirement is made in accordance
with the California Fire Code Appendix III-A, as adopted by the Fire District Ordinances.
2. Public fire hydrants located within a 500-foot radius of the proposed project may be used to provide
the required fire flow subject to Fire District review and approval. Private fire hydrants on adjacent
property shall not be used to provide required fire flow.
3. Fire protection water plans are required for all projects that must extend the existing water supply to
or onto the site. Building permits will not be issued until fire protection water plans are
approved.
4. On all site plans to be submitted for review, show all fire hydrants located within 600-feet of the
proposed project site.
FSC-3 Prerequisite for submittal of Overhead Automatic Fire Sprinkler Systems
Prior to submitting plans for an overhead automatic fire sprinkler system, the applicant shall submit
plans, specifications and calculations for the fire sprinkler system underground supply piping. Approval
of the underground supply piping system must be obtained prior to submitting the overhead fire sprinkler
system plans.
FSC-4 Requirement for an Automatic Fire Sprinkler Systems
1. Rancho Cucamonga Fire District Ordinance 15, the 2001 California Fire Code and the approved
RCFPD alternative method require that all structures in this development be equipped with
automatic fire sprinklers in accordance to NFPA 13 "Fully Sprinklered".
FSC-5 Fire Alarm System
1. Per the approved alternative method all sprinkler systems in this development must be monitored
by a listed central station fire alarm system. Refer to RCFPD Ordinances 15 and 39, the California
Building Code, RCFPD Fire Alarm Standard #10-6 and/or the California Fire Code.
2. Prior to the installation of the fire alarm system, Fire Construction Services' approval and a building
permit must be obtained. Plans and specifications shall be submitted to Fire Construction Services
in accordance with RCFPD Fire Alarm Standard #10-6.
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FSC-6 Fire District Site Access
Fire District access roadways include public roads, streets and highways, as well as private roads,
streets drive aisles and/or designated fire lanes. Please reference the RCFPD Fire Department Access
— Fire Lanes Standard 9-7.
1. Location of Access: All portions of the structures 1st story exterior wall shall be located within
150-feet of Fire District vehicle access, measure on an approved route around the exterior of the
building. Landscaped areas, unpaved changes in elevation, gates and fences are deemed
obstructions.
2. Specifications for private Fire District access roadways per the RCFPD Standards are:
a. The minimum unobstructed width is 26-feet.
b. The maximum inside turn radius shall be 24-feet.
c. The minimum outside turn radius shall be 50-feet.
d. The minimum radius for cul-de-sacs is 45-feet.
e. The minimum vertical clearance is 14-feet, 6-inches.
f. At any private entry median, the minimum width of traffic lanes shall be 20-feet on each side.
g. The angle of departure and approach shall not exceed 9-degrees or 20 percent.
h. The maximum grade of the driving surface shall not exceed 12%.
i. Support a minimum load of 70,000 pounds gross vehicle weight (GVW).
j. Trees and shrubs planted adjacent to the fire lane shall be kept trimmed to a minimum of 14-
feet, 6-inches from the ground up. Vegetation shall not be allowed to obstruct Fire
Department apparatus.
3. Access Doorways: Approved doorways, accessible without the use of a ladder, shall be provided
in accordance with the 2001 California Building Code, Fire and/or any other applicable standards.
4. Access Walkways: Hardscape access walkways shall be provided from the fire apparatus access
road to all required building exterior openings.
5. Residential gates installed across Fire District access roads shall be installed in accordance with
RCFPD Residential Gate Standard #9-1. The following design requirements apply:
a. All automatic gates shall be provided with a Fire District approved, compatible traffic pre-
emption device. The devices shall be digital. Analog devices are not acceptable. Devices
shall be installed in accordance with the manufacturer's instructions and specifications.
b. Vehicle access gates shall be provided with an approved Fire District Knox Key Switch.
c. The key switch shall be located outside and immediately adjacent to the gate for use in the
event that the traffic pre-emption device fails to operate.
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d. A traffic loop device must be installed to allow exiting from the complex.
e. The gate shall remain in the open position for not less than 20-minutes and shall
automatically reset.
6. Fire Lane Identification: Red curbing and/or signage shall identify the fire lanes. A site plan
illustrating the proposed delineation that meets the minimum Fire District standards shall be
included in the architectural plans submitted to B&S for approval.
7. Approved Fire Department Access: The approved mitigation measures must be clearly noted on
the site plan. A copy of the approved Alternative Method application must be reproduced on the
architectural plans submitted to B&S for plan review.
FSC-10 Occupancy and Hazard Control Permits
Listed are those Fire Code permits commonly associated with the business operations and/or building
construction. Plan check submittal is required with the permit application for approval of the permit; field
inspection is required prior to permit issuance. General Use Permit shall be required for any activity or
operation not specifically described below, which in the judgment of the Fire Chief is likely to produce
conditions that may be hazardous to life or property.
• Public Assembly, LPG or Gas Fuel Vehicles in Assembly Buildings
• Tents, Canopies and/or Air Supported Structures, Liquefied Petroleum Gases
FSC-13 Alternate Method Application
Fire Construction Services staff and the Fire Marshal will review all requests for alternate method, when
submitted. The request must be submitted on the Fire District "Application for Alternate Method" form
along with supporting documents and payment of the $92 review fee.
FCS-14 Map Recordation
1. Reciprocal Access Agreement: The plan as submitted indicate that the required Fire Department
access:
a. Is located on property which is not under the control of the applicant; or
b. Crosses a property line; or
c. Is shared by multiple owners; or
d. Is located on common space under the control of an owner's association
Please provide a permanent access agreement granting irrevocable use of the property to the Fire
District. The agreement shall include a statement that no obstruction, gate, fence, building or other
structure shall be placed within the dedicated access without Fire District approval. The recorded
agreement shall include a copy of the site plan. The agreement shall be presented to Fire
Construction Services for review and approval, prior to recordation. The agreement shall be
recorded with the Recorder's Office, County of San Bernardino.
To assist Fire Construction Services in reviewing the agreement the following shall be included in
the submittal:
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a. The current title reports to provide a legal description and proof of ownership for all properties
included in the agreement.
b. The assessor's parcel numbers of each parcel subject to the agreement.
c. A scaled site plan showing the path of the Fire District access, the width, turn radii and slope
of roadway surface shall be provided. The access roadway shall comply with the
requirements of the RCFPD Fire Lane Standard #9-7.
2. Reciprocal Water Covenant and Agreement: The plans as submitted indicate that a required
private fire mains or appurtenances
a. Pass through or are located on property not under the control of the applicant; or
b. Crosses a property line; or
c. Provide service to adjacent properties; or
d. Is located on common space under the control of an owner's association; or
e. Is shared by multiple owners.
Please provide a permanent maintenance and service agreement between the owner for the
private water mains, fire hydrants and fire protection equipment essential to the water supply. The
agreement shall meet the form and content approved by the Rancho Cucamonga Fire District. The
agreement shall be submitted to Fire Construction Services for review and approval, prior to
recordation. The agreement shall be recorded within the Recorder's Office, County of San
Bernardino.
Chronological Summary of RCFPD Standard Conditions
PRIOR TO ISSUANCE OF BUILDING PERMITS — Please complete the following prior to the
issuance of any building permits:
1. Private Water Supply (Fire) Systems: The applicant shall submit construction plans,
specifications, flow test data and calculations for the private water main system for review and
approval by the Fire District. Plans and installation shall comply with Fire District Standards.
Approval of the on-site (private) fire underground and water plans is required prior to any building
permit issuance for any structure on the site. Private on-site combination domestic and fire supply
system must be designed in accordance with RCFPD Standards # 9-4, #10-2 and #10-4. The
Building & Safety Division and Fire Construction Services will perform plan checks and inspections.
All private on-site fire hydrants shall be installed, flushed and operable prior to delivering any
combustible framing materials to the site. Fire construction Services will inspect the installation,
witness hydrant flushing and grant a clearance before lumber is dropped.
2. Public Water Supply (Domestic/Fire) Systems: The applicant shall submit a plan showing the
locations of all new public fire hydrants for the review and approval by the Fire District and CCWD.
On the plan, show all existing fire hydrants within a 600-foot radius of the project. All required
public fire hydrants shall be installed, flushed and operable prior to delivering any combustible
framing materials to the site. CCWD personnel shall inspect the installation and
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witness the hydrant flushing. Fire Construction Services shall inspect the site after acceptance of
the public water system by CCWD. Fire Construction Services must grant a clearance before
lumber is dropped.
3. Construction Access: The access roads must be paved in accordance with all the requirements
of the RCFPD Fire Lane Standard #9-7. All temporary utilities over access roads must be installed
at least 14' 6" above the finished surface of the road.
4. Fire Flow: A current fire flow letter from CCWD must be received. The applicant is responsible for
obtaining the fire flow information from CCWD and submitting the letter to Fire Construction
Services.
5. Easements and Reciprocal Agreements: All easements and agreements must be recorded with
the County of San Bernardino.
PRIOR TO THE RELEASE OF TEMPORARY POWER
The building construction must be substantially completed in accordance with Fire Construction Services'
"Temporary Power Release Checklist and Procedures".
PRIOR TO OCCUPANCY OR FINAL INSPECTION — Please complete the following:
1. Hydrant Markers: All fire hydrants shall have a blue reflective pavement marker indicating the fire
hydrant location on the street or driveway in accordance with the City of Rancho Cucamonga
Engineering Standard Plan 134, "Installation of Reflective Hydrant Markers". On private property,
the markers shall be installed at the centerline of the fire access road, at each hydrant location.
2. Private Fire Hydrants: For the purpose of final acceptance, a licensed sprinkler contractor, in the
presence of Fire Construction Services, shall conduct a test of the most hydraulically remote on-
site fire hydrants. The underground fire line contractor, developer and/or owner are responsible for
hiring the company to perform the test. A final test report shall be submitted to Fire Construction
Services verifying the fire flow available. The fire flow available must meet or exceed the required
fire flow in accordance with the California Fire Code.
3. Fire Sprinkler System: Prior to the issuance of a Certificate of Occupancy, the fire sprinkler
system(s) shall be tested and accepted by Fire Construction Services.
4. Fire Sprinkler Monitoring: Prior to the issuance of a Certificate of Occupancy, the fire sprinkler
monitoring system must be tested and accepted by Fire Construction Services. The fire sprinkler
monitoring system shall be installed, tested and operational immediately following the completion of
the fire sprinkler system (subject to the release of power).
5. Fire Suppression Systems and/or other special hazard protection systems shall be inspected,
tested and accepted by Fire Construction Services before occupancy is granted and/or equipment
is placed in service.
6. Fire Alarm System: Prior to the issuance of a Certificate of Occupancy, the fire alarm system
shall be installed, inspected, tested and accepted by Fire Construction Services.
7. Access Control Gates: Prior to the issuance of a Certificate of Occupancy, vehicular gates must
be inspected, tested and accepted in accordance with RCFPD Standards #9-1 or #9-2 by Fire
Construction Services.
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8. Fire Access Roadways: Prior to the issuance of any Certificate of Occupancy, the fire access
roadways must be installed in accordance with the approved plans and acceptable to Fire
Construction Services.
The CC&R's, the reciprocal agreement and/or other approved documents shall be recorded and
contain an approved fire access roadway map with provisions that prohibit parking, specify the
method of enforcement and identifies who is responsible for the required annual inspections and
the maintenance of all required fire access roadways.
9. Address: Prior to the granting of occupancy, single-family dwellings shall post the address with
minimum 4-inch numbers on a contrasting background. The numbers shall be internally or
externally illuminated during periods of darkness. The numbers shall be visible from the street.
When building setback from the public roadway exceeds 100-feet, additional 4-inch numbers shall
be displayed at the property entry.
10. Address: Prior to the issuance of a Certificate of Occupancy, commercial/industrial and multi-
family buildings shall post the address with minimum 8-inch numbers on contrasting background,
visible from the street and electrically illuminated during periods of darkness. When the building
setback exceeds 200 feet from the public street, an additional non-illuminated 6-inch minimum
number address shall be provided at the property entrance. Larger address numbers will be
required on buildings located on wide streets or built with large setbacks in multi-tenant commercial
and industrial buildings. The suite designation numbers and/or letters shall be provided on the front
and back of all suites.
11. Confidential Business Occupancy Information: The applicant shall complete the Rancho
Cucamonga Fire District "Confidential Business Occupancy Information" form. This form provides
contact information for Fire District use in the event of an emergency at the subject building or
property. This form must be presented to the Fire Construction Services Inspector.
12. Mapping Site Plan: Prior to the issuance of a Certificate of Occupancy, a 81" x 11" or 11" x 17"
site plan of the site in accordance with RCFPD Standard #13-1 shall be revised by the applicant to
reflect the actual location of all devices and building features as required in the standard. The site
plan must be reviewed and accepted by the Fire Inspector.
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