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2023-03-08 - Agenda Packet
If you need special assistance or accommodations to participate in this meeting, please contact the Planning Department at (909) 477-2750. Notification of 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility. Listening devices are available for the hearing impaired. HISTORIC PRESERVATION COMMISSION AND PLANNING COMMISSION MEETING AGENDA RANCHO CUCAMONGA CIVIC CENTER COUNCIL CHAMBERS 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA March 8, 2023 7:00 p.m. A. Call to Order and Pledge of Allegiance B. Public Communications This is the time and place for the general public to address the Planning/Historic Preservation Commission (“Planning Commission”) on any Consent Calendar item or any item not listed on the agenda that is within the Commission’s subject matter jurisdiction. The Planning Commission may not discuss any issue not included on the agenda but may set the matter for discussion during a subsequent meeting. C. Consent Calendar C1. Consideration to adopt Regular Meeting Minutes of February 22, 2023. D. Public Hearings D1. TIME EXTENSION - PACIFIC SUMMIT FOOTHILL, LLC - A request to allow for the third, one (1) year time extension of a previously approved Tentative Tract Map (SUBTT16605M) to subdivide 24.19 acres into 6 parcels for the development of 175 attached condominium units (Sycamore Heights project) within the Center 1 (CE1) Zone, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right-of-Way. APNs: 0207-101-13, 17, 24, 25, 31, 34 and 41, and 0207-112-09 and 10. Staff finds the project to be within the scope of the project covered by a prior Mitigated Negative Declaration certified by City Council on October 4, 2017 (State Clearinghouse #2017071010) by Resolutions 17-098 and 17-099 and does not raise or create new environmental impacts not already considered in the Mitigated Negative Declaration (Time Extension DRC2022-00475). E. Director Announcements F. Commission Announcements G. Adjournment HPC/PC Agenda – March 8, 2023 Page 2 of 2 TO ADDRESS THE PLANNING COMMISSION The Planning Commission encourages free expression of all points of view. To allow all persons to speak, given the length of the agenda, please keep your remarks brief. If others have already expressed your position, you may simply indicate that you agree with a previous speaker. If appropriate, a spokesperson may present the views of your entire group. To encourage all views and promote courtesy to others, the audience should refrain from clapping, booing or shouts of approval or disagreement from the audience. The public may address the Planning Commission on any agenda item. To address the Planning Commission, please come forward to the podium. State your name for the record and speak into the microphone. After speaking, please complete a speaker card located on the podium. It is important to list your name, address (optional) and the agenda item letter your comments refer to. Comments will be limited to 5 minutes per individual. If a large number of individuals wish to speak on an item, the Chair may limit the time to 3 minutes in order to provide an opportunity for more people to be heard. Speakers will be alerted when their time is up, and no further comments will be permitted. If you wish to speak concerning an item not on the agenda, you may do so under “Public Communications.” Any handouts for the Planning Commission should be given to the Planning Commission Secretary for distribution to the Commissioners. A copy of any such materials should also be provided to the Secretary to be used for the official public record. As an alternative to participating in the meeting, you may submit comments in writing to Elizabeth.Thornhill@cityofrc.us by 12:00 p.m. on the date of the meeting. Written comments will be distributed to the Commissioners and included in the record. All requests for items to be placed on a Planning Commission agenda must be in writing. Requests for scheduling agenda items will be at the discretion of the Commission and the Planning Director. AVAILABILITY OF STAFF REPORTS Copies of the staff reports or other documentation to each agenda item are available at www.CityofRC.us. APPEALS Any interested party who disagrees with the City Planning Commission decision may appeal the Commission’s decision to the City Council within 10 calendar days. Any appeal filed must be directed to the City Clerk’s Office and must be accompanied by a fee of $3,365 for all decisions of the Commission. (Fees are established and governed by the City Council). Please turn off all cell phones while meeting is in session. Copies of the Planning Commission agendas, staff reports, and minutes can be found at www.CityofRC.us. I, Elizabeth Thornhill, Executive Assistant of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on Thursday, March 2, 2023, seventy-two (72) hours prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive. Historic Preservation Commission and Planning Commission Agenda February 22, 2023 DRAFT MINUTES Rancho Cucamonga, CA 91729 7:00 p.m. The regular meeting of the Historic Presentation Commission and Planning Commission was held on February 22, 2023. The meeting was called to order by Chair Dopp 7:00 p.m. A. Roll Call Planning Commission present: Chair Dopp, Vice Chair Morales, Commissioner Boling, and Commissioner Daniels. Absent: Commissioner Williams. Staff Present: Serita Young, Assistant City Attorney; Jennifer Nakamura, Deputy Director of Planning; Brian Sandona, Senior Civil Engineer; Tabe van der Zwaag, Associate Planner; Sean McPherson, Acting Principal Planner; David Eoff, Senior Planner; Elizabeth Thornhill, Executive Assistant. B. Public Communications Vice Chair Dopp opened the public communications and seeing no one, closed public communications. C. Consent Calendar C1. Consideration to adopt Regular Meeting Minutes of January 25th, 2023. Motion to adopt the minutes by Commissioner Boling; second by Commissioner Daniels; Motion carried unanimously 4-0-1. Absent: Commissioner Williams. D. Public Hearing D1. TENTATIVE PARCEL MAP, DESIGN REVIEW AND MINOR EXCEPTION – DESIGN CONCEPTS – A request to subdivide 1.93 acres of land into two parcels along with the design review of two single-family residences and a minor exception to permit property line walls over the height limit due to onsite grades for a property located in the Very Low Residential (VL) Zone and the Hillside Overlay located on the east side of Archibald Avenue approximately 240 feet north of Wilson Avenue; APN: 1074-181-02. The project qualifies as a Class 15 exemption under State CEQA Guidelines Section 15315 – Minor Land Divisions and a Class 3 Exemption under State CEQA Guidelines Section 15303, New Construction and Conversion of Small Structures. Tentative Parcel Map SUBTPM20297, Design Review DRC2020-00407 and Minor Exception DRC2022-00340. Tabe van der Zwaag, Associate Planner, presented Commissioners with a Staff Report and presentation (copy on file). Chair Dopp opened Public Hearing. Shiv Talwar, Applicant, was in attendance and available to answer questions. HPC/PC MINUTES – February 22, 2023 Page 2 of 5 Draft Randy McChure, resident, expressed the following concerns: • Street reduction to one lane in front of his house @ 5605 Archibald Ave. • Measurement of wall height Elaine Carvalho, resident, requests a copy of the survey of the property line that was promised at the November meeting. She would like a copy before construction begins to verify the placement of property line. Regarding the parcel map, the staff report indicates 1.93 acres, but the San Bernardino assessors map indicates 1.68 acres. Joshua Flores, an associate pastor at church located on the Southeast side of property spoke of concerns of the retaining wall and wants to make sure the soils compaction/stabilization will be reviewed accordingly. Shiv Talwar, Applicant, answered the following concerns: • Size of parcel - will be certified by a professional land surveyor. • Retaining wall - He understands their concerns. Chair Dopp closed Public Hearing. Tabe van der Zwaag, explained how the wall height was calculated. Brian Sandona, Senior Civil Engineer, explained that street and right of way improvements are made as properties develop. Should the property to the north develop or redevelop, then street and right of way improvements will take place. There will be one lane, in that location like the current condition. That one portion will be shorter for the time being, until the north lot is developed. Commissioner Boling asked if the lot to the north is vacant or does it have structure on it. Brian Sandona stated it does have structure on it. The frontage on Archibald is not constructed. Commissioner Boling asked when would the requirement for the property owner need to fund and construct making sure the street frontage gets done. Brian Sandona answered it will occur upon development or redevelopment of the property. Any addition or development greater than 650 sq. ft. would trigger frontage improvements. Commissioner Boling asked for confirmation that the timing of frontage improvements up to the property owner and whether they want to fund and complete now or would be required by the City if they were to redevelop their property such that it triggers the requirement. Brian Sandona replied yes. Commissioner Daniels asked if there would be fencing or barricades. Brian Sandona stated that the Engineering department would work with the applicants engineer, to create a transition so it is safe. Commissioner Boling requested Staff to indicate the dates of legal notices for the record. Staff responded as follows: • Inland Valley Daily Bulletin newspaper - Published February 8, 2023. • Property was posted February 8th, 2023. HPC/PC MINUTES – February 22, 2023 Page 3 of 5 Draft • Mailers sent to 69 property owners mailed February 7th, 2023. Chair Dopp asked if the curb for the project is moving to the east for extra width. Brian Sandona answered yes. Chair Dopp asked about the discrepancy on the property information. Jennifer Nakamura stated that the project plans are conceptual. Sometimes, when completing their final building documents, occasionally discrepancies or issues arise, and staff works with developer to rectify those problems. We will make sure that the correct and accurate information is displayed on the final plans and, the final map will go to the County for final verification and accuracy. Commissioner Boling said the proposed parcel split and construction of the two-single family homes helps achieve the city’s housing objectives. The proposed project is well designed, and it considers potential use of the Equestrian trails and compliments the existing neighborhood character. He wishes the applicant all the best as they move forward in building side by side their dream homes. Vice Chair Morales stated the process to address the issues brought up tonight will be addressed at the appropriate time when it goes through its final steps. He also agrees, it’s a well-designed project for this neighborhood and it will enhance it. Motion to adopt Resolutions 23-02 Tentative Parcel Map SUBTPM20297, 23-03 Design Review DRC2020- 00407 and 23-04 Minor Exception DRC2022-00340 by Commissioner Daniels; second by Commissioner Boling. Motion carried unanimously 4-0-1 vote. Absent: Commissioner Williams. D2. Consideration to: Amend Articles III, IV, V, VIII and IX of Title 17 of the Rancho Cucamonga Municipal Code as follows: Amend Street Connectivity Standards In Certain Zones; Modify Detached Accessory Structure Standards; Amend Screening Standards; Revise Standards Related to Automobile Service Stations, Smoke Shops and Height Restrictions for Wireless Telecommunications Facilities; Amend Building Height, Façade Types, Articulation and Block Sizes In Form-Based Zones; Clarifying Application of Floor Area Ratio Standard; Revising Permitted Building Types in the NE2 Zone; Changes To The Form-Based Zone Land Use Table; Clarify Required Non-Residential Use Intensity in Various Form-Based Zones, and Amend Various Definitions; The City Has Prepared an Addendum To The Certified EIR For The General Plan Update And Climate Action Plan For The Project. This Item Will Be Forwarded to The City Council for Final Action. Sean McPherson, Acting Principal Planner, presented Commissioners with a Staff Report and presentation (copy on file). Chair Dopp opened Public Hearing and hearing no one, closed Public Hearing. Commissioner Daniels asked about the requirements of service stations that sell alcohol and that there were concerns relating to the hours of operations and if that was addressed. Sean McPherson responded with regards to service stations that sell alcohol, there are 28 census tracts in the city. Twenty-three (23) of which already include some form of off sale alcohol license and out of those eleven (11) are already over concentrated or significantly overconcentrated. Alcohol sales with regards to service stations has been something considered and factored into staff’s approach. He said as it is right now, the current proposal in the Code Amendment would be that any service station which exists in an overconcentrated census tract and requests a CUP to sell alcohol would not be supported. HPC/PC MINUTES – February 22, 2023 Page 4 of 5 Draft Commissioner Daniels asked if the city has the authority over hours of operation. Sean McPherson stated that for new gas stations with convenience stores and other similar uses 24-hour operations would be prohibited. Typically, calls such as service stations occur at certain hours to where it became practical for us to implement or propose a provision be added to the code to regulate hours of operations. Commissioner Daniels asked how that will work to make service stations be non-conforming. Sean McPherson replied where a convenience store sells alcohol tied to an existing service station would fall under legal non-conforming provisions of the code. Commissioner Daniels asked what the max height for cell towers is. Sean McPherson answered in form-based zones the new standard will be 50 ft. Jennifer Nakamura mentioned the current code requires that the wireless tower not exceed the height limit for the zone of which it is being placed. She said in the form-based zones we don’t have overall height limits; they are story limits and that is why we had to institute a height requirement. Commissioner Daniels mentioned in staff reports, acronyms are always used for the zones, and he has to look them up. He requested if they could explain what those zones are. Sean McPherson indicated we would correct that for future reports. Commissioner Boling stated so that Commissioners have a better understanding of what our decision-making impacts could be, he asked from staff for a census tract of which ones have businesses that do offer off sale alcohol and then which of those are overconcentrated in a map form. Having that available and periodically updated would be beneficial. Sean McPherson responded that it could be put together in content of overconcentrated census tract in the future. Commissioner Boling stated in legal non-conforming language, he asked do we need to specify where we identify any automobile service station that is unlawfully operating in the city and not conform to the provision shall be considered illegal and non-conforming use. Sean McPherson responded on the recommended changes slide, last bullet point, has some added verbiage but will reword this section in prior to consideration by the City Council. Commissioner Morales mentioned the development code amendment will align better with the General Plan itself. It cleans it up and creates alignment that we want. Chair Dopp stated holistically speaking there are some things we have been seeing on this design review we have been asking for. He is happy to see Healthy RC involved for the teenagers can see action. Chair Dopp stated he agreed with the direction we proposed for service stations. He expressed concerns about prohibiting cul-de-sacs. He indicated sometimes small cul-de-sacs are good options for single family developments to create community. HPC/PC MINUTES – February 22, 2023 Page 5 of 5 Draft Jennifer Nakamura stated that housing accountability act requires us to have objective development standards and the General Plan strongly supports street connectivity. To maintain objectivity, prohibiting them provide a clear standard in the next code update we are considering adding an exception process to allow a developer to ask permission to build a cul-de-sac if there is a compelling reason why a cul-de-sac should be considered. Commissioners Boling, Daniels and Morales concurred with Chair Dopp regarding cul-de-sacs. Motion to adopt with recommended changes by Staff, Resolution 23-05 recommending to City Council for final action by Commissioner Daniels; second by Commissioner Boling. Motion carried unanimously 4-0-1 vote. Absent: Commissioner Williams. E. Director Announcements - None F. Commission Announcements - None G. Adjournment Motion by Commissioner Daniels, second by Vice Chair Morales to adjourn the meeting. Hearing no objections, Chair Dopp adjourned the meeting at 8:13 p.m. Respectfully submitted, ________________________ Elizabeth Thornhill Executive Assistant, Planning Department Approved: Page 1 DATE: March 8, 2023 TO: Chairman and Members of the Planning Commission FROM: Matt Marquez, Director of Planning and Economic Development INITIATED BY: Mena Abdul-Ahad, Assistant Planner SUBJECT: TIME EXTENSION - PACIFIC SUMMIT FOOTHILL, LLC - A request to allow for the third, one (1) year time extension of a previously approved Tentative Tract Map (SUBTT16605M) to subdivide 24.19 acres into 6 parcels for the development of 175 attached condominium units (Sycamore Heights project) within the Center 1 (CE1) Zone, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right-of-Way. APNs: 0207-101- 13, 17, 24, 25, 31, 34 and 41, and 0207-112-09 and 10. Staff finds the project to be within the scope of the project covered by a prior Mitigated Negative Declaration certified by City Council on October 4, 2017 (State Clearinghouse #2017071010) by Resolutions 17-098 and 17-099 and does not raise or create new environmental impacts not already considered in the Mitigated Negative Declaration (Time Extension DRC2022-00475). RECOMMENDATION: • Approve Time Extension DRC2022-00475 for Tentative Tract Map SUBTT16605M through the adoption of the attached Resolution of Approval. BACKGROUND: The project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant (Exhibit A). The site is irregularly shaped and is approximately 2,500 feet (east to west) by approximately 750 feet (north to south). The site topography is relatively flat in the western portion with slopes in excess of 30 percent in the eastern portion. Elevation grade changes range from a high of 1,375 feet along the northern property line to a low of 1,245 feet along the south property line; a grade difference of approximately 130 feet. The site is surrounded to the north, south, east, and west by existing residential and commercial land uses, as indicated in the following table. Page 2 Land Use General Plan Zoning Site Vacant Traditional Town Center Center 1 (CE1) North Residential condominiums, vacant, and Red Hill Country Club Traditional Neighborhood, General Open Space and Facilities Low (L) and Medium (M) Residential South Residential and Commercial Traditional Town Center, Suburban Neighborhood Low Center 1 and Medium (M) Residential East Pacific Electric Trail, Route 66 Trail Head, Residential General Open Space and Facilities, City Corridor Moderate Open Space (OS), Flood Control (FC), Utility Corridor (UC), and Corridor 1 (CO1) West Residential and Commercial Traditional Town Center Center 1 (CE1) Since the last time extension was granted, the Development Code has been updated and the subject sites zone has been changed to Center 1 (CE1) zone. The new zoning designation allows for the development of multi- family condominiums with a maximum density of 30 dwelling units per acre. PROJECT ANALYSIS: The application is a request to extend the approval period of Tentative Tract Map SUBTTM16605M by one additional year. This request is the third time extension allowed pursuant to Development Code Section 16.16; extensions may be granted in twelve month increments for a period not exceeding a total of five years. Upon initial approval of SUBTTM16605M on October 4, 2017, the approval period was for a duration of 3 years and was set to expire on October 4, 2020. A breakdown of the approval history of the subject tentative tract map is as follows: Tentative Tract Map 16605M Approval History Approving Authority Approval/Extension Type Approval Period Approval Date Expiration Date City Council Original Approval 3 Years 10/04/2017 10/04/2020 Planning Commission Time Extension DRC2020-00238 1 Year 08/26/2020 04/04/2022* Planning Commission Time Extension DRC2021-00440 1 Year 03/09/2022 04/04/2023 Planning Commission Time Extension DRC2022-00475 (proposed) 1 Year 03/08/2023 (Subject PC Hearing Date) 04/04/2024 (proposed) *Includes automatic extension resulting from AB 1561 Page 3 In justifying their request for a time extension, the applicant notes that the following steps have been taken toward obtaining all necessary permits (reference applicant’s “Time Extension Letter” as Exhibit B to this staff report for full detail): • Completed years-long negotiation with Sycamore Inn property owner to resolve restaurant encroachments and utility relocation. That agreement required detailed and specific input from the utility companies in support of the finalized relocation considerations. • Completed acquisition of off-site easement (on the south side of Foothill Blvd.), for downstream construction of the city’s master plan storm drain facilities • Completed year-long consultation with California Department of Fish & Wildlife to secure a finalized Streambed Alteration Agreement • Prepared and processed storm drain, water quality, public street plans, and final map through multiple plan checks. • Received approval for conditional national flood map revisions (CLOMR) through FEMA in 2021. • Received approval from U.S. Army Corps of Engineers for Section 404 Nationwide Permit in 2021. • Completed consultation with Santa Ana Regional Water Quality Control Board • (RWQCB) and received approval of Section 401 Clean Water Act certification and state Waste Discharge Requirements in 2021. • Completed CVWD (Cucamonga Valley Water District) investigation of on-site and nearby remnant water infrastructure and received board approval for easement quitclaim in late 2021. • Completing year-long design process for coordinating existing onsite utility relocations. • Nearing approval of public water and sewer plans through CVWD. • Received city, stamped approval or Rough Grading Plans earlier this year. The applicant does not anticipate to begin grading the site with potentially starting the necessary advanced utility (Edison, Frontier, SoCal Gas, and CVWD) relocation sometime between the second half of 2023, thus, the applicant has requested the subject time extension. At this time, no changes to the project have occurred from what was previously approved, which involves the subdivision of 24.19 acres into 6 parcels for the development of 175 attached condominium units. Thus, the scope of this application involves only a request for time extension for the proposed subdivision. No changes to the project scope are proposed, nor permitted, with this request for time extension and no conditions relative to the project are proposed, nor permitted, to be altered other than those which affect time limits. CEQA DETERMINATION: The City Council certified a Mitigated Negative Declaration on October 24, 2017 (State Clearinghouse SCH#2017071010) through Resolutions 17-098 and 17-099. The subject time extension does not raise or create new environmental impacts not already considered in the Mitigated Negative Declaration. FISCAL IMPACT: The project proponent will be responsible for paying one-time impact fees. These fees are intended to address the increased demand for City services due to the proposed project. The following types of services that these impact fees would support include the following: library services, transportation, infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. The proposed development will increase the value of the project site and the parcels will be assessed an annual property tax. A percentage of this annual tax is shared with the City. Page 4 CORRESPONDENCE: This item was advertised as a public hearing with a regular legal advertisement in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site on February 20, 21, and 23, 2023, respectively. To date, staff received two (2) written responses via email which have been included with this staff report as Exhibit E. Generally, concerns expressed in these written responses included increases in traffic, loss of trees and open space, and concerns related to drainage and runoff. Staff notes that the subject project has been approved and that the application presently before the commission only requests a time extension for the approved tract map. Lastly, the Mitigated Negative Declaration adopted as part of the approved project identified mitigations which, when imposed, will result in less than significant impacts. These written responses have been forwarded to the Engineering Services Department for appropriate follow-up. COUNCIL MISSION / VISION / VALUE(S) ADDRESSED: The development of the project achieves the City Council’s Core Value of “Intentionally embracing and anticipating the future”. By allowing a time extension for a previously approved subdivision that would allow new housing development, this increases opportunity of homeownership to individuals and families, as well as provide much needed housing stock to the area. EXHIBITS: Exhibit A - Location Map Exhibit B - Time Extension Request Letter Exhibit C - Planning Commission and City Council Staff Report dated August 23 & October 4, 2017 Exhibit D - Draft Resolution of Approval 23-06 for Time Extension Exhibit E - Resident Letter N Exhibit A Pacific Summit-Foothill, LLC 212 S. Palm Avenue, Suite 200 | Alhambra, California 91801 | t: 626.282.3100 | f: 626.282.6588 | www.rypropertiesinc.com December 19, 2022 Mike Smith Principal Planner City of Rancho Cucamonga 10500 Civic Center Drive PO Box 807 Rancho Cucamonga, CA 91729-0807 Re: TT 16605M – Request for Third Time Extension Dear Mike: Pacific Summit-Foothill, LLC (PSF) is the current owner of Tentative Tract Map 16605M (TT 16605M), a residential subdivision of 6 lots for 175 attached condominium units and applicant for a 12-month time extension. TT 16605M was approved by the Rancho Cucamonga Planning Commission on August 23, 2017 by P.C. Resolution 17-76. The Planning Commission decision to approve TT 16605M was appealed by a third party during the 10-day appeal period. On October 4, 2017, the City Council considered the appeal and upheld the Planning Commission decision approving TT 16605M in C.C. Resolution 17-099. A 12-month extension of the map was approved by Planning Commission on August 26, 2020 by P.C. Resolution 20-42, while the State’s AB1561 automatically extended the map another 6 months. A second 12-month extension was approved by Planning Commission on March 23, 2022 by P.C. Resolution 22-006, establishing April 04, 2023 as the current expiration date. PSF has worked diligently to bring the development project to fruition, with pre-construction efforts now reaching the final stages. Our completed and ongoing efforts include: •Completed years-long negotiation with Sycamore Inn property owner to resolve restaurant encroachments and utility relocation. That agreement required detailed and specific input from the utility companies in support of the finalized relocation considerations. •Completed acquisition of off-site easement (on the south side of Foothill Blvd.), for downstream construction of the city’s master plan storm drain facilities Exhibit B Mike Smith City of Rancho Cucamonga December 19, 2022 Page 2 212 S. Palm Avenue, Suite 200 | Alhambra, California 91801 | t: 626.282.3100 | f: 626.282.6588 | www.rypropertiesinc.com • Completed year-long consultation with California Department of Fish & Wildlife to secure a finalized Streambed Alteration Agreement • Prepared and processed storm drain, water quality, public street plans, and final map through multiple plan checks. • Received approval for conditional national flood map revisions (CLOMR) through FEMA in 2021. • Received approval from U.S. Army Corps of Engineers for Section 404 Nationwide Permit in 2021. • Completed consultation with Santa Ana Regional Water Quality Control Board (RWQCB) and received approval of Section 401 Clean Water Act certification and state Waste Discharge Requirements in 2021. • Completed CVWD (Cucamonga Valley Water District) investigation of on-site and nearby remnant water infrastructure and received board approval for easement quitclaim in late 2021. • Completing year-long design process for coordinating existing onsite utility relocations. • Nearing approval of public water and sewer plans through CVWD. • Received city, stamped approval or Rough Grading Plans earlier this year. Despite being close to a construction start earlier this year, the current inflationary environment and rapid interest rate increases have halted further progress for the time being. With the uncertain near-term economic outlook, we do not anticipate being able to continue substantive work on the project for much of 2023. Since this extends beyond the current expiration date of TT 16605M, we are requesting a third 12-month extension. We remain committed to the project and are optimistic that more favorable economic conditions will prevail. We are happy to respond to any questions that the commission may have. Thank you for your consideration of our request. Best Regards, Chad J. Stadnicki Pacific Summit-Foothill, LLC DATE: TO: FROM : CITY OF RANCHO CUCAMONGA STAFF REPORT August 23 , 2017 Chairman and Members of the Planning Comm ission Candyce Burnett, City Planner ~_) INITIATED BY: Tom Grahn , Associate Planner SUBJECT: ENVI RONM ENTAL ASSESSMENT ANO GENERAL PL AN AMENDMENT DRC2016-00206 -PACIFIC SUMM IT FOOTH ILL , LLC -A request to amend tables and text , including cla ri fying text as necessary, in the General Plan t o allow the development of land that contains slopes of 30 percent or greater. Related files : Tentative Tract Map SUBTT16605M , Design Review DRC2012- 00672 , Variance DRC2016-00207 , and Tree Removal Permit DRC2012-00673 . Staff has prepared a Mitigated Neg ative Declaration of en viro nmen tal im pacts for consideration . This app li cation will be forwarded to the City Council for final actio n. ENVIRONMENTAL ASSESSME NT AND TENTATIVE TRACT MAP MOD IFI CATION SUBTT16605M -PACIFIC SUMMIT FOOTHILL, LL C -A request subdivide 24 .19 acres into 6 parcels for the development of 175 attached condominium units in t he Mixed Use (MU ) District located on the north side of Foothill Boulevard , between Red Hill Country C lu b Drive and Pacific Electric Trail Righ t -o f-Way; AP N: 0207-101-13 , 17, 24 , 25, 3 1, 34 , and 41 and 0207-112-09 and 10 . Related Files : Genera l Plan Amendment DRC2016- 00206 , Design Review DRC20 12-0067 2, Vari an ce DRC2016-00207 , and Tree Removal Permit DRC2012-00673 . Staff has prepared a Mit i gated Negative Declaration of environmental impacts for consideration . E NV IRONM ENTAL ASSESS MENT AND DES IG N REVIEW DRC2012-00672 - PACI FI C SUMMIT FOOTHILL, LLC - A request to develop 175 attached condominium units on 24 .19 acres of la nd in Mixed Use (MU ) District, lo cat ed on t he north side of Foothill Boulevard , between Red Hill Co untry C lub Drive a nd th e Pacific Electric Tra il Right-of-Way; APN : 0207-101-13, 17 , 24 , 25 , 3 1, 34 , and 41 and 0207-112-09 and 10. Related Files : Genera l Plan Ame nd ment DRC2016 -00206 , Tentative Tra ct Map SUBTT16605 M, Variance DRC2016- 00207, and Tree Removal Permit DRC2012-00673 . Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration . ENVIRONMENTAL ASSESS MENT A ND VAR IANC E DRC2016-00207 - PACIF IC SUMM IT FOOTH ILL, LLC -A request to exceed the 30 foot bu ild ing e nvelop established by Development Code Section 17.122 .02 0.D .1.e .(i and ii) for the develop 175 attached condominium units on 24.19 acres of land in th e Mi xed Use (MU ) Distri ct , located on th e nort h side of Foothi ll Bou levard , between Red Hill Coun try Clu b Dri ve and the Pacific Electri c Trail Right-of-Way; APN : 0207 -101 -13, 17 , 24 , 25 , 31, 34, and 41 and 0207-11 2-09 and 10. D3-7 pg1 Exhibit C PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673- PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 2 Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT - DRC2012-00673 -PACIFIC SUMMIT FOOTHILL, LLC -A request to remove 180 trees associated with the proposed development of 175 attached condominium units on 24.19 acres of land in Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right-of-Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Variance DRC2016-00207. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. RECOMMENDATION: Staff recommends the Planning Commission take the following actions: • Recommend that the City Council adopt the Mitigated Negative Declaration for the project; and • Adopt the attached Resolution recommending that the City Council approve General Plan Map Amendment DRC2016-00206; and • Adopt the attached Resolutions approving Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 contingent upon City Council adoption of the Mitigated Negative Declaration of environmental impacts and approval of the General Plan Amendment. PROJECT REVIEW AND BACKGROUND: Previous Public Hearing: The proposed applications were originally scheduled for Planning Commission consideration on August 9, 2017. During circulation of the Initial Study/Mitigated Negative Declaration (IS/MND) the City received comments from the California Department of Fish and Wildlife (CDFW) and property owners in the vicinity of the project site that raised questions regarding the proposed project. The August 9, 2017 staff report recommended the Planning Commission continue the applications to an unspecific date (Exhibit A). At the August 9, 2017 Planning Commission meeting staff revised the recommended action and requested that the Commission continue review of the applications to August 23, 2017. Previous Project Site Approvals: In 2006 the Planning Commission considered a series of applications proposing development on 21 acres of the current 24-acre project site. On April 12, 2006, the Planning Commission took the following actions related to these previous entitlement applications: D3-7 pg2 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673- PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 3 • Recommended to the City Council approval of the following: o General Plan Amendment DRC2004-00339 -A request to amend the General Plan to allow the development of land that contains a 30 percent slope. o Development Code Amendment DRC2004-00352 -A request to amend the Development Code to allow the development of the land that contains a 30 percent slope. • Approved the following applications contingent upon City Council approval of the above applications: o Tentative Tract 16605 -A residential subdivision of 8 lots for condominium purposes (206 units) on 21 acres of land. o Design Review DRC2003-00637 -The design review of building elevations and detailed site plan for 206 condominiums on 21 acres of land. o Variance DRC2005-01061 -A request to reduce the parking lot setback from 45 feet minimum to 10 feet to allow improvements to an existing parking lot for the Sycamore Inn Restaurant. o Minor Development Review DRC2004-00826 -Parking lot, loading area modifications and covered patio area at the Historic Sycamore Inn Restaurant. On June 21, 2006, the City Council subsequently approved the General Plan and Development Code Amendment applications. Development Code Amendment DRC2004-00352 was incorporated into Development Code Section 17.52.020(E) thereby providing an exception to the prohibition of development on slopes 30 percent and over, provided certain conditions are satisfied. General Plan Amendment DRC2004-00339 was not incorporated into the 2010 General Plan update. The entitlement applications related to the project (i.e., Design Review DRC2003-00637, Variance DRC2005-01061, and Minor Development Review DRC2004-00826) expired on April 6, 2011. No time extensions for those applications were requested or granted; however, the Planning Commission has approved two subsequent 1-year time extensions for Tentative Tract SUBTT16605 extending the maps expiration date to April 12, 2018. PROJECT AND SITE DESCRIPTION: The project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant (Exhibit D). The site is irregularly shaped and is approximately 2,500 feet (east to west) by approximately 750 feet (north to south). The site topography is relatively flat in the western portion with slopes in excess 30 percent slope in the eastern portion. Elevation grade changes range from a high of 1,375 along the northern property line to a low of 1,245 along the south property line, a grade difference of approximately 130 feet. The site is surrounded to D3-7 pg3 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673- PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page4 the north, south, east and west by existing residential and commercial land uses, as indicated in the following table. Land Use General Plan Zoning Site Vacant Mixed Use Mixed Use (MU) District Residential condominiums, Open Space, Low North vacant, and Red Hill Country Residential, and Low (L) and Medium (M) Club Medium Residential Residential Districts Residential and Commercial Mixed Use and Mixed Use (MU) District and South Medium Residential Medium (M) Residential District East Pacific Electric Trail, Route 66 Open Space and Medium (M) Residential Trail Head, Residential Medium Residential District West Residential and Commercial Mixed Use Mixed Use (MU) District ANALYSIS: A. General Plan Amendment DRC2016-00206: The General Plan Land Use Element, Table LU-19 Slope Development Guidelines, establishes design, grading, and development criteria associated with various slope conditions. These criteria establish policy guidelines for allowing for the development of slopes ranging from "5% or less" up to "15% to 29.9%", and prohibit development on slope conditions of "30% and over" (Exhibit B). Development Code Section 17.52.020 provides similar criteria for development standards on slopes ranging from "5% natural slope or less" up to "30% and over", but also includes the provisions of the previously adopted Development Code Amendment (DRC2004-00352). This Development Code Amendment was applicable to the criteria for slopes "30% and over" and states that ''This is an excessive slope condition and development is prohibited, unless all the following are satisfied: (i) the property is located south of Banyan Street; (ii) at least seventy-five percent (75%) of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with structures; (iii) the proposed project is determined to appropriately address slope stability and other geological factors of the site; and (iv) vegetation fuel management for wildfire protection can be achieved and maintained" (Exhibit C). The Mixed Use General Plan land use designation is not specifically a residential or commercial land use category, but a designation that allows a mix of land uses (i.e., residential, commercial, agricultural, recreation, open space, education, and assembly uses). In recognition of this unique classification, it is a separate land use district in the Development. Code. Because it can permit a variety of land uses, predominantly, but not specifically residential, it was never intended to be subject to the Hillside Development criteria of the General Plan and Development Code, in fact, this is the only Mixed Use district in the City with a slope condition. The intent of the Hillside Development criteria of the General Plan and Development Code was to regulate single-family residential hillside development on slopes 8% and greater, and in some areas 30% and over where the vast majority of land in that slope category is located in residential districts in the foothill areas of the City. Additionally, the intent of the Hillside Development criteria was to address the development of natural slopes, and in this case, we have a 24-acre fractured site surrounded D3-7 pg4 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673- PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 5 by developed land. The case can be made the site has been so altered by surrounding development (i.e., development of the Red Chief Motel, Sycamore Inn, abandoned water basin, and surrounding residential, commercial and public developments, and graded access roads throughout the site) that the project site is not a natural slope and is outside the intent of the Hillside Development requirements of the Development Code. The proposed General Plan Amendment proposes to modify Table LU-19 to include the above referenced text in bold, as well as two policy sections similarly (see Draft Resolution). B. Tentative Tract Map Modification SUBTT16605M: The project site is proposed to be subdivided into 6 parcels for condominium purposes. The 6 parcels range in size from 2.49 acres to 5.52 acres and are each designed to accommodate a large number of condominium units within the project. There are no minimum lot area requirements within the Mixed Use (MU) District; however, the project site was designed so that the residential development of each parcel will conform to all applicable residential development standards including, but not limited to, density (up to 50 dwelling units per acre), building setbacks (50% to 75% reduction along major and secondary arterials), and landscaping (10% of project site). C. Design Review DRC2012-00672: The applicant is requesting the Design Review of a 175- unit multi-family condominium development on 24.19 acres, a density of 7 .23 dwelling units per acre (Exhibits E & F). The proposed project will be a gated community with 1 vehicle entrance on Foothill Boulevard, localed west of the Sycamore Inn restaurant, and 1 Emergency Vehicle Access (EVA) gate on Red Hill Country Club Drive. The site plan wraps around the Sycamore Inn restaurant providing a single right-in-right-out driveway entrance to the site. A total of 9 live/work units are provided adjacent to the Foothill Boulevard driveway, with adjacent parking and pedestrian access. Units are provided throughout the 24-acre site, with most units situated east of the Sycamore Inn on two large relatively flat graded pads. Building pads on the lower tier east of the Sycamore Inn, directly adjacent to Foothill Boulevard, are approximately 6 to 21 feet above the existing street grade, and the building pads on the upper tier east of the Sycamore Inn are approximately 60 feet below the existing condominium project to the north. A large 30-foot-high Mechanically Stabilized Embankment (MSE) separates the lower and upper building tiers (Exhibit I). Building pads are located throughout the project site and are situated so that their eventual development will minimize impacts to adjacent properties. The 175 units are provided throughout the project site in 44 individual buildings, each containing between 3 and 6 residential units. Units are provided in either a two-story or three-story building complex. There are 26 two-story units, 29 feet tall, with units ranging in size from 1,296 square feet to 1,701 square feet and 18 three-story units, 35 feet tall, with units ranging in size from 1,672 square feet to 2,108 square feet. Architectural styles include Santa Barbara and Provence, and include 360 degree architectural elements such as: tile roofs, stucco finish, multi-paned windows, metal balconies, wood shutters, and additional architectural embellishments (Exhibit M). Parking is provided in two-car garages for each unit, providing 350 parking spaces, 9 parking spaces for the live/work units, and 130 open parking spaces. D. Residential Unit Breakdown: The proposed development will consist of 175 housing units housed in 44 two-and three-story condominium buildings (Exhibit E). The unit mix consists D3-7 pgS PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673- PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 6 of 28 two-bedroom units (at 1,296 square feet), 119 three-bedroom units (ranging in size from 1,540 square feet to 2,108 square feet) and 28 four-bedroom units (ranging in size from 1,976 square feet to 1,995 square feet). The 9 live/work units include 2 two-bedroom units (with 1,531 square feet of living area and 249 square feet of commercial floor area) and 7 three-bedroom units (ranging in size from 1,782 square feet to 1,916 square feet of living area and 249 square feet of commercial floor area) (Exhibit M). E. Recreational Amenities: The Development Code requires that multi-family projects containing between 101 and 200 units provide 5 recreational amenities, or their equivalent (Section 17.36.010.E.3) throughout the project site (Exhibit E). The project exceeds this requirement and provides recreational amenities designed to meet the interests of their residents. The proposed recreational amenities include: 1. Central pool courtyard. 2. Six (6) barbeque facilities throughout the site. 3. Two (2) tot-lot play areas. 4. Five (5) open space areas. F. Project Parking Overview: The proposed project requires a total of 432 parking spaces based on a summation of uses within the project including the number of bedrooms in each unit, the Live/Work commercial floor area, and guest parking (Exhibit E). This includes 364 parking spaces based on the bedroom mix (322 of which are required to be covered in a garage or carport), 9 parking spaces for the Live/Work retail component (based on 2,241 square feet of retail floor area), and 59 guest parking spaces. The design of the complex proposes to provide a total of 489 parking spaces on-site through a mix of garage and open parking spaces. The Development Code's standards for mixed use development stipulate that parking for mixed use projects is based on a summation of parking required for the individual uses within the development. On-site parking is verified through a parking study, which reviews the adequacy of the number of proposed parking spaces; this parking study is then subject to peer review by a third-party consultant contracted by the City. If it is determined that a reduced number of parking spaces is adequate for ail of the uses within a mixed use project, an application for a Minor Exception or Variance can be made to reduce the required number of on-site parking spaces. However, the current application meets or exceeds all on-site P,arking requirements for garage, live/work,. and guest parking, and as such, peer review was determined to be unnecessary as no reduction on on-site parking is proposed. G. Project Parking Analysis: Section 17.64 of the Development Code establishes parking requirements for the project as follows: D3-7 pg6 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 - PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 7 Two Bedroom Units 28 Three Bedroom Units 119 Four Bedroom Units 28 Retail Parking 2,241 Guest Parki 175 2.0 Spaces/Unit 1 in arage or carport) 2.0 Spaces/Unit 2 in art 2.5 Spaces/Unit (2 in garage or carport) 1 space for each 250 square feet of leasable area 1 er 3 units 28 56 56 238 238 238 56 70 70 (includes 14 uncoverd) 0 9 9 0 59 116 · 322 432 The applicant has submitted a Parking Analysis (Exhibit G}, which finds that the proposed number of parking spaces exceeds the parking demand for the proposed mix of uses within the project. H. Variance DRC2016-00207: Approximately half of the project site is located within the Hillside Overlay District of the Zoning Map, of which the Development Code establishes building envelopes and maximum building height for properties located in hillside areas. Hillside Development criteria, Section 17.122.020(D)(e) of the Development Code, establishes a 30-foot maximum building height for all structures located in the Hillside Overlay District. The applicant is proposing a total of 44 condominium units including 26 two-story tri-plex units up to a maximum of 29 feet in height, and 18 three-story four-, five-, and six-pl ex units up to a maximum of 35 feet in height. Roughly half of the three-story units are located within the Hillside Overlay District and exceed the allowable maximum 30-foot building height. The findings of facts below support the necessary Variance findings, which are required by the City's Development Code: Finding: Strict or literal interpretation and enforcement of the specified regulation would result in a difficulty or unnecessary physical hardship inconsistent with the objectives of this Code. Fact: The Hillside Development building height development standard is necessary to regulate maximum building height and bulk on slope conditions when regulating the development of a single-family home in a residential district; these development standards were not intended to regulate building height for multi-family development in the Mixed Use District. Here, the applicant proposes grading the site into large flat building tiers to accommodate the proposed attached multi-family development. As the design •and development of the proposed units will not be located on a slope condition and less than half of the project site is located in the Hillside Overlay District, enforcement of the development standard is inconsistent with the objectives of the Development Code. Finding: There are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties in the same zone. D3-7 pg7 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673- PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 8 Fact: The eastern portion of the project site has a grade change ranging from a high of 1,375 feet along the northern property line to a low of 1,245 feet along the southern property line, a difference of approximately 130 feet. The applicant is proposing to grade the site into two large building tiers to accommodate the development of attached multi-family condominium buildings ranging from 3 to 6 units in 44 buildings. The entire project site is located within the Mixed Use District and the eastern portion of the site is subject to the Hillside Overlay District. The Mixed Use District permits a density up to 50 dwelling units per acre and buildings up to 75 feet high. The multi-family units located within the Hillside Overlay District propose to exceed Hillside Development criteria by 5 feet, which is over 60 feet below the height of buildings to the north. The location of these buildings and their proposed height are situated so that their eventual development will not negatively impact adjacent properties. Finding: Strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same zone. Fact: The increase in building height allows the proposed multi-family units to be distributed throughout the entire project site. Enforcement of the height limit would not prevent the proposed grading and would unduly force a density shift within the project so that a higher number of units would be located on the westerly half of the project, so that all units on the easterly half of the project site were within the Hillside Development standard height limits. This density shift will negatively impact the Sycamore Inn and surrounding properties by focusing a significant increase in the number of units on the westerly half of the project site. Finding: The granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone. Fact: The project site is located in the Mixed Use District, which was designed to accommodate a variety of land uses. The Mixed Use District was never intended to apply to properties located on hillside conditions or be subject to the Hillside Overlay District. Because the Mixed Use District can accommodate a variety of land uses it was never intended to be subject to the Hillside Development criteria of the General Plan and Development Code, in fact, this is the only Mixed Use district in the City with a slope condition. The intent of the Hillside Development criteria of the General Plan and Development Code was to regulate single-family residential hillside development on slopes 8% and greater. The intent of the Hillside Development criteria was to address the development natural slopes, and in this case, we have a 24-acre fractured site surrounded by developed land. The project site has been so altered by surrounding. development, is not a natural slope, is outside the intent of the Hillside Development requirements of the Development Code, and is so unique that there are no other Mixed Use District slope conditions within the City. Finding: The granting of the Variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. D3-7 pg8 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673- PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 9 Fact: The increased building heights will not negatively impact the surrounding property owners. Due to the grade difference between the project site and properties to the north, the 5-foot increase in building height will not negatively impact views of properties to the north and the additional height increase only impacts views on the project site. I. Tree Removal Permit DRC2012-00673: The Arborist Report (Jim Borer, August 2012) evaluated a total of 198 trees on the project site. Of those 198 trees, 64 meet Development Code criteria to be classified as Heritage Trees, and 18 of those Heritage Trees are recommended for preservation. The Development Code defines heritage trees as "a// eucalyptus windrows, any tree in excess of thirty feet (30) in height and having a single trunk with a diameter of twenty inches (20') or more, or a multi-trunk having a diameter of thirty inches (30') or more, a stand of trees the nature of which makes each dependent upon the others for survival, and any other tree as may be deemed historically or culturally significant because of age, size, condition, or aesthetic qualities." The Arborist Report evaluated the location and condition of 56 Coast Live Oak (Quercus agrifolia), 35 California Sycamore (Pia/anus racemosa), 26 California Pepper (Schinus mo/le), 24 Blue & Sugar Gum (Eucalyptus species), 15 Elderberry ( Sambucus species), 12 Brazilian Pepper (Schinus terebinthifolia), 10 Evergreen Elm (Ulmus parvifolia), 7 Pine (Pinus species), and 13 miscellaneous trees, a total of 198 trees. The 180 trees not identified by the Arborist Report as suitable for preservation are considered over-mature, have poor growth character, have advanced decay, some are dead or are in poor general health; many of these trees have further declined in health due to the prolonged effects of the drought. Additionally, several trees, although in good health, their location conflicts with proposed improvements and the applicant proposes to remove these trees. The remaining 18 trees that meet Heritage Tree criteria are recommended for preservation due to their location, mature form, good growth character, and vigorous health; these trees are principally located north of the Sycamore Inn restaurant. Tree preservation priorities that should be considered include: 1) preserve-in-place healthy trees, 2) if trees cannot be preserved in place, then transplant elsewhere on-site, and as a last resort, 3) remove and replace with largest nursery grown stock available. Two of the trees proposed for removal are Coast Live Oak trees of "mature form and character, good vigor" (Borer Report, Trees No. 76 and 175) and their location conflicts with proposed improvements. Conditions of approval require the trees to be either transplanted elsewhere on-site or removed and replaced with the largest nursery grown stock available. The Conceptual Landscape Plan (Exhibit L) demonstrates that the 180 trees removed as part of this project will be replaced with a variety of 36-inch box, 24-inch box, and 15-gallon size trees. Based on Development Code requirements for tree plantings (1 tree for each 3 parking spaces, 1 tree for each 30 feet of interior property line, 1 tree for each 30 feet of building subject to public view, and slope planting requirements) a significant number of tree plantings are required for the project site, and the Landscape Plan proposes planting trees throughout the project site to address this requirement. At the request of property owners to the north, a condition of approval has been included that required tree plantings, in size, species, and placement, do not impact views to the south. J. Neighborhood Meetings: Two neighborhood meetings were conducted to gather input and comments from the owners of the surrounding properties located within 660 feet of the D3-7 pg9 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 - PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 10 project site. These meetings were held at the Sycamore Inn on May 9, 2016 and February 1, 2017. Approximately 30 property owners attended the first meeting and approximately 35 property owners attended the second meeting. Similar questions were raised at both meetings and included questions regarding project access, parking, drainage, grading and site improvements, timing of construction, etc. The applicant provided an overview of the project and informed the residents of the project access from Foothill Boulevard, on-site parking for residents and guests, drainage improvements (for on-site and off-site improvements) proposed grading and slope design, overall site design and proposed improvements, the anticipated construction schedule, and how the project was designed to provide privacy to adjacent residences. Due to the time that has lapsed since the last Neighborhood Meeting, and to update the community, at the request of staff the applicant conducted a third Neighborhood meeting at Lions Center East on August 17, 2017. As this staff report was completed prior to the meeting staff will provide a summary of the meeting in the oral presentation to the Planning Commission. K. Design Review Committee: The project was reviewed by the Design Review Committee (Macias, Wimberly, and Granger) on December 20, 2016 (Exhibit N). No major issues were discussed in the DRC Comments; however, several minor issues were addressed by the Committee and include: 1) provide additional parking spaces in the vicinity of the live/work units to ensure adequate parking is available for commercial uses; 2) provide a pedestrian connection to the Pacific Electric Trail along the east side of the project site; 3) provide additional landscaping adjacent to the project perimeter wall to the northwest of the Sycamore Inn; 4) utilize a tree species that protects the views of the homeowners living north of the project site; and 5) host an additional Neighborhood Meeting prior to scheduling the project for Planning Commission consideration. The first 4 items above were incorporated into the Conditions of Approval, the Neighborhood Meeting items were addressed in the discussion above. The Committee then recommended approval of the project to the Planning Commission. The Committee's recommendations have been incorporated in the Resolution of Approval. L. Senate Bill 18 and Assembly Bill 52 Compliance: As required by Senate Bill 18 (SB 18), the City submitted Tribal Consultation Requests for General Plan Amendment DRC2016-00206 to the Soboba Band of Luiseno Indians, the San Manual Band of Mission Indians, the Gabrie/eno Band of Mission Indians -Kizh Nation, the Maronge Band of Mission Indians, the Serrano Nation of Mission Indians, the Gabrieleno/Tongva Nation, the Gabrieleno/Tongva San Gabriel Band of Mission Indians, and the San Fernando Band of Mission Indians. The notices were mailed on .July 6, 2016 and provided for a 90-day comment period ending on October 4, 2016. Of the 8 tribes who were notified, none submitted a response requesting consultation during the notification period. As required by Assembly Bill 52 (AB 52), the City submitted Tribal Consultation Requests to the Soboba Band of Luiseno Indians, the San Manual Band of Mission Indians, the San Gabriel Band of Mission Indians, and the Torres Martinez Desert Cahuilla Indians following a completeness determination for Design Review DRC2012-00672. The notices were mailed on February 16, 2017 and provided for a 30-day comment period ending on D3-7 pg10 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673- PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 11 March 20, 2017. No responses were received during this notification period; however, the San Manual Band of Mission Indians did respond on April 7, 2017 requesting consultation. Although the consultation request by the San Manual Band of Mission Indians was received after the end of the consultation period the City did honor their request and include their comments in the proposed mitigation measures. An additional notice was provided to the Gabrieleno Band of Mission Indians -Kizh Nation on May 17, 2017 following their AB 52 noticing request. On May 25, 2017 the Gabrieleno Band of Mission Indians -Kizh Nation responded with a request for consultation and their comments are included in the proposed mitigation measures. Should any undocumented archaeological or cultural resources be discovered during ground disturbing activities, adherence to the proposed mitigation measures will ensure that all impacts will be less than significant. M. Environmental Assessment: Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, City staff prepared an Initial Study (IS) of the potential environmental effects of the project (Exhibit P). Based on the findings contained in that IS, City staff determined that, with the imposition of mitigation measures related to aesthetics, agricultural resources, air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hydrology and water quality, noise, and tribal cultural resources there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration (MND) was prepared and was circulated on July 3, 2017. A comment letter (Exhibit R) was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the . proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required." Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial D3-7 pg11 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673- PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 12 evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required. FISCAL IMPACT: The project site currently is assessed an annual property tax. A percentage of this annual tax is shared with the City. The proposed development will increase the value of the project site and the City's annual share of the property tax will increase accordingly. The project proponent also will be responsible for paying one-time impact fees. These fees are intended to address the increased demand for City services due to the proposed project. The following types of services that these impact fees would support include the following: library services, transportation infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. The overall project, during construction may increase construction-related employment and, following its completion, will increase employment due to new industrial uses, and may increase employment at surrounding existing and future businesses that will provide services to the employees and customers of the project. Also, a positive fiscal impact for the City will occur through increased sales tax revenue generated by the employees and customer patronage of local businesses. COUNCIL GOAL(S) ADDRESSED: Although a specific current City Council goal does not apply to the project, the project is consistent with the goals and policies of the General Plan and the objectives of the Development Code. The proposed General Plan Amendment is consistent with the General Plan Public Health and Safety element and its policies related to hillside development. The proposed General Plan Amendment will not preclude the continued enforcement of the Hillside Development Guidelines applicable to development of property with slope conditions. The proposed project is in a developed area with similar hillside/slope conditions that will not be impacted by the project. The proposed project is consistent with the General Plan as it identifies existing slope conditions and how the project integrates those conditions into its design, and proposed project is designed to minimize any impact to surrounding hillside developments. CORRESPONDENCE: This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site. One letter from Mr. Hank Stoy, a resident of the Red Hill area, was received in response to these public notifications. During the public comment period of the August 9, 2017 meeting, Mr. Stoy expressed concern regarding notification to the other residents of the continued hearing to the August 23, 2017 meeting date. In response, staff prepared and mailed a courtesy notice of the continued hearing for the August 23rd meeting. The mailing notice was incorporated with a notice announcing the Neighborhood Meeting scheduled for August 17, 2017. In addition to the courtesy notice, a newspaper advertisement was published on August 14, 2017 in the Inland Valley Daily Bulletin and the project site was re-posted. D3-7 pg12 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673- PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 13 EXHIBITS: Exhibit A -Planning Commission Staff Report, dated August 9, 2017 Exhibit B -General Plan Table LU-19 Slope Development Guidelines Exhibit C -Development Code Chapter 17.52 Hillside Development Exhibit D -Site Utilization Plan Exhibit E -Site Plan Exhibit F -Illustrative Site Plan Exhibit G Parking Study Exhibit Exhibit H Tentative Tract Map Modification16605 Exhibit I -Conceptual Grading Plan Exhibit J -Existing Slope Analysis Exhibit K -Fire Access Plan Exhibit L -Conceptual Landscape Plan Exhibit M Floor Plans and Elevations Exhibit N Design Review Committee Comments and Action Agenda, December 20, 2107 Exhibit O -Proposed Mitigated Negative Declaration with a location map Exhibit P -Initial Study (Parts I, II & Ill) Exhibit Q -Mitigation Monitoring Program Exhibit R -California Department of Fish and Wildlife letter dated July 27, 2017 Exhibit S -Hank Stoy letter dated August 1, 2017 Draft Resolution Recommending Approval of General Plan Amendment DRC2016-00206 Draft Resolution of Approval for Tentative Tract Map Modification SUBTT16605M Draft Resolution of Approval for Design Review DRC2012-00672 Draft Resolution of Approval for Variance DRC2016-00207 Draft Resolution of Approval for Tree Removal Permit DRC2012-00673 CB:TG/1s D3-7 pg13 CITY OF RANCHO CUCAMONGA STAFF REPORT DATE : A ugust 9 , 20 17 TO : Chairman and Members of the Planning Commission - FRO M : Candyce Bu rne tt , Ci t y Pl anner-~) INITIATED BY: Tom Grahn , Associate Pl anner SUB J ECT : EXHIBIT A ENV IRO NM ENTAL AS SE SS MENT A ND G EN ERA L P LA N A M ENDMENT DRC20 16-00206 -PAC IFIC SUM MIT FOO T HI LL , LLC -A request to amend tables and text, including clarifying text as necessary, in the General Plan to allow t he development of land tha t contains slop es of 30 percent or g re at er. Rel ated f iles : Te ntative Tra ct Map SUBTT1 6605 M, Des ign Rev ie w D RC 20 12- 00672 , Variance DRC2016-00207 , and Tree Removal Permit DR C2012-00673 . Staff has prepared a Mitig ated Negative Declara tion of enviro nmental impacts fo r consideration. This ap plica tio n will be forwa rd ed t o th e City Council for fi nal action . ENV IR ONMENTAL ASSESSMENT AND TE NTATI VE TRAC T MAP MODI F ICATION SUBTT1 6605 M -PACIF IC SUMMIT F OOT HI LL , LLC -A request subdivide 24 .19 acres into 6 pa rcels for t he development of 175 con dominium units in the Mixed Use (MU) District located on the north side of Foothill Boulevard , between Red Hill Country C lub Drive and Pacific Electric Trail Right-of-Way; 207-10 1-13, 17 , 24, 25 , 3 1, 34, an d 4 1 and 207-112-09 and 10. Re lated Files : General Plan Amendment DRC2016-00206 , Des ign Review DRC2012-00672 , Variance DRC2016-00207 , and T ree Removal Permit DRC2012-00673 . Sta ff ha s pre pared a Mi tiga ted N egative Declaration of environmental impacts for co n siderat ion . ENVIRONMEN TAL ASS ESSMENT AND DESIGN REVIEW DRC2012-00672 - PAC IFI C SUMMIT FOOT HI LL, LLC -A req ues t to develop 175 at ta c hed condom inium units on 24 .19 acres of land in Mixed Use (MU) District, located on the north side of Foothill Boulevard , between Red Hill Country Club Drive and th e Pacific Electric Trai l Ri g ht-of-Way; A PN : 207 -101-13, 17 , 24 , 25 , 3 1, 34 , a nd 4 1 and 207-11 2-09 an d 10. Relate d Files : General Plan Amendme nt DRC2016-00206 , T entative T ra ct Map SU BTT1 6605 M, Variance DRC20 16- 00207 , and T ree Removal Permit DRC2012-00673. Staff has prepared a Mit igated Neg;.:itive Declarat io n of en vironmenta l imp acts for co nsi dera t ion . E NVI RONMEN TA L ASSESS MENT AND VAR IA NCE DRC2016-00207 - PAC IFI C SUMM IT FOOTH ILL, LLC -A request to exceed the 30 foot bui lding envelo p estab lished by De ve lopmen t Code Section 17 .122.0 20 . 0 .1.e .(i an d ii ) for the develop 175 attached con dom inium units on 24.19 acres of land in t he Mixed Use (M U) District , located on the n orth side of Foothil l Boulevard , between Red Hill Count ry C lub Drive and th e Pacific Elect ric Trail Righ t-of-Way; A PN : 207-10 1-13 , 17, 24, 25 , 3 1, 34 , and 41 and 207-11 2-09 and 10. Re lated D3 -7 pg 14 PLANNING COMMISSION STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 - PACIFIC SUMMIT FOOTHILL, LLC August 9, 2017 Page 2 Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT - DRC2012-00673 -PACIFIC SUMMIT FOOTHILL, LLC -A request to remove 188 trees associated with the proposed development of 175 attached condominium units on 24.19 acres of land in Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right-of-Way; APN: 207-101-13, 17, 24, 25, 31, 34, and 41 and 207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Variance DRC2016-00207. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. RECOMMENDATION: Staff recommends that General Plan Amendment DRC2016-00206, Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 be continued to an unspecified date. The project applications will be re-advertised, noticed, and posted. CB:TG/1s D3-7 pg15 5 or less 5 to 7 .9 8 to 14.9 15 to 29.9 30 and over Thi s is not a hillside co nditio n. Gradin g with conve nti onal, fully padded lots and terracin g is accepta bl e. Development with grad ing is permitted in this zo ne, but existin g la ndform s must retain th eir natu ral character. Padded bu il di ng sites are permitted , howeve r, techniq ues such as contou r grad ing, combined slopes, limited cu t and fill , and spl it level architectu re, or pa dding fo r the structures only, may be required to reduce grading . When in conj unction w ith th e techniq ues described above, and fo r a proj ect with in a master pl an whi ch includes special design featur es such as a golf course , extensive open space, or significa nt use of green belts or paseos, th e Pla nni ng Co mmi ss ion may co nside r the use of mass grading tec hn iques adjacen t to th ese special design features as partial com pliance wi th this sta ndard . Th is is a hillside condi ti on. Special hi lls ide architectura l and desig n techniq ues that mi nim ize grading are required in this zone . Arc hi tectural prototypes are expected to conform to the natural lan dform by using techniq ues such as split level fou nd ations of greate r tha n 18 in ches, stem wa ll s, stacki ng and cl uste rin g. In conju nction with the al tern ative techniques described above , and for a project with in a mas ter pla n wh ich includes special desig n featu res such as a golf co urse, ex t ensive ope n space or sig ni ficant use of green belts or paseos , th e Pla nnin g Commissio n may consid er padde d bu ildi ng sites adjacent to those special fea tures whe n it is fou nd that said grading creates a better relationship betwee n th at special design feature and the adjacent lots . Developme nt within this zone is limited to no more th an the less visually prominent slopes, and th en only where it ca n be shown th at safety, environm ental and aestheti c impacts can be min imized . Use of larger lots , variable setbacks and va riable bu il ding structural techn iques such as stepped , or pole fou ndatio ns are expected. Structures shall blend with t he natural envi ronme nt through th eir shape , materials, and colors . Impact of traffic and r oadways is to be min imized by following natura l contours, or using grade separations. This is an excessive slope condition and development is prohibited . T he vision for t he H i ll side Focu s Area incl udes: • Li mit development to densities t hat do not exceed the capacity of the City to provide p u b lic services and adequ a te p ublic safety o r the capacity of t he la n d; in particu lar, the City's a b ility to protect any new developm ent from wil dla nd a nd fi res is a significant con cern • P rotect visually promin ent natural land forms .a n d other sens itive land resour ces • Protect natura l resources and sensitive habitat • Provide opp ortu nities to experien ce natura l habitat s through education programs fo r students and trail exte nsions • Maintain a n atural "vis u al frame" for the northern edge of th e City Managing Land Use, Community Design, and Historic Resources RANCHO CU CA MO NGA GENER A L PLAN EXHI B IT B D3 -7 pg16 LU -47 Rancho Cucamonga Development Code Article IV, Chapter 17.52 Chapter 17.52 Hillside Development Sections: Section 17.52.010 Purpose and Applicability .................................................................. 17.52-1 Section 17.52.020 Establishment of Slope Zoning Limitations ........................................ 17.52-.1 Section 17 .52.030 Density Limitations ............................................................................ 17.52-2 Section 17.52.040 Transfer of Development Credits ....................................................... 17.52-3 Section 17.52.050 Transfer Process and Provisions ....................................................... 17.52-3 Section 17.52.010 Purpose and Applicability The purpose of this Chapter is to categorize hillsides into five slope categories and establish limits on land use density. Additional design standards and guidelines are provided in Article VII (Design Standards and Guidelines). The development and density limits established in this Chapter apply based on the location of property with five established slope zones (Section 17.52.020). Section 17.52.020 Establishment of Slope Zoning Limitations All property within Rancho Cucamonga can be categorized into one of the following slope zones. Regulations apply as indicated. A. Zane 1 {5% natural slope or less). This is not a hillside condition. Grading with conventional fully padded lots and terracing is acceptable. B. Slope Zone 2 (5% to 7.99% slope). Development with grading is permitted in this zone, but existing landforms must retain their natural character. Padded building sites are permitted; however, techniques such as contour grading, combined slopes, limited cut and fill, and split-level architectural prototypes, or padding for the structures only, may be required to reduce grading. C. Slope Zone 3 (8% to 14.9% slope). This is a hillside condition. Special hillside architectural and design techniques [see Article VII (Design Standards and Guidelines)] that minimize grading are required in this zone. Architectural prototypes are expected to conform to the natural landform by using techniques such as split- level foundations of greater than eighteen inches (18"), stem walls, stacking, and clustering. D. Slope Zone 4 (15% to 29.9%). Development within this zone is limited to no more than the less visually prominent slopes and then only where it can be shown that safety, environmental, and aesthetic impacts can be minimized. The use of larger lots, variable setbacks, and variable building structural techniques such as stepped or pole foundations are expected. Structures shall blend with the natural environment through their shape, mater.ials, and colors. Impact of traffic and roadways is to be minimized by following natural contours or using grade separations. E. Slope Zone 5 (30% and over). This is an excessive slope condition and development is prohibited, unless all the following are satisfied: (i) the property is located south of Banyan Street; (ii) at least seventy-five percent (75%) of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with structures; (iii) the proposed project is determined to appropriately address slope 17.52-1 EXHIBIT C D3-7 pg17 Article IV, Chapter 17.52 Rancho Cucamonga Development Code stability and other geological factors of the site and (iv) vegetation fuel management for wildfire protection can be achieved and maintained. Section 17.52.030 Density Limitations This Section correlates the steepness of the terrain with limitations on development intensity. The total allowable residential dwelling units shall be calculated based on the total (buildable) land area within each slope category multiplied by the capacity factor for each to the slope category. A. Using the Land Capacity Schedule. Table 17.52.030-1 (Land Capacity Schedule) converts the amount of gross site acres into the amount of net buildable acres based on slope measurement. TABLE 17.52.030-1 LAND CAPACITY SCHEDULE Acres of Land Adjusted Net,Buildable Slope Measurement (Gross) Capacity Ratio Area (Acres X Capacity Ratio) Under 10% A 1.000 Ax 10-14.9% B 0.750 Bx 15-19.9% C 0.500 Cx 20-24.9% D 0.250 Dx 25-29.9% E 0.025 Ex +30% F 0.000 Fx Total (Ax+Bx+Cx+Dx+Ex+Fx) B. Calculating Permitted Units. The maximum number of dwelling units that may be permitted in a proposed development shall be determined by multiplying the total adjusted net buildable area (Ax+Bx+Cx+Dx+Ex+Fx) above by the permitted number of allowed units per acre according to the zoning district. C. Exceptions. The following land areas, meeting any or all of the following criteria, shall not be included in the calculation of total allowable dwelling units: 17.52-2 1. All land areas, regardless of slope, which will be subject to inundation during a 100-year storm after development has occurred. 2. All land which is in a geologic hazard zone, as defined in the Public Health and Safety Chapter of the General Plan of the City of Rancho Cucamonga, and for which no feasible mitigation measures are proposed. 3. All land area which lies within a federally recognized blue line stream or contains significant riparian or streambed environs. 4. All the following are satisfied: (i) the property is located south of Banyan Street; (ii) at least seventy-five percent (75%) of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with D3-7 pg18 Rancho Cucamonga Development Code Article IV, Chapter 17.52 structures; (iii) the proposed project is determined to appropriately address slope stability and other geological factors of the site; and (iv) vegetation fuel management for wildfire protection can be achieved and maintained. Section 17.52.040 Transfer of Development Credits A development credit is a potential entitlement to construct one dwelling in a designated cluster area, which can only be exercised when the development credit has been transferred pursuant to the provisions of this Section from a donor to a receiver parcel and other requirements of law are fulfilled. A. Transfer Process. The allocation of dwelling units may be transferred from one parcel (donor) to another parcel (receiver) within a project site, or from a project site (donor) to adjacent properties (receiver), if conditions are applicable, when the development of the subject site would cause adverse impacts. The development per donor site/parcel shall be calculated according to Table 17.52.030-1 (Land Capacity Schedule) and the result transferred to a predetermined receiver site/parcel. B. Development Agreement Required. The transfer of development credits is subject to a Development Agreement and/or any other appropriate legal agreement. The application shall designate both the donor and receiver parcels as part of the subject property. The Development Agreement, or any other appropriate agreement, shall be used to ensure the appropriate legal direction for completion of specific conditions and encourages public and private partnership. C. Planning Commission Authority. Development credits may be authorized when the Planning Commission finds that the receiver parcel has sufficient area to accommodate development otherwise permitted under City development districts plus the development credits to be transferred and that such total development meets all of the applicable requirements of the City's General Plan and all provisions of this Section. Section 17.52.050 Transfer Process and Provisions A. When development credits are transferred, all such credits are thereafter depleted with regard to the donor parcel. Excess development credits of that donor parcel, which are not initially transferred to a receiver parcel, may be subsequently transferred to another receiver parcel in accordance with the provisions of this Section. B. The number of development credits which may be transferred shall not exceed the number of dwelling units determined for the donor parcel through applying established adjusted net buildable area from the land capacity schedule and through preliminary site review to determine the actual number of units which could be developed on the donor parcel, subject to provisions contained within this Section. C. Approval of development credit transfers must be based on findings that this procedure is consistent with the General Plan and provides for the long-term maintenance of the property as open space. Analysis of the eventual maintenance of the open space shall be based upon the City's estimated annual cost for maintenance and liability for the land and for provisions thereof. 17.52-3 D3-7 pg19 z <( _J a.. z 0 I- <( N _J I-::, ~ (/) EXHIBIT D D3-7 pg20 z <I: _J a.. w I- C/) \'·· '\ i r t;l1s,2L ,,1µiJi-'!~ I;,, Ii~-~ ' ' ' ' I:· I ' w ; '-'-''. ""II! 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A COLOR[I) B~Nll __ ,,-·· / --✓- WAS ASSICtJI O ro l ACII SI OP( RANCf liSTCD IIJ / / ,,- !Hf !ASL[ ABOV! TH[ 1W0-D1MnJ5TOIJ AI ARI A ,,-· / ,-·· ; Of rACll SIOPl RANG[ 15 ALSO PROVll)[IJ IJ TIIL -·· ,.., ..... --✓-~ / -·· ---✓✓--■JP: Hall & For e man :; ~..J ,.. ,o-tf ,! IABlf AROV[ .,,.. ,.,,,.-..r ., .,, ,,-r,..ruu,wr-.----Pl;!.-.w-.r.. ;-,_,....... ~! L----------------------------------------------------------------1'• I I I L __ _ \ \ \ \ \ \ ' \ \ • \ ' \ ' D3-7 pg3g 'I .\ .. !I ! ! . i I , ! Z-V::J .J.33HS O.L 3N/1 HO.J. VW \-ji/11-·r --- ' ' 11 ' h_!. 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FIRST FLOOR PLAN 3 LEGEND: TYPE V-B CONSTRUCTION R-2 OCCUPANCY Plan 1 Plan 2 Plan 3 Total 1,296 SF 1,540 SF 1 701 SF 4,537 SF LOT COVERAGE 3,520 SF 2-STORY TRI-PLEX: BUILDING PLANS A-1.1 LCR\I 0 w I ...., ""C lC t SYCAMORE HEIGHTS Pacific Su1nmit Foothill, LLC November 18, 2016 ' PLAN 2 lllO<:.E PLAN l ROOF PUN PLAN 3 4d:l ROOF SLOPE /TYP. U.NOJ 2-STORY TRI-PLEX: BUILDING PLANS A-1." 0 w I ...., ,:i (C .I>, l11 ,,.,,...-mm-:---i l ' l " I I KITCHEN i! W?J " " " " ': lL-, ! : " ' Ji ! ~ : ' :: ' : a ~!~~·<,'1--....i..L-----------------------I j __ : PLAN t: SECOND FLOOR ..... PUN 2: SECOND FLOOR PUN 2: SECOND FLOOR PLAN 2, FIRST FLOOR SYCAMORE HEIGHTS Pacific Summit Foothill, LLC November 111.2016 PUN I: FIRST FLOOR r-------------------1 ' 505l,!,>O -~ ' l,~_;,;:-..._...._...._...,I, ~ ' ~ PUN' 3: S!=:COND FLOOR """"'-'. ~4·••- PLI.N 3, FIRST FLOOR PUN 3: FIRST FLOOR ., ... , ... 2-STORY TRI-PLEX: UNIT PLANS A-1-3 LCR,\ ! 0 w I ....., ""O lC -IS a, ELEVATION NOTES HP ~C"" ~Ll.,~C!e,El.i_o'-TE-·~A,\£(..Tf<..-.a,;;;'<Oi..,.. "T-_,,;--, ;-,-.:; ~N-;~ ~ P fCA"' :>:>O'<. 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'->a: N,i Ll:,O,T $>.'C> "" a~ -i, ~C"-"~CL'-NT"-1"~,,,.,,..,"1-., U.,_.~~..._,c '7~"'"' '1.7 -c, ~c,,...,~_..._ao-t~'t>~t;::c,,:"""""'~ -,~ Front Elevation Left Elevation SYCAMORE HEIGHTS Pacific Summit Foothill, LLC November 18, 2016 I• I [7 -h -::'~_.,-:\~ . ,· 2-STORY TRIPLEX ELEVATIONS: Provence A-1.6 0 w I '--I "C <O .i,. <D ELEVATION NOTES :... -:, •C.>.""-C'i"a:"'-itL"""1"~-''<!J~,,=-< -:;, '"~"f..,__~-~"~'"'"'"'-..u,_..-,,..,,,, -,~ a ... =.c.._,,..,.r,: :,..a,_r .::,1 ,o, -:, ~o.....,C~'a:!>,.O<~--U.,:,l'I !,"<)!>!--..... ,,~ Rear Elevation~- Right SYCAMORE HEIGHTS Pacific Summit Foothill, LLC N,wcmlr· ,v ""16 SC.Ac.Ee, 1/4" ~ 1-0" -, . I r, ,-,, 2-STORY TRIPLEX ELEVATIONS: Provence A-1.7 0 w I ...., "O {C U1 0 '¾._ ~ j ~ , Ji ' : , ~ ' ' ' ! '¾.. ,, ,.------------1 ~ 4 ! ' ' PLAN 3A PLAN 1A PLAN 2A PLAN 2B PLAN I B PLAN 3B JHIRDflOOR SYCAMORE HEIGHTS Pacific Summit Foothill, LLC November 18, 2016 -----.... -----r-.. SOCOND FLOOR AR5TFLOOR LEGEND: TYPE V-B CONSTRUCTION R-2 OCCUPANCY Plan !A Plan 1B Plan 2A Plan 28 Plan 3A Plan 3B 1,672 SF 1,697 SF 1,976 SF 1,995 SF 2,108 SF 2,083 SF 3-STORY TOWNHOMES: BUILDING PLANS A-2.1 0 w I ..... ""C IC U1 DECK □8 PLAN 3A: TfflRD FLOOR PLAN 3A: SECOND FLOOR """"'-".1/4"•'-<>" SYCAMORE HEIGHTS Pacific Sun1mit Foothill, LLC Novemb--'" ..,'116 PLAN 3A: FIRST FLOOR r1R5f fLOClR •12 ~- ~ FL°""-, ~2""1- ~ ..:fil2 TOT-'L, 2,1"&W'. PLAN 2A: THIRD FLOOR ~ ________________ J " """'-"· ,w o 1·-0· m [18 m ;--.J r::Jr-J '*,_ ___ _ ' DECK •• tl ' ' L.. __ -------------____ J PLAN 2A: SECOND FLOOR 1----_J ._ . 1--x~- ' DECK 0 PUN 1A: SECOND FLOOR """'-"· 114" • ,,_,,. PUN 2A: FIRST FLOOR ~---~,Tnrr: b_J: .. : ~: : : j J--"''--l I 0 """' PUN IA: FIRST FLOOR 3-STORY TOWNHOMES: UNIT PLANS A-2.7 LCR\i 0 w I -..J "CJ <O U1 "' RIGHT ELEVATION LEFT ELEVATION SYCAMORE HEIGHTS Pacific Summit Foothill, LLC November 18, :!016 REAR ELEVATION FRONT ELEVATION 3-STORY SIXPLEX ELEVATIONS: EXTERIOR ELEVATIONS A-2.3 0 w I ..., ""O (C <.n w 'ff .,,_ -~ 4 ! , ~ ROOF PLAN PLAN 3A PLAN lA THIRDFlOOR SYCAMORE HEIGHTS Pacific Summit Foothill, LLC Noveml•~r 111 'lf)\(i .~,~,::;r , ~ I ' PLAN 2A PLAN 2B [] 0 WI SECONOfLOOR LEGEND: TYPE V-8 CONSTRUCTION R-2 OCCUPANCY Plan 3A Plan lA Plan 2A Plan 2B 1,916 SF + 249 SF CbMMERCIAL = 2,165 SF 1,531 SF + 249 SF COMMERCIAL = 1,780 SF 1.782 SF + 249 SF COMMERCIAL = 2,031 SF 1,798 SF + 249 SF COMMERCIAL = 2,047 SF 3-STORY LIVE/WORK TOWNHOMES: BUILDING PLANS A-3.1 CJ w I ..... ""C lC V1 .i,. " 1 , ~-~ ;; ~J 'wf:.',, f --.... t_ ...... ,.,~ .. \_;,- ffiI Ill 11! RIGHI ELEVATION l!:FI ElEVATIOr,I lffll Ill llI SYCAMORE HEIGHTS Pacific Summit Foothill, LLC November 18, 2016 ,,-, ~ :c' ,g __ c !-~,?< <½: l~JI ~.. . " ~:.:------i:=---~~:=;,_>~-=--, ' tvjt~\ I _r~r:~~ REA~ ELEVATION fl/Ot-11 ElEVAIION .. 3-STORY LIVE/WORK TOWNHOMES: EXTERIOR ELEVATIONS A-3.2 LCR\l 0 w I -..J -a <C u, u, ~~-. ~~~'-$- ..,,,......,. .. ,..,,,, __ ,,,,4l ~~ ~:i':~ ! ----,,., ..... ,..,".~ EAVE DETAIL -"SANTA BARBARA" 17 .~-~~ •• ,_.,.....,,., '!f ~~ t::'.,. . 7-,: ,; --~£~ ,,..,.,..,,._,_, __ EAVE DETAIL -"PROVENCE" 18 =:-.1:.::::----"'"' =:~::~, .. "'"' =::'""'....,.,. ,.,,,.~~~. .. , . ...,,.,.,, ........ ~, ......,...,,_..,...., TYP. 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WINDOW HEAD 3 16 RECESSED WINDOW SILL -~~~ =~;.:·~s-., .. .,........,. ... ....,.,. ~:::,"~ a:-.... :.~°'!. """""'~,.,...,uDI ___,...,..,...,..,., ... ·-- ...._.N_,........,,.., """".......,..,_,.,,-.,. .. )';;:'"'~""'""' ~-............ .. ...,..,, .... 00., ....... """"·"•=~ 12 SLOPED WINDOW SILL 8 TYP. WINDOW SILL ~ .. :::~ .. DETAILS AD-1 T HE CITY OF RANCHO C UCAMONGA DESIGN REVIEW COMMITTEE ACTION AGENDA RANCHO CucAMONGA Roll Call DECEMBER 20, 2016 -7 :00 P.M. Rancho Cucamonga Civic Center Rains Room 10500 Civic Center Drive Rancho Cucamonga , Californ ia I. CALL TO ORDER Regular Members: Ray Wimberly _L Rich Macias _L Dona ld Granger _L Candyce Burnett _ Alternat es: Lou Munoz Rich Fletcher Fran cisco Oaxaca Additional Staff Present Tom Grahn, Associate Planner II. P UBLIC COMMENT This is the time and place for the general public to address the Committee . State law prohibits the Committee from addressing any issue not previously included on the Agenda. The Committee may receive testimony and set the matter for a subsequent meeting. Comments are limited to five minutes per individual. III. PROJECT REVIEW ITE MS The following items will be p resented by the applicant and/or their representatives. Each presentation and resulting period of Committee comment is limited to 20 minutes. Following each presentation, the Committee will address major issues and make recommendations with respect to the project proposal. The Design Review Committee acts as an advisory Committee to the Planning Commission. Their recommendations will be forwarded to the Planning Commission as appl icab le. The fo llowing items do not l egally re q uire any public testimony, although the Committee may open the meeting for p ublic input. 1 of 3 l=YI-IIRIT tJ D3 -7 pg56 7:00p m None • R_ANCHO DESIGN REVIEW COMMITTEE ACTION AGENDA Ci;cA.\fONGA DECEMBER 20 , 2016 A. ENVIRONMENT A L ASSESSMENT AND GENERAL PLAN AMENDMENT DRC2016-00206 -PACIFIC SUMMIT FOOTHILL, LLC -A request to amend the General Plan to allow the development of land that contains a 30 percent slope in the Mixed Use (MU) District, located on the north side of F oothill Boulevard, between Red Hill Country Club Drive and the Pacific E lectric Trail ; APN : 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-1 12- 09 and 1 O. Related F iles : Tentative T ract Map SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207 , and T ree Removal Permit DRC2012-00673 . Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration . This application will be forwarded to the City Council for final action . ENVI RONMENTAL ASSESSMEN T A N D TENTATIVE TRACT MAP SUBTT16605M -PACI FIC SUMM IT FOOTH IL L , LLC -A request to subdivide 24.19 acres into 6 pa rcels for the development of 175 attached condominium units in the Mixed Use (M U ) District loca ted o n the north side of Foothill Boulevard , between Red Hill Countr y Club Drive and Pacific Electric Trail Right-of-Way; 0207-101-13, 17, 24, 25 , 31 , 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC20 16- 00206, Design Review DRC2012-00672, Variance DRC2016-00207 , and Tree Removal P e rmit DRC2012-00673. Staff has prepared a M itigated Negative Declaration of environmental impacts for consideration . ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2012- 00672 -PACIFIC SUMM IT FOOTHILL, LLC -A request to develop 175 attached condominium units on 24.19 acres of land in the Mixed Use (MU) District, located on the north side of Foothil l Boulevard, between Red ,Hill Country C lub Drive and the Pacific E lectric Trai l Right-of-Way; APN: 0207- 101-13, 17 , 24, 25, 3 1, 34, and 41 and 0207-112-09 and 10. Related F iles: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRO NM ENT AL ASSE SSMENT A ND VARIA N CE DRC20 16-00207 - PACIFIC SUMMIT F OOTH IL L , L LC -A request to exceed t he 30-foot building envelope established by Development Code Section 2 of 3 D3 -7 p g 57 A DRC2016-00672 -Committee recommended approval of the proposed project subject to the following revisions Provide additional parkmg spaces in the vicinity of the Live/Work units to ensure adequate parking is available for commercial uses Provide a pedestrian connection to the Pacific Electric Trail along the east side of the project site Provide additional landscaping adjacent to the project perimeter wall to the northwest of the Sycamore Inn Utilize a tree species and spacmg that protects the views of homeowners living north of the project site Host an additional • R_ANCHO C UCAMONGA DESIGN REVIEW COMMITTEE ACTION AGENDA DECEMBER 20 , 2016 17.122.020.D.1.e.(i and ii) for the development of 175 attached condominium units on 24.19 acres of land in the Mi xed Use (MU ) District , located on the north side of Foothill Boulevard , between Red Hill Country Club Drive and t he Pacific Electric Trai l Right-of-Way; APN: 0207-101-13, 17 , 24 , 25 , 31, 34, and 41 and 0207-112-09 and 10 . Related Files: General Plan Amendment DRC2016-00206 , Tentative Tra ct Map SUBTT16605M, Design Review DRC2012-00672 , and T ree Removal Permit DRC2012-00673 . Staff has prepared a Mitigated Negative De cla ration of envi ronmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT - DRC2012-00673 -PACIFIC SUMM IT FOOTH ILL, LLC -A request to remo ve 188 trees associated with the proposed development of 175 attached condom i nium units on 24.19 acres of land in the Mixed Use (MU) Di strict, located on the north side of Footh ill Boulevard , between Red Hill Country Club Drive and the Pa cific Electric Trai l Right-of-Way; APN : 0207- 101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206 , Tentative Tract Map SUBTT16605M, Design Review DRC20 12-00672, and Variance DRC2016-00207 . Staff ha s prepared a Mitigated Negative De clarati o n of environmental impacts for conside ration . Neighborhood Meeting prior to scheduling t he project for Planning Commission consideration II IV . A DJOURNMENT I B.·04pm ,liiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii"! Th e Design Review Committee has adopted Administrative Regulations that set an 11 :00 p .m . adjournment time . If item s go beyond that time , they shall be heard only with the consent of the Committee. I, Jennifer Palacios, Office Specialist II with the Planning Department for the City of Ra ncho Cucamonga , hereby certify that a true , accurate copy of th e foregoing agenda was posted on December 8, 2016, at least 72 hours prior to the meeting per Government Code Section 54954 . 2 at 10500 Civic Center Drive, Rancho Cucamonga. 3 of 3 D3-7 p g 58 DESIGN REVIEW COMMENTS 7:00 p.m. Tom Grahn December 20, 2016 ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT DRC2016-00206 - PACIFIC SUMMIT FOOTHILL, LLC -A request to amend the General Plan to allow the development of land that contains a 30 percent slope in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016- 00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. This application will be forwarded to the City Council for final action. ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP SUBTT16605M -PACIFIC SUMMIT FOOTHILL, LLC -A request to subdivide 24.19 acres into 6 parcels for the development of 175 attached condominium units in the Mixed Use (MU) District located on the north side of Foothill 'Boulevard, between Red Hill Country Club Drive and Pacific Electric Trail Right-of-Way; 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2012-00672 -PACIFIC SUMMIT FOOTHILL, LLC -A request to develop 175 attached condominium units on 24.19 acres of land in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right-of-Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. ENVIRONMENTAL ASSESSMENT AND VARIANCE DRC2016-00207 -PACIFIC SUMMIT FOOTHILL, LLC -A request to exceed the 30-foot building envelope established by Development Code Section 17.122.020.D.1.e.(i and ii) for the development of 175 attached condominium units on 24.19 acres of land in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right-of-Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012- 00672, and Tree Removal Permit DRC2012-00673. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. . . ENVlRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT -DRC2012-00673 - PACIFIC SUMMIT FOOTHILL, LLC-A request to remove 188 trees associated with the proposed development of 175 attached condominium units on 24.19 acres of land in the Mixed Use (MU) District, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right-of-Way; APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207- 112-09 and 10. Related Files: General Plan Amendment DRC2016-00206, Tentative Tract Map SUBTT16605M, Design Review DRC2012-00672, and Variance DRC2016-00207. Staff has prepared a Mitigated Negative Declaration of environmental impacts for consideration. D3-7 pg59 DRC COMMENTS GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207 & TREE REMOVAL PERMIT DRC2012-00673 -PACIFIC SUMMIT FOOTHILL, LLC. December 20, 2016 Page 2 Background: On April 12, 2006 the Planning Commission took the following actions related to previous entitlement applications to develop the project site: • Recommended to the City Council approval of the following: o General Plan Amendment DRC2004-00339 -A request to amend the General Plan to allow the development of land that contains a 30 percent slope. o Development Code Amendment DRC2004-00352 -A request to amend the Development Code to allow the development of the land that contains a 30 percent slope. • Approved the following applications contingent upon City Council approval of the above applications: o Tentative Tract 16605 -A residential subdivision of 8 lots for condominium purposes (206 units) on 21 acres of land. o Design Review DRC2003-00637 -The design review of building elevations and detailed site plan for 206 condominiums on 21 acres of land. o Variance DRC2005-01061 -A request to reduce the parking lot setback from 45 feet minimum to 1 O feet to allow improvements to an existing parking lot for the Sycamore Inn Restaurant. o Minor Development Review DRC2004-00826 -Parking lot, loading area modifications and covered patio area at the Historic Sycamore Inn Restaurant. On June 21, 2006, the City Council subsequently approved the General Plan and Development Code Amendment applications. Development Code Amendment DRC2004-00352 was incorporated into Development Code Section 17.52.020(E) thereby providing an exception to the prohibition of development on slopes 30 percent and over, provided certain conditions are satisfied. General Plan Amendment DRC2004-00339 was not incorporated into the 201 O General Plan Update. The entitlement applications related to the Tentative Tract (i.e., Design Review DRC2003-00637, Variance DRC2005-01061, and Minor Development Review DRC2004-00826) expired on April 6,201.1. No time extensions for these applications were requested or granted; however, on March 23, 2016, the Planning Commission approved a 1-year time extension (DRC2015-0111 O) request for SUBTT16605 thereby extending the expiration date of SUBTT16605 to April 12, 2017. Design Parameters: The project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project site land use designation is the Mixed Use (MU) District. The property to the north contains the Red Hill Condominiums in the Medium (M) Residential District, vacant lots in the Low (L) Residential District, and the Red Hill Country Club and golf course in the Low (L) Residential District. The property to the west contains residential and commercial uses in the Mixed Use (MU) District. The property to the east is the Pacific Electric Trail, the Route 66 Trailhead, and residential uses across Foothill Boulevard in the Medium (M) Residential District. The property to the south, across Foothill Boulevard, includes D3-7 pg60 DRC COMMENTS GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207 & TREE REMOVAL PERMIT DRC2012-00673-PACIFIC SUMMIT FOOTHILL, LLC. December 20, 2016 Page 3 residential and commercial land uses in the Medium (M) Residential District and the Mixed Use (MU) District. The project site is predominately vacant, but includes one restaurant use to the west of the Sycamore Inn. The current proposal provides one access point for a right-in-right-out driveway west of the Sycamore Inn. The current proposal differs from the previously approved project site plan in that the project now surrounds the Sycamore Inn rather than taking access directly through the signalized access to the Sycamore Inn site. A majority of the site has been disturbed and replanted with non-native species; however, there are numerous mature trees located predominately in the northwestern portion of the project site. The project site contains 198 trees, 64 of which meet Development Code criteria as Heritage Trees, and 15 of those Heritage Trees were recommended for preservation by the arborist's report (these trees are predominately Coast Live Oak and California Sycamore Trees) and the project site plan. Site features include a large, concrete reservoir facility (abandoned and partially demolished), a restaurant building (associated with the Red Chief Motel), and parking lot area of the previously demolished Red Chief Motel. Significant visual features that frame the site are the historic Sycamore Inn, the Red Hill Bluff to the north, and the Pacific Electric Trail to the south and east. A significant design challenge for the project site is the steep topography; approximately 28.3 percent of the site is sloped 30 percent and greater. As noted above, the Development Code Amendment to permit development on slopes greater than 30 percent was incorporated into the 2012 Development Code update; however, the previous General Plan Amendment was not incorporated into the 2010 General Plan Update. To address this limitation, the applicant submitted a General Plan Amendment to amend General Plan Policy PS-6.1, which would continue to prohibit development on slopes that exceed 30 percent unless all the following are satisfied: (i) the property is located south of Banyan Street; (ii) at least 75 percent of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with structures; and (iii) the proposed project is determined to appropriately address slope stability and other geological factors of the site. A Historical Assessment of the Project Site was provided for the previously approved project. That assessment identified the following as a result of research and field survey: 1) the Cucamonga Stage station site, 2) Sycamore Inn, 3) Red Chief Motel, and 4) The presence of two previously recorded historic bridges (CHS-1786-1 and CHS-1786-6) as well as the old Los Angeles to San Bernardino Road route (PS-BR-3-H) adjacent to the project boundaries as noted by The San Bernardino Museum Archaeological Information Center. At that time, these resources were all outside the project area and were not impacted by the project. The Sycamore Inn site was affected on a site-specific impact, since the main access to the residential project was through a signalized intersection into the Sycamore Inn parking lot. The redesign of the project site around the Sycamore Inn has removed this impact and the historical integrity of this unique historical resource will not be adversely affected. The bridge and road route were addressed through the development of the Pacific Electric Trail bridge and the Route 66 Trailhead. A Cultural Resources Assessment (August 27, 2012) was prepared to evaluate the Red Chief Motel site, which concluded that the removal of the original complex and the alterations to the remaining structure (the restaurant west of the Sycamore Inn) no longer conveys its significance or association with Route 66, and neither the grounds or the site meet the minimum criteria for listing in the California Register of Historical Resources or as a local landmark. The site plan wraps around the Sycamore Inn restaurant providing a single right-in-right-out driveway entrance to the site. A secondary Emergency Vehicle Access driveway provides access to and from Red Hill Country Club on the northwest portion of the site. A total of 9 live/work units are provided adjacent to the Foothill Boulevard driveway, with adjacent parking and pedestrian 03-7 pg61 DRC COMMENTS GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207 & TREE REMOVAL PERMIT DRC2012-00673 -PACIFIC SUMMIT FOOTHILL, LLC. December 20, 2016 Page 4 access. Units are provided throughout the 24-acre site, with most units situated east of the Sycamore Inn on two large relatively flat graded pads. Units directly adjacent to Foothill Boulevard are approximately 6 to 21 feet above the existing street grade, and a large 30-foot high Mechanically Stabilized Embankment (MSE) retaining wall separates the lower and upper building pads. Building pads are located throughout the project site and are situated so that their eventual development will minimize impacts to adjacent properties. The 175 units are provided throughout the project site in 44 individual buildings containing between 3 and 6 residential units each. Units are provided in either a two-story or three-story building complex. The two-story units range in size from 1,296 square feet to 1,701 square feet and the three-story units range in size from 1,672 square feet to 2,083 square feet. Architectural styles include Santa Barbara and Provence and include 360 degree architectural elements such as: tile roofs, stucco finish, multi-paned windows, metal balconies, wood shutters, and additional architectural embellishments. The two-story buildings are approximately 28 feet high and the three-story buildings are approximately 35 feet high. Because of the site topography the project is located within the Hillside Overlay District, which establishes a 30-foot high building envelope for all structures. This standard typically applies to the development of a single-family house where the structure is designed to follow the finish grade; however, because significant grading is proposed that essentially creates two large flat building pads the applicant has submitted a Variance to exceed the 30-foot high building envelope for the three-story units. Developments consisting of 101 units to 200 units shall provide 5 recreational amenities. The proposed project exceeds this requirement by providing a large recreational area with pool and spa, 2 large tot-lots, and 5 barbeque areas with surrounding open space. Staff Comments: The following comments are intended to provide an outline for Committee discussion. Major Issues: The following broad design issues will be the focus of Committee discussion regarding this project. 1. General Plan Amendment-The proposed GPA is consistent with the previously approved amendment and the adopted Development Code standards for grading on slopes 30 percent and greater. 2. View Protection -As an infill, hillside site, consideration and sensitivity to the protection of neighbor's views is critical. The applicant has provided sections at various locations throughout the .project site to demonstrate the relationship of the proposed project to the · surrounding properties. 3. Grading -A significant amount of grading is proposed to make development of the project site feasible. The MSE retaining wall is a unique feature to this project site and outside of the 210-Freeway right-of-way has not been utilized in the City. 4. Architecture -The project architecture is designed to reflect 360 degree architectural treatment. The proposed units are well designed and the architectural elaboration for each unit is consistent with its proposed architectural style. 5. Building Height-The 35-foot building height of the three-story units should be considered in relation to the limitations and intent of the Hillside Overlay District. 03-7 pg62 DRC COMMENTS GENERAL PLAN AMEN DMENT DRC2016-00206, TENTATIVE T RACT MAP SUBTT16605M, DES IGN REVIEW DRC2012-00672, VARIANC E DRC2016-00207 & TR EE REMOVA L PERM IT DRC20 12-00673 -PAC IFI C SUMM IT FOOTHILL , LLC . December 20 , 2016 Page 5 6. Tree Preservation -T he site co nta in s 198 trees on-site, in cluding Oak, Sycamore , Pepper, Elm , and Eucalyptus T rees . An Arborist Report (Jim Borer, August 2, 2012) identifies that most of these trees are over-mature, have poor growth character, have advanced decay, and are in poor general health ; many trees have further declined in health due to the continued effects of the drought. The Arborist Report identifies that 64 of these trees meet Developmen t Code criteria as He ri tage T rees, a nd 15 of th ose Heritage T rees are recommended for preservation due to th eir mature form , good growth character, vigorous health ; most of these trees a re situated to the north of the Sycamore Inn restaurant. The tree preservation priorit ies should be considered: 1) preserve-in-place healthy trees , 2) if trees cannot be preserved in place, then transp lant elsewhe re on-site, and as a last resort, 3) remove and replace with largest nursery grown stock ava il ab le . The deve loper is proposing to plant numerous new trees, ranging from 15-ga ll on to 36-inch box s ized specimens. 7. Neighborhood Meeting -Prior to scheduling this application for Design Review Committee considerat ion t he applicant cond ucted a Neig hbo rhood Mee ti ng on May 9, 20 16 a nd approximately 22 individuals attended the meeting . Those in attendance questioned the protection of existing views relative to bui ldings , fencing , and landscaping , the size and pricing of units, the timing of constructio n, vehicle parking , both driveway and recreational vehicles , traffic impacts, grading, erosion, emergency vehicle access , and the number of school-aged child ren in t he project. The applicant's team responded to each question a nd addressed the concerns of those in attendance . Staff has requested that the app licant conduct 1 additional Neighborhood Meeting prior to scheduling t he project for Planning Commission conside ration . Secondary Issues: Once all of the major issues have been add ressed, and time permitting, the Committee wi ll discuss the following secondary design issues. 1. Pacific Electric T rail Connection -Provide a pede s trian connection from the project site to the Pacif ic Electri c Trail. Contact the San Bernardino Associated Governments for approval. Policy Issues: The following items are a matter of Planning Commission pol icy and shou ld be incorporated into the project design without discussion. 1. No policy issues have been identified . St aff Recommendation : Staff recommends the Committee recommend app roval of the proposed proj ect. Design Review Committee Action : Committee recommended approval of the proposed project subject to the following revisions: • Provide additional parking spaces in the vicinity of the Live/Work units to ensure adequate parking is available for commercial uses. • Provide a pedestrian connection to the Pacific Electric Trail along the east side of the project site. • Provide additional landscaping adjacent to the project perimeter wall to the northwest of the Sycamore Inn. • Utilize a tree species and spacing that protects the views of homeowners living north of the project s ite. D3 -7 pg 63 DRC COMMENTS GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207 & TREE REMOVAL PERMIT DRC2012-00673 -PACIFIC SUMMIT FOOTHILL, LLC . December 20, 2016 Page 6 • Host an additional Neighborhood Meeting prior to scheduling the project for Planning Commission consideration. Staff Planner: Tom Grahn, Associate Planner Members Present: Commissioner Ray Wimberly; Commissioner Rich Macias; Senior Planner Donald Granger D3-7 pg64 City of Rancho Cucamonga MITIGATED NEGATIVE DECLARATION The following Mitigated Negative Declaration is being circulated for public review in accordance with the California Environmental Quality Act Section 21091 and 21092 of the Public Resources Code. Project File No.: General Plan Amendment DRC2016-00206, Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Public Review Period Closes: August 9, 2017 Project Name: Sycamore Heights Project Applicant: Chad Stadnicki Pacific Summit-Foothill, LLC 212 S. Palm Avenue, 2nd Floor Alhambra, CA 91801 Project Location (also see attached map): The project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. Project Description: The applicant, Pacific Summit-Foothill, LLC, proposes an amendment to the General Plan to revise tables and text, including clarifying text as necessary to allow the development of land that contains slopes of 30 percent or greater, a Tentative Tract Map to subdivide a property of 24.19 acres into 6 parcels, and a Design Review for the development of 175 condominium units (including 9 live-work units) located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail. FINDING This is to advise that the City of Rancho Cucamonga, acting as the lead agency, has conducted an Initial Study to determine if the project may have a significant effect on the environment and is proposing this Mitigated Negative Declaration based upon the following finding: The Initial Study identified potentially significant effects but: (1) Revisions in the project plans or proposals made or agreed to by the applicant before this proposed Mitigated Negative Declaration was released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and (2) There is no substantial evidence before the agency that the project, as revised, may have a significant effect on the environment. If adopted, the Mitigated Negative Declaration means that an Environmental Impact Report will not be required. The factual and analytical basis for this finding is included in the attached Initial Study. The project.file and all related documents are available for review at the City of Rancho . Cucamonga Planning Department at 10500 Civic. Center Drive (909) 477-2750 or Fax (909) 477-2847. NOTICE The public is invited to comment on the proposed Mitigated Negative Declaration during the review period. Date of Determination Adopted By CVUIDIT n D3-7 pg65 S ite A erial , • .,.rs..~ ....... --..✓-~,;· ... _,... ~~--"' 1,14 ~;.,-t, .? .,:-.c' . lF ... ~ :,,•. ,,.. ------------------------------------------------··---··---------- ~ "' _ , ... _ -•.. i ,,--·~ -~ ' ~••ti,-( ; l ,o:,,,\RI() .. ' ..... ' 1 l ' l -· ---.- !:!_--· :=: # .. ~.:.==--• .. _:-.::. 'f:~ ··• ,' .,...!- .•. ·ii:.,-.~, "': '"\-:!':";" • .:;. ··-- L...J L:_J . :i 1 .. ,. . .;:_;~~ : '. .. - . -~--,:::::.:.:.7' .. '--:.:..::.;:::._,. ' D3 -7 pg67 ---·-' ' ✓-. -- I i ~ _!'_ ··_; __ _ I . ,. ' ~ ' ! I <t \.,lfll-.\lfll'i ! ,..i..• lll\tN~•i ,,,7';:f,!!_1-•~•--•-- ,., . . .. .... __ ...i,._,,._--:_ •.- .... ._. I ............ "':--':-.:=: . ..... ~ .. : . .. -·-•·--.. -- J ,:;.~. I I GUA.STI. CJ. l 01' C r. r l-·, t I 1-••• ,./ ( City ol R;mcho Cucamonga Plannil1g DoplJ!tmool 1909)471-2750 ENVIRON MENTAL INFORMATION FORM (Part I -Initial Study) (Please type or print clearly using Ink. Use tho tab key to move from one tine to the next llne,) The purpose of this form is to inform the City of the basic components of the proposed project so that the City may review the project pursuant to City Policies, Ordinances, and Guidelines; the California Environmental Quality Act; and the City's Rules and Procedures to Implement CEQA. It is Important that the information requested in this application be provided in full. Upon review of the completed Initial Study Part I and the development application, additional information such as, but not limited to, traffic, noise, biological, drainage, and geological reports may be required. The project application will not be deemed complete unless the identified special studies/reports are submitted for review and accepted as complete and adequate. The project application will not be scheduled for Committees' review unless all required reports are submitted and. deemed complete for staff to prepare the Initial Study Part Ii as required by CEQA. In addition to the filing fee, the applicant will be responsible to pay or reimburse the City, its agents, officers, and/or consultants for all costs for the preparation, review, analysis, recommendations, mitigations, etc., of any special studies or reports. GENERAL INFORMATION: Print Form INCOMPLETI= APPLICATIONS WILL NOT Bl= PROCl=SSl=D. Please nota that II is Iha responsibility ofthe applicant to ensure that the application is compfete at the time of submittal; City staff will not be available ta perfonn work required to provide missing information. Application Number for the project lo which this form pertains: _________________ _ Project Title: Sycamore Heights Pacific Summit,Foothlll, LLC Name & Address of projectowner(s): _________________________ _ 212 S. Palm Avenue, 2nd Floor Alhambra, CA 91801 Same Name & Address of developer or project sponsor: ----------~----------- Contact Person & Address: Chad Sladnickl --.,------------------------1. \PLANNING \FIN AL \FORMS\ COUNTER\ In ilia I Study Part1 .doc Page 1 of 1 O l=YI-IIRIT P D3-7 pg68 212 S. Palm Avenue, 2nd Floor Alhambra, CA 91801 ' , Name & Address of person preparing this form (if different from above): _________________ _ Telephone Number: 626.282.3100 ----------------------------------- J f < • • ' • • _' " 1 I ' -. ' ;PROJECT INFORMATION & DESCRIP 0 TION: . . · · . ' ... ' ' . • • 4 > 0 Information indicated by an asterisk(") is not required of non-construction CUP's unless othenvise requested by staff. "11 Provide a full scale (8· 112 x 11) copy of/ho USGS Quadrant Sheet(s) which includes /he project site, and indicate Ille site boundaries. 21 Provide a set of color photographs that show representative views into the site from the north, south, east, and west; views i.a]Q and from the site from the prima,y access paints that seNa the site; and representative views of significant features from the site. Include a map showing location of each photograph. 3) Project Location (describe): Northside of Foothill Blvd., between Red Hill Country Club Drive and the Union (Southern) Pacific Rail Road Right-of-Way (Pacific Electric Hike/Bike Trail). The site is north, east and west of the Sycamore Inn. The northern project boundary is Red Hill Counlry Club Dr. and lhe Red Hill condominiums. 4) Assessor's Parcel Numbers (attach additional sheet if necessary): 0207-101·34·0·000, -31, -13, -41 and 0207-112-09-0-000, ·10, -17 "5) Gross Site Area (aclsq. ft.): 24.18 Acres ·sJ Net Site Area (totaf site size minus area of public streets & proposed 23.18 Acres dedications)· 7 Describe any proposed general plan amendment or zone change which would affect the project site (attach additlonal sheet if necessary): None 8 Include a description of all permits which will be necessary from the City of Rancho Cucamonga and other governmental l;\PLANNING\FINAL\FORMS\COUNTER'Jn Ual Study Part1.doc Page 2 or 10 D3-7 pg69 t agencies In order to fully implement lhe project. The prajecl will require a grading permit and building permils 9 Describe the physical setting of the site as it exists before the project including information an topography, soil stab/lily, plants anrf animafs, mature trees, trails and roads, drainage courses, and scenic aspects. Describe any existing structures on site (including age and condition) and the use of the structures. Attach photographs of significant features described. In addition, cite afl sources of information (i.e., geological and/or hydrofogic studies, biotic and archeofagical swvays, traffic studies): The portion of lhe sile la the easl af lhe Sycamore Inn slopes upward from Faolhill Blvd. lo the north. This area is vegetated with mix of grasses, shrubs, and lrees. There Is a partially demolished abandoned waler basin localed along Foolhill Blvd, near lhe hike/bike !rail. The portion of Iha sile behind the Sycamore Inn slopes northward !awards Red Hill Country Club Dr. This area is vegetated with mostly shrubs and trees. There are a couple of accessory structures related to irrigation and drainage Iha! will be removed during development The portion of lhe sile lo the west of the Sycamore Inn is generally Ila! and is vegetated mostly with grasses. A parking fol and single building are !he only remnants of !he Red Chief Molal. The remaining building is currently being used as a restaurant. 10 Describe the known cultural and/or historical aspects of the site. Cite afl sources of information {books, pubfished reports and oral history): The project sile is north of Route 66 (Foothill Blvd.) and is adjacent to the Sycamore Inn (a City Landmark), which was a stagecoach trading depot during the agricultural development of Rancho Cucamonga. The si!e includes property that was once the location for !he Red Chief Motor Hotel, which served automobile tratfic on Roule 66. l·\PLANNING\FINAL\FORMS\COUNTER\lnitia1 Study Part1.doc Page 3of 10 D3-7 pg70 11 Describe any noise sources and their levels that !!Qft.affect the site (aircraft, roadway noise, etc.) and how they wilf affect proposed uses: Foothill Boulevard is a major thoroughfare directly south of the project. Associated traffic noise will be addressed and mitigated in accordance to city requirements. 12 Describe the proposed project in detaif. This should provide an adequate description of the site in terms of ultimate use that will result from the proposed project. Indicate if there are proposed phases for development, the extent of development to occur with each phase, and the anticipated completion of each increment. Attach additionaf sheet(s) if necessa,y: The 152 unit for-sale residential project will replace a previously approved 206 unit project on the site. The revised project contains a mix of attached triplex units and detached _condo units that are more compatible with surrounding uses. Its simplified grading concept minimizes impacts to up-slope neighbors by using a single building pad closer to Foothill. Signilicanl landscaping along Foothill and at the project entrance (to the west of Sycamore Inn) will create an attractive "gateway" to the City. Most units will contain a minimum of 3 bedroo"Yt and all units will contain 2 enclosed garage parking spaces, with additional guest parking provided throughout. A separate project entrance from Foothill will allow Sycamore Inn to function independently and without impact from the project. Residential amenities will include private exterior patios/yards, a community poof, a "lot lot" with play equipment, and an internal trail/walk system that will link lhe units lo each other and to the recently City hike and bike trail to the east. It is anticipated that the project will be access-controlled, While the construction of individual building may be phased, it is expected that the bulk of the land development work (grading, infrastructure, streets) will be largely completed al one lime. 13 Describe the surrounding properties, including information on plants and animafs and any cultural, historical, or scenic aspects. Indicate the type of/and use (residential, commercial, etc.), intensity ofland use (one-famlfy, apartment houses, shops, department stores, etc.) and scale of development (height, frontage, setback, rear yard, etc.): The Red Hill Condominium Community is located to the north of the site, at the top ol a large slope. The newly completed Pacific Electric Hike/Bike Trail is directly to the east of the site, with a townhouse project and small City park to the east qi the trait. The project fronts Foothill Blvd. to the south, with a variety of low-intensity commercial uses on the southern side of the roadway. The site surrounds the Sycamore Inn restaurant on 3 sides. Automobile commercial and a single family residence are located to the west of the site, , 14 Will the proposed projecl change the pattern, scale, or character of the surrounding general area of the project? No. The scale and character of the residential project is in consistent with the adjacent Red Hill Country Club Condo project and Pacific Trails townhouse project. The project is also compatible with the nearby commercial uses, as there is appropriate buffering through landscaping and differences In grade. The project is consistent with the Foothill Boulevard Specific Plan. I.\PLANNING\FINAL\f'ORMS\COUNTER\lnitial Study Part 1.doc Paga 4 ot 10 D3-7 pg71 15 Indicate the type of shorf.term and Jong-term noise to be generated, including source and amount. How will these noise levels affect adjacent properties and on-site uses? What methods of soundproofing are proposed? There is no long-term noise generation, only short term noise generated during project construction. The project will comply with applicable noise standards as they relate lo construction generated noise. "16, Indicate proposed removals and/or replacements of mature or scenic trees: Development of the site requires removal and replacement of mature and/or scenic trees on site. Any necessary removals will be subject to City tree removal penmil requirements. All mature trees on site have been surveyed by an arborisl and assessed for damage/health and suitability. 17, Indicate any bodies of water (;nctuding domestic water supplies) into which the site drains: None. 18 Indicate expected amount of water usage. (See Attachment A for usage estimates). For further clarification, please contact the Cucamonga Valley Water District at 987-2591. R . . 73,485 146,970 a. esIdent1at (gal/day) ______ Peak use (gal/Day) _____ _ b. Commercial/Ind. (ga//day/ac) 0.00 ______ Peak use (gallminlac) 0.00 19 Indicate proposed method of sewage disposal. D Septic Tank 0 Sewer. If septic tanks are proposed, attach percolation tests. If discharge to a sanitary sewage system is proposed indicate expected daily sewage generation: (See Attachment A for usage estimates). For further clarification, please contact the Cucamonga Veffey Water Distrlcf at 987-2591. a. Residential (gal/day) b. Commercial/Industrial (galldaylac) RESIDENTIAL PROJECTS: 20, Number of resldential units: ~ 35040 0 Detached (indicate range of parcel sizes, minimum lot size and maximum lot size: 77 single-family detached units (detached condominium -no fee lots) Attached (indicate whether units are rental or for sale units): 75 tor-sale single-family triplex units I.\PLANNING\FINAL\FORMS\COUNTER\ln.La' Study Part1.doc D3-7 pg72 Page S of 10 •._ / ( / 21 Anticipated range of sale prices and/or rents: Salo Prico(s) l35,000 10 $385,000 , ____ _ Rent {per month) $ _____ to $ ____ _ 22, Specify number of bedrooms by unit type: Detached (77 units) Plan 1 • 3BR (1744 SF) Plan 2A • 3BR/Oplional 4th (1813 SF) Plan 28 • 3 BR/Optional 4th (1800 SF) Plan 3 • 4BR (1896 SF) Allached (75 units) Plan 1 • 2BR (1287 SF) Plan 2 • 2 BR/Optional 3rd (1540 SF) Plan 3 • 2BRl0plional 3rd (1670 SF) 23, Indicate anticipated household size by unit type: 2 BR units -2,5 persons 3 BR units -3,5 persons 4 BR units -4,2 persons 24 Indicate the expected number of school children who will be residing within the projecl: Contact the appropriate School Districts as shown In Attachment B: a. Elementary: b. Junior High: c. Senior High COMMERCIAL, INDUSTRIAL, AND INSTITUTIONAL PROJECTS 25, Describe type of use(s) and major function(s) of commercial, industrial or instituUonal uses: N/A --------- 26, Total floor area of commercial, Industrial, or institutional uses by type: NIA 27~ Indicate hours of operation: NIA 28) Number of employees: 0 Total ... , __________________ _ Maximum Shift Time of Maximum Shift: I \PLANNING\FINAL\FORMS\COUNTER\lnilial S!udy Part1.doc D3-7 pg73 Page 6 of 10 29. Provide breakdown of anticipated job classifications, including wage and salary ranges, as well as an indication of the rate o hire for each classification (attach additional sheet if necessary): NIA 30, Estimation of the number of workers to be hired that currently reside in the City: O ---------- • 31 For commercial and Industrial uses only, fndicate the source, type, and amount of air pollution emissions. (Data should b< verified through the South Coast Air Quality Management District, at (818) 572-6283): N/A ALL PROJECTS 32 Have the water, sewer, fire, and flood control agencies serving the project been contacted lo detennine their ability to provid< adequate service lo the proposed project? ff so, please indicate their response. All agencies have Indicated their ability to provide adequate service for the project. 33 In the known history of this property, has there been any use, storage, or discharge of hazardous and/or toxic-materials: Examples of hazardous and/or toxic materials include, but are not limited to PCB's; radioactive substances; pesticides anc herbicides; fuels, oils, solvents, and other flammable liquids and gases Also note underground storage of any of the above Please list Iha materials and describe their use, storage, and/or discharge on the property, as well as the dates of use, , known. None. I.\PLANNING\FINAL\FORMS\COUNTER\lnitial Study Part1 doc Page 7 of 10 D3-7 pg74 \ 34 Will the proposed project involve the temporary or /ong•term use, storage, or discharge of hazardous and/or toxic matedals including but not limited to those exampfes listed above? If yes, provide an inventory of all such materials ta be used anc proposed method of disposal. The location of such uses, along with the storage and shipment areas, shall be shown am labeled on the application plans. No. 35 The applicant shall be required to pay any applicable Fish and Game fee, The project planner will confirm which fees apply lo this project. All checks are la be made payable ta the Clerk of the Board Supervisors and submitted to the Planning Cammissfan/Planning Director hearing: I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for adequate evaluation of lhis project to the best of my ability, that the facts, statements, and information presented are true and correct tot he best of my knowledge and belief. I further understand that additional information may be required ta be submitted before an adequate evafualion can be made by the Cily of Rancho Cucamonga. Signature: fft-"---~-------- Title: 'Pra'j (1 (..f--~'11¼,H. 5~/' MPLANNING\FINAL\FORMS\COUNTER\ln tial Sludy Part1.doc Page 8 of 10 D3-7 pg75 City of Rancho Cucamonga ENVIRONMENTAL CHECKLIST FORM INITIAL STUDY PART II BACKGROUND 1. Project File: General Plan Amendment DRC2016-00206, Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. 2. Related Files: General Plan Amendment DRC2004-00339, Development Code Amendment DRC2004-00352, Tentative Tract Map SUBTT16605, Development Review DRC203-00637, Variance DRC2005-01061, Minor Development Review DRC2004-00826, and Tree Removal Permit DRC2004-00082. 3. Description of Project: The applicant, Pacific Summit-Fopthill, LLC, proposes an amendment to the General Plan to revise tables and text, including clarifying text as necessary to allow the development of land that contains slopes of 30 percent or greater, a Tentative Tract Map to subdivide a property of 24.19 acres into 6 parcels, and a Design Review for the development of 175 condominium units (including 9 live-work units) located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail. 4. Project Sponsor Name and Address: Chad Stadnicki Pacific Summit-Foothill, LLC 212 S. Palm Avenue, 2nd Floor Alhambra, CA 91801 5. General Plan Designation: Mixed Use 6. Zoning: Mixed Use (MU) District 7. Surrounding Land Uses and Setting: The project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the s9utherly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project site land use designation is the Mixed Use (MU) District. The property to the north contains the Red Hill Condominiums in the Medium (M) Residential District, vacant lots in the Low (L) Residential District, and the Red Hill Country Club and golf course in the Low (L) Residential District. The property to the west contains residential and commercial uses in the Mixed Use (MU) District. The property to the east is the Pacific Electric Trail, the Route 66 Trailhead, and residential uses across Foothill Boulevard in the Medium (M) Residential District. The property to the south, across Foothill Boulevard, includes residential and commercial land uses in the Medium (M) Residential District and the Mixed Use (MU) District. The project site is predominately vacant, but includes one restaurant use to the west of the Sycamore Inn. The current proposal provides one access point for a right-in-right-out driveway west of the Sycamore Inn. The current proposal differs from the previously approved project site plan in that the project now surrounds the Sycamore Inn rather than taking access directly through the signalized access to the Sycamore Inn site. 8. Lead Agency Name and Address: City of Rancho Cucamonga Planning Department 10500 Civic Center Drive Rancho Cucamonga, CA 91730 D3-7 pg76 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 9, Contact Person and Phone Number: Tom Grahn, Associate Planner City of Rancho Cucamonga Planning Department (909) 774-4312 10. Other agencies whose approval is required: None. GLOSSARY -The following abbreviations are used in this report: CALEEMOD -California Emissions Estimator Model CWJD -Cucamonga Valley Water District EIR -Environmental Impact Report FEIR -Final Environmental Impact Report FPEIR -Final Program Environmental Impact Report NPDES -National Pollutant Discharge Elimination System NOx -Nitrogen Oxides ROG -Reactive Organic Gases PM10 -Fine Particulate Matter RWQCB -Regional Water Quality Control Board SCAQMD -South Coast Air Quality Management District SWPPP -Storm Water Pollution Prevention Plan ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED City of Rancho Cucamonga Page2 The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact," "Potentially Significant Impact Unless Mitigation Incorporated," or "Less Than-Significant-Impact" as indicated by the checklist on the following pages. ( ✓) Aesthetics ( ✓) Biological Resources ( ✓) Greenhouse Gas Emissions ( ) Land Use & Planning ( ) Population & Housing ( ) Transportation/Traffic ( ✓) Mandatory Findings of Si nificance DETERMINATION On the basis of this initial evaluation: ( ✓) Agricultural Resources ( ✓) Cultural Resources ( ) Hazards & Waste Materials ( ) Mineral Resources ( ) Public Services ( ✓) Tribal Cultural Resources ( ✓) Air Quality ( ✓) Geology & Soils ( ✓) Hydrology & Water Quality (✓) Noise ( ) Recreation ( ) Utilities & Service Systems ( ) I find that the proposed project COULD NOT have a significant effect on the environment. A NEGATIVE DECLARATION will be prepared. (✓) I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by, or agreed to, by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ( ) I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ( ) I find that the proposed project MAY have a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standard and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. Rev 9-29-15 D3-7 pg77 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 3 An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ( ) I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects 1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to ap licable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR r NEGA E ECLARATION, including revisions or mitigation measures that on he pro sed project, nothing further is required. Date: ----'-11 l~~ \1-+--,..---- Date: ----+--+-if=+--';) (r_,___7 __ Rev 9-29-15 D3-7 pg78 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 4 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No [mnact Incorporated Impact lmoact EVALUATION OF ENVIRONMENTAL IMPACTS 1. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? ( ) ( ) ( ) (✓) b) Substantially damage scenic resources, including, but ( ) () ( ) (✓) not limited to, trees, rock outcroppings, and historic buildings within a State Scenic Highway? c) Substantially degrade the existing visual character or () ( ) ( ) (✓) quality of the site and its surroundings? d) Create a new source of substantial light or glare, which ( ) ( ) (✓) ( ) would adversely affect day or nighttime views in the area? Comments: a) As identified in the General Plan Environmental Impact Report (EIR), the City sits at the southern base of the San Gabriel Mountains, at the eastern end of its range. The San Bernardino Mountains are just east of the San Gabriel Mountains, divided by the Cajon Pass. Views of the San Gabriel and San Bernardino Mountains are visible from the project site. According to Figure LU-6 of the General Plan, there are no view corridors in the vicinity of the project site; however, the entire length of Foothill Boulevard is designated as a Major Divided Arterial (Figure CM-2) and Special Boulevard (Figure LU-6) as it traverses across the City. The proposed project is directly adjacent to portions of Foothill Boulevard. The General Plan identifies that a Special Boulevard is characterized by landscaping, hardscaping, and meandering sidewalks. Project improvements would include the installation of landscaping and a meandering sidewalk along Foothill Boulevard, these improvements support the Special Boulevard designation. The City recognizes other scenic resources, including remaining stands of eucalyptus windrows, scattered vineyards and orange groves, and natural vegetation. Significant visual features that frame the project site include the historic Sycamore Inn, the Red Hill Bluff to the north, and the Pacific Electric Trail to the south and east. Mature heritage trees existing on-site are discussed in the Section 4e under Biological Resources below. Therefore, no adverse impacts are anticipated. b) The project site contains no scenic resources and no historic buildings within a State Scenic Highway. Immediately adjacent to the project site, actually surrounded by the project site, is the Sycamore Inn, a local designated Point of Interest, and the Statue of Oso Bear, a Designated Local Landmark, both items are located at 8318 Foothill Boulevard. The project design encompasses properties surrounding the Sycamore Inn and the Statue of Oso Bear, will complete all necessary right-of-way improvements along the projects Foothill Boulevard street frontage (not including the Sycamore Inn street frontage), and will install perimeter walls and landscaping as a buffer between the project site and existing land uses. There are no State Scenic Highways within the City of Rancho Cucamonga. Therefore, no adverse impacts are anticipated. c) The proposed project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including Rev 9-29-15 D3-7 pg79 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 5 2. less Than Significant less Issues and Supporting Information Sources: Potentially With Thao Significant Mitigation Significant No lmnacl fncornoraled lmnact lmnac:t 9 live-work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. The visual quality of the area will not degrade as a result of this project. All necessary right-of-way improvements will be installed along both Foothill Boulevard and Red Hill Country Club Drive. Since the project fronts onto Foothill Boulevard improvements required by the Foothill Boulevard-Visual Improvement Plan will be conditioned upon approval. City standards require the developer to underground existing and new utility lines and facilities to minimize the unsightly appearance of overhead utility lines and utility enclosures in accordance with Planning Commission Resolution No. 87-96, unless exempted by said Resolution. Therefore, no adverse impacts are anticipated. d) The project site is located in an area that is subject to nighttime lighting from surrounding commercial and residential uses and street lighting along Foothill Boulevard. Additionally, development of the project site would increase the number of streetlights and security lighting used in the immediate vicinity. The design and placement of light fixtures require compliance with City standards that require shielding, diffusing, or indirect lighting to avoid glare. On-site illumination levels (provided for street lighting, parking, circulation, and pedestrian areas) will comply with Development Code standards and will be shielded from adjacent properties. Lighting will be selected and located to confine the area of illumination to within the project site. Therefore, no adverse impacts are anticipated. AG RI CULTURAL RESOURCES. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as ( ) ( ) (✓) () shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a ( ) Williamson Act contract? ( ) ( ) (✓) c) Conflict with existing zoning for, or cause re-zoning of, ( ) forest land (as defined in Public Resources Code ( ) () (✓) section 12220 (g), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104 (g))? d) Result in the loss of forest land or conversion of forest ( ) land to non-forest use? ( ) ( ) (✓) e) Involve other changes in the existing environment, ( ) which, due to their location or nature, could result in ( ) ( ) (✓) conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? Comments: a) The site is not designated as Prime Farmlands, Unique Farmland, or Farmland of Statewide Importance. The proposed project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The Rev 9-29-15 D3-7 pg80 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 6 Less Than Significant less Issues and Supporting Information Sources: PotenLially With Than Significant MitigaUon Significant No lmaact lncornorated lmnacl lmnact project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. There are approximately 209 acres of Farmland of Local Importance, Prime Farmland, Unique Farmland, or Farmland of Statewide Importance within the City of Rancho Cucamonga according to the General Plan and the California Department of Conservation Farmland Map 2010. Concentrations of Important Farmland are sparsely located in the southern and eastern parts of the City that is characterized by existing and planned development. Farmland in the southern portion of the City is characterized by industrial, residential, and commercial land uses and Farmland in the eastern portion of the City is within the Etiwanda area and planned for development. Further, a large number of the designated farmland parcels are small, ranging from 3 acres to 30 acres, and their economic viability is doubtful; therefore, they are not intended to be retained as farmland in the General Plan Land Use Plan. The General Plan FPEIR identified the conversion of farmlands to urban uses as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council. The proposed project is consistent with the General Plan for which the FPEIR was prepared and impacts evaluated. b) There is no agriculturally zoned land within the City of Rancho Cucamonga. There are no Williamson Act contracts within the City. Therefore, no adverse impacts are anticipated. c) There are no lands within the City of Rancho Cucamonga zoned as forest land or timberland. Therefore no impacts would occur related to the conversion of forest land to non-forest use. Further, there are no areas within the City of Rancho Cucamonga that are zoned as forest land, timberland, or Timberland Production. Therefore, no adverse impacts are anticipated. d) There are no lands within the City of Rancho Cucamonga that qualify as forest land or timberland. Therefore no impacts would occur related to the loss or conversion of forest land to non-forest use. Further, there are no areas within the City of Rancho Cucamonga that are zoned as forest land, timberland, or Timberland Production. Therefore, no adverse impacts are anticipated. e) The proposed project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. Furthermore, there are no lands within the City of Rancho Cucamonga that qualify as forest land and therefore, there is no potential for conversion of forest land to a non-forest use. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg81 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 7 3. Less Than Significant Less Issues and Supporting Information Sources: Potentially With Thao Significant Mitigation Significant No lncorriorated Impact fmoact Impact AIR QUALITY. Would the project: a) Conflict with or obstruct implementation of the ( ) () ( ) (✓) applicable air quality plan? b) Violate any air quality standard or contribute ( ) (✓) ( ) () substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of ( ) (✓) ( ) ( ) any criteria pollutant for which the project region is non- attainment under an applicable Federal or State ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors? d) Expose sensitive receptors to substantial pollutant ( ) (✓) ( ) ( ) concentrations? e) Create objectionable odors affecting a substantial () ( ) ( ) (✓) number of people? Comments: a) As discussed in subsection b, the project would not exceed any air quality standards and would not interfere with the region's ability to comply with Federal and State air quality standards for Criterion 1 Increase in the Frequency or Severity of Violations (local air quality impacts) or Criterion 2 Exceed Assumptions in the AQMP (consistency with the 2003 AQMP). Therefore the project is consistent with the 2003 AQMP. b) Both the State of California and the Federal government have established health-based ambient air quality standards (AAQS) for seven air pollutants. These pollutants include ozone (03), carbon monoxide (CO), nitrogen dioxide (N02), sulfur dioxide (SO,), coarse particulate matter with a diameter or 10 microns or less (PM10), fine particulate matter less -than 2.5 (PM2.s) microns in diameter and lead. Among -these pollutants, ozone and particulate matter (PM10 and PM2.s) are considered regional pollutants while the others have more localized effects. In addition, the State of California has set standards for sulfates, hydrogen sulfide (H2S), vinyl chloride and visibility reducing particles. These standards are designed to protect the health and welfare of the populace with a reasonable margin of safety. The City of Rancho Cucamonga area is within the South Coast Air Basin, which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The California Clean Air Act (CCAA) provides the SCAQMD with the authority to manage transportation activities at indirect sources. Indirect sources of pollution are generated when minor sources collectively emit a substantial amount of pollution. Examples of this include motor vehicles at an intersection, a mall and on highways. SCAQMD also regulates stationary sources of pollution within a jurisdictional area. Direct emissions from motor vehicles are regulated by the Air Resources Board (ARB). The combination of topography, low mixing height, abundant sunshine, and emissions from the second largest urban area in the United States gives the Basin the worst air pollution problem in the nation. The Basin experiences a persistent temperature inversion (increasing temperature with increasing altitude); this inversion (coupled with low wind Rev 9-29-15 D3-7 pg82 L Initial Study for DRC2016-00206, SUBTT16605M, DRC201.2-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 8 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Rev 9-29-15 Impact Incorporated Impact Impact speeds) limits the vertical dispersion of air contaminants, holding them relatively near the ground. Pursuant to the Federal Clean Air Act (FCAA) of 1970, the EPA established national ambient air quality standards (NAAQS) for six major pollutants, termed criteria pollutants: ozone (03), coarse particulate matter with a diameter or 1 0 microns or less (PM10), fine particulate matter less than 2.5 (PM,.,) microns in diameter, carbon monoxide (CO), nitrogen dioxide (NO,), sulfur dioxide (SO,), and lead. Criteria pollutants are defined as those pollutants for which the Federal and State governments have established AAQS, or criteria, for outdoor concentrations in order to protect public health. Data collected at permanent monitoring stations are used by the EPA to classify regions as "attainment" or "non-attainment" depending on whether the regions met the requirements stated in the primary NAAQS. Nonattainment areas have additional restrictions as required by the EPA. The EPA has designated the Southern California Association of Governments (SCAG) as the Metropolitan Planning Organization (MPO) responsible for ensuring the Basin's compliance with the FCAA. The South Coast Air Basin is in nonattainment Status for Ozone (8-hour) and PM10 under National Ambient Air Quality Standards, and in nonattainment status for Ozone (1-hour and 8-hour) PM10 and PM,., under California Ambient Air Quality Standards. Specific criteria for determining whether the potential air quality impacts of a project are significant are set forth in the SCAQMD's CEQA Air Quality Handbook. The criteria include daily emissions thresholds, compliance with State and national air quality standards, and consistency with the current AQMP. As prescribed by SCAQMD, an Air Quality Assessment (Landrum & Brown, July 2015) was prepared that utilizes Cal EE Mod (Version 2013.2.2) to evaluate short-term construction emissions and short-term construction emissions for localized significant thresholds, long-term operational emissions, operation emissions for localized significant thresholds, and Greenhouse Gas Emissions. Short Term (Construction): Project Emissions and Impacts The project proposes the subdivision of a "24.19 acre site into 6 parcels and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. The potential emissions associated with construction of the project are described in the following sections. D3-7 pg83 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 9 Less Than Significant Less Potentially With Than Issues and Supporting Information Sources: Significant Mitigation Significant No lncorOorated Rev 9-29-15 Impact lmoact lmnact Summar','. of Peak Construction Emissions {Estimated Maximum Dail','. Construction Emissions and Regional Thresholds) Total Construction Emissio111s b}" Activit'jf Daily Emissions (lbs/ day) Activity co NO, voe PM 10 PM 2 .s so, Demolition 35.1 45.8 4.3 2.4 2.2 0.04 Site Preparation 42.3 54.7 5.2 11.3 7.2 0.04 Grading 55.4 81.8 7.0 8.3 5.2 0.08 Construction (2016) 28.8 30.7 4.1 3.5 2.3 0.05 --·---~ Construction (2017) 27.5 28.4 3.7 3.3 2.1 0.05 --· ----·---------------·-------------·-·-____ , - Construction (2018) 26.1 25.1 3.2 3.0 1.8 0.05 ------~----------------·--------·---·----------------- Paving 15.3 17.2 1.7 1.1 0.9 0.02 Painting 3.3 2.1 67.6 0.4 0.2 0.01 Significance 55;0 100 75 150 55 150 Threshold Exceed Threshold? No Nio No No No No Construction activities associated with the project will result in emissions of CO, VOCs, NO,, SO,, PM10 and PM2.s and are expected from the following construction activities: demolition, grading (including soil import/export), building construction, painting (architectural coatings), paving (curb, gutter, and flatwork), and construction worker commuting. Localized Significance Summar','. in Pounds Per Da','. {Estimated Maximum Dail','. Construction Emissions and LSTs) Total Concurrent Construction Emissions Daily Emissions (lbs/day) Activity co N:0-x voe PM 10 PM2.s so, Construction, 46.1 47.S 73.0 4.9 3.2 0.1 Painting and Paving Significance Threshold 55,0 100 7'5 150 55 150 Exceed Threshold? No No No No No No Equipment Exhausts and Related Construction Activities Construction activities produce combustion emissions from various sources such as site grading, utility engines, on-site heavy-duty construction vehicles, asphalt paving, and motor vehicles transporting the construction crew. Exhaust emissions from construction activities envisioned on site would vary daily as construction activity levels change. The use of construction equipment on site would result in localized exhaust emissions; however, as shown in the tables above, the amount will not exceed any Local Significance Threshold. 03-7 pg84 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012°00673 City of Rancho Cucamonga Page 10 Less Than Significant Less Issues and Supporting Information Sources: Po)entially Wlth Thao Significant M1Ugation Significant No Rev 9-29-15 Impact Incorporated Impact Impact Fugitive Dust Fugitive dust emrssrons are generally emrssrons associated with land clearing and exposure of soils to the air and wind, and cut-and-fill grading operations. Dust generated during construction varies substantially on a project-by project basis, depending on the level of activity, the specific operation and weather conditions at the time of construction. Construction emissions can vary greatly depending on the level of activity, the specific operations taking place, the equipment being operated, local soils, weather conditions and other factors. The proposed project will be required to comply with SCAQMD Rules 402 and 403 to control fugitive dust. Architectural Coatings Architectural coatings contain VOCs that are similar to ROCs and are part of the O, precursors. Based on the proposed project, it is estimated that the proposed project will result in a maximum of approximately 73 lbs of VOC per day (combined for all construction sources) during construction. Therefore, this VOC emission is the principal air emission and is less than the SCAQMD VOC threshold of 75 lbs/day. Odors Heavy-duty equipment in the project area during construction would emit odors. However, the construction activity would cease to occur after individual construction is completed. No other sources of objectionable odors have been identified for the proposed project, and no mitigation measures are required. In compliance with SCAQMD Rule 402 the proposed uses are not anticipated to emit any objectionable odors. Therefore, objectionable odors posing a health risk to potential on-site and existing off-site uses would not occur as a result of the proposed project. Naturally Occurring Asbestos The proposed project is located in San Bernardino County and it is not among the counties that are found to have serpentine and ultramafic rock in their soils. In addition, "there has been no serpentine or ultramafic rock found in the project area. Therefore, the potential risk for naturally occurring asbestos (NOA) during project construction is small and less than significant. Based on the discussion above and with implementation of the following mitigation measures, short-term, construction impacts will be less-than-significant: 1) During grading activity, all construction equipment(~ 150 horsepower) shall be California Air Resources Board (CARB) Tier 3 Certified or better. 2) All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. 3) The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur D3-7 pg85 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 11 less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Rev 9-29-15 lmoact Incorporated Impact lmnact at least three times a day, preferably in the midmorning, afternoon, and after work is done for the day. 4) The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are reduced to 15 miles per hour or less. Cumulative Impacts: Short-Term Construction Emissions Continued development will contribute to the pollutant levels in the Rancho Cucamonga area, which already exceed Federal and State standards. During the construction phases of development, on-site stationary sources, heavy-duty construction vehicles, construction worker vehicles, and energy use will generate emissions. In addition, fugitive dust would also be generated during grading and construction activities. While most of the dust would settle on or near the project site, smaller particles would remain in the atmosphere, increasing particle levels within the surrounding area. Construction is an on-going industry in the Rancho Cucamonga area. Construction workers and equipment work and operate at one development site until their tasks are complete. Nevertheless, fugitive dust and equipment emissions are required to be assessed. The General Plan Final Program Environmental Impact Report (FPEIR) analyzed the impacts of Air Quality based on the future build out of the City. Based upon on the Urban Emissions Model (URBEMIS7G) estimates in Table 4.3-3 of the General Plan (FPEIR), Nitrogen Dioxide (N02), Ozone (03), and Particulate Matter (PM2., and PM10) would exceed SCAQMD thresholds for significance; therefore, they would all be cumulatively considerable if they cannot be mitigated on a project basis to a level less-than-significant. This city-wide increase in emissions was identified as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council as noted in the Section 4.3 of the General Plan FPEIR. This project would amend the General Plan to permit the development of slopes that are greater than 30 percent to support the subdivision of a 24.19 acre site into 6 parcels and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. Based on the Air Quality Assessment (Landrum & Brown, July 2015) no shorHerm, operational impacts would occur as a result of the proje·ct. Because the project would result in minimal emissions that do not exceed any thresholds of significance, the project's contribution to cumulative impacts is also considered minimal. With implementation of the following best practices and mitigation measures from the City's 2010 General Plan FPEIR that are designed to minimize short-term air quality impacts, the project's contribution to cumulative impacts will be less-than-significant: 5) All construction equipment shall be maintained in good operating condition so as to reduce operational emissions. The contractor shall ensure that all construction equipment is being properly serviced and maintained as per manufacturers' specifications. Maintenance records shall be available at the construction site for City verification. 6) Prior to the issuance of any grading permits, the developer shall submit construction plans to the City denoting the proposed schedule and projected equipment use. Construction contractors shall provide evidence that low emission mobile construction equipment will be utilized, or that their use was investigated and found to be infeasible for the project. Contractors shall D3-7 pg86 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 12 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Rev 9-29-15 lmoact lncoroorated Impact Impact also conform to any construction measures imposed by the South Coast Air Quality Management District (SCAQMD) as well as City Planning Staff. 7) The construction contractor shall utilize electric or clean alternative fuel powered equipment where feasible. 8) The construction contractor shall ensure that construction-grading plans include a statement that work crews will shut off equipment when not in use. 9) All asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108. 10) All paints and coatings shall meet or exceed performance standards noted in SCAQMD Rule 1113. Paints and coatings shall be applied either by hand or high-volume, low-pressure spray. 11) All construction equipment shall comply with SCAQMD Rules 402 and 403. Additionally, contractors shall include the following provisions: • Reestablish ground cover on the construction site through seeding and watering. ' • Pave or apply gravel to any on-site haul roads. • Phase grading to prevent the susceptibility of large areas to erosion over extended periods of time. • Schedule activities to minimize the amounts of exposed .excavated soil during and after the end of work periods. • Dispose of surplus excavated material in accordance with local ordinances and use sound engineering practices. • Sweep streets according to a schedule established by the City if silt is carried over to adjacent public thoroughfares or occurs as a result of hauling. Timing may vary depending upon the time of year of construction. • Suspend grading operations during high winds (i.e., wind speeds exceeding 25mph) in accordance with Rule 403 requirements. • Maintain a minimum 24-inch freeboard ratio on soils haul trucks or cover payloads using tarps or other suitable means. 12) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and Regional Water Quality Control Board (RWQCB)) daily to reduce PM10 emissions, in accordance with SCAQMD Rule 403. D3-7 pg87 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 13 less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Rev 9-29-15 !moact Incorporated Impact Impact 13) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM10 emissions . .Project Long Term {Operational) Emissions and Impacts Long-term air pollutant emissions are those associated with stationary sources and mobile sources involving any project-related changes. The proposed project would result in a net increase in the amount of development in the area; therefore, the proposed project would result in net increases in both stationary and mobile source emissions. The stationary source emissions would come from additional natural gas consumption for on-site buildings and electricity for the lighting in the buildings and at the parking area. As shown in the following tables, project implementation will not exceed any significance thresholds. No long-term, operational impacts will occur as a result of the project. Summary of Peak Operational Emissions Total Emissions With Project Daily Emissions (lbs/day) Activity CO VOC NOx PM,0 PM,.s SOx Vehicular Emissions 45.9 3.9 12.6 8.0 2.3 0.12 ----·-·------··-··-----·-· ----------·-··. -------- Natural Gas Combustion 0.4 0.1 0.9 0.1 0.1 0.01 ----" ---------~----------------•--------·-·--·--- Landscaping 14.3 0.4 0.2 0. l 0.1 0.00 ------------------ Consumer Products 0.0 3.4 0.0 0.0 0.0 0.00 ··----·-----------------·····---·------·-----·--~ ---•-- Architectural Coatings 0.0 0.4 0.0 Total Emissions 60.6 8.2 13.7 Significance Thresho,l!d 550 55 55 Exceed Threshold? No No No Cumulative Impacts (Long Term/Operational Emissions) 0.0 8.2 150 No 0.0 2.4 55 No 0.00 0.1 150 No The General Plan Final Program Environmental Impact Report (FPEIR) analyzed the potential impacts to air quality based on the future build out of the City. In the long-term, continued development would result in significant operational vehicle emissions based upon on the URBEMIS7G model estimates in Table 4.3-3 of the General Plan FPEIR; therefore, all developments would be cumulatively significant if they cannot be mitigated on a project basis to a less-than-significant level. This City-wide increase in emissions was identified as a significant unavoidable adverse impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council as noted in the Section 4.3 of the General Plan FPEIR. This project would amend the General Plan to permit the development of slopes that are greater than 30 percent to support the subdivision of a 24.19 acre site into 6 parcels and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. Based on the Air Quality Assessment (Landrum & Brown, July 2015) no short-term, operational impacts would occur as a result of the project. Because the project would result in minimal emissions that do not exceed any thresholds of significance, the project's contribution to cumulative impacts is also considered minimal. 03-7 pg88 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 14 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No lmnacl Incorporated Impact Impact With implementation of the following mitigation measures from the City's 2010 General Plan FPEIR that are designed to minimize long-term, operational air quality impacts, the project's contribution to cumulative impacts will be less-than-significant: 14) Provide adequate ingress and egress at all entrances to public facilities to minimize vehicle idling at curbsides. 15) Provide preferential parking to high occupancy vehicles and shuttle services. 16) Schedule truck deliveries and pickups during off-peak hours. 17) Improve thermal integrity of the buildings and reduce thermal load with automated time clocks or occupant sensors. 18) Landscape with native and/or drought-resistant species to reduce water consumption and to provide passive solar benefits. 19) Provide lighter color roofing and road materials and tree planting programs to comply with the AQMP Miscellaneous Sources MSC-01 measure. 20) All residential and commercial structures shall be required to incorporate high-efficiency/low-polluting heating, air conditioning, appliances, and water heaters. 21) All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping. c) As noted in the General Plan FEIR (Section 4.3), continued development would contribute to the pollutant levels in the Rancho Cucamonga area, which already exceed Federal and State standards. The General Plan FPEIR identified the citywide increase in emissions as a significant and adverse-impact for which a Statement of Overriding Considerations was ultimately adopted by the City Council. As noted in subsection b above, the project would amend the General Plan to permit the development of slopes that are greater than 30 percent to support the subdivision of a 24.19 acre site into 6 parcels and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. Based on the Air Quality Assessment (Landrum & Brown, July 2015) no short-term, operational impacts would occur as a result of the project. Because the project would result in minimal emissions that do not exceed any thresholds of significance, the project's contribution to cumulative impacts is also considered minimal. · With implementation of mitigation measures listed in subsection b) above from the City's 2010 General Plan FPEIR, which are designed to minimize long-term, operational air quality impacts, cumulative impacts will be less-than-significant. d) Sensitive receptors are defined as populations that are more susceptible to the effects of pollution than the population at large. The SCAQMD identifies the following as sensitive receptors: long-term health care facilities, rehabilitation centers, convalescent centers, retirement homes, residences, schools, playgrounds, child care centers, and athletic Rev 9-29-15 D3-7 pg89 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 15 4. Less Than Significant Less Issues and Supporting Information Sources: Potent!ally With Than Significant MiUgalion Significant No lncorrlorated tmnact lmoact lmoact facilities. According to the SCAQMD, projects have the potential to create significant impacts if they are located within 1/4 mile of sensitive receptors and would emit toxic air contaminants identified in SCAQMD Rule 1401. The project site is located within 1/4 mile of residences that are to the north and south of the site. Potential impacts to air quality are consistent with the Public Health and Safety Super-Element within the Rancho Cucamonga General Plan. During construction, there is the possibility of fugitive dust to be generated from grading the site. The mitigation measures listed under subsection b above and the following mitigation measure will reduce any potential impact to less-than-significant levels. 22) All new development in the City of Rancho Cucamonga shall comply with South Coast Air Quality Management District's Rule 445, Wood Burning Devices. Rule 445 was adopted in March 2008 to reduce emissions of PM 2 .5 and precludes the installation of indoor or outdoor wood burning devices (i.e. fireplaces/hearths) in new development on or after March 9, 2009. e) Construction odors (Short-term) may include odors associated with equipment use including diesel exhaust or roofing, painting and paving. These odors are temporary and would dissipate rapidly. Operational odors (Long-term) are typically associated with the type of use. Project generated refuse would be stored in covered containers and removed at regular intervals. Odors from the proposed multi-family residential use would most likely be from activities such as cooking; however, these odors would be minimal and not considered to be significant. Therefore, no adverse impacts are anticipated. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or ( ) (✓) () ( ) through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on riparian habitat or () other sensitive natural community identified in local or (✓) ( ) () regional plans, policies, or regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally ( ) ( ) () (✓) protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native ( ) resident or migratory fish or wildlife species or with ( ) () (✓) established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Rev 9-29-15 D3-7 pg90 Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 16 -----------------------------'=---- Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than SignJficant Mitigation Significant No lncorDorated e) f) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community conservation Plan, or other approved local, regional, or State habitat lmoact ( ) () () () lm □act lm □act () () conservation plan? _____________ __J_ __ _j_ ___ L_ __ _,__ __ ...J Comments: a) The project site is located in an urban area surrounded by properties developed with a mix of land uses. The site has been previously disrupted during the construction of infrastructure and surrounding developments and also by annual discing for weed abatement. According to the General Plan Figure RC-4, and Section 4.4 of the General Plan FPEIR, the project site is not within an area of sensitive biological resources; therefore, development is not anticipated to adversely affect rare or endangered species of plants or animals because of the fact that the project is surrounded by urbanized land uses and is consistent with the General Plan Land Use Plan. Rev 9-29-15 2003 Biological Evaluation A Habitat Suitability Evaluation (Ecological Sciences, 2003) was prepared for the previous application to develop the project site. The then existing biological conditions include remnant sage scrub vegetation, comprised of a mixture of non-native grassland and sage scrub components. This habitat type occurs in a patchy distribution on the site, primarily within on-site drainages and slopes that have not been exposed to discing activities. The most common native shrubs present within this habitat type are California buckwheat (Eriogonum fasciculatum), California sagebrush (Artemisia califonica), California broom (Lotus scoparius), and white sage (Saliva apiana). Some of the sage scrub vegetation is highly degraded from invasion of non-native plant species such as star-thistle (Centaura solstitialis), mustard (Brassica and/or Hirschfeldia sp.), ripgut (Bromus diandrus), and foxtail chess (Bromus madritensis ssp. rubens). Additional plant species recorded on-site include dove weed (Eremocarpus setigerus) and sunflower (Helianthus annuus). Portions of the on-site drainages (primarily the lower areas) also support a mixture of tree and shrub species. Characteristic species include mule fat (Baccharis salicifolia), blue elderberry (Sambucus mexicana), Peruvian pepper (Schinus mo/le), Brazilian pepper (Schinus terebinthifolius), fan palm (Washingtonia sp.), poison oak (Toxicodendron diversilobum), tree tobacco (Nicotiana glauca), castor bean (Ricinus communis), fennel (Foeniculum vulgare), and stands of gum tree (Eucalyptus spp.). In addition, the most western drainage supports one or more large oak (Quercus sp.) and western sycamore trees (Platanus racemose). Wildlife species directly observed on-site included California towhee (Pipilo crissalis), scrub jay (Aphelocoma coerulescens), Anna's hummingbird (Calypte anna), American crow (Corvus brachyrhynchos), northern mockingbird (Mimus po/yg/ottos), and house finch ( Carpodacus mexicanus). Common small mammals recorded, or of which sign was detected, included California ground squirrel (Spermophi/us beechey1), desert cottontail (Sylvilagus audubom), and pocket gopher (Thomomys bottae). Common reptile species observed included side-blotched lizard (Uta stansburiana). D3-7 pg91 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 17 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Rev 9-29-15 lmnact Incomorated lmnact Impact The level of constraint that a sensitive biological resource would pose to potential developments typically depends on the following criteria: 1) the relative value of that resource; 2) the amount or degree of impact to the resource; 3) whether or not impacts to the resource would be in violation of State and/or federal regulations or laws; 4) whether or not impacts to the resource would require permitting by resources agencies; and 5) the degree to which impacts on the resource would otherwise be considered "significant" under CEQA. Based on an evaluation using these criteria, existing disturbed/disked areas were considered of a relatively low biological constraint and value given the context in which they occur. This designation is because of the high level of disturbance that has resulted in low biological diversity, absence of special-status plant communities, and overall low potential for special-status species to utilize or reside within these areas. Because no threatened or endangered species are likely to occur in disturbed areas due to the highly disturbed conditions present in a predominantly degraded environment, construction activities in these areas would not likely jeopardize the continued existence of listed species, nor would construction adversely impact designated critical habitat. Impacts to disturbed areas would also not be expected to substantially affect special-status resources or cause a population of plant or wildlife species to drop below self-sustaining levels, nor would impacts be expected to substantially alter diversity of wildlife in the area due to the current degraded habitat conditions. 2017 Biological Evaluation Update In 2017, a review of the 2003 biological conditions and the Habitat Suitability Evaluation (Ecological Sciences, 2003) was conducted (RCA Associates, 2017) to determine if any significant changes have occurred to the biological resources present on the site since the prior field investigation was conducted. The RCA analysis found the site relatively undisturbed and supporting a grassland community throughout most of the site with trees and shrubs present in the various drainages that bisect the site. The current herbaceous ground cover (2017) is relatively extensive and dense, and .covers most of the property. Dominant species include brome grass (Bromus sp.), fiddlenesk (Amsinckia tesselletta), buckwheat (Eriogonum sp.), filaree (Erodium cicutarium), mustard (Descurania pinnata), wild oats (Avena fatua), eucalyptus (Eucalyptus globulus) hackberry (Ce/tis sp.) and laurel ( Umbellularia sp.). Based on a review of the Habitat Suitability Evaluation (Ecological Sciences, 2003) and a review of data collected by RCA Associates in March 2017, it is of the opinion of RCA Associates that the site conditions observed in 2003 have not changed significantly and sensitive species are unlikely to occur on the site at the present time. Furthermore, the proposed development is not expected to have a significant impact on the biological resources present on the site. Nesting Bird Survey A Nesting Bird Survey was prepared for the project site (RCA Associates, March 2017), which concluded that no active nests were observed and no diagnostic sign (feathers, pellets, fecal material, prey remains, etc.) of current nesting activities was detected during the survey, and that no native and/or non-native bird species recorded during the survey were currently utilizing the site for nesting. The contribution of the project to cumulative biological impacts is not expected to be cumulatively considerable as the project site is within an urban area, is relatively small, and is isolated from areas of better habitat. The D3-7 pg92 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 18 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Thao Significant Mitigation Significant No Rev 9-29-15 lmnacl lncornorated lmnact [mnacl Nesting Bird Survey did not identify the presence of burrowing owl activity during the survey, however, due to the potential of the site to contain burrow sites and the ability of owls to begin using the site at any time, a preconstruction clearance survey is recommended prior to site disturbance. The site does contain a large number of mature trees which have the potential to provide nesting areas for migrating birds. To avoid any impact on nesting birds, it is recommended that a pre-construction nesting bird survey be conducted a maximum 3 days prior to ground breaking activity to avoid impact to birds protected under the Fish and Game Code and the Migratory Bird Act. 1) Three days prior to the removal of vegetation or ground-disturbing activities, a breeding bird survey that is in conformance with the Migratory Bird Act shall be required to determine whether nesting is occurring. Occupied nests shall not be disturbed unless a qualified biologist verifies through non- invasive methods that either (a) the adult birds have not begun egg-laying or incubation; or (b) the juveniles from the occupied nests are foraging independently and are capable of independent survival. If the biologist is unable to verify one of the above conditions, then no disturbance shall occur within 300 feet of non-raptor nests, and within 5,000 feet of raptor nests, during the breeding season to avoid abandonment of the young. If nests are discovered, they shall be avoided through the establishment of an appropriate buffer setback, as determined by a qualified wildlife biologist. The temporary "no construction" area shall be maintained until the nest has completed its cycle, as determined by a qualified wildlife biologist. Once the nest cycle is complete and all nestlings have fledged and have left the nest, construction in the area may resume. 2) Perform a Burrowing Owl Survey that is in conformance with the Department of Fish and Wildlife Staff Report on Burrowing Owl Mitigation and submit the written report outlining the findings to the California Department of Fish and Wildlife (CDFW) and the Planning Department within 30 days of groundbreaking activity. The survey shall include a habitat assessment, survey and impact analysis. The Burrowing Owl Survey shall follow the following protocol: • Burrowing Owl Survey methodology shall be based on Appendix D (Breeding and Non-breeding Season Surveys and Reports) of the CDFW Staff Report. Results of the pre-construction survey shall be provided to CDFW and the City. If the pre-construction survey does not identify burrowing owls on the project site, then no further mitigation is required. If burrowing owls are found to be utilizing the project site during the pre-construction survey, measures shall be developed by the qualified biologist in coordination with CDFW to avoid Impacting occupied burrows during the nesting period. These measures shall be based on the most current CDFW protocols and will at minimum include establishment of buffer setbacks from occupied burrows and owl monitoring. If ground-disturbing activities are delayed or suspended for more than 30 days after the pre-construction survey, the site shall be resurveyed for owls. • During the non-breeding season from September 1 through January 31, if burrows are occupied by migratory or non-migratory D3-7 pg93 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 19 , less Than Significant less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Impact lnco~orated Impact lmoact resident burrowing owls during a pre-construction survey, burrow exclusion and/or closure may be used to exclude owls from those burrows. Burrow exclusion and/or closure should only be conducted by a qualified wildlife biologist in coordination with CDFW using the most current CDFW guidelines. • During the avian nesting season from February 1 through August 31, if nests are discovered, they shall be avoided through establishment of an appropriate buffer setback, as determined by a qualified wildlife biologist. The temporary "no construction" area would have to be maintained until the nest has completed its cycle, as determined by a qualified wildlife biologist. Once the nest cycle is complete and all nestlings have fledged and have left the nest, construction in the area may resume. b) A Jurisdictional Waters Delineation (RCA Associates, August 2017) was prepared to evaluate five drainage channels that bisect the project site and analyzed the impacts to riverine habitats present along the channels. Based on the results of the delineation and the jurisdictional analysis, it was determined that the five existing channels do not meet the criteria as a Waters of the State or Waters of the United States. The channels do not meet the characteristics that the define them as a nexus to the nearest Traditional Navigable Water (TNW), which is located approximately 0.4 miles east of the property site. Waters which flow through the five channels flow in a southerly direction and appear to be a direct result of runoff from the development directly north of the site. The Jurisdictional Waters Delineation determined that jurisdictional waters were not present on the site during their field investigations, and that the proposed project will not have an impact to the Waters of the State. The report recommends complying with California Fish and Game Code, Section 1602, prior to issuance of any grading permit. The mitigation provided below will reduce the impact to a less than significant status. 3) Prior to issuance of any grading permit, the Project Applicant shall provide to the City of Rancho Cucamonga either of the following: Written correspondence from the California Department of Fish and Wildlife stating that notification under Section 1602 of the California Fish and Game Code is not required for the project; or a copy of a Department executed Lake or Streambed Alteration Agreement, authorizing impacts to California Fish and Game Code, section 1602 resources associated with the project. c) No wetland habitat is present on-site. As a result, project implementation would have no impact on these resources. d) The City is primarily located in an urban area that does not contain large, contiguous natural open space areas. Wildlife potentially may move through the north/south trending tributaries in the northern portion of the City and within the Sphere of Influence. Therefore no adverse impacts are anticipated. e) The Development Code defines heritage trees as all eucalyptus windrows, any tree in excess of thirty feet (30') in height and having a single trunk with a diameter of twenty inches (20") or more, a multi-trunk having a diameter ofthirty inches (30") or more, a stand of trees the nature of which makes each dependent upon the others for survival, and any other tree as may be deemed historically or culturally significant because of age, size, condition, or aesthetic qualities. The Arborist Report (Jim Borer, August 2012) evaluated Rev 9-29-15 D3-7 pg94 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 20 5. Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No [mnact lncomorated lmnact lmnact a total of 198 trees on the project site. Of those 198 trees, 64 meet Development Code criteria to be classified as Heritage Trees, and 15 of those Heritage Trees were recommended for preservation. The Arborist Report evaluated the location and condition of 56 Coast Live Oak (Quercus agrifolia), 35 California Sycamore (Platanus racemosa), 26 California Pepper (Schinus mo/le), 24 Blue & Sugar Gum (Eucalyptus species), 15 Elderberry (Sambucus species), 12 Brazilian Pepper (Schinus terebinthifolia), 10 Evergreen Elm (Ulmus parvifolia), 7 Pine (Pinus species), and 13 miscellaneous trees, a total of 198 trees. The 183 trees not identified by the Arborist Report as suitable for preservation are considered over-mature, have poor growth character, have advanced decay, and are in poor general health; many of these trees have further declined in health due to the continued effects of the drought. The applicant proposes to remove these trees (related file: Tree Removal Permit DRC2012-00673). The remaining 15 trees that meet Heritage Tree criteria are recommended for preservation due to their mature form, good growth character, and vigorous health; these trees are principally located north of the Sycamore Inn restaurant. Tree preservation priorities that should be considered include: 1) preserve- in-place healthy trees, 2) if trees cannot be preserved in place, then transplant elsewhere on-site, and as a last resort, 3) remove and replace with largest nursery grown stock available. The developer is proposing to plant numerous new trees, ranging from 15-gallon to 36-inch box. Therefore, no adverse impacts are anticipated. f) Neither the City, nor the SOI, are within an adopted HCP, NCCP, or other approved State Habitat Conservation Plan area. The project site is not located within a local conservation area according to the General Plan, Open Space and Conservation Plan, Figure RC-1. No conflicts with habitat conservation plans will occur. Therefore, no adverse impacts are anticipated. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance () (✓) () ( ) of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the significance () (✓) ( ) ( ) of an archeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological () (✓) ( ) . ( ) resource or site or unique geologic feature? d) Disturb any human remains, including those interred () () ( ) (✓) outside of formal cemeteries? Comments: a) A Historical Assessment of the Sycamore Village Project Site (Van Wormer, May 1990) was utilized in the preparation of the Initial Study for the previously approved applications for the project site (DRC2003-00637 and SUBTT16605) in 2006. The Van Wormer assessment identified the following as a result of research and field survey: 1) the Cucamonga Stage Station Site, 2) the Sycamore Inn, 3) the Red Chief Motel, and 4) the Cucamonga Water Company Reservoir. As part of a later inquiry, the San Bernardino Museum Archaeological Information Center noted the presence of two previously recorded historic bridges (CHS-1786-1 and CHS-1786-6) as well as the old Los Angeles to San Bernardino road route (PS-BR-3-H) adjacent to the project boundaries. At that time, these resources were all outside the then project area and were not impacted by the project. The Rev 9-29-15 D3-7 pg95 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 21 less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Rev 9-29-15 lmoact lncoroorated Jmoact lmnact Cucamonga Station Stage Site is located under the location of what was the Red Chief Motel complex, which was west of the original project boundary. The Sycamore Inn restaurant site was affected on a site-specific impact, since the main access to the residential project was through a signalized intersection into the Sycamore Inn parking lot. The redesign of the project site around the Sycamore Inn restaurant has removed this impact and the integrity of this unique resource will not be adversely impacted. The bridge and road route were previously addressed through the development of the Pacific Electric Trail Bridge and the Route 66 Trailhead improvements. Following the expansion of the project area to include the property west of the Sycamore Inn containing the Red Chief Motel Site a Cultural Resources Assessment (Stadnicki, August 2012) was prepared. The Stadnicki assessment concluded that the "neither the remaining buildings nor the grounds were found to meet the minimum criteria for listing in the California Register of Historical Resources or as a local landmark. The design of the original motel was creative, using Spanish Colonial Revival architectural elements in a way that was distinctive and gave the site visual identity. But with the removal of the original complex and the alterations to the remaining structure it longer conveys its significance or association with Route 66. Because the building and site do not appear to qualify for the California Register, demolition to accommodate the construction of a housing development would not have a significant effect on the environment in the context of historic resources defined by CEQA." As part of the evaluation of the current project site a Cultural Resource Assessment (Applied EarthWorks, May 2017) was prepared. The Applied EarthWorks assessment identified that "a cultural resource literature and records search indicated that three archaeological resources consisting of two prehistoric artifact scatters (P-36-000897 and P-36-000898) and an abandoned historical reservoir (P-36-013927) have been recorded previously within the Project area. In addition, one built-environment resource, the Red Chief Motel (P-36-013931 ), has been documented within the Project area [Stadnicki, August 2012]; this resource was previously recommended as ineligible for listing on the California Register of Historical Resources (CRHR) or the Rancho Cucamonga Register of Historical Landmarks (RCRHL)." Additionally, "an intensive cultural resource pedestrian survey of the Project area was performed by Applied EarthWorks archaeologist Justin Castells on April 15, 2017. The historical reservoir (P-36'013927) was revisited during the Phase I survey. Applied EarthWorks identified the reservoir as part of a larger historical irrigation system that also included a weir box and two pump houses. Based on historical research and field observations, Applied Earthworks concluded that P-36-013927 does not meet the criteria for listing on the CRHR or RCRHL. As part of the fieldwork effort, Applied EarthWorks also revisited the Red Chief Motel (P-36-013931) in order to assess the current condition of the building. As a result of this work, Applied EarthWorks concurred with an earlier significance evaluation that the built-environment resource is not eligible for listing on the CRHR or RCRHL. Finally, the Phase I survey found no evidence of prehistoric artifacts or features within the mapped locations of P-36-000897 or P-36-000898. As the absence of surface archaeological remains does not preclude the possibility that buried cultural materials may be present within the area, Applied EarthWorks recommends that an archaeological monitor is present during ground-disturbing activities that extend into intact native sediments". Refer to Section 17a under Tribal Cultural Resources below regarding archaeological monitoring during ground disturbing activities. The project site has not been identified as a "Historic Resource" per the standards of Rancho Cucamonga Municipal Code Section 2.24 (Historic Preservation). Therefore, no adver_se impacts are anticipated. D3-7 pg96 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 22 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Impact Incorporated Impact lmoact b) The Rancho Cucamonga area is known to have been inhabited by Native Americans according to the General Plan FPEIR (Section 4.6). Construction activity, particularly grading, soil excavation, and compaction, could adversely affect or eliminate existing and potential archaeological resources. An Archaeological Assessment of the Sycamore Village Project Site (Del Chario, May 1990) was utilized in the preparation of the Initial Study for the previously approved applications for the project site (DRC2003-00637 and SUBTT16605). The Del Chario report concluded that all exposed ground surfaces within the project area were examined and neither artifacts nor any indication of a subsurface deposit, or midden, was encountered. Because of this, no further prehistoric archaeological investigations were recommended of the Sycamore Village Project Site .. Following the expansion of the project area to include the property west of the Sycamore Inn and containing the Red Chief Motel Site a Cultural Resources Assessment (Stadnicki, August 2012) was prepared. The Stadnicki report concluded that the removal of the original complex and the alterations to the remaining front office structure (the current restaurant located directly west of the Sycamore Inn) no longer conveys its significance or association with Route 66, and neither the grounds or the site meet the minimum criteria for listing in the California Register of Historical Resources or as a local landmark. Rev 9-29-15 As part of the evaluation of the current project site a Cultural Resource Assessment (Applied EarthWorks, May 2017) was prepared. The Applied EarthWorks assessment identified that "No potentially significant prehistoric or historical cultural resources were identified during the cultural resource survey of the Project area. The survey re-identified two historic period resources (P-36-013927 and P-36-013931) within the Project area and concluded that neither was eligible for listing on the CRHR or the RCRHL. A revisit to the locations of the previously recorded prehistoric sites P-36-000897 and P-36-000898 found no evidence of artifacts or indications of subsurface deposits. As the absence of surface archaeological remains does not preclude the possibility that buried cultural materials may be present within the area,. Applied EarthWorks recommends that an archaeological monitor is present during ground-disturbing activities that extend into intact native sediments. It should also be noted that the Gabrieleno Band of Mission Indians -Kizh Nation identified the project area as being within a highly sensitive village area and requested that a monitor from their tribe be present during all ground disturbing activities. In the event that potentially significant archaeological materials are encountered during project-related construction activities, all work must be halted in the vicinity of the archaeological discovery until a qualified archaeologist can visit the site of discovery and assess the significance of the archaeological resource." The General Plan Final Program Environmental Impact Report (FPEIR) analyzed the impacts of Cultural Resources based on the future build out of the City. The following mitigation measures as identified in the FPEIR shall be implemented: 1) If any prehistoric archaeological resources are encountered before or during grading, the qualified archaeologist will take appropriate measures to protect or preserve them for study. With the assistance of the archaeologist, the City of Rancho Cucamonga will: • Enact interim measures to protect undesignated sites from demolition or significant modification without an opportunity for the City -to establish its .archaeological value. D3-7 pg97 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 23 Less Than Significant less Potentially With Than Issues and Supporting Information Sources: Significant Mitigation Significant No lmnact lncornorated lmnact lmnact • Consider establishing prov1s1ons to require incorporation of archaeological sites within new developments, using their special qualities as a theme or focal point. • Pursue educating the public about the archaeological heritage of the area. • Prepare a mitigation plan consistent with Section 21083.2 Archaeological resources of CEQA to eliminate adverse project effects on significant, important, and unique prehistoric resources, including but not limited to, avoiding archaeological sites, capping or covering sites with soil, planning the site as a park or green space or paying an in-kind mitigation fee. • Prepare a technical resources management report, documenting the inventory, evaluation, and proposed mitigation of resources within the project area. Submit one copy of the completed report with original illustrations, to the San Bernardino County Archaeological Information Center for permanent archiving. c) The General Plan FPEIR (Section 4.6) indicates that the Rancho Cucamonga area is on an alluvial fan. According to the research performed at the Natural History Museum of Los Angeles County and the San Bernardino County database, no paleontological sites or resources have been recorded within the City of Rancho Cucamonga or the Sphere-of- Influence, including the project site; however, the area has a high sensitivity rating for paleontological resources. The older alluvium, which would have been deposited during the wetter climate that prevailed 10,000-100,000 years ago during the Late Pleistocene epoch of the Quaternary period, when the last "Ice Age" and the appearance of modern man occurred, may contain significant vertebrate fossils. The project site is underlain by Quaternary alluvium per the Public Safety Element of the General Plan. Therefore, the following mitigation measures shall be implemented: Rev 9-29-15 2) If any paleontological resource (i.e. plant or animal fossils) are encountered before or during grading, the developer will retain a qualified paleontologist to monitor construction activities, to take appropriate measures to protect or preserve them for study. The paleontologist shall submit a report of findings that will also provide specific recommendations regarding further mitigation measures (i.e., paleontological monitoring) that may be appropriate. Where mitigation monitoring is appropriate, the program must include, but not be limited to, the following measures: • Assign a paleontological monitor, trained and equipped to allow the rapid removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities. • Should fossils be found within an area being cleared or graded, divert earth-disturbing activities elsewhere until the monitor has completed salvage. If construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find. D3-7 pg98 ------ Initial Study for DRC2016-00206, SUBTT16605M, City of Rancho Cucamonga DRC2012-00672, DRC2016-00207, and DRC2012-00673 Page 24 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No fmnact !ncornorated lmnact lm"aCI • Prepare, identify, and curate all recovered fossils for documentation in the summary report and transfer to an appropriate depository (i.e., San Bernardino County Museum). • Submit summary report to City of Rancho Cucamonga. Transfer collected specimens with a copy of the report to San Bernardino County Museum. d) The proposed project is in an area that has already been disturbed by grading, existing on- site and surrounding development. The site has been previously disrupted during the construction of surrounding infrastructure and surrounding developments, the construction of a concrete reservoir facility (abandoned and partially demolished for Foothill Boulevard right-of-way improvements), demolition of the Red Chief Motel (its front office currently used as a restaurant), the parking area of the Red Chief Motel, development of the Sycamore Inn restaurant, and annual discing for weed abatement. No known religious or sacred sites exist within the project area. No evidence is in place to suggest the project site has been used for human burials. The California Health and Safety Code (Section 7050.5) states that if human remains are discovered on-site, no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. As adherence to State regulations is required for all development, no mitigation is required in the unlikely event human remains are discovered on-site. Therefore, no adverse impacts are anticipated. 6. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as ( ) ( ) ( ) (✓) delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ( ) () ( ) (✓) iii) Seismic-related ground failure, including () () ( ) (✓) liquefaction? iv) Landslides? ( ) () ( ) (✓) b) Result in substantial soil erosion or the loss of topsoil? ( ) (✓) ( ) ( ) c) Be located on a geologic unit or soil that is unstable, or () ( ) ( ) (✓) that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table ( ) () ( ) (✓) 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? Rev 9-29-15 03-7 pg99 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 25 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No lncorriorated lm"acl lmnact lmoacl e) Have soils incapable of adequately supporting the use ( ) ( ) () (✓) of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? Comments: a) A Geotechnical Engineering Report (Langan Engineering & Environmental Services, February 2015) was prepared for the project site as a geotechnical investigation and fault study. The project site is located both within and adjacent to a proposed special studies zone for the Red Hill Fault. The geotechnical investigation concluded that no known faults pass through the site and it is not in an Earthquake Fault Zone, nor is it in the Rancho Cucamonga City Special Study Zone along the Red Hill Fault, according to the General Plan Figure PS- 2, and Section 4.7 of the General Plan FPEIR. The Red Hill Fault (and Etiwanda Avenue Fault Scarp) lies approximately 1/4 mile south of the site, and the Cucamonga Fault Zone lies approximately 4.5 miles north. These faults are both capable of producing Mw 6.0-7.0 earthquakes. Also, the San Jacinto fault, capable of producing up to Mw 7 .5 earthquakes is about 15 miles northeasterly of the site and the San Andreas, capable of up to Mw 8.2 earthquakes, is about 18 miles northeasterly of the site. Each of these faults can produce strong ground shaking. Adhering to the Uniform Building Code and Standard Conditions will ensure that geologic impacts are less-than-significant. b) The City of Rancho Cucamonga is within a designated Soil Erosion Control Area Exhibit 4.7-4 of the General Plan FPEIR. The proposed project will require the excavation, stockpiling, and/or movement of on-site soils. The Rancho Cucamonga area is subject to strong Santa Ana wind conditions during September to April, which generates blowing sand and dust, and creates erosion problems. Construction activities may temporarily exacerbate the impacts of windblown sand, resulting in temporary problems of dust control; however, development of this project under the General Plan would help to reduce windblown sand impacts in the area as pavement, roads, buildings, and landscaping are established. Therefore, the. following fugitive dust mitigation measures shall be implemented to reduce impacts to less-than-significant levels: 1) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and RWQCB) daily to reduce PM10 emissions, in accordance with SCAQMD Rule 403 or re-planted with· drought resistant landscaping as soon as possible. 2) Frontage public streets shall be swept according to a schedule established by the City to reduce PM10 emissions associated with vehicle tracking of soil off-site. Timing may vary depending upon the time of year of construction. 3) Grading operations shall be suspended when wind speeds exceed 25 mph to minimize PM10 emissions from the site during such episodes. 4) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM10 emissions. c) The General Plan FPEIR (Section 4.7) indicates that there is a potential for the hillside areas at the northern end of the City and in the SOI for slope failure, landslides, and/or erosion. Areas subject to slope instability contain slopes of 30 percent or greater. Rev 9-29-15 D3-7 pg100 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 26 7. Less Than Significant Less Issues and Supporting Information Sources: Potentially With Thao Significant Mitigation Significant No lmoact lncomoraled lmoact lmoact Landslides may be induced by seismic activity, rain, or construction. The City Hillside Development Regulations prohibits the development within slopes of 30 percent or greater and limit the number of units that could be constructed within the Hillside Residential and Very Low Density Residential designations in the Hillside areas. The related General Plan Amendment application DRC2016-00206 was submitted to amend General Plan policy that prohibits the development of slopes that exceed 30 percent in slope. The Geotechnical Engineering Report (Langan Engineering & Environmental Services, February 2015) finds that slopes are anticipated to be comprised of granular soils. The site is not within an Earthquake hazard zone or other unstable geologic unit or soil type according to General Plan FPEIR Exhibit 4.7-2. Soil types on-site consist of Soboba Gravelly Loamy Sand (SoC)(0 to 9 percent slope), Greenfield Fine Sandy Loam (GtD)(9 to 15 percent slope), and Saugus Sandy Loam (ShF)(30 to 50 percent slope) Soil association according to General Plan FPEIR Exhibit 4.7-3. Therefore, no adverse impacts are anticipated. d) The majority of Rancho Cucamonga, including the project site, is located on alluvial soil deposits. These types of soils are not considered to be expansive. Soil types on-site consist of Soboba Gravelly Loamy Sand (SoC)(0 to 9 percent slope), Greenfield Fine Sandy Loam (GtD)(9 to 15 percent slope), and Saugus Sandy Loam (ShF)(30 to 50 percent slope) Soil association according to General Plan FPEIR Exhibit 4.7-3. With adherence to standard building techniques in accordance with the building code, no adverse impacts are anticipated. e) The project will connect to, and be served by, the existing local sewer system for wastewater disposal. No septic tanks or alternative wastewater disposal is proposed. No adverse impacts are anticipated. GREENHOUSE GAS EMISSIONS. Would the project: a) Generate greenhouse gas emissions, either directly or ( ) (✓) ( ) ( ) indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation ( ) ( ) (✓) ( ) adopted for the purpose of reducing the emissions of greenhouse gases? Comments: a) Regulations and Significance -The Federal government began studying the phenomenon of global warming as early as 1979 with the National Climate Protection Act (92 Stat. 601 ). In June of 2005, Governor Schwarzenegger established California's Green House Gas (GHG) emissions reduction target in Executive Order (EO) S-3-05. The EO created goals to reduce GHG emissions for the State of California to 2000 levels by 201 0; GHG emissions reduced to 1990 levels by 2020; and GHG emissions reduced to 80 percent below 1990 levels by 2050. Additionally, on December 7, 2009, the U.S. Environmental Protection Agency (US EPA) issued findings regarding GHGs under rule 202(a) of the Clean Air Act: (1) that GHGs endanger human health; and (2) that this will be the first steps to regulating GHGs through the Federal Clean Air Act. The US EPA defines 6 key GHGs (carbon dioxide (CO2), methane (CH•), nitrous oxide (N2O), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SFs)). The combined emissions of these well-mixed greenhouse gases from new motor vehicles and engines contribute to GHG pollution. Rev 9-29-15 D3-7 pg101 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 27 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Rev 9-29-15 lmoact Incorporated Impact lmnact The western states, including Arizona, California, New Mexico, Oregon, Utah, and Washington, already experience hotter, drier climates. California is a substantial contributor of GHGs and is expected to see an increase of 3 to 4 degrees Fahrenheit (°F) over the next century. Assembly Bill (AB) 32 requires that the California Air Resources Board (ARB), the lead agency for implementing AB 32, determine what the statewide GHG emission level was in 1990 and approve a statewide GHG emissions limit (427 million metric tons of CO2 equivalent) to be achieved by 2020 and prepare a Scoping Plan to outline the main strategies for meeting the 2020 deadline. Significant progress can be made toward the 2020 goal through existing technologies and improving the efficiency of energy use. Other solutions would include improving the State's infrastructure, and transitioning to cleaner and more efficient sources of energy. The ARB estimates that 38 percent of the State's GHG emissions in 2004 was from transportation sources followed by electricity generation (both in-State and out-of-State) at 28 percent and industrial at 20 percent. Residential and commercial activities account for 9 percent, agricultural uses at 6 percent, high global warming potential gases at 3 percent, and recycling and waste at 1 percent. It is not anticipated that any single development project would have a substantial effect on global climate change but that GHG emissions from the project would combine with emissions across California, the United States, and the world to cumulatively contribute to global climate change. Therefore, consistent with the ARB's Climate Change Scoping Plan, the proposed project was evaluated for consistency with the Early Action Measures (Scoping Plan is a recommendation until adopted through normal rulemaking). The proposed project is assessed by determining its consistency with the 37 Recommended Actions identified by ARB. In compliance with Senate Bill (SB) 97 and CEQA, the project has been analyzed based on a qualitative analysis (CEQA 15064.4). Additionally, the ARB was directed through SB 375 to develop regional GHG emission reduction targets to be achieved within the automobile and light truck sectors for 2020 and 2035. SCAQMD and ARB maintain ambient air quality monitoring stations in the Basin. The stations closest to the project site are the Upland station and the Fontana-Arrow Highway station. The Upland station monitors all criteria pollutants except PM10, PM2.s, and SO2 which are monitored at the Fontana-Arrow Highway station. The ambient air quality in the project area for CO, NO2, and SO2 are consistently below the relevant State and Federal standards (based on ARB and EPA from 2007, 2008, and 2009 readings). Ozone, PM10, and PM2.s levels all exceed State and Federal standards regularly. Proiect Related Sou·rces of GHG's -Based on the Guidelines for the lmplemen·tation of California Environmental Quality Act, Appendix G, a project would normally be considered to have a significant effect on air quality if the project would violate any ambient air quality standards, contribute substantially to an existing air quality violation, expose sensitive receptors to substantial pollutant concentrations, or conflict with adopted environmental plans and goals of the community. However, neither the CEQA statutes, Office of Planning and Research (OPR) guidelines, nor the draft proposed changes to the CEQA Guidelines prescribe thresholds of significance or a particular methodology for performing an impact analysis. Significance criteria are left to the judgment and discretion of the Lead Agency. The City of Rancho Cucamonga has not adopted a threshold of significance for GHG emissions. However, a screening threshold of 3,000 MTCO2e per year is based upon D3-7 pg102 Initial Study for DRC2016-00206, SUBTT16605M , DRC2012-00672 , DRC201 6-00207, and DRC2012-00673 City of Rancho Cucamonga Page 28 Less Than S,gnifican l Less Iss ues and Supporti ng Information Sources: Potentially W ith T han Significant Mitigaijon S,gmOcant N o Incorpora ted Impact Impac t Rev 9-29 -15 Impact South Coas t A ir Quality Management Dist rict staff's proposed G HG screen ing thres ho ld for stat ionary sources emissions for non-industrial projects, as described i n the SCAQMD 's Interim CEQA G HG Significance Thresh old for Stationary Source s, Rules, and Plan s. Projec t related G HG 's wou ld include em iss ions from direct and indirect sources. Based o n the Greenhou se Ga s Assessment (La ndrum & Brown, July 2015), total project related emission s would be 1,982 MTCO2eq /yea r , a s shown in the followi ng tabl e : To ta l Co nstruct ion CO ;, Em issions A nnual E m i ssions (MT /Y e a r ) Ac tivity CO2 CH• N20 C02EQ Demo li t m n 38.9 0 .01 0.00 3 9 .1 Site Pr eparation 19.3 0 .01 0.00 1 9 .4 Gr ading 134.4 0 .03 0 .00 135.1 Co n struction {2016} 39.9 0.0 1 0 .0 0 40 .1 C onstr u ct 1on ( '.? 0 17) 508 .4 0 .0 8 0.00 5 1 0 .'.? Co n stru ct i on {'.!01 8 ) 1 7 2 .5 0 .03 0 .00 173.1 Pamtmg 21.7 0.01 0.00 '.?l.9 Pav ing 4 .8 0 .00 0 .00 4 .8 T ota l1 Em i ssi o n s 9 40.1 0 .17 0.00 94 3 .7 . P r oject life A v e rag e Anm rnl 3 1.3 0 .0 1 0 .00 3 1.5 Construe. t i on E missi onl s 1 'Ba ~ed c,n 30 Year· PrnJ ect Life Der SCAQMD Significance 11-r~sholds A n n ual P r oject CO 2 Emi ssi o n s An n ual Em i ssi o ns {MT /y r ) Ac.ti vity CO2 C H,. N20 C02EQ Ve h 1rn la r Emissi ons 1,434.4 0.05 0.00 1 ,435.5 Nat ural Ga s Combustion 1 8 9 .1 0.00 0.00 190 .3 Electr ic i t y 240.0 0 .01 0.00 2 4 1 .0 Landsca pi ng ~.9 0 .0 0 0 .00 3 .0 Co n su m er Product s 0 .0 0 .00 0 .00 0.0 Ar ch it ect ural Coat ings 0 .0 0.00 0 .00 0 .0 M uni cipa l Was t e 1 6 .1 0 .9 5 0.00 36.0 Water 67.8 0.3 7 0 .0 1 7 8.4 Total Em iss i o n s 1 ,9 5 0.3 1.39 0.01 1 ,984.1 Annua li ze d C onst r u cti on 3 1.3 0.0 1 0 .00 3 1.5 Em i ss ions Total A n n u al P roject 1 ,9 8 1.6 1.39 0 .01 2 ,015 .5 Emi ssion s S c r e e ni n g T hre shol d : 3 ,000 Exc eed T h r esh o l d ? No D3-7 pg 103 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 29 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No !ncorOorated Rev 9-29-15 lm"act lmoact lm □act As shown in the table, direct and indirect operational emissions associated with the project as compared to the SCAQMD's interim threshold of significance of 3,000 MTCO2e per year would result in a less than significant impact with respect to GHG emissions. Cumulative Short Term (Construction) GHG Emissions -The General Plan FPElR (Section 4.5) indicates that GHG emissions result from construction activities associated with diesel-powered construction equipment and other combustion sources (i.e. Generators, workers vehicles, material delivery, etc.). The GHG emitted by construction equipment is primarily carbon dioxide (CO2). The highest levels of construction related GHG's occur during site preparation including demolition, grading and excavation. Construction related GHG's are also emitted from off-site haul trucks and construction workers traveling to the job site. Exhaust emissions from construction activities would vary each day with the changes in construction activity on site. The combustion of fossil-based fuels creates GHG's such as CO2, Ch•, and N,O. CH• is emitted during the fueling of heavy equipment. Based on the Greenhouse Gas Assessment (Landrum & Brown, July 2015), no significant impacts to GHGs from short-term construction impacts would occur as a result of the project as shown in the table above. Because the project would result in minimal emissions that do not exceed the SCAQMD's interim threshold of significance, the project's contribution to cumulative impacts is also considered minimal. The proposed project would have less than a significant short-term cumulative impact with implementation of the following enforceable actions, which are included as mitigation measures in accordance with Mitigation Measure 4.5-1 of the 2010 General Plan Update FPElR: 1) The project must comply with all rules that assist in reducing short-term air pollutant emission in compliance-with SCAQMD Rule 403 regarding fugitive dust including treating the site with water or other soil-stabilizing agent twice daily or replanting disturbed areas as quickly as possible. 2) The construction contractor shall select construction equipment based on /ow-emission factors and high energy efficiency and submit a statement on the grading plan that ensures all construction equipment will be tuned and maintained in accordance with the manufactures' specification. 3) Trucks shall not idle continuously for more than 5 minutes. 4) Alternative fuel powered equipment shall be utilized in lieu of gasoline-or diesel-powered engines where feasible. 5) Construction should be timed so as not to ·interfere with peak•hour traffic. 6) Ridesharing and transit incentives shall be supported and encouraged for the construction crew. Cumulative Long Term (Operational) GHG's Emissions -The primary source of GHG emissions generated by the proposed project would be from motor vehicles, combustion of natural gas for space and water heating, as well as off-site GHG emissions from generation of electricity consumed by the proposed land use development over a long term. CEQA requires the Lead Agency to review the project for "adequacy, completeness, and a good faith effort at full disclosure," to determine potential impacts of GHG"s. Therefore the project has been analyzed based on methodologies and information available to the D3-7 pg104 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 30 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Thao Signlficant MillgaUon Significant No Rev 9-29-15 lmnact lncomorated lmnacl lmnact City at the time this document was prepared. Estimates are based on past performance and represent a scenario that is a worst case with the understanding that technology changes may reduce GHG emissions in the future. To date, there is no established quantified GHG emission threshold. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trail head to the east, and residential and commercial land uses to the south. The proposed project will incorporate several design features that are consistent with the California Office of the Attorney General's recommended measures to reduce GHG emission including: water efficient landscaping, shade trees, and walkways that provide accessibility to public sidewalks. The project is consistent with the California Environmental Protection Agency Climate Action Team proposed early action measures to mitigate climate change included in the GARB Scoping Plan mandated under AB 32. The proposed project will incorporate several design features including: water efficient landscaping, shade trees, and walkways that provide accessibility to public sidewalks. Additionally, the City is participating in the development of a Sustainable Communities Strategy (SGS) with SANBAG for the San Bernardino County area pursuant to Senate Bill (SB) 375. Based on the Greenhouse Gas Assessment (Landrum & Brown, July 2015), no significant impacts to GHGs from long-term, operational impacts would occur as a result of the project as shown in the table above. Because the project would result in minimal emissions that do not exceed the SCAQMD's interim threshold of significance, the project's contribution to cumulative impacts is also considered minimal. The proposed project would have less than a significant long-term operational impact with implementation of the following enforceable actions, which are included as mitigation measures in accordance with Mitigation Measure 4.5-1 of the 2010 General Plan Update FPEIR: 7) Construction and Building materials shall be produced and/or manufactured locally. Use "Green Building Materials" such as materials that are resource efficient, recycled and manufactured in an environmentally friendly way including low-volatile-organic-compound (VOC) materials. 8) Design all buildings to exceed California Building Code Title 24 energy standard including but not limited to any combination of: • Increased insulation. • Limit air leakage through the structure. • Incorporate Energy Star or better rated windows, space heating and cooling equipment, light fixtures, and appliances. • Landscape and develop site utilizing shade, prevailing winds and landscaping. · D3-7 pg105 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 31 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Impact lncorooraled !moact lmnact • Install efficient lighting and lighting control systems. • Install light colored "cool" roofs and cool pavements. • Install solar or light emitting diodes (LED's) for outdoor lighting. 9) Prepare a comprehensive water conservation strategy appropriate for the project and include the following: • Install water efficient landscapes and irrigation systems and devices in compliance with the City of Rancho Cucamonga Water Efficient Landscape Ordinance. • Use reclaimed water for landscaping within the project if available or as required by the Cucamonga Valley Water District (CVWD). • Design building to be water efficient by installing water efficient fixtures and appliances including low flow faucets, dual flush toilets and waterless urinals/water heaters. • Design irrigation to control runoff and to remove water to non- vegetated surfaces. 10) Reuse and recycle construction and demolition waste. Provide interior and exterior storage areas for recyclables and green waste in public areas. Educate employees about reducing waste and about recycling. b) No other applicable plans, policies, or regulations adopted for the purpose of reducing GHG emission apply to the project. The 2010 General Plan Update includes adopted policies and Standard Conditions that respond to the Attorney General and the California Air Pollution Control Officers Association (CAPCOA). The General Plan policies and Standard Conditions guide infill and sustainable development reliant on pedestrian connections, re- use and rehabilitation of existing structures, link transportation opportunities, promote development that is sensitive to natural resources and incentivizes denser mixed use projects that maximizes diverse opportunities. The proposed project includes water efficient landscaping, shade trees, and walkways that provide accessibility to public sidewalks and therefore is consistent with the sustainability and climate change policies of the General Plan. The General Plan Final Program Environmental Impact Report (FPEIR) analyzed the impacts ofGHG's and determined that GHG emissions would be cumulatively considerable, which would be a significant, u~avoidable adverse cumulative impact. · A Statement of Overriding Considerations was ultimately adopted by the City Council. Based on the Greenhouse Gas Assessment (Landrum & Brown, July 2015), no significant impacts to GHGs from short-term, construction impacts or long-term, operational impacts would occur as a result of the project. Because the project would result in minimal emissions that do not exceed the SCAQMD's interim threshold of significance, the project's contribution to GHGs from short-term construction and long-term operational cumulative impacts is also considered minimal. With implementation of the mitigation measures listed in subsection a), less than significant impacts would occur as a result of the project. In addition, the proposed project would not hinder the State's GHG reduction goals established by AB 32 and therefore would be less than a significant impact. Rev 9-29-15 D3-7 pg106 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 32 8. Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant MitigaUon Significant No lmnact Incorporated lmnact lmnact HAZARDS AND WASTE MATERIALS. Would the project: a) Create a significant hazard to the public or the ( ) ( ) ( ) (✓) environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the ( ) () ( ) (✓) environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or ( ) () ( ) (✓) acutely hazardous materials, substances, or waste within 1/4 mile of an existing or proposed school? d) Be located on a site which is included on a list of ( ) ( ) () (✓) hazardous materials sites compiled pursuant ,to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, ( ) ( ) ( ) (✓) where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, ( ) ( ) ( ) (✓) would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an ( ) ( ) ( ) (✓) adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, ( ) ( ) () (✓) injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Comments: a) Development within the City may utilize or generate hazardous materials or wastes. This is usually associated with individual households, small business operations, and maintenance activities like paints, cleaning solvents, fertilizers, and motor oil or through construction activities that would use paints, solvents, acids, curing compounds, grease, and oils. These materials would be stored and used at individual sites. The proposed project is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. The City participates in a countywide interagency coalition, which is considered a full service Hazardous Materials Rev 9-29-15 D3-7 pg107 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 33 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No lm □act Incorporated Impact lmoact Division that is more comprehensive than any other in the State. The City has an Emergency Operations Plan that meets State and Federal requirements and is in the process of updating the approved 2005 Local Hazard Mitigation Plan. Compliance with Federal, State, and local regulations concerning the storage and handling of hazardous materials and/or waste will reduce the potential for significant impacts to a level less-than- significant. Therefore, no adverse impacts are expected. b) The proposed project does not include the use of hazardous materials or volatile fuels. The City participates in a countywide interagency coalition, which is considered a full service Hazardous Materials Division that is more comprehensive than any other in the State. The City has an Emergency Operations Plan that meets State and Federal requirements and is in the process of updating the approved 2005 Local Hazard Mitigation Plan. Compliance with Federal, State, and local regulations concerning the storage and handling of hazardous materials or volatile fuels will reduce the potential for significant impacts to a level less-than-significant. Therefore, no adverse impacts are expected. c) The project site is located within ¼ mile of a sensitive receptor -residences to the north and south; however, the uses proposed do not create objectionable odors. Therefore, no adverse impacts are anticipated. d) The proposed project is not listed as a hazardous waste or substance materials site. A site inspection in March 2016 did not reveal the presence of discarded drums or illegal dumping of hazardous materials. Therefore, no impact is anticipated. e) The site is located within an airport land use plan (the Ontario Airport Land Use Compatibility Plan (ALUCP)) according to the General Plan Figure PS-7 and General Plan FPEIR Exhibit 4.8-1; however, the site is not within 2 miles of a public airport. The project site is located approximately 3 miles northerly of the Ontario Airport and is offset north of the flight path. The project is compliant with the height limits of the ALUCP. Therefore, no impact is anticipated. f) There are no private airstrips within the City. The nearest private airstrip, Cable Airport, is located approximately 2 and 1/2 miles to the west of the City's westerly limits. Therefore, no impact is anticipated. g) The City has a developed roadway network that provides emergency access and evacuation routes to existing development. New development will be located on a site that has access to existing roadways. The City's Emergency Operation Plan, which is updated every 3 years, includes policies and procedures to be administered by the City of Rancho Cucamonga in the event of a disaster. Because the project includes at least two points of public street access and is required to comply with all applicable City codes, including local fire ordinances, no adverse impacts are anticipated. h) Rancho Cucamonga faces the greatest ongoing threat from wind-driven fires in the Very High Fire Hazard Severity Zone found in the northern part of the City; however, the proposed project site is not located within a Very High Fire Hazard Severity Zone according to General Plan Figure PS-1. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg108 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 34 9. Less Than Sigriificant Less Potentially With Than Issues and Supporting Information Sources: Significant Mitigation Significant No lmnacl lncornorated Impact lmnact HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge ( ) (✓) () () requirements? b) Substantially deplete groundwater supplies or interfere () () ( ) (✓) substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the ( ) ( ) ( ) (✓) site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on-or off-site? d) Substantially alter the existing drainage pattern of the ( ) ( ) ( ) (✓) site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on-or off-site? e) Create or contribute runoff water which would exceed ( ) ( ) () (✓) the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? ( ) ( ) ( ) (✓) g) Place, housing within a 1 OD-year flood hazard area as ( ) ( ) ( ) (✓) mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 1 DO-year flood hazard area structures ( ) () ( ) (✓) that would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, ( ) ( ) ( ) (✓) injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) ,Inundation by seiche, tsunami, or mudflow? ( ) ( ) ( ) (✓) Comments: a) Water and sewer service is provided by the Cucamonga Valley Water District (CVWD). The project is designed to connect to existing water and sewer systems. The State of California is authorized to administer various aspects of the National Pollution Discharge Elimination System (NPDES) permit under Section 402 of the Clean Water Act. The General Construction Permit treats any construction activity over 1 acre as an industrial activity, requiring a permit under the State's General NPDES permit. The State Water Resource Control Board (SWRCB), through the Regional Water Quality Control Board (RWQCB), Santa Ana Region, administers these permits. Construction activities covered under the State's General Construction permit include removal of vegetation, grading, excavating, or any other activity for new development or Rev 9-29-15 D3-7 pg109 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 35 less Than Significant Less Issues and Supporting Information Sources: Potentially With Thao Significant Mitigation Significant No Impact lncornorated lm"act Impact significant redevelopment. Prior to commencement of construction of a project, a discharger must submit a Notice of Intent (NOi) to obtain coverage under the General Permit. The General Permit requires all dischargers to comply with the following during construction activities, including site clearance and grading: • Develop and implement a Storm Water Pollution Prevention Plan (SWPPP) that would specify Best Management Practices (BMPs) to prevent construction pollutants from contacting storm water and with the intent of keeping all products of erosion from moving off-site into receiving waters. • Eliminate or reduce non-storm water discharges to storm sewer systems and other waters of the nation. • Perform inspections of all BMPs. Waste discharges include discharges of storm water and construction project discharges. A construction project for new development or significant redevelopment requires an NPDES permit. Construction project proponents are required to prepare an SWPPP. To comply with the NPDES, the project's construction contractor will be required to prepare an SW PPP during construction activities, and a Water Quality Management Plan (WQMP) for post-construction operational management of storm water runoff. The applicant has submitted a WQMP (David Evans and Associates, April 2017), which identifies BMPs to minimize the amount of pollutants, such as eroded soils, entering the drainage system after construction. Runoff from driveways, roads and other impermeable surfaces must be controlled through an on-site drainage system. BMPs include both structural and non- structural control methods. Structural controls used to manage storm water pollutant levels include detention basins, oil/grit separators, and porous pavement. Non-structural controls focus on controlling pollutants at the source, generally through implementing erosion and sediment control plans, and various Business Plans that must be developed by any businesses that store and use hazardous materials. Practices such as periodic parking lot sweeping can substantially reduce the amount of pollutants entering the storm drain system. The following mitigation measures are required to control additional storm water effluent: Construction Activities: Rev 9-29-15 1) Prior to issuance of grading permits, the permit applicant shall submit to the Building Official for approval, a Storm Water Pollution Prevention Plan (SWPPP) specifically identifying Best Management Practices (BMPs) that shall be used on-site to reduce pollutants during construction activities entering the storm drain system to the maximum extent practical. 2) An Erosion Control Plan shall be prepared, included in the Grading Plan, and implemented for the proposed project that identifies specific measures to control on-site and off-site erosion from the time ground disturbing activities are initiated through completion of grading. This Erosion Control Plan shall include the following measures at a minimum: a) Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in Southern California, and b) An inspection and maintenance program shall be included to ensure that any erosion which does occur either on-site or off-site as a result of this project will be corrected through a remediation or restoration program within a specified time frame. D3-7 pg110 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 36 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No lmnact Incorporated lm"aCl Impact 3) During construction, temporary berms such as sandbags or gravel dikes must be used to prevent discharge of debris or sediment from the site when there is rainfall or other runoff. 4) During construction, to remove pollutants, street cleaning will be performed prior to storm events and after the use of water trucks to control dust in order to prevent discharge of debris or sediment from the site. 5) Prior to issuance of grading or paving permits, the applicant shall obtain a Notice of Intent (NOi) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number) shall be submitted to the City Building Official for coverage under the NPDES General Construction Permit. Post-Construction Operational: 6) Prior to issuance of building permits, the applicant shall submit to the City Building Official for approval of a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The WQMP shall identify the structural and non-structural measures consistent with the Guidelines for New Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004. 7) Landscaping plans shall include provisions for controlling and minimizing the use of fertilizers/pesticides/herbicides. Landscaped areas shall be monitored and maintained for sit least two years to ensure adequate coverage and stable growth. Plans for these areas, including monitoring provisions for a minimum of two years, shall be submitted to the City for review and approval prior to the issuance of grading permits. b) According lo CWVD, approximately 35 percent of the City's water is currently provided from water supplies coming from the underlying Chino and Cucamonga Groundwater Basins. CWVD complies with its prescriptive water rights as managed by the Chino Basin Watermaster and will not deplete the local groundwater resource. The proposed project will not deplete groundwater supplies, nor will it interfere with recharge because it is not within an area designated as a recharge basin or spreading ground according to General Plan Figure RC-3. Development of the site will require the grading and excavation, but would not affect the existing aquifer, estimated to be about 300 to 470 feet below the ground surface. As noted in the General Plan FPEIR (Section 4.9), continued development citywide will increase water needs but will not be a significant impact. CWVD has plans to meet this increased need to the year 2030. Therefore, no adverse impacts are anticipated. c) The project will cause changes in absorption rates, drainage patterns, and the rate and amount of surface water runoff because of the amount of new building and hardscape proposed on the site; however, the project will not alter the course of any stream or river. All runoff will be conveyed to existing storm drain facilities, which have been designed to handle the fiows. The project design includes landscaping of all non-hardscape areas to prevent erosion. A Grading and Drainage Plan must be approved by the Building Official Rev 9-29-15 D3-7 pg111 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 37 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigafon Significant No lncorrlorated lmoact lmoact lm □act and City Engineer prior to issuance of grading permits. Therefore, the project will not result in substantial erosion or siltation on-or off-site. Therefore, no adverse impacts are anticipated. d) The project will cause changes in absorption rates, drainage patterns, and the rate and amount of surface water runoff because of the amount of new building and hardscape proposed on a site; however, the project will not alter the course of any stream or river. All runoff will be conveyed to existing storm drain facilities, which have been designed to handle the flows. A Grading and Drainage Plan must be approved by the Building Official and City Engineer prior to issuance of grading permits. Therefore, increase in runoff from the site will not result in flooding on-or off-site. Therefore, no impacts are anticipated. e) The project will cause changes in absorption rates, drainage patterns, and the rate and amount of surface water runoff because of the amount of new building and hardscape proposed on a site; however, all runoff will be conveyed to existing storm drain facilities, which have been designed to handle the flows. The project will not result in substantial additional sources of polluted runoff. A Grading and Drainage Plan must be approved by the Building Official and City Engineer prior to issuance of grading permits. Therefore, increase in runoff from the site will not result in flooding on-or off-site. Therefore, no impacts are anticipated. f) Grading activities associated with the construction period could result in a temporary increase in the amount of suspended solids in surface flows during a concurrent storm event, thus resulting in surface water quality impacts. The site is for new developmenUsignificant redevelopment; therefore, is required to comply with the National Pollutant Discharge Elimination System (NPDES) to minimize water pollution. With implementation of the mitigation measures specified under subsection a), less than significant impacts are anticipated. 8) Prior to issuance of building permits, the applicant shall submit to the City Building Official for approval of a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The WQMP shall identify the structural and non-structural measures consistent with the Guidelines for New Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004. 9) Prior to issuance of grading or paving permits, the applicant shall obtain a Notice of Intent (NOi) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number) shall be submitted to the City Building Official for coverage under the NPDES General Construction Permit. 10) The developer shall implement the BMPs identified in the WQMP (David Evans and Associates, April 2017) to reduce construction pollutants from entering the storm drain system to the maximum extent practical. g) The project site is located within a 100-year flood hazard area according to General Plan Figure PS-5 .. All new construction of residential units are required to comply with the City's Rev 9-29-15 D3-7pg112 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 38 10. Issues and Supporting Information Sources: Potentially Significant lmnact Less Than Significant With Mil!gaUon lncomorated Less Thao Significant lmnact No lmnact h) i) j) Floodplain Management Regulation which require the implementation of various flood hazard reduction measures. Additionally, the project will be required to construct required storm drain facilities or payment of fees for storm drain system improvements. Therefore, no adverse impacts are anticipated. The project site is located within a 100-year flood hazard area according to General Plan Figure PS-5. All new construction is required to comply with the City's Floodplain Management Regulation which requires the implementation of various flood hazard reduction measures. Additionally, the project will be required to construct required storm drain facilities or payment of fees for storm drain system improvements. Therefore, no adverse impacts are anticipated. The Rancho Cucamonga area is flood protected by an extensive storm drain system designed to adequately convey floodwaters from a 100-year storm event. The system is substantially improved and provides an integrated approach for regional and local drainage flows. This existing system includes several debris dams and levees north of the City, spreading grounds, concrete-lined channels, and underground storm drains as shown in General Plan Figure PS-6. All new construction is required to comply with the City's Floodplain Management Regulation which would ensure that future development would not impede or redirect floodwaters and would be adequately anchored to prevent flotation, collapse, or lateral movement of structures within the floodplain. Therefore, no adverse impacts are anticipated. There are no oceans, lakes, or reservoirs near the project site; therefore impacts from seiche and tsunami are not anticipated. The Rancho Cucamonga area sits at the base of the steep eastern San Gabriel Mountains whose deep canyons were cut by mountain streams. Numerous man-made controls have been constructed to reduce the mudflow impacts to the level of non-significance within the City. This existing system includes several debris dams and levees north of the City, and spreading grounds both within and north of the City. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? ( ) () ( ) (✓) b) Conflict with any applicable land use plan, policy, or () () () (✓) regulation of an agency with jurisdiction over the project (including, but not limited to, a general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan () () () (✓) or natural community conservation plan? Comments: a) The proposed project is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and Rev 9-29-15 03-7 pg113 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 39 11. 12. less Than Significant Less Issues and Supporting Information Sources: , Potentially With Than Significant Mitigation Significant No lmnact Incorporated Impact Jmnact commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. The project is designed consistent with the Mixed Use (MU) District development standards and will include elements that are consistent with surrounding development, thus becoming a part of the larger community. Additionally, the project site plan and architectural massing were designed to be sensitive to the existing neighborhood to the north of the project site through the placement of the buildings that eliminate. the possibility of physically impacting an established community. Therefore, no adverse impacts are anticipated. b) The project site land use designation is Mixed Use (MU) District. The proposed project is consistent with the General Plan and does not interfere with any policies for environmental protection, or SCAG's Regional Comprehensive Plan. Therefore, no adverse impacts are anticipated. c) The project site is not located within any habitat conservation or natural community plan area. According to General Plan Figure RC-4 and Section 4.10 of the General Plan FPEIR, the project site is not within an area of sensitive biological resources; therefore, development will not adversely affect rare or endangered species of plants or animals because of the fact that the project is surrounded by urbanized land uses and is consistent with the General Plan Land Use Plan. Therefore, no adverse impacts are anticipated. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral () resource that would be of value to the region and the ( ) ( ) (✓) residents of the State? b) Result in the loss of availability of a locally important ( ) mineral resource recovery site delineated on a local ( ) ( ) (✓) general plan, specific plan or other land use plan? Comments: a) The site is not designated as a State Aggregate Resources Area according to the City General Plan, Figure RC-2 and Table RC-1. Therefore, no adverse impacts are anticipated. b) The site is not designated by the General Plan, Figure RC-2 and Table RC-1, as a valuable mineral resource recovery site. Therefore, no adverse impacts are anticipated. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in () excess of standards established in the local general ( ) (✓) () plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive () ground borne vibration or ground borne noise levels? ( ) ( ) (✓) c) A substantial permanent increase in ambient noise ( ) () () (✓) levels in the project vicinity above levels existing without the project? Rev 9-29-15 D3-7 pg114 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 40 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Impact lncorooraled lmoact lmoact d) A substantial temporary or periodic increase in ambient () (✓) ( ) () noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, ( ) ( ) ( ) (✓) where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, ( ) ( ) () (✓) would the project expose people residing or working in the project area to excessive noise levels? Comments: a) The project site is within an area of noise levels exceeding City standards according to General Plan Figures PS-9 and PS-10. The proposed project is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trail head to the east, and residential and commercial land uses to the south. Rev 9-29-15 Due to the proximity of Foothill Boulevard a Noise Analysis (Mestre Greve Associates, July 2015) was prepared for the project site. For exterior noise mitigation the analysis found that in order to meet the 65 CNEL exterior noise standard, noise barriers will be required along Foothill Boulevard. The noise barriers may consist of a wall, a berm, or a combination of the two. With walls located at the top of slope the first floor exterior living areas are projected to meet the 65 CNEL outdoor noise standard. For interior noise mitigation the analysis found that with the exterior mitigation measures implemented the first floor exterior building surfaces will be exposed to noise levels of less than 65 CNEL, and therefore will require less than 20 dB exterior to interior noise reduction in order to meet the 45 CNEL interior noise standard. Utilizing construction practices common in California, residential buildings achieve outdoor to indoor noise reductions of at least 20 dB. Therefore, all first floor rooms are projected to meet the 45 CNEL interior noise standard without building upgrades. Second floor building surfaces in the project will be exposed to a maximum noise level of 69.3 CNEL, and therefore, will require at.least 24.3 dB noise reduction in order to meet the 45 CNEL interior noise standard. Detailed engineering calculations are needed for building attenuation requirements greater than 20·dB. Based upon the construction details and the EWNR values, the exterior to interior noise reduction was calculated for a number of rooms in the project. The results of the EWNR· calculations indicate that the worst-case room will achieve an outdoor to indoor noise reduction of about 24.7 dB, which exceeds the required reduction of 24.3 dB. Therefore, all rooms are projected to meet the 45 CNEL interior noise standard without building upgrades. D3-7 pg115 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 41 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Rev 9-29-15 fmnact lncor"orated lmnact lmnact Therefore, based on the information provided in the Noise Analysis, the proposed project would not expose people to or generate noise levels in excess of the standards established in the ,local general plan or noise ordinance, or applicable standards of other agencies. With the following standard mitigation measures and special mitigation measures, the noise impacts on the project will be less than significant. Exterior: 1) Prior to the issuance of any grading plans a construction-related noise mitigation plan shall be submitted to the City for review and approval. The Plan shall depict the location of the construction equipment and how the noise from this equipment would be mitigated during construction. 2) During all project site excavation and grading, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with the manufacturers' standards. 3) The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site. 4) The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction. 5) The construction contractor shall obtain the City's approval for its haul plan, with the planned haul truck routes avoiding residential areas to the extent feasible. 6) The construction contractor shall change the timing and/or sequence of the noisiest construction operations to avoid sensitive times of the day. 7) Prior to the issuance of any grading plans, the applicant shall submit a construction-related noise mitigation plan for Planning Director review and approval. This plan shall depict the location of construction equipment and how the noise from this equipment would be mitigated during construction of the project. 8) During construction, the contractor shall ensure all construction equipment is equipped with appropriate noise attenuating devices. 9) Idling equipmel]t shall ,be turned off when not in use. 10) Equipment shall be maintained so that vehicles ;md their loads are secured from rattling and banging. ·11) In order to meetthe 65 CNEL exterior noise standard, noise barriers ranging from 4 to 5.5 feet (Noise Analysis, Mestre Greve Associates, July 2015, Exhibit 3) will be required along Foothill Boulevard. The noise barriers may consist of a wall, berm, or combination of the two. The noise barriers must have a surface density of at least 3.5 pounds per square foot, and shall have D3-7 pg1l6 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 42 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Thao Significant Mitigation Signlticanl No Interior: lmnact lncornorated lmnact lmnact no openings or gaps. The wall may be constructed of stud and stucco, 3/8- inch plate glass, or 5/8-inch Plexiglas, any masonry material, or a combination of these materials. The first floor exterior living areas are projected to meet the 65 CNEL outdoor noise standard with the specified noise barriers. The walls shall be located at the top of slope. 12) For proper acoustical performance, all exterior windows and doors, and sliding glass doors must have a positive seal and leaks/cracks must be kept to a minimum. 13) To prevent sound leaks the following shall be provided: • On concrete slab, the first layer of 5/8" gypsum board on the unit side should be sealed top and bottom with resilient caulk, as well as around the junction boxes. • Window rough-in seams should be no greater than¼", and all seams should be caulked with resilient caulking. • Seal, caulk, gasket or weather-strip all joints and seams to eliminate air leakage through these assemblies. Includes around window and doorframes, at penetrations through walls, and all other openings in the building envelope 14) All first floor rooms are projected to meet the 45 CNEL interior noise standard through the installation of the exterior noise barriers along Foothill Boulevard. All rooms, including second and third floor units, are projected to meet the 45 CNEL interior noise standard without building upgrades. 15) All buildings exposed to noise levels greater than 57 CNEL will meet the 45 CNEL interior noise standard only with windows closed. Adequate ventilation, with windows closed, will be required for those units adjacent to Foothill Boulevard (Noise Analysis, Mestre Greve Associates, July 2015, Exhibit 4). b) The normal operating uses associated with this type of project normally do not induce ground borne vibrations. Construction related vibration may create short term noise and vibration impacts. Therefore, no adverse impacts are anticipated. c) The primary source of ambient noise levels in Rancho Cucamonga is traffic. The proposed project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. Because the project will not significantly increase traffic as analyzed in Section 16 Transportation/Traffic; it will likely not increase ambient noise levels within the vicinity of the project. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg117 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 43 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No lmnact lncomoraled Impact Impact d) The General Plan FPEIR (Section 4.12) indicates that during a construction phase, on-site stationary sources, heavy-duty construction vehicles, and construction equipment, will generate noise exceeding City standards. The following measures are provided to mitigate the short-term noise impacts: 16) Construction or grading shall not take place between the hours of 8:00 p.m. and 6:30 a.m. on weekdays, including Saturday, or at any time on Sunday or a national holiday. 17) Construction or grading noise levels shall not exceed the standards specified in Development Code Section 17.66.050, as measured at the property line. Developer shall hire a consultant to perform weekly noise level monitoring as specified in Development Code Section 17.66.050. Monitoring at other times may be required by the Building Official. Said consultant shall report their findings to the Building Official within 24 hours; however, if noise levels exceed the above standards, then the consultant shall immediately notify the Building Official. If noise levels exceed the above standards, then construction activities shall be reduced in intensity to a level of compliance with above noise.standards or halted. The preceding mitigation measures will reduce the disturbance created by on-site construction equipment but do not address the potential impacts because of the transport of construction materials and debris. The following mitigation measures shall then be required: 18) Haul truck delive~ies shall not take place between the hours of 8:00 p.m. and 6:30 a.m. on weekdays, including Saturday, or at any time on Sunday or a national holiday. Additionally, if heavy trucks used for hauling would exceed 100 daily trips (counting both to and from the construction site), then the developer shall prepare a noise mitigation plan denoting any construction traffic haul routes and include appropriate noise mitigation measures. To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings. e) The site is not located within an airport land use plan and is not within 2 miles of a public airport. The Project is located approximately 3 miles northerly of the Ontario Airport and is offset north of-the flight path. Therefore, no adverse impacts are anticipated. f) The nearest private airstrip, Cable Airport, is located approximately 2 1/2 miles to the west of the City's westerly limits. Therefore, no adverse impacts are anticipated. 13. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in .an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? Rev 9-29-15 D3-7pg118 () ( ) ( ) ( ) ( ) () Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 44 14. Less Than Significant less Issues. and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No Impact lncoroorated Impact lmoact c) Displace substantial numbers of people, necessitating ( ) ( ) ( ) (✓) the construction of replacement housing elsewhere? Comments: a) The project is located in a predominantly developed area and will include the development of a 175 condominium units (including 9 live-work units) on 24.19 acres of land. Although the project will increase the population growth in the area there will be a less than significant impact as the project is consistent with the underlying Zoning and General Plan Designation which density was analyzed as part of the build out in the General Plan FPEIR. Since the project is an infill project and surrounded by developed infrastructure, adequate schools and the utility capacities to serve the project, this minimal increase in population is considered less than significant. Construction activities at the site will be short-term and will not attract new employees to the area. Therefore, no adverse impacts are anticipated. b) The majority of the project site is vacant and the only existing use is a restaurant building, which was previously the Red Chief Motel front office, located on the western portion of the site, and there will be no displacement of housing or people. Therefore, no adverse impact is expected. c) The majority of the project site is vacant and the only existing use is a restaurant building, which was previously the Red Chief Motel front office, located on the western portion of the site, and there will be no displacement of housing or people. Therefore, no adverse impact is expected. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? ( ) ( ) ( ) (✓) b) Police protection? ( ) ( ) ( ) (✓) c) Schools? ( ) ( ) ( ) (✓) d) Parks? ( ) () ( ) (✓) e) Other public facilities? ( ) () ( ) (✓) Comments: a) The project site, located at the northeast corner of Foothill Boulevard and Hermosa Avenue, would be served by Fire Station #172 at 9612 San Bernardino Road, located approximately 1.6 miles from the project site. The project will not require the construction of any new facilities or alteration of any existing facilities or cause a decline in the levels of service, which could cause the need to construct new facilities. Standard conditions of approval from the Uniform Building and Fire Codes will be placed on the project to lessen the future demand and impacts to fire services. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7pg119 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 45 15. Less Than Significant Less Issues and Supporting Information Sources: Potentially With Thao Significant Mitigation Significant No lm"act lncornorated lmoact lmoacl b) Additional police protection is not required as the addition of the project will not change the pattern of uses within the surrounding area and will not have a substantial increase in property to be patrolled as the project site is within an area that is regularly patrolled. Therefore, no adverse impacts are anticipated. c) The site is in a developed area currently served by the Central School District and the Chaffey Joint Union High School District. The project will be required to pay School Fees as prescribed by State law prior to the issuance of building permits. Therefore, no adverse impacts are anticipated. d) The site is in a developed area, currently served by the City of Rancho Cucamonga. The nearest park, Red Hill Community Park located at 7484 Vineyard Avenue, is located approximately 1.4 miles northeast of the project site. The project will not require the construction of any new facilities or alteration of any existing facilities or cause a decline in the levels of service, which could cause the need to construct new facilities. A standard condition of approval will require the developer to pay Park Development Fees. Therefore, no adverse impacts are anticipated. e) The proposed project will utilize existing public facilities. The site is in a developing area, currently served by the City of Rancho Cucamonga. The project will not require the construction of any new facilities or alteration of any existing facilities or cause a decline in the levels of service, which could cause the need to construct new facilities. Cumulative development within Rancho Cucamonga will increase demand for library services. According to the General Plan FPEIR (Section 4.14), there will be a projected increase in library space demand but with the implementation of standard conditions the increase in Library Services would be mitigated to less than significant impact. Additionally, the Paul A. Biane Library has an additional 14,000 square foot shell of vacant library space that is planned for future Library use. The proposed project is consistent with the General Plan for which the FPEIR was prepared and impacts evaluated. Therefore, no adverse impacts are anticipated. RECREATION. Would the project: a) Increase the use of existing neighborhood and regional ( ) () ( ) (✓) parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require () () ( ) (✓) the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? Comments: a) The ,site is in a developed area, currently served by the City of Rancho Cucamonga. The nearest park, Red Hill Community Park located at 7484 Vineyard Avenue, is located approximately 1.4 miles northeast of the project site. A standard condition of approval will require the developer to pay Park Development Fees. Therefore, no adverse impacts are anticipated. b) The project does not include the development of new or the expansion of existing recreational facilities. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg120 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Issues and Supporting Information Sources: 16. TRANSPORTATION/TRAFFIC. Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) c) d) e) f) Conflict with an applicable congestion management program, including, but not limited to a level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that result in substantial safety risks? Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Result in inadequate emergency access? Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? Comments: City of Rancho Cucamonga Page 46 Less Than Significant less Potentially With Than Significant Mitigation Significant No 1moact lncorDorated lmoact lmoact ( ) () ( ) ( ) ( ) ( ) ( ) ( ) () ( ) () ( ) ( ) ( ) ( ) () ( ) ( ) a) The proposed project is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. The proposed project is forecast to generate 1,042 daily trips, with 80 trips in the a.m. peak hour, and 94 trips in the p.m. peak hour (Linscott, Law & Greenspan Engineers, September 2015), as shown in the following table: Rev 9-29-15 D3-7 pg121 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 47 Less Than Significant less Potentially With Than Issues and Supporting Information Sources: Signlficant Mitigation Significant No Rev 9-29-15 lmnact lncornorated lmoact lmnact PROJECT TRIP GENERATION RATES AND FORECAST D;tily A.\I Peak Hout· P:\I Peak Hour ITE Land t·se Code/Project Des..::l"iplion ::-Way Entel' f;-1:il Total Enter E:s:it I Tot;il frtn Generation Factors: . 230; Residenti:il Condominitw1.ITowuhouse (TE'DU) 5.Sl 17'!~ S3°o O.++ 67% 33~o 0.5:2 . 710: General Office Buildmg (TE/1000 SF) 11 03 88"10 12~o I I 56 l 7~il S3~o 1A9 Prooo:;,<ld Pro{l'cf Trlv Gtmm•mio11 Foro'msr-. Sycamore Heights C'o11dom.i.11i1lfll'i -(I 75 DF) 1.017 13 (4 77 61 30 91 . Sycamore Heiglm. live/Work -(:2 • .:!-11 SF) :25, 3 I 0 l 1 2 3 Proposed Project Trip Generntion Fore<'a5t 1.0-l! 16 ! 64 I so 62 I 32 I 94 I I ! :Xorts: TE.DU .. Trip ends per Dwelling,mir TEilOO0 <;f .. Trip end;. per 1000 SF ck-\·elopmenf Under existing conditions, all intersections operate at satisfactory LOS C or better during the AM and PM peak hours, with the exception of the intersection of Foothill Boulevard and Red Hill Country Club Drive, which is unsignalized and currently operates at LOS F during both the AM and PM peak hours. Per the Traffic Impact Study (Linscott, Law & Greenspan Engineers, September 2015), it is not uncommon that unsignalized public street intersections and/or driveways that have direct access to regional/major arterials, such as Foothill Boulevard, operate at an unacceptable LOS due to the limited gaps in traffic and the high volume of traffic that utilizes these streets as commuter routes. Under the opening year scenario, all intersections operate satisfactorily at LOS C or better with project mitigation. The City Engineer reviewed the Traffic Impact Study submitted for the project and concurs with the report's findings. Existing Levels of SeNice EXISTING WITH PROJECT COtlOITIONS PEAK HOUR IUTERSECTJON CAPACITY ANALYSIS SUMMARY (II (2) (3} (4) E1:h1lu:; E.ihUo; Exhtin~ \\1th PloJe{t ~i;nlflc:mr \\ llll P1·0Ject Tmfflc Con11i1ion\ T1~1ffk C'o11dlllo1n Iwp:ic1 Witb :\lhiga1iou Time Dday D.-J:1~· Ilel3Y 1..:,y 1111n5ec1iou Pa1od (\\') LOS (\ '\") LO!:> Yt5,)."o {fl") LOS Cirtwe A wnut 31 A.'1 17.~ B 1n B ;,,;o 181 B I Foilttull B011J~nrd PM BJ C v~ C ~(> !-L:: C RN Hill Conn1ry Clnb Dnw at A.'1 hJ-0 F ' J'i!.~ F Y•~ 177 c' fr,Mhill B01ilenrd PM .,:~ .. , F .'111 r Yt~ 1-l ~ B LU1k"irnn .':,treet ar ..... ~, 10 3 D ·'· II I B "' -.. Re>\ Hill Counny C"lnb On\·~ PM ,., A 8.1 A No .. .. S,m B=:rnlm~ Roed at "-" !2 ~ C ' ~~ 6 C :--:o !~.SI C foothill Bc_,ul~•·:nd P~I 2?.I C 22 J C t,;,;, 12.5 C "' =c s,conJ.1 vei ,·~ludt (~<h~i LOS"' Lo.ti of ~•r.•iu. pleas~ refer lo foMn. O•J ,ind l.J forthf LOS. ~f:,init~I Bahl »~bpLOS ,,1)~01 il,.,h,:af~ ~d,·""'° ltr.7(e low!, bJsrd on 1he LOS1t.1,:,L:ud1 mo:m~i:odm !Im ''1"'" D3-7 pg122 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 48 Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No lncorriorated Rev 9-29-15 1m□act lrn□act lm □act Opening Year Levels of Service YEAA 2018 C0t1ClncfjS P-u.K HOI.IR l!ilERSECTIOH CA?,1,CITY All,l,LYSIS Su!,l!UNY '" '" (.') '" "' \"ur 101! \'ur JOI~ \"r~r!Oi/1 EU,1lt12 Wltbo>III Pt'u/r<I \\lib Proju1 Si;u1n,·nu1 \\"Jib. Prejfrl luffJr(oudlUot11 Tumr <.onJH1<111, rnirnr < 11t1dlltou, lmpttl \\"Ub )llll;rnon tu.1.., """ ' D~hJ Dtl~J DrLI~ Kr~ Inrtnutlon Pr11,,d ~"' LO~ l ,,,, LOS , .. ti LOS \"h:,:o (\\) LO~ '"'''' ,1.,...,.... ,1 '" " ' " I ,., ' D ,., • :-o '" " h:""h,JJ 11,;,,~"'.lrJ ~, !H ,· I :;,:i ,. !~ ! ' :c-, ~n ' R,J Hdl C-nomtry (~,h n,-,v 1! ,~~, rn~ l ' !!'F? ~ ' 31~ I ' '"" '" <' hw»t,,n 11,m1.,..,.,j ~~f .l!~.I ,-... ' I l.<~ •' ' '" l~ ~ C c,nuh.m S:r,,1 ·" ,,,_~, '" ' 1,,, ' "' ' :,;o ' l'-"!HillC:-""'11f'.oC1uhDn,, ~, ,, A i " A 3:: ., ~;~ \~1Rm,u;!,,,,.,1!0,J11 .\..\l -· ' i !~ I ' !II ' " :•' ' ' ~.~,.h~l a.-.,L-,nJ m !11 ' I ri ' !81 ' :,:o !3 ! ' ~, ,..._,,,.i_,p<1•<"d•,J•l>.>\ tos~ t..-.,J ,;.....,"' i;i.,., r<!n ,., r,.•:..,,, .' vil , • {.,,.,1,..10~.!,ii;,:,,n, &,,140.t., Io, .,1...., .. ~,.,, -.t.,,.., ..,,~, !,1,i.b.a,d"'' .i:, lO<, ~d. ,..,~,.,,,,J "',t,.,,,,..., Year 2035 Levels of Service GEll""RAL Pu!I BU!LOOUT Cotmmoos PE.1.k HCUR !NTERSECTiml CAPACITY AttALYSlS SUYIJARY - I '" (!) ,.,, '" c;;, ! c:w,ul l'\:n, Hnlhlnm Gcn.-nl Ph11 Sulldour (,mer al l'l:r11 Hul1tlo111 l:1hlln; \\ilh<>tll Pr.,J«f \\ 1111 Pl.,J«T '>1;u,firJal \\ 1111 Projc<I rnffic'c.,, .. u,i,,.,, Turne c "aJl!k,11, Tr•mc C .,11,U!l<.a, 1~1•~-·~ WU!, :\I1t7'l.iloa ~~---·---~ -------~ ~------------ I1m.-11..i..r lid.>), Dtby ltd.1~ r,,:.-, la1rnc-,:1iu11 P..-fod <••·· LO', (") LOS (• \) LOS \"c,:,;., t>11 LOS r.1,, .... .,.~ ,1 rn l 1;J • ~I ! ' ?15 ' ! '" -.. ' l'O<>lht!lll"'1l<"'<,1'1 P~I !;1 ,. "' ,-I~ ; ' I ,, 11,,-J Hill Cc,:nt,'\· Cl"~ n.1~) 11 "-" I JI){! ' i:i nu !l I • :,:., "' ' ' h...t!:J!IBO<ll.,,rl '" ' ,!o ,-... ' !! I ' ' :,:a i ' R.-Jllill.f0t4".tn ( h,l, [fflS).'11 "' .:ov ," !ll ' I :,:,, " ' h•'4lll!l!locl.>\2ll "' I ... ' !11 ' ' :-,;,, f,2JPl'll:mStt ... 1,c "-" " ' • "0 • "' s f :.,, ' I I R.J H,11 foun!r, ~:h,L Dnv P~f ' " A " A .. A N<> ..,_-,,R<r.,;r,.!e:mRn.,J,r A.\I I ... ' .. D '" D I s~ l~ Q n ' l F«o!h1~ B"'-'W'\11J P)I ::1 '" Lr') ' il1.\ ' I '" "' D ,, ~,,.-• ....!;pc1,,i:,.:., . .Jr~r LO', •t«d ,rs."-"' ~!,.,,.,/., ~,,,:,,, ! • 1.>J '.' /ortt,,LO~ c!,S,,,..,,,, lldIP.loi Lo, .. 1,..-.,:,J,c,.,,.1,..,.., ,.,.,, ... 1c-.,r,~,....i .. , 4:,Ui'\uUW,ai.,,.,..,~-J..,tl., .. q.,., Different from the two preceding tables, the 2035 Buildout analysis assumes the realignment of Red Hill Country Club Drive on the north side of Foothill Boulevard, west of the proposed project. Additionally, the 2035 Buildout analysis for the intersection of San . Bernardino Road and Foothill Boulevard is forecast to operate at an adverse LOS during the PM peak hour (LOS F). However, the implementation of recommended improvements will offset the Project impact and return the operating condition of the intersection to an acceptable LOS during the AM and PM peak hours at year 2035. The project is in an area that is mostly developed with street improvements existing or included in project design. The project will not create a substantial increase in the number of vehicle trips, traffic volume, O( congestion at intersections. The project site will be required to provide street improvements (curb, gutter and sidewalk) along the street frontage of the site per City roadway standards. In addition, the City has established a Transportation Development fee that must be paid by the applicant prior to issuance of D3-7 pg123 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Issues and Supporting Information Sources: City of Rancho Cucamonga Page 49 Less Than Significant Less Potentially With Than Significant Mitigation Significant No lmnact /ncornorated lmnact lmnact building permits. Fees are used to fund roadway improvements necessary to support adequate traffic circulation. Therefore, no adverse impacts are anticipated. b) In November 2004, San Bernardino County voters passed the Measure I extension which requires local jurisdictions to impose appropriate fees on development for their fair share toward regional transportation improvement projects. On May 18, 2005, the City of Rancho Cucamonga adopted a Comprehensive Transportation Fee Schedule updating these development impact fees. As a result, the San Bernardino County Congestion Management Agency waived the Congestion Management Plan (CMP) Traffic Impact Analysis reporting requirement. This project will be required, as a condition of approval, to pay the adopted transportation development fee prior to issuance of building permit. The project is in an area that is mostly developed with all street improvements existing. The project will not negatively impact the level of service standards on adjacent arterials. The project will be required to provide street improvements (curb, gutter, and sidewalk) along the street frontage of the site. Therefore, no adverse impacts are anticipated. c) Located approximately 3 miles northerly of the Ontario Airport, the site is offset north of the fiight path and will not change air traffic patterns. Therefore, no adverse impacts are anticipated. d) The project Is in an area that is mostly developed with commercial and residential developments. The project will be required to provide street improvements (curb, gutter, and sidewalk) along the street frontage of the site. The project design does not include any sharp curves or dangerous intersections or farming uses. The project will, therefore, not create a substantial increase in hazards because of a design feature. Therefore, no adverse impacts are anticipated. e) The project will be designed to provide access for all emergency vehicles during construction and upon completion of the project and will therefore not create an inadequate emergency access. Therefore, no adverse impacts are anticipated. f) The proposed project is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. The project design provides typical features to support transportation and vehicle trip reduction (e.g., bus bays, bicycle racks, carpool parking, etc.), including local infrastructure (e.g., streets, sidewalks, and traffic/pedestrian signals), level topography, supporting transportation, and vehicle trip reduction. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg124 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 50 17. Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant Mitigation Significant No lmnact lncornorated lmnact Impact TRIBAL CULTURAL RESOURCES. Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with the cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of () Historical Resources, or in a local register of historical () () (✓) resources as defined in Public Resources Code Section 5020.1 (K), or b) A resource determined by the lead agency, in its ( ) (✓) () ( ) discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Comments: a) As defined in Public Resources Code 21074 and applying the criteria located in Public Resources Code Section 5024.1(c), the project site has not been identified as a "Historic Resource" per the standards of Rancho Cucamonga Municipal Code Section 2.24 (Historic Preservation). Additionally, A Cultural Resources Assessment was performed on the project site (Applied EarthWorks, 2017). In conjunction with the South Central Coastal Information Center at California State University, Fullerton, the California Historical Resources Information was also consulted. A total of 60 cultural resource investigations have been conducted within a 1 mile search of the project site between 1973 and 2015. Five of these studies encompass portions of the project area. As a result of these studies, the entire project site has been previously surveyed. A total of 55 cultural resources have been documented within a one-mile radius of the project site. Four cultural resources have been previously documented identified within the project site; these resources include three archaeological sites and a built-environment resource. A cultural resource survey of the project area was conducted by Applied EarthWorks on April 25, 2017. Survey transects were oriented in an east-west direction and were spaced 10-15 meters apart. The project area contained a range of topography from flat to hilly terrain with slopes that exceeded 25 degrees. Sandy, alluvial deposits containing metamorphic cobbles were found on the flatter portions of the project area, while slopes and hilltops were characterized by reddish-brown clay loam. Vegetation included sycamores, coast live oak, chamise, and weedy species, including invasive wild mustard. The western, northern, and northeastern portions of the project area contained patches of grasses and weeds that were characterized by poor ground visibility (10-40%). Ground visibility was generally good (50-80%) in the other portions of the Project area No potentially significant prehistoric or historical cultural resources were identified during the cultural resource survey of the project area; however, two cultural resources were identified within the project area as a result of the survey efforts. These resources include the historical reservoir and irrigation system (P-36-013927) and historical building (P-36- Rev 9-29-15 D3-7 pg125 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 51 Issues and Supporting Information Sources: Potentially Significant [mnact Less Than Significant With Mitigation Incorporated Less Thao Significant lmoact No Impact 013931 ); neither resources was eligible for listing on .the California Register of Historical Resources or the Rancho Cucamonga Register of Historical Landmarks. A revisit to the locations of the previously recorded prehistoric sites P-36-000897 and P-36-000898 found no evidence of artifacts or indications of subsurface deposits. Furthermore, no newly identified cultural resources were documented during the Phase I survey. Therefore, no adverse impacts are anticipated. b) In conformance with CEQA Guidelines Section 15064.5, a Cultural Resource Assessment was performed on the project site by Applied EarthWorks (May 2017). In conjunction with the South Central Coastal Information Center at California State University, Fullerton, the California Historical Resources Information was also consulted. A total of 60 cultural resource investigations have been conducted within a 1 mile search of the project site between 1973 and 2015. Five of these studies encompass portions of the project area. As a result of these studies, the entire project site has been previously surveyed. A total of 55 cultural resources have been documented within a one-mile radius of the project site. Four cultural resources have been previously documented identified within the project site; these resources include three archaeological sites and a built-environment resource. Rev 9-29-15 No potentially significant cultural resources were identified during the cultural resource survey of the project area;. however, two cultural resources were identified within the project area as a result of the survey efforts. These resources include the historical reservoir and irrigation system (P-36-013927) and historical building (P-36-013931 ); neither resources was eligible for listing on the California Register of Historical Resources or the Rancho Cucamonga Register of Historical Landmarks. A revisit to the locations of the previously recorded prehistoric sites P-36-000897 and P-36-000898 found no evidence of artifacts or indications of subsurface deposits. Furthermore, no newly identified cultural resources were documented during the Phase I survey. In the event that potentially significant archaeological materials are encountered during project related construction activities, all work must be halted in the vicinity of the archaeological discovery until a qualified archaeologist can visit the site of discovery and assess the significance of the archaeological resource. As well, Health and Safety Code 7050.5, CEQA 15064.5{e), and Public Resources Code 5097.98 mandate the process to be followed in the unlikely event of an accidental discovery of any human remains in a location other than a dedicated cemetery. As required by Senate Bill 18 (SB 18), the City submitted Tribal Consultation Requests for General Plan Amendment DRC2016-00206 to the Soboba Band of Luiseno Indians, the San Manual Band of Mission Indians, the Gabrieleno Band of Mission Indians -Kizh Nation, the Morongo Band of Mission Indians, the Serrano Nation of Mission Indians, the Gabrieleno!Tongva Nation, the Gabrieleno!Tongva San Gabriel Band of Mission Indians, and the San Fernando Band of Mission Indians. The notices were mailed on July 6, 2016 and provided for a 90-day comment period ending on October 4, 2016. Of the 8 tribes who were notified, none submitted a response requesting consultation during the notification period. As required by Assembly Bill 52 (AB 52), the City submitted Tribal Consultation Requests to the Soboba Band of Luiseno Indians, the San Manual Band of Mission Indians, the San Gabriel Band of Mission Indians, and the Torres Martinez Desert Cahuilla Indians following a completeness determination for Design Review DRC2012-00672. The notices were mailed on February 16, 2017 and provided for a 30-day comment period ending on March 20, 2017. No responses were received during this notification period; however, the D3-7 pg126 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 52 -------------------- Less Than · Significant Less Issues and Supporting Information Sources Potenllally With Than Significant Mitigation Significant No Rev 9-29-15 [mnact Income rated lmnact lmnact San Manual Band of Mission Indians did respond on April 7, 2017 requesting consultation. Although the consultation request by the San Manual Band of Mission Indians was received after the end of the consultation period the City did: honor their request and include their comments in the mitigation measures below. An additional notice was provided to the Gabrieleno Band of Mission Indians-Kizh Nation on May 17, 2017 following their AB 52 noticing request. On May 25, 2017 the Gabrieleno Band of Mission Indians -Kizh Nation responded with a request for consultation and their comments are included in the mitigation measures below. Should .any undocumented archaeological or cultural resources be discovered during ground disturbing activities, adherence to the mitigation measures listed below will ensure that all impacts will be less than significant. 1) The applicant shall contact the Gabrieleno Band of Mission Indians -Kizh Nation (GBMI-KN), and the San Manuel Band of Mission Indians (SMBMI) to discuss Tribal Monitoring of the project during all ground disturbing activities, and any trenching below the initial grade level, to ensure that cultural resources that may be encountered during ground disturbances are protected and preserved for study. The monitor(s) must be approved by the Tribal Representatives and will be present on-site during ground disturbing activities. The Native American Monitor(s) will complete monitoring logs on a daily basis. The logs will provide descriptions of the daily activities, including construction· activities, locations, soil, and any cultural materials identified. In addition, the monitor(s) will be required to provide insurance certificates, including liability insurance, for any archaeological resource(s) encountered during grading and excavation· activities pertinent to the provisions outlined in the California Environmental Quality Act, California Public Resources Code Division 13, and Section 21083.2 (a) through (k). The on-site monitoring shall end when the project site grading and excavation activities are completed, or when the Tribal Representatives and monitor have indicated that the site has a low potential for archeological resources. The applicant shall submit the results of these consultations to the City prior to issuance of grading ,permits for the project site. 2) In the event that human remains or funerary objects are encountered during any activities associated with the project, work in the immediate vicinity (within a 100-foot buffer of the find) .shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5, and that code shall be enforced for the·duration of the project. Prior to the start of ground disturbing activities, the land owner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human ,remains and/or ceremonial objects. Any discoveries of human skeletal material shall be immediately reported to the County Coroner. The monitor will then notify the Qualified Archaeologist and the construction manager who will call the coroner. Work will continue to be diverted while the coroner determines whether the remains are Native American. The discovery is to be kept confidential and secure to prevent any further disturbance. If Native American, the coroner will notify the NAHC as mandated by state law who will then appoint a Most Likely Descendent. In the case where discovered human, remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel· plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is D3-7 pg127 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016s00207, and DRC2012-00673 City of Rancho Cucamonga Page 53 Less Than Significant Less Potentially With Thao Issues and Supporting Information Sources: Significant Mitigation Significant No Rev 9-29-15 lmoact rncoroorated lmoact lmnact not available, a 24 hour guard should be posted outside of working hours. The Tribe(s) will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined, that burials will be removed. The Tribe(s) will work closely with the Qualified Archaeologist to ensure that the excavation is treated carefully, ethically, and respectfully. If data recovery is approved by the Tribe(s), documentation shall be taken which includes at a minimum detailed descriptive notes ,and sketches. Additional types of documentation shall be approved by the Tribe(s) for data recovery purposes, Cremations will either be removed in bulk or ,by means as necessary to ensure completely r,ecovery of all material. If the discovery of human remains includes 4 or more burials, the location is considered a cemetery and a separate treatment plan shall be created. The project applicant shall consult with the Tribe(s) regarding avoidance of all cemetery sites. Once complete, a final report of all activities are to be submitted to the NAHC. The Tribe(s) do NOT authorize any scientific study or ,the utilization of any invasive diagnostics on human remains. 3) In the event that Native American cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60- foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find, Work on the other portions.of the project outside of the buffered area may continue during this assessment period. The archaeologist shall contact the GBMI-KN and the SMBMI for input regarding the preservation, retention and final disposition of any discovered cultural resources. The archaeologist shall prepare a mitigation plan and technical resources management report, which. shall document the inventory, evaluation, and proposed mitigation of resources within the project area. Additionally, the GBMI-KN and the SMBMI will be contacted if any suc_h find occurs and be provided information and permitted/invited to perform a site visit when the archaeologist makes his/her assessment, so as to provide Tribal input. All archaeological resources unearthed by project construction activities shall be evaluated by the Qualified Archaeologist and Native Monitor. If the resources are Native American in origin, the Tribe(s) shall coordinate with the landowner regarding treatment and curation of these resources. Typically, the Tribe(s) will request reburial or preservation for educational purposes. If a. resource is determined by the Qualified Archaeologist to constitute a "historical resource" pursuant to CEQA Guidelines Section 15064.S(a) or has a ".unique archaeological resource" pursuant to Public Resources Code Section 21083.2(9), the Qualified Archaeologist shall coordinate with the applicant and the City to develop a formal treatment plan that would serve to reduce impacts to the resources. The treatment plan established for the resources shall be in accordance with CEQA Guidelines Section 15064.S(f) for historical resources and Public 'Resources Code Sections 21083.2(b) for unique archaeological resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is hot feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. Any ,historic archaeological material that is not Native American in origin shall be curated D3-7pg128 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 54 18. Issues and Supporting Information Sources: Potentially Significant Im act Less Than Significant With Mitigation Incorporated Less Than Significant Im act No Im act at a public, non-profit institution with a research interest in the materials, such as the San Bernardino County Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, they shall be donated to a local school or historical society in the area for educational purposes. 4) In the event that significant Native American historical resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, an SOI-qualified archaeologist shall be retained to develop a cultural resources Treatment Plan, as well as a Discovery and Monitoring Plan, the drafts of which shall be provided to the GBMI-KN and the SMBMI for review and comment. All in-field investigations, assessments, and/or data recovery enacted pursuant to the finalized Treatment Plan shall be monitored by a GBMI-KN and SMBMI Tribal Participant(s). The Lead Agency and/or applicant shall, in good faith, consult with GBMI-KN and the SMBMI on the disposition and treatment of any artifacts or other cultural materials encountered during the project. 5) Non-Native American artifacts shall be inventoried, assessed, and analyzed for cultural affiliation, personal affiliation (prior ownership), function, and temporal placement. Subsequent to analysis and reporting, these artifacts shall be subjected to curation or returned to the Property Owner/Developer, as deemed appropriate. Once ground-altering activities have ceased or the Project Archaeologist determines that monitoring activities are no longer necessary, monitoring activities may be discontinued following notification to the City of Rancho Cucamonga Planning Department. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the ( ) ( ) () (✓) applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or () () ( ) (✓) wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water ( ) ( ) ( ) (✓) drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the ( ) ( ) ( ) (✓) project from existing entitlements and resources, or are new or expanded entitlements needed? Rev 9-29-15 D3-7 pg129 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Issues and Supporting Information Sources: e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with Federal, State, and local statutes and regulations related to solid waste? Comments: City of Rancho Cucamonga Page 55 Less Than Significant Less Potentially With Than Significant Mitigation Significant No lmnact Incorporated lmoact lmnact () () ( ) (✓) ( ) ( ) ( ) (✓) ( ) ( ) ( ) (✓) a) The proposed project is served by the CVWD sewer system, which has waste treated by the Inland Empire Utilities Agency at the RP-1 and RP-4 treatment plants. The RP-1 capacity is sufficient to exceed the additional development within the western and southern areas of the City. The RP-4 treatment plant has a potential ultimate capacity of 28 mgd which is considered more than adequate to capacity to treat all increases in wastewater generation for buildout of the General Plan. The project is required to meet the requirements of the Santa Ana Regional Water Quality Control Board regarding wastewater. Therefore, no adverse impacts are anticipated. b) The proposed project is served by the CVWD sewer system, which has waste treated by the Inland Empire Utilities Agency at the RP-4 treatment plant located within Rancho Cucamonga and RP-1 located within City of Ontario, neither of which is at capacity. The project is required to meet the requirements of the Santa Ana Regional Water Quality Control Board regarding wastewater. Therefore, no adverse impacts are anticipated. c) All runoff will be conveyed to existing storm drain facilities, which have been designed to handle the flows. A Grading and Drainage Plan must be approved by the Building Official and City Engineer prior to issuance of grading permits. Therefore, no adverse impacts are anticipated. d) The project is served by the CVWD water system. There is currently a sufficient water supply available to the City of Rancho Cucamonga to serve this project. Therefore, no adverse impacts are anticipated. e) The proposed project is served by the CVWD sewer system, which has waste treated by the Inland Empire Utilities Agency at the RP-4 treatment plant located within Rancho Cucamonga and RP-1 located within City of Ontario, neither of which is at capacity. Therefore, no adverse im"pacts are anticipated. · f) Solid waste disposal will be provided by the current City contracted hauler who disposes the refuse at a permitted landfill with sufficient capacity to handle the City's solid waste disposal needs. Therefore, no adverse impacts are anticipated. g) This project complies with Federal, State, and local statutes and regulations regarding solid waste. The City of Rancho Cucamonga continues to implement waste reduction procedures consistent with AB 939. Therefore, no adverse impacts are anticipated. Rev 9-29-15 D3-7 pg130 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 56 19. Less Than Significant Less Issues and Supporting Information Sources: Potentially With Than Significant MitigaUon Significant No Im act lncor orated Im act Im act MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the ( ) (✓) ( ) ( ) quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually ( ) () ( ) (✓) limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects that will () (✓) () ( ) cause substantial adverse effects on human beings, either directly or indirectly? Comments: a) The proposed project is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. The project proposes to amend the General Plan to permit development on slopes 30 percent and greater, the subdivision of a 24.19 acre site into 6 parcels, and the development of 175 condominium units (including 9 live-work units) in the Mixed Use (MU) District. The project site characterized by the existing condominiums, vacant land and golf course land uses to the north, residential and commercial land uses to the west, the Pacific Electric Trail and Route 66 Trailhead to the east, and residential and commercial land uses to the south. According to the General Plan Figure RC-4, and Section 4.4 of the General Plan FPEIR, the .project site is not within an area of sensitive biological resources; therefore, development is not anticipated to adversely affect rare or endangered species of plants or animals because of the fact that the project is surrounded by urbanized land uses and is consistent with the General Plan Land Use Plan. A Burrowing Owl Survey & Nesting Bird Survey was prepared for the project site (RCA Associates, March 2017), which concluded that no active nests were observed and no diagnostic sign (feathers, pellets, fecal material, prey remains, etc.) of current nesting activities was detected during the survey, and that no native and/or non- native bird species recorded during the• survey were currently utilizing the site for nesting. The contribution of the project to cumulative biological impacts is not expected to be cumulatively considerable as the project site is within an urban area, is relatively small, and is isolated from areas of better habitat. The Nesting Bird Surveys Report did not identify the presence of burrowing owl activity during the survey, however, due to the potential of the site to contain burrow sites and the ability of owls to begin using the site at any time, a preconstruction clearance survey is recommended prior to site disturbance. The site does contain a large number of mature trees which have the potential to provide nesting areas for migrating birds. To avoid any impact on nesting birds, it is recommended that a pre- construction nesting bird survey be conducted a maximum 3 days prior to ground breaking activity to avoid impact to birds protected under the Fish and Game Code and the Migratory Rev 9-29-15 D3-7 pg131 \ Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 57 Less Than Significant Less PotenUally With Than Issues and Supporting Information Sources: Significant Mitigation Significant No lmnact lncornorated Impact [mnact Bird Act. Mitigation measures have been added in the Biological Resources section of the study requiring the submission of a nesting bird survey and burrowing owl survey to the Planning Department prior to the issuance of a rough grading permit. No cultural resources are known to exist on the site; however, in the unlikely event that archaeological and paleontological resources are discovered during construction, mitigation measures are included to ensure proper handling and protection. b) If the proposed project were approved, then the applicant would be required to develop the site in accordance with the City of Rancho Cucamonga General Plan. The 201 O General Plan was adopted along with the certification of a Program FEIR, Findings of Fact, and a Statement of Overriding Considerations for significant adverse environmental effects of build-out in the City and Sphere-of-Influence. The City made findings that adoption of the General Plan would result in significant adverse effects to Aesthetics, Agriculture and Forest Resources, Air Quality, Climate Change and Mineral Resources. Mitigation measures were adopted for each of these resources; however, they would not reduce impacts to less-than-significant levels. As such, the City adopted a Statement of Overriding Considerations balancing the benefits of development under the General Plan Update against the significant unavoidable adverse impacts (CEQA Guidelines Section 15092 and 15096(h)), The Traffic Impact Study prepared for the project site (Linscott Law & Greenspan, September 2015) identifies that without project improvements the Red Hill Country Club Drive and Foothill will be at LOS F, and with improvements will improve to LOS C. These benefits include less overall traffic volumes by developing mixed-use projects that will be pedestrian friendly and conservation of valuable natural open space. With these findings and the Statement of Overriding Considerations, no further discussion or evaluation of cumulative impacts is required. c) Development of the site under the proposed land use change would not cause substantial adverse effects on human beings, either directly or indirectly. The Initial Study identifies construction-related emissions of criteria pollutants as having a potentially significant impact and includes mitigation measures to reduce emission levels to a less than significant impact on the environment (see Air Quality section above for detailed analysis and mitigation measures). Additionally, impacts resulting from air quality would be short- term and would cease once construction activities were completed. As prescribed by SCAQMD, the Air Quality Assessment (Landrum & Brown, July 2015), and the Greenhouse Gas Assessment (Landrum & Brown, July 2015). This analysis concluded that because the on-site emissions are low, the emissions would not exceed the ambient air quality standards prescribed by the SCAQMD. The Initial Study identified potentially significant impacts associated with the exposure of people to increased noise levels. A Noise Impact Study Noise Analysis (Mestre Greve Associates, July 2015) was submitted for the project that-reviewed the potential interior and exteriornoise levels. The report concluded that with the proposed mitigation measures (see Noise section above for detailed analysis and mitigation measures), elevated interior and exterior noise levels created by adjacent roadways would be reduced to less than significant. EARLIER ANALYSES Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier PEIR or Negative Declaration per Section 15063(c)(3)(D). The effects identified above for this project were within the scope of and adequately analyzed in the following earlier document(s) pursuant to applicable legal standards, and such effects were Rev 9-29-15 D3-7 pg132 Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 City of Rancho Cucamonga Page 58 addressed by mitigation measures based on the earlier analysis. The following earlier analyses were utilized in completing this Initial Study and are available for review in the City of Rancho Cucamonga, Planning Division offices, 10500 Civic Center Drive (check all that apply): ( ✓) General Plan FPEIR (SCH#2000061027, Certified May 19, 2010) ( ✓) General Plan FEIR (SCH#2000061027, Certified October 17, 2001) ( ✓) Master Environmental Assessment for the 1989 Genernl Plan Update (SCH #88020115, Certified January 4, 1989) TECHNICAL APPENDICES (✓) Air Quality Assessment (Landrum & Brown, July 30, 2015) ( ✓) Arborist Report -Tree Inventory (Jim Borer, August 2, 2012) (✓) Archaeological Survey-Red Chief Motel Site (Applied Earthworks, August 28, 2012) ( ✓) Burrowing Owl Survey & Nesting Bird Survey (RCA Associates, March 16, 2017) (✓) Cultural Resource Assessment (Applied EarthWorks, May 15, 2017) ( ✓) Cultural Resource Assessment -Red Chief Motel Site (Emily Stadnicki, August 27, 2012) ( ✓) Geotechnical Engineering Report (Langan Engineering & Environmental Services, February 20, 2015) ( ✓) Greenhouse Gas Assessment (Landrum & Brown, July 30, 2015) ( ✓) Biological Assessment -Habitat Suitability Evaluation (Ecological Sciences, July 21, 2003) ( ✓) Biological Assessment -Habitat Suitability Evaluation -Update (RCA & Associates, May 25, 2017) ( ✓) Jurisdictional Waters Delineation (RCA Associates, LLC, August 14, 2017) ( ✓) Noise Analysis (Mestre Greve Associates, July 20, 2015) ( ✓) Traffic Impact Study (Linscott Law & Greenspan, November 1, 2016) ( ✓) Red Hill Country Club Neighborhood Area Traffic Study-Draft (KOA Corporation, February 2009) Rev 9-29-15 D3-7 pg133 -Initial Study for DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 ( ✓) Water Quality Management Plan -Draft (David Evans and Associates, April 11, 2017) City of Rancho Cucamonga Page 59 TECHNICAL APPENDICES (Utilized for GPA2004-00339, DRC2004-00352, SUBTT16605, and DRC2003-00637) (✓) An Archaeological Assessment of the Sycamore Village Project Site (Kathleen Del Chario, May 1990) (✓) An Historical Assessment of the Sycamore Village Project Site (Stephen Van Wormer, May 1990) Rev 9-29-15 D3-7 pg134 Initial Study for DRC2016-00206, SUBTT16605 M, DRC2012-00672, DRC2016-00207 , and DRC2012-00673 APPLI CANT CERTIFICATION City of Ran cho Cucamo ng a Page 60 I certify that I am the a::iphcant for the project described in this Initial Study. I acknowledge that I have read this Initial Study and the proposed mitiga tion measures Further, I have revised the project plans or proposals and/or hereby agree to the pro posed mitigation measures to avoid the effects or m itigate the effects to a point where clearly no significant environmental effects wou ld occur Applicant's Signature. -~_,.."""""~"'----"-·-r---.,,..!L_~------Date: --'+/4-3__,,../27~1~----- Pnnt Name and Title _ __,_K.-=-i'-'-Y'i'\-'--'-'6-~-~'-'<--/.-...,.j-+-"-v~, ____.K_....a...__n_,_,a=~~, .... ~c.--------------- Rev 9-29-1 5 D3-7 pg135 0 w I --.J -0 <O ~ w C'> MITIGATION MONITORING CHECKLIST (INITIAL STUDY PART Ill) Project File No.: DRC2012-00672 Initial Study Prepared by: Tom Grahn, Associate Planner Mitigation Measures No. / Responsible Implementing Action for Monitoring Applicant: Pacific Summit-Foothill, LLC Date: August 9, 2017 Monitoring Frequency Timing of Verification Method of Verified Verification Date /Initials ~-sedt1<J"i:lt31. ti4fi-/dJ~1ff~(-~::"';.1t ~"\t..,~. t:Yi* _,,;,.,;:,_..~"'t-~~~t~ .. -~ ... ~ t:~ ' :..~"-'.,c ' , }_~ Short Term (Construction) Emissions 1) During grading activity, all construction PD/BO equipment (;, 150 horsepower) shall be California Air Resources Board (GARB) Tier 3 Certified or better. 2) All clearing, grading, earth-moving, or PD/BO excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. 3) The contractor shall ensure that all disturbed PD unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the midmorning, afternoon, and after work is done for the day. 4) The contractor shall ensure that traffic speeds PD on unpaved roads and Project site areas are reduced to 15 miles per hour or less. 5) All construction equipment shall be maintained PD in good operating condition so as to reduce operational emissions. The contractor shall ensure that all construction equipment is being properly serviced and maintained as per manufacturers' specifications. Maintenance records shall be available at the construction site for City verification. 6) Prior to the issuance of any grading permits, PD/BO the developer shall submit Construction Plans to the City denoting the proposed schedule and projected equipment use. Construction contractors shall provide evidence that C Review of plans A/C C Review of plans A/C C Review of plans A/C C Review of plans A/C C Review of plans A/C C Review of plans C Page 1 of 22 Sanctions for Non-Compliance 2/4 2/4 2/4 2/4 2/4 2 0 U) I ....., "O lQ ~ U) ....., Mitigation Measures No. / Implementing Action low-emission mobile construction equipment will be utilized, or that their use was investigated and found to be infeasible for the project. Contractors shall also conform to any construction measures imposed by the South Coast Air Quality Management District (SCAQMD) as well as City Planning staff. 7) The construction contractor shall utilize electric or clean alternative fuel powered equipment where feasible. 8) The construction contractor shall ensure that construction°grading plans include a statement that work crews will shut off equipment when not in use. 9) All asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108. 10) All paints and coatings shall meet or exceed performance standards noted in SCAQMD Rule 1113. Paints and coatings shall be applied either by hand or high-volume, low- pressure spray. 11) All construction equipment shall comply with SCAQMD Rules 402 and 403. Additionally, contractors shall include the following provisions: • Reestablish ground cover on the construction site through seeding and watering. • Pave or apply gravel to any on-site haul roads. • Phase grading to prevent the susceptibility of large areas to erosion over extended periods of time. • Schedule activities to minimize the amounts of exposed excavated soil during and after the end of work periods. • Dispose of surplus excavated material in accordance with local ordinances and use sound engineering practices. • Sweep streets according to a schedule Responsible Monitoring Timing of Method of Verified Sanctions for for Monitoring Frequency Verification Verification Date /Initials Non-Compliance PD C Review of plans NC 2/4 PD C Review of plans NC 2/4 BO B Review of plans NC 2 BO C Review of plans NC 2/4 PD C Review of plans NC 2/4 BO C Review of plans NC 2/4 BO C Review of plans NC 2/4 BO C Review of plans NC 2/4 BO C Review of plans NC 2/4 BO C Review of plans A 4 BO C During construction A 4 Page 2 of 22 0 w I ...., ""C <C ~ w 00 Mitigation Measures No. / Implementing Action established by the City if silt is carried over to adjacent public thoroughfares or occurs as a result of hauling. Timing may vary depending upon the time of year of construction. • Suspend grading operations during high winds (i.e., wind· speeds exceeding 25 mph) in accordance with SCAQMD Rule 403 requirements. • Maintain a minimum 24-inch free board ratio on soils haul trucks or cover payloads usinq tarps or other suitable means. 12) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and Regional Water Quality Control Board (RWQCB)) daily to reduce Particulate Matter PM10 emissions, in accordance with SCAQMD Rule 403. 13) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM10 emissions. Long Term Emissions 14) Provide adequate ingress and egress at all entrances to public facilities to minimize vehicle idling at curbsides. 15) Provide preferential parking to high occupancy vehicles and shuttle services. 16) Schedule truck deliveries and pickups during off-peak hours. 17) Improve thermal integrity of the buildings and reduce thermal load with automated time clocks or occupant sensors. 18) Landscape with native and/or drought-resistant species to reduce water consumption and to provide passive solar benefits. 19) Provide lighter color roofing and road materials and tree planting programs to comply with the AQMP Miscellaneous Sources MSC-01 measure. Responsible Monitoring Timing of Method of Verified Sanctions for for Monitoring Frequency Verification Verification Date /Initials Non-Compliance BO C During construction A 4 BO C During Construction A 4 BO C During construction A 4 BO C During construction A 4 BO C Review of plans A/C 2/4 BO C Review of plans A/C 2/4 BO C Review of plans A/C 2/4 BO C Review of plans A/C 2/4 BO C Review of plans A/C 2/4 BO C Review of plans A/C 2/4 Page 3 of 22 0 w I ..... "C <C ~ w <O Mitigation Measures No./ Implementing Action 20) All residential and commercial structures shall be required to incorporate high-efficiency/low- polluting heating, air conditioning, appliances, and water heaters. Responsible for Monitoring PD 21) All residential and commercial structures shall PD be required to incorporate thermal pane windows and weather-stripping. 22) All new development in the City of Rancho PD Cucamonga shall comply with South Coast Air Quality Management District's Rule 445, Wood Burning Devices. Rule 445 was adopted in March 2008 to reduce emissions of PM2.s and precludes the installation of indoor or outdoor wood burning devices (i.e. fireplaces/hearths) in new development on or after March 9, 2009. Monitoring Frequency C C C Page 4 of 22 Timing of· Verification Review of plans Review of plans Review of plans Method of Verification D D D Verified Date /Initials Sanctions for Non-Compliance 2/3 2/3 2/3 0 w I -..J ""C lC ~ -Is 0 Mitigation Measures No./ Implementing Action Responsible for Monitoring 1) Three days prior to the removal of vegetation PD or ground-disturbing activities, a breeding bird survey that is in conformance with the Migratory Bird Act shall be required to determine whether nesting is occurring. Occupied nests shall not be disturbed unless a qualified biologist verifies through non- invasive methods that either (a) the adult birds have not begun egg-laying or incubation; or (b) the juveniles from the occupied nests are foraging independently and are capable of independent survival. If the biologist is unable to verify one of the above conditions, then no disturbance shall occur within 300 feet of non- raptor nests, and within 5,000 feet of raptor nests, during the breeding season to avoid abandonment of the young. If nests are discovered, they shall be avoided through the establishment of an appropriate buffer setback, as determined by a qualified wildlife biologist. The temporary "no construction" area shall be maintained until the nest has completed its cycle, as determined by a qualified wildlife biologist. Once the nest cycle is complete and all nestlings have fledged and have left the nest, construction in the area may resume. 2) Perform a Burrowing Owl Survey that is in PD conformance with the Department of Fish and Wildlife Staff Report on Burrowing Owl Mitigation and submit the written report outlining the findings to the California Department of Fish and Wildlife (CDFW) and the Planning Department within 30 days of groundbreaking activity. The survey shall include a habitat assessment, survey and impact analysis. The Burrowing Owl Survey shall follow the following protocol: Monitoring Frequency B B Page 5 of 22 Timing of Verification Review of plans Review of plans Method of Verified Verification Date /Initials B B Sanctions for Non-Compliance ' ::?:; '}~>;/.:. ' ' 2/4 2/4 Cl w I ..... "C lC ~ .i:,. Mitigation Measures No./ Implementing Action • Burrowing Owl Survey methodology shall be based on Appendix D (Breeding and Non-breeding Season Surveys and Reports) of the CDFW Staff Report. Results of the pre-construction survey shall be provided to CDFW and the City. If the pre-construction survey does not identify burrowing owls on the project site. then no further mitigation is required. If burrowing owls are found to be utilizing the project site during the pre-construction survey, measures shall be developed by the qualified biologist in coordination with CDFW to avoid Impacting occupied burrows during the nesting period. These measures shall be based on the most current CDFW protocols and will at minimum include establishment of buffer setbacks from occupied burrows and owl monitoring. If ground-disturbing activities are delayed or suspended for more than 30 days after the pre-construction survey, the site shall be resurveyed for owls. • During the non-breeding season from September 1 through January 31, if burrows are occupied by migratory or non- migratory resident burrowing owls during a pre-construction survey, burrow exclusion and/or closure may be used to exclude owls from those burrows. Burrow exclusion and/or closure should only be conducted by a qualified wildlife biologist in coordination with CDFW using the most current CDFW guidelines. • During the avian nesting season from February 1 through August 31, if nests are discovered, they shall be avoided through establishment of an appropriate buffer Responsible for Monitoring Monitoring Frequency Page 6 of 22 Timing of Verification Method of Verification Verified Date /Initials Sanctions for Non-Compliance 0 w I ..... "O lC ~ ,I> N Mitigation Measures No./ Implementing Action setback, as determined by a qualified wildlife biologist. The temporary "no construction" area would have to be maintained until the nest has completed its cycle, as determined by a qualified wildlife biologist. Once the nest cycle is complete and all nestlings have fledged and have left the nest, construction in the area may resume. 3) Prior to issuance of any grading permit, the Project Applicant shall provide to the City of Rancho Cucamonga either of the following: Written correspondence from the California Department of Fish and Wildlife stating that notification under Section 1602 of the California Fish and Game Code is not required for the project; or a copy of a Department executed Lake or Stream bed Alteration Agreement, authorizing impacts to California Fish and Game Code, section 1602 resources associated with the project. -•.;,,1,-·. ,.~,-·'""'' ·,-~•~•-•1'r'·• ,.,.,_•v,;, · -•-• --,_..-¾ '!;j.;'· . ~ ---.. -.·•, ?:rSeCtiOfli'OF:tGultOra1iReSbufce~;:,:~~•'-.,~-:tt~fA--;:.>£":'.~~-'~· -_,,,_"' ',,,/'.i.-.,_·,i. .. .,,:., ,..J,.,.;..,,,.., ..... , .. ~ ~.,;,,,_. .... , -~--,,,_;,,;: .... ~.~'~·'.••?-· ::'\'::~~,:,r,,:,_:.$'½ ~,;,;. ,,., : 1) If any prehistoric archaeological resources are encountered before or during grading, the developer will retain a qualified archaeologist to monitor construction activities, to take appropriate measures to protect or preserve them for study. With the assistance of the archaeologist, the City of Rancho Cucamonga will: • Enact interim measures to protect undesignated sites from demolition or significant modification without an opportunity for the City to establish its archaeological value. • Consider establishing provisions to require incorporation of archaeological sites within new developments, using their special qualities as a theme or focal point. Responsible Monitoring Timing of Method of Verified Sanctions for for Monitoring Frequency Verification Verification Date /Initials Non-Compliance PD/BO B Review of report B 2 ,_ j '·"'' ...... ,, ,:_~~ ~ ~\~~:,_,'.: ~~~j\~~~-:~~11i; l-•~C ::~~ c'-, ,~., .ti"·.,; ,:;~, < ~·x-i ;;tit;~';,;,J•:?f: ; 1.::·. :i".:":\ -._, -" '--: .:~. ,,, .,. .•• , PD/BO C Review of report AID 3/4 PD/BO C Review of report AID 3/4 Page? of 22 Cl w I ...., "O <C ~ -IS w Mitigation Measures No./ Implementing Action • Pursue educating the public about the archaeological heritage of the area. • Prepare a mitigation plan consistent with Section 21083.2 Archeological resources of CEQA to eliminate adverse project effects on significant, important, and unique prehistoric resources, including but not limited to, avoiding archeological sites, capping or covering site with soil, planning the site as a park or green space or paying an in-kind mitigation fee. • Prepare a technical resources management report, documenting the inventory, evaluation, and proposed mitigation of resources within the project area. Submit one copy of the completed report, with original illustrations, to the San Bernardino County Archaeological Information Center for permanent archiving . 2) If any paleontological resource (i.e. plant or animal fossils) are encountered before or during grading, the developer will retain a qualified paleontologist to monitor construction activities, to take appropriate measures to protect or preserve them for study. The paleontologist shall submit a report of findings that will also provide specific recommendations regarding further m'itigation measures (i.e., paleontological monitoring) that may be appropriate. Where mitigation monitoring is appropriate, the program must include, but not be limited to, the following measures: • Assign a paleontological monitor, trained and equipped to allow the rapid removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities. • Should fossils be found within an area being cleared or graded, divert earth- disturbing activities elsewhere until the Responsible Monitoring Timing of Method of Verified Sanctions for I for Monitoring Frequency Verification Verification Date /Initials Non-Compliance PD/BO C Review of report AID 3/4 P/D B/C Review of AID Plans/Report During Construction PD C Review of report AID 3/4 PD B Review of report AID 4 PD B Review of report AID 4 BO B/C Review of report AID 4 Page 8 of 22 0 w I ...... "O <C ~ t Mitigation Measures No./ Implementing Action monitor has completed salvage. If construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find. • Prepare, identify, and curate all recovered fossils for documentation in the summary report and transfer to an appropriate depository (i.e., San Bernardino County Museum). • Submit summary report to City of Rancho Cucamonga. Transfer collected specimens with a copy to the report to San Bernardino County Museum. f§~Ct,i_6~[~i~I~i§lt~_Yf ~,ci9i@9l!~:{!;?itit:·~: j~'J~-t~~~~~ ~'.:·~ 1) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and RWQCB) daily to reduce PM10 emissions, in accordance with SCAQMD Rule 403 or re- planted with drought resistant landscaping as soon as possible. 2) Frontage public streets shall be swept according to a schedule established by the City to reduce PM10 emissions associated with vehicle tracking of soil off-site. Timing may vary depending upon the time of year of construction. 3) Grading operations shall be suspended when wind speeds exceed 25 mph to minimize PM10 emissions from the site during such episodes. 4) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM10 emissions. -~i~e~J@B$~:i~(q1~1\~~A.~L~~~~@~~:~.-i.9~§li~l:t;:~3:j Cumulative Short Term (Construction) GHG Emissions 1) The project must comply with all rules that Responsible Monitoring Timing of Method of Verified Sanctions for for Monitoring Frequency Verification Verification Date /Initials Non-Compliance PD D Review of report D 3 PD D Review of report D 3 ;:~: ;;;t~;;.!:<:•_~ ~;;;~,s;: . ',t_:.,; ,, ..... ..:. '"' .,~ -.... · .. ~·,., ::/:: ~'~---!,i.f',, ~;,_.;,:1:~i.i, ;:,r 1:,,;1.~c:J,,.i>",::'.:f' -. ,.,,, ;::.-~ ,;··':':::.:°":i' . --~ . BO C During construction A 4 BO C During construction A 4 BO C During construction A 4 BO C During construction A 4 r;;1±~::~:~::t ;I~~ ~i~;-.i~~:\f~:~:i ::-,.:~t~::~1~--l}i~~ttt~~~ ::S-~: fy:::; '""" •• ,,. -,-:-~ -.-@ 1;,~,; . ft>; ,;;'.";;;':: :: !'"+,~/:;ti';._,. • ,cc ,.•·•t·· I BO C During construction A 4 Page 9 of 22 0 w I ...., ""O lC ~ .i:, U1 Mitigation Measures No. / Implementing Action assist in reducing short-term air pollutant emission in compliance with SCAWMD Rule 403 regarding fugitive dust including treating the site with water or other soil-stabilizing agent twice daily or replanting disturbed areas as quickly as possible. 2) The construction contractor shall select construction equipment based on low-emission factors and high energy efficiency and submit a statement on the grading plan that ensures all construction equipment will be tuned and maintained in accordance with the manufactures' specification. 3) Trucks shall not idle continuously for more than 5 minutes. 4) Alternative fuel powered equipment shall be utilized in lieu of gasoline-or diesel-powered enqines where feasible. 5) Construction should be timed so as not to interfere with peak-hour traffic . 6) Ridesharing and transit incentives shall be supported and encouraged for construction crew. Cumulative Long Term (Operational) GHG Emissions 7) Construction and Building materials shall be produced and/or manufactured locally. Use "Green Building Materials" such as materials that are resource efficient, recycled and manufactured in an environmentally friendly way including low-volatile-organic-compound (VOC) materials. 8) Design all buildings to exceed California Building Code Title 24 energy standard including but not limited to any combination of: • Increased insulation . • Limit air leakage through the structure . • Incorporate Energy Star or better rated windows, space heating and cooling Responsible Monitoring Timing of Method of Verified Sanctions for for Monitoring Frequency Verification Verification Date /Initials Non-Compliance BO C During construction A 4 BO C During construction A 4 BO C During construction A 4 BO C During construction A 4 BO C During construction A 4 BO A During Construction C 2 BO A During Construction C 2 Page 10 of 22 CJ w I ...., ""O lO ~ _.,. "' Mitigation Measures No. / Implementing Action equipment, light fixtures, and appliances. • Landscape and developed site utilizing shade, prevailing winds, and landscaping. • Install efficient lighting and lighting control systems. • Install light colored "cool" roofs and cool pavements. • Install solar or light emitting diodes (LED's) for outdoor lighting. 9) Prepare a comprehensive water conservation strategy appropriate for the project and include the following: • Install water efficient landscapes and irrigation systems and devices in compliance with the City of Rancho Cucamonga Water Efficient Landscape Ordinance. • Use reclaimed water for landscaping within the project if available and/or install the infrastructure to deliver and use reclaimed water. • Design building to be water efficient by installing water efficient fixtures and appliances including low flow faucets, dual flush toilets, and waterless urinals/water heaters. • Design irrigation to control runoff and to remove water to non-veaetated surfaces. 10) Reuse and recycle construction and demolition waste. Provide interior and exterior storage areas for recyclables and green waste in public areas. Educated employees about reducing waste and about recvclinq. isec:tion•9~ l'lyclr6ib't~i1n1PNaterJ:luafiiY:··;: .::-"':. ,. • :'-' • ~~-• •••-••-.••:.. -t• •'-...·!·-.,. ~r-·• -•~--. , .e-,._-~-. • -· .:... • . .,. Construction Activities 1) Prior to issuance of grading permits, the permit applicant shall submit to Building Official for Responsible Monitoring Timing of Method of Verified Sanctions for for Monitoring Frequency Verification Verification Date /Initials Non-Compliance ' BO A During Construction C 2 CE A Review of plans C 2 ~t:_"?;,:;:f·_/ .:~-:~~:= -~ -~::~~£/T~ -:_-?=-:,-_-·:·:. .. ~\.~~-~;:~~.:~~-:: ~:;:~ ;/ :-:~: ~. ~-~ _ ... _ ?:~t •• L ; • •• • :;i;_~:: -~·\\·~ :--. : ';~••\••••• ~ • ~ r:;_ :-: • .••~, BO B/C/D Review of plans A/C 2/4 Page 11 of22 0 w I ...., ""C (C ~ .i,. ...., Mitigation Measures No. / Implementing Action approval, Storm Water Pollution Prevention Plan (SWPPP) specifically identifying Best Management Practices (BMPs) that shall be used on-site to reduce pollutants during construction activities entering the storm drain system to the maximum extent practical. 2) An Erosion Control Plan shall be prepared, included in the Grading Plan, and implemented for the proposed project that identifies specific measures to control on-site and off-site erosion from the time ground disturbing activities are initiated through completion of grading. This Erosion Control Plan shall include the following measures at a minimum: a) Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in Southern California, and b) An inspection and maintenance program shall be included to ensure that any erosion which does occur either on-site or off-site as a result of this project will be corrected through a remediation or restoration program within a specified time frame . 3) During construction, temporary berms such as sandbags or gravel dikes must be used to prevent discharge of debris or sediment from the site when there is rainfall or other runoff. 4) During construction, to remove pollutants, street cleaning will be performed prior to storm events and after the use of water trucks to control dust in order to prevent discharge of debris or sediment from the site. 5) Prior to issuance of grading or paving permits, the applicant shall obtain a Notice of Intent (NOi) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number) shall be submitted to the Responsible Monitoring Timing of Method of Verified Sanctions for for Monitoring Frequency Verification Verification Date /Initials Non-Compliance BO B/C/D Review of plans A/C 2/4 . BO B/C/D Review of plans A/C 2/4 BO B/C/D Review of plans A/C 2/4 BO B/C/D Review of plans A/C 2/4 I Page 12 of 22 0 w I -.J "C IC ~ "" 00 Mitigation Measures No./ Implementing Action City Building Official for coverage under the NPDES General Construction Permit. Post-Construction Operational Responsible for Monitoring 6) Prior to issuance of building permits, the BO applicant shall submit to the City Building Official for approval of a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The WQMP shall identify the structural and non-structural measures consistent with the Guidelines for New Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004. 7) Landscaping plans shall include provisions for BO controlling and minimizing the use of fertilizers/pesticides/herbicides. Landscaped areas shall be monitored and maintained for at least two years to ensure adequate coverage and stable growth. Plans for these areas, including monitoring provisions for a minimum of two years, shall be submitted to the City for review and approval prior to the issuance of gradino oermits. Grading Activities 8) Prior to issuance of building permits, the BO applicant shall submit to the City Engineer for approval of a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The WQMP shall identify the structural and non-structural measures consistent with the Guidelines for New Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004. 9) Prior to issuance of grading or oaving permits, BO Monitoring Frequency B/C/D B/C/D B/C/D B/C/D Page 13 of22 Timing of Verification Review of plans Review of plans Review of plans Review of plans Method of Verification NC NC NC NC Verified Date /Initials Sanctions for Non-Compliance 2/4 2/4 2/4 2/4 Mitigation Measures No./ Implementing Action the applicant shall obtain a Notice of Intent (NOi) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number) shall be submitted to the City Building Official for coverage under the NPDES General Construction Permit. Responsible for Monitoring Monitoring Frequency Timing of Verification Method of Verification Verified Date /Initials Sanctions for Non-Compliance 10) The developer shall implement the BMPs BO B/C/D Review of plans A/C 2/4 identified in the Preliminary Water Quality Management Plan (David Evans and Associates, April 2017) to reduce construction pollutants from entering the storm drain system to the maximum extent practical. Exterior 1) Prior to the issuance of any grading plans a PD/BO construction-related noise mitigation plan shall be submitted to the City for review and approval. The Plan shall depict the location of the construction equipment and how the noise from this equipment would be mitigated during construction. 2) During all project site excavation and grading, BO the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with the manufacturers' standards. 3) The project contractor shall place all stationary BO construction equipment so that emitted noise is directed away from sensitive receptors nearest the oroiect site. 4) The construction contractor shall locate BO equipment staging in areas that will create the greatest distance between construction- related noise sources and noise-sensitive receptors nearest the project site during all project construction. B Review of plans A/C 2/4 B Review of plans A/C 2/4 B Review of plans A/C 2/4 B Review of plans A/C 2/4 Page 14 of 22 0 w I -.J "C <C ~ l11 0 Mitigation Measures No./ Implementing Action 5) The construction contractor shall obtain the City's approval for its haul plan, with the planned haul truck routes avoiding residential areas to the extent feasible. 6) The construction contractor shall change the timing and/or sequence of the noisiest construction operations to avoid sensitive times of the dav. 7) Prior to the issuance of any grading plans, the applicant shall submit a construction-related noise mitigation plan for Planning Director review and approval. This plan shall depict the location of construction equipment and how the noise from this equipment would be mitigated during construction of the project. 8) During construction, the contractor shall ensure all construction equipment is equipped with appropriate noise attenuatinQ devices. 9) Idling equipment shall be turned off when not in use. 10) Equipment shall be maintained so that vehicles and their loads are secured from rattling and banging. 11) In order to meet the 65 CNEL exterior noise standard, noise barriers ranging from 4 to 5.5 feet (Noise Analysis, Mestre Greve Associates, July 2015, Exhibit 3) will be required along Foothill Boulevard. The noise barriers may consist of a wall, berm, or combination of the two. The noise barriers must have a surface density of at least 3.5 pounds per square foot, and shall have no openings or gaps. The wall may be constructed of stud and stucco, 3/8- inch plate glass, or 5/8-inch Plexiglas, any masonry material, or a combination of these materials. The first floor exterior living areas are projected to meet the 65 CNEL outdoor noise standard with the specified noise barriers. The walls shall be located at the top of slope. Responsible Monitoring Timing of Method of Verified Sanctions for for Monitoring Frequency Verification Verification Date /Initials Non-Compliance CE B Review of plans D 2/4 PD/BO C Review of plans A 2/4 PD B Review of plans C 2/4 PD B Review of plans A/C 2/4 PD B Review of plans A/C 2/4 PD B Review of plans A/C 2/4 PD B Review of plans A/C 2/4 Page 15of22 0 w I ..., "C lC ~ lJ1 ~ Mitigation Measures No. / Implementing Action Interior 12) For proper acoustical performance. all exterior windows and doors, and sliding glass doors must have a positive seal and leaks/cracks must be kept to a minimum. 13) To prevent sound leaks the following should be provided: • On concrete slab, the first layer of 5/8" gypsum board on the unit side should be sealed top and bottom with resilient caulk, as well as around the junction boxes. • Window rough-in seams should be no greater than ¼", and all seams should be caulked with resilient caulkinq. • Seal, caulk, gasket or weather-strip all joints and seams to eliminate air leakage through these assemblies. Includes around window and doorframes, at penetrations through walls, and all other openings in the building envelope. 14) All first floor rooms are projected to meet the 45 CNEL interior noise standard through the installation of the exterior noise barriers along Foothill Boulevard. All rooms, including second and third floor units, are projected to meet the 45 CNEL interior noise standard without building upgrades. 15) All buildings exposed to noise levels greater than 57 CNEL will meet the 45 CNEL interior noise standard only with windows closed. Adequate ventilation, with windows closed, will be required for those units adjacent to Foothill Boulevard (Noise Analysis, Mestre Greve Associates, Julv 2015, Exhibit 4). 16) Construction or grading shall not take place between the hours of 8:00 p.m. and 6:30 a.m. on weekdays, including Saturday, or at any time on Sunday or a national holiday. 17) Construction or grading noise levels shall not exceed the standards specified in Responsible Monitoring Timing of Method of Verified Sanctions for for Monitoring Frequency Verification Verification Date /Initials Non-Compliance PD B Review of plans A/C 2/3 BO B/C Review of plans A/C 2/3 BO BID Review of plans A/C 2/3 BO B/D Review of plans A/C 2/3 BO B/D Review of plans A/C 2/3 BO B/C/D Review of plans A/C 2/4 BO B/C/D Review of plans A/C 2/4 BO B/C/D Review of plans A/C 2/4 BO B/C/D Review of plans A/C 2/4 Page 16 of 22 0 w I -.J "C tC ~ lJ1 N Mitigation Measures No. / Implementing Action Development Code Section 17 .66.050, as measured at the property line. Developer shall hire a consultant to perform weekly noise level monitoring as specified in Development Code Section 17.66.050. Monitoring at other times may be required by the Building Official. Said consultant shall report their findings to the Building Official within 24 hours; however, if noise levels exceed the above standards, then the consultant shall immediately notify the Building Official. If noise levels exceed the above standards, then construction activities shall be reduced in intensity to a level of compliance with above noise standards or halted. Responsible for Monitoring Monitoring Frequency 18) Haul truck deliveries shall not take place BO B/C/D between the hours of 8:00 p.m. and 6:30 a.m. on weekdays, including Saturday, or at any time on Sunday or a national holiday. Additionally, if heavy trucks used for hauling would exceed 100 daily trips (counting both to and from the construction site), then the developer shall prepare a noise mitigation plan denoting any construction traffic haul routes and include appropriate noise mitigation measures. To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings. Timing of Verification Review of plans Method of Verification A/C Verified Date /Initials Sanctions for Non-Compliance 2/4 -.. 1) The applicant shall contact the Gabrieleno PD/BO C Review of plans AID 3/4 Band of Mission Indians -Kizh Nation (GBMI- KN) and the San Manuel Band of Mission Indians (SMBMI) to discuss Tribal Monitoring of the project during all ground disturbing activities, and any trenching below the initial grade level, to ensure that cultural resources that may be encountered during ground disturbances are protected and preserved for study. The monitor(s) must be approved by the Tribal Representatives and will be present on- Page 17 of 22 0 w I -..J "C lQ ~ u, w Mitigation Measures No./ Implementing Action site during ground disturbing activities. The Native American Monitor(s) will complete monitoring logs on a daily basis. The logs will provide descriptions of the daily activities, including construction activities, locations, soil, and any cultural materials identified. In addition, the monitor(s) will be required to provide insurance certificates, including liability insurance, for any archaeological resource(s) encountered during grading and excavation activities pertinent to the provisions outlined in the California Environmental Quality Act, California Public Resources Code Division 13, and Section 21083.2 (a) through (k). The on- site monitoring shall end when the project site grading and excavation activities are completed, or when the Tribal Representatives and monitor have indicated that the site has a low potential for archeological resources. The applicant shall submit the results of these consultations to the City prior to issuance of arading permits for the project site. 2) In the event that human remains or funerary objects are encountered during any activities associated with the project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5, and that code shall be enforced for the duration of the project. Prior to the start of ground disturbing activities, the land owner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects. Any discoveries of human skeletal material shall be immediately reported to the County Coroner. The monitor will then notify the Qualified Archaeologist and the construction manager who will call the coroner. Work will continue to be diverted Responsible for Monitoring PD/BO Monitoring Frequency C Page 18 of 22 Timing of Verification Review of plans Method of Verification AID Verified Date /Initials Sanctions for Non-Compliance 3/4 0 w I ...., "C I.C ~ l11 .i,. Mitigation Measures No./ Implementing Action while the coroner determines whether the remains are Native American. The discovery is to be kept confidential and secure to prevent any further disturbance. If Native American, the coroner will notify the NAHC as mandated by state law who will then appoint a Most Likely Descendent. In the case where discovered human remains cannot be fully documented and recovered on the same day, the.remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24 hour guard should be posted outside of working hours. The Tribe(s) will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed. The Tribe(s) will work closely with the Qualified Archaeologist to ensure that the excavation is treated carefully, ethically, and respectfully. If data recovery is approved by the Tribe{s), documentation shall be taken which includes at a minimum detailed descriptive notes and sketches. Additional types of documentation shall be approved by the Tribe(s) for data recovery purposes. Cremations will either be removed in bulk or by means as necessary to ensure completely recovery of all material. If the discovery of human remains includes 4 or more burials, the location is considered a cemetery and a separate treatment plan shall be created. The project applicant shall consult with the Tribe(s) regarding avoidance of all cemetery sites. Once complete, a final report of all activities are to be submitted to the NAHC. The Tribe(s) do NOT authorize any scientific study or the utilization of any invasive diagnostics on human remains. Responsible for Monitoring Monitoring Frequency Page 19 of 22 Timing of Verification Method of Verification Verified Date /Initials Sanctions for Non-Compliance 0 w I -..J "Cl lC ~ U1 U1 Mitigation Measures No. / Implementing Action 3) In the event that Native American cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60-foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the other portions of the project outside of the buffered area may continue during this assessment period. The archaeologist shall contact the GBMI-KN and the SMBMI for input regarding , the preservation, retention and final disposition of any discovered cultural resources. The archaeologist shall prepare a mitigation plan and technical resources management report, which shall document the inventory, evaluation, and proposed mitigation of resources within the project area. Additionally, the GBMI-KN and the SMBMI will be contacted if any such find occurs and be provided information and permitted/invited to perform a site visit when the archaeologist makes his/her assessment, so as to provide Tribal input. All archaeological resources unearthed by project construction activities shall be evaluated by the Qualified Archaeologist and Native Monitor. If the resources are Native American in origin, the Tribe(s) shall coordinate with the landowner regarding treatment and curation of these resources. Typically, the Tribe(s) will request reburial or preservation for educational purposes. If a resource is determined by the Qualified Archaeologist to constitute a "historical resource" pursuant to CEQA Guidelines Section 15064.5(a) or has a "unique archaeological resource" pursuant to Public Resources Code Section 21083.2(g), the Qualified Archaeologist shall coordinate with the applicant and the City to develop a formal Responsible for Monitoring PD/BO Monitoring Frequency C Page 20 of 22 Timing of Verification Review of plans Method of Verification ND Verified Dale /Initials Sanctions for Non-Compliance 3/4 0 w I ..... "C lQ ~ U1 O'l Mitigation Measures No./ Implementing Action treatment plan that would serve to reduce impacts to the resources. The treatment plan established for the resources shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical resources and Public Resources Code Sections 21083.2(b) for unique archaeological resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. Any historic archaeological material that is not Native American in origin shall be curated at a public, non-profit institution with a research interest in the materials, such as the San Bernardino County Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, they shall be donated to a local school or historical society in the area for educational purposes. 4) In the event that significant Native American historical resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, an SOI-qualified archaeologist shall be retained to develop a cultural resources Treatment Plan, as well as a Discovery and Monitoring Plan, the drafts of which shall be provided to the GBMI-KN and the SMBMI for review and comment. All in-field investigations, assessments, and/or data recovery enacted pursuant to the finalized Treatment Plan shall be monitored by a GBMI- KN and SMBMI Tribal Participant(s). The Lead Agency and/or applicant shall, in good faith, consult with GBMI-KN and the SMBM I on the disposition and treatment of any Responsible for Monitoring PD/BO Monitoring Frequency C Page 21 of 22 Timing of Verification Review of plans Method of Verification AID Verified Date /Initials Sanctions for Non-Compliance 3/4 0 w I --.J "'C lC U1 --.J Mitigation Measures No. / Responsible Monitoring Timing of Method of Verified Sanctions for Implementing Action for Monitoring Frequency Verification Verification Date /Initials Non-Compliance artifacts or other cultural materials encountered during the project. 5) Non-Native American artifacts shall be PD/BO C Review of plans ND 3/4 inventoried, assessed, and analyzed for cultural affiliation, personal affiliation (prior ownership), function, and temporal placement. Subsequent to analysis and reporting, these artifacts shall be subjected to curation or returned to the Property Owner/Developer, as deemed appropriate. Once ground-altering activities have ceased or the Project Archaeologist determines that monitoring activities are no longer necessary, monitoring activities may be discontinued following notification to the City of Rancho Cucamonga Planninq Department. Key to Checklist Abbreviations COD -Community Development Director or designee A -With Each New Development A -On-site Inspection 1 -Withhold Recordalion of Final Map PD -Planning Director or designee B -Prior To Construction B -Other Agency Permit/ Approval 2 -Withhold Grading or Building Permit CE -City Engineer or designee C -Throughout Construction C -Plan Check 3 -Withhold Certificate of Occupancy BO -Building Official or designee D -On Completion D -Separate Submittal (Reports/Studies/ Plans) 4 -Stop Work Order PO -Police Captain or designee E -Operating 5 -Retain Deposit or Bonds FC -Fire Chief or designee 6 -Revoke CUP 7 -Citation Page 22 of 22 City of Rancho Cucamonga MITIGATION MONITORING PROGRAM Project File No.: General Plan Amendment DRC2016-00206, Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. This Mitigation Monitoring Program (MMP) has been prepared for use in implementing the mitigation measures identified in the Mitigated Negative Declaration for the above-listed project. This program has been prepared in compliance with State law to ensure that adopted mitigation measures are implemented (Section 21081.6 of the Public Resources Code). Program Components -This MMP contains the following elements: 1. Conditions of approval that act as impact mitigation measures are recorded with the action and the procedure necessary to ensure compliance. The mitigation measure conditions of approval are contained in the adopted Resolution of Approval for the project. 2. A procedure of compliance and verification has been outlined for each action necessary. This procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported. 3. The MMP has been designed to provide focused, yet flexible guidelines. As monitoring progresses, changes to compliance procedures may be necessary based upon recommendations by those responsible for the program. Program Management-The MMP will be in place through all phases of the project. The project planner, assigned by the Planning Director, shall coordinate enforcement of the MMP. The project planner oversees the MMP and reviews the Reporting Forms to ensure they are filled out correctly and proper action is taken on each mitigation. Each City department shall ensure compliance of the conditions (mitigation) that relate to that department. Procedures -The following steps will be followed by the City of Rancho Cucamonga. 1. A fee covering all costs and expenses, including any consultants' fees, incurred by the City in performing monitoring or reporting programs shall be charged to the applicant. 2. A MMP Reporting Form will be prepared for each potentially significant impact and its corresponding mitigation measure identified in the Mitigation Monitoring Checklist, attached hereto. This procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported. All monitoring and reporting documentation will be kept in the project file with the department having the original authority for processing the project. Reports will be available from the City upon request at the following address: EXHIRIT 0 City of Rancho Cucamonga -Lead Agency Planning Department 10500 Civic Center Drive Rancho Cucamonga, CA 91730 D3-7 pg158 Mitigation Monitoring Program GPA DRC2016-00207, SUBTT16605M, DR DRC2012-00672, VAR DRC2016-00207, and TRP DRC2012-00673 Page 2 3. Appropriate specialists will be retained if technical expertise beyond the City staffs is needed, as determined by the project planner, or responsible City department, to monitor specific mitigation activities and provide appropriate written approvals to the project planner. 4. The project planner, or responsible City department, will approve, by signature and date, the completion of each action item that was identified on the MMP Reporting Form. After each measure is verified for compliance, no further action is required for the specific phase of development. 5. All MMP Reporting Forms for an impact issue requiring no further monitoring will be signed off as completed by the project planner or responsible City department at the bottom of the MMP Reporting Form. 6. Unanticipated circumstances may arise requiring the refinement or addition of mitigation measures. The project planner is responsible for approving any such refinements or additions. An MMP Reporting Form will be completed by the project planner or responsible City department and a copy provided to the appropriate design, construction, or operational personnel. 7. The project planner or responsible City department has the authority to stop the work of construction contractors if compliance with any aspects of the MMP is not occurring after written notification has been issued. The project planner or responsible City department also has the authority to hold certificates of occupancies if compliance with a mitigation measure attached hereto is not occurring. The project planner or responsible City department has the authority to hold issuance of a business license until all mitigation measures are implemented. 8. Any conditions (mitigation) that require monitoring after project completion shall be the responsibility of the City of Rancho Cucamonga Planning Department. The Department shall require the applicant to post any necessary funds (or other forms of guarantee) with the City. These funds shall be used by the City to retain consultants and/or pay for City staff time to monitor and report on the mitigation measure for the required period of time. 9. In those instances requiring long-term project monitoring, the applicant shall provide the City with a plan for monitoring the mitigation activities at the project site and reporting the monitoring results to the City. Said plan shall identify the reporter as an individual qualified to know whether the particular mitigation measure has been implemented. The monitoring/reporting plan shall conform to the City's MMP and shall be approved by the Community Development Director or Planning Director prior to the issuance of building permits. D3-7 pg159 ------------------------ City of Rancho Cucamonga MITIGATED NEGATIVE DECLARATION The following Mitigated Negative Declaration is being circulated for public review in accordance with the California Environmental Quality Act Section 21091 and 21092 of the Public Resources Code. Project File No.: General Plan Amendment DRC2016-00206, Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673. Public Review Period Closes: August 9, 2017 Project Name: Sycamore Heights Project Applicant: Chad Stadnicki Pacific Summit-Foothill, LLC 212 S. Palm Avenue, 2nd Floor Alhambra, CA 91801 Project Location (also see attached map): The project site is located on the north side of Foothill Boulevard, between San Bernardino Road and Baker Avenue in a hillside area on the southerly flank of Red Hill and surrounding the historic Sycamore Inn restaurant. Project Description: The applicant, Pacific Summit-Foothill, LLC, proposes an amendment to the General Plan to revise tables and text, including clarifying text as necessary to allow the development of land that contains slopes of 30 percent or greater, a Tentative Tract Map to subdivide a property of 24.19 acres into 6 parcels, and a Design Review for the development of 175 condominium units (including 9 live-work units) located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail. FINDING This is to advise that the City of Rancho Cucamonga, acting as the lead agency, has conducted an Initial Study to determine if the project may have a significant effect on the environment and is proposing this Mitigated Negative Declaration based upon the following finding: The Initial Study identified potentially significant effects but: (1) Revisions in the project plans or proposals made or agreed to by the applicant before this proposed Mitigated Negative Declaration was released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and (2) There is no substantial evidence before the agency that the project, as revised, may have a significant effect on the environment. If adopted, the Mitigated Negative Declaration means that an Environmental Impact Report will not be required. The factual and analytical basis for this finding is included in the attached Initial Study. The project file and all related documents are available for review at the City of Rancho Cucamonga Planning Department at 10500 Civic Center Drive (909) 477-2750 or Fax (909) 477-2847. NOTICE The public is invited to comment on the proposed Mitigated Negative Declaration during the review period. Date of Determination Adopted By D3-7 pg160 ---------------------------------~------- State of Californ ia -Natura! Resourc es Agency DEPARTMENT OF FISH AND WILDLIFE Inland Deserts Region 3602 Inl a nd Empire Blvd ., Suite C-220 Ontario, CA 91764 (909) 484-0167 www.wildlife.ca.gov July 27, 2017 Sent via email Mr. T homas Grahn City of Rancho Cucamonga 10500 Civic Cent er D rive Ran cho Cucamonga, CA 9 1730 tom.grahn@cityofrc.us EDMUND G. BROWN, Jr., Governor CHARLTON H . BONHAM, Director CITY OF RANCHO CUCAMON '' JUL 2 7 2017 RECEIVED · PLAN ~J)NC Subj ect: Init ial Study with P roposed Mitigated Negative Declaration GPA DRC2016 -0 0206, S UBTT1 6605M, DR DRC2012-00672, VAR DRC20 16-00207, & TRP DRC2012-00673 (Sycamo re H eights Project) State Clearinghouse No. 20170710 10 Dear Mr. Grahn: The Department of Fish and Wildlife (Department) app rec iates the oppo rtunity to comment on the In itial Study and proposed Mit igated Negative Decla r ation (IS/MND) for General Plan Amendment DRC2016-00206, Tentative Tract Map Modification SUB TT1 6605 M , Des ign review DRC 20 12 -0 06 72 , Va riance DRC20 16-00207, and Tree Removal Permit DRC2012-00673, referred to as th e Sycamore Heights Project (project) [State Clearingho use No. 20 17071 01 0]. The Departme nt is respond ing to the IS /MND as a Tru stee Agency for fish and wi ldlife resources (California Fish and Game Code Sections 711.7 and 1802 , and the California Envi ronmental Q u ality Act [CEQA] Guidelines Section 15386), and as a Respons ible Agency regarding any discretionary actions (CEQA Guidelines S ec tion 15381 ), such as the issuance of a Lake o r Streambed Alteration Agreement (California Fi sh and Game Code Sections 1600 et seq.) and /o r a California Endang e red Species Act (CESA) Perm it for Incidental Take of End ange red, Threatened, and/or Candidate species (Ca lifornia Fish and G ame Code Sections 2080 and 2080.1 ). The project proposes t he development of 175 atta ched condom in ium units on 24.19 acres located on the no rth side of Footh ill Bou levard, between Red Hill Country C lu b Drive and the Pa cific El ect ric Trail, in th e C ity of Ran cho Cucamonga, San Bernardino County. Conserving Cafrfo nzia 1s W i[cf(ije S in ce 1870 r=YMIRIT R D3 -7 pg161 Mitigated Negative Declaration Sycamore Heights Project SCH No. 2017071010 Page 2 of 3 COMMENTS AND RECOMMENDATIONS The Department has jurisdiction over the conservation, prntection, and management of fish, wildlife, native plants, and the habitat necessary for biologically sustainable populations of those species (i.e., biological resources); and administers the Natural Community Conservation Planning Program (NCCP Program). The Department offers the comments and recommendations presented below to assist the City of Rancho Cucamonga (City; the CEQA lead agency) in adequately identifying and/or mitigating the project's significant, or potentially significant, impacts on biological resources. The Department's comments and recommendations on the IS/MND include: Jurisdictional Waters Please note that the Department requires notification for work undertaken in or near any river, stream, or lake that flows at least episodically, including ephemeral streams, desert washes, and watercourses with a subsurface flow. Fish and Game Code section 1602 states, "An entity may not substantially divert or obstruct the natural flow of, or substantially change or use any material from the bed, channel, or bank of, any river, stream, or lake, or deposit or dispose of debris, waste, or other material containing crumbled, flaked, or ground pavement where it may pass into any river, stream, or lake, unless all of the following occur .... " Upon receipt of a complete notification, the Department determines if the activities may substantially adversely affect existing fish and wildlife resources. The July 21, 2003 Ecological Sciences, Inc., 2003 Habitat Suitability Evaluation states (Page 4) "The site is ... bisected by several north-south trending drainages (n=4)" and (Page 12) " ... based on our initial site visit and general jurisdictional analysis, several potentially jurisdictional features are present on site (e.g., four generally north-south trending drainages." Page 12 of the 2,003 Habitat Suitability Evaluation also comments that "A formal delineation for either state or federal wetland jurisdiction was not conducted for this analysis" and that "Further analysis would be necessary to determine jurisdictional status and more fully evaluate the need for permitting prior to site development." Despite the recommendation for further analysis, the Department was unable to ascertain (based on the documents circulated for review) .whether further analysis was completed. Based on review of aerial photography, the site plan, and conceptual grading plan (copies of the latter two were requested for review by the Department) the Department recommends that prior to adoption of the MND the City condition a new mitigation measure requiring that the project applicant submit a Notification of Lake or Streambed Alteration to the Department's Lake and Streambed D3-7 pg162 ~--------------------------------~---------~- Mitigated Negative Declaration Sycamore Heights Proj ect SCH No. 20170710 10 Page 3 of 3 Alteration Program at t he Ontario office. Specifically, the Department requests tha t the City condition the inclusion of the following new mitigation measure in the MND: Mitigation Measure 810-3 : Prior to issuance of any grading permit Project App licant shal l provide to the City of Rancho Cucamonga eithe r of the fo ll owing: Written correspondence from t he Ca lifornia Department of Fish and Wild life stating that notification unde r Section 1602 of the California Fi sh and Game Code is not requ ired fo r t he proj ect ; o r a copy of a Department- executed Lake or Streambed Alteration Ag reement, authorizing impact s to Ca lifornia Fish and Game Code, section 1602 resources associated with the project. Department Conclusion s and Further Coordination The Department appreciates the opportunity to comment on the IS /M ND for the Sycamo re Heights Project (SCH No. 20 170710 10), and we request that the City of Ranch o Cucamonga condition the inclusion o f Mit igation Measure 810-3 prior to adoption of the MND. If you should have any questions pertaining to th e comments provided in this letter, please co ntact Joanna Gibson at (909) 987-7449 or at joanna.qibson@w il dli fe.ca .gov . Sincerely , L e""~~r,::cNair 0 gional Manager ec: State Clearinghouse D3-7pg163 CITY OF RANCHO CUCAMONGA AUG D 7 2017 , laooios c.orviMissio~ECEIVED -PLANNING c i-ty of Rancho Coca WJOrl'Jcl esoq Ca I le Cora be RaochD Cocan1or>:JarCR 91,.Jo (qoq) '131-OB~ R<J.,:JO-St t, z.o 17 My concern.s abaot +ne praposec/ syc;:1rr1or-e Heisbi:5' Development- a.r·e ex pressed below ancl in + he c1 ttached newspaper t3rt(o.,/e, .Genera I Plan An1~ndmelflt- Requiv-ed -f:c, _per-mi't development-o-f slope~ in exce~s of 30'1v, Th?se, 6 f u-s I 1v I Oj u_p h 1 _11 ..Pn~fl/1 the f rqject have: beer,a~ur-ec) -that bu,1 Id I nJ on +ne..se h, //-sides 1-.s-per~ectly safe. HoweVei~ 1 1Ne. Were g1 ve:n th rue same assurances wheU'I oar-colVI. Monitv Wei$ /Ju, It, yet SolVI~ of tile s.Slope-s f!cJV_e Way W i'th; fl a year-, And becc1u.se o-/! +he iasf-;3,pij,·+y o.P F?ed Hit/ .sor/1modJacki'n3 has bee-vi required tci -S-1-a b, I, -ze soroe of! 001' un ,t:s, Ti'a£ti c. _ . . _ . Ve hie.le +1-,p{, eenerate.d .by -this p,oJec.t-w, II exace,bc1+e coodrtion~ et ~r-oba.bty the wor-st inter-s~:+itJn in +he City-_-Foothill anc/ ~eel H 1 1 l CoCJ_ri+ry Club Dr-ive. A+ /ea.st 350 ve l1ic /es W ! 11 ~e b1:1seJ in .+he CoM11-1uo1+y and Who l<nows bow rnuch traffic, +ne l1ve-wen-K. u111t-s wi'I/ or~ate, Witti ein/y one way in a11c/ out :cznJ 1-0J'1t--f:ur:-fls 6nly 1 exi+in3 r1Ver--s who wish +o +rave/ es-sr Will have t-o 1n1+rally pr-oceec[ v, <2ST j execute a U-:-t-urn somewhere cJ nd be-a cl back (. or {jLJf-ouei-Rea:/ H; II). £asthound dr1Ver.s who W<'lnt to enter -/-he deue/op,m~nt-will have +o rever:se +ne pr-oces-s. Hom"' lessnes:s . · · _HoMe/ess people ...somefime.s oamp oot-h,:s rrorerty. S-0-r build,n-J +h.s pr-QJect-~ i JI not ,.salve toe pr~oblem --,'f wii only cause the-se 1'ndiv1doats -1-o relocare . .J-f +be C.iTfi aod develope-r-.c::Jre set-,o~s abou-t c3l/e-via-/-irtg hoMel~ne5S'1 -they -shoo le/ coordinate Wrt/7 8._Jenc1es +haf-CEO prauide +he shel-t-er and 8Ss1:.Stance wi-t-h mental health encl ..sue-stance a.bQse j-53oe5 that these poor lost -soV/s need. I ur-..je -you +o 03.St nE:~a+iue Vote.s on a l/_o-1--J-he aspects of +hi.s prqject you have f'1fla_/ <9fpr_ova/ c::1u+hov-1tv . ..Por-c1nd rEillMMend +o +he C,ty Coundi / -that 1t r<a,Ject -/-he re7u1,:ed Genera/ Pl 9 ri fll'f1endment. Mske +he developer c.r-e~te s pre!ljec:t-+haf can De boi It w i+b1111:t-~ s1ruevidmen:ts ..m:.. 11ar:,,.g aces:. Than I< you, ttachment sincerely) H~ t,i-J~s+oy FYI-IIRIT ~ D3-7 pg164 ONC:: PRISTINErRED-:::ILD.i.COMMUNITY,:·,JOiAB,SDRB:~~115- CONDOS~ :350 -MORE,·VE.HICLES·,·:oN:.SJEEP.;::ShORES-?·;;\-_:: · · • ~ ' ' • f ' • By SherlJ1 Goldstein . ing special ,. . sl~pe.,Witli t!i~eePrc four-~tply struct~res · handlin·g. and • · doser.fo E'oothjll Boulevard;'.175 units . : ,apRrc:ival-bY, tbe ~oµlcffii:' q1; th~ ~q#om, of th; ~ill/~~<JY'. ' c\ty;councjl iri , . from th'e slqpei ?YCh~de.~ig~s'are'co[ilmoh . . ~rder to amend on.tfiqroqgtjfa,r~~)h'f9)1ghoµt Southern :.t!ie'_dty\ geh0 ,, •• /;~alifo.rn!a::.J~:~h?t,Jlrn;JfVerne;:ang Brea, :'1iral'plan;'½,nicJii''•''for:!9~ample!5'\5-'''.~h'.':'".' <:;. -:~ ,,-• ']'pr,o~l~)ted,1h~,.:. ;L:·sutconcerned':cil:izens are~lsc:l ~pset · ::g$v.el6piner,t:,. : .. :abo6ttne'cinipact'.on traffic:·t-.rlea,st.:350 •. >f~).~r,~s·gr~~t-_ . ajqr~.i:~riwW fae:gumr~~:-qnfo ~oot_hill . -,~r,tha,n-30%.~ : .. -BqjiJe,fai-¢,bety,ieeri <;5rqy~:a"ld theSyc-; .. : ~ . ···• ,~,"~~r~li' t~1."m:/i~J'~~~t:#:'k~~ :~:,;,i~;:,,;;;i,;a~.:illi~iz, ·. !l!i~;~*i~f!;;~,_ ~ and,fo~m.El~ ~l~J::.t~d O,ff/fi~!:;,s!ant~tQ~~!~q~~11;:·.~~)"ith:s~ 11i4fr~o.~fo\J~ity.iriput; ~hyeven ; . •ore•wag in:a~d.;Quf !:>fth~;~ev'¥19RIJle~t, __ · 8:: out ~rom\~1s.balcql")y a1-the sior.~~<:>u,5,y1ew,._:~;?' r!AVE~-general plan1fyou're.go1~g.to,,: ... · •·· .. · pe¥ElElqtqe._Syc_arnprECl Jrin·~nd .. ~_eclti11.l · of:the ~UC:al]l~nga ~all!~Y•:That VIElW•,wdl be. '. ,. ",,keep amen~i~9-1~?·~'.; JamElnts Stqy.·;· : ' : .. , . ,· :CC>~f!~l'};~lye:DpvEl:Tti~te17try ~"! ~e most ru1~ed 1f the f'fY'C:.~.P.<~if,:~!gns off,~[]_cl 175 · . '"'' · ln:200§,:a s1rmla,rpre>po~al·c,9':'e beforei:i .. •· · e~sily},ccess1bl 7. for veh1f)~~ heaq1pg west U~lt cond~m1r1,um proJi9~:tby.r[:lclf1c: Su~-' ', , ',thEl city,counc:iL~o'un,cil merhber~ Dia_n,e; : ,·; -.. o~,'.qothil!-V1a~idestr~ve!(n,9 ea~~ pn '.oot0 m1t-Foothdl Lhf.:: own~~ifs.Y,:~-Y. PropertlElS .. :, William~· ard ~~x:Gut[errez l/OtEld against , , hill corning frqrnJJpla[!~ w1ll:be rnetw1th a of Alhambra. ·:rn~'.8JOJ~'1-~ips around th~ . jt, byt it still p'~ssed, 'fhedailing economy ·· . f~f!1El[lt:n')f9ian; s,o tb.eY;: vyill,9a'-'._E,l to r:ri_ake Sycamore Inn, and '.fl.pc~of:1.Gh~s up the l~st_ ... ·and rece,ssion i:hElh .hit,' and thE;l project was,.: a u0tutn farther ~9wn·Fqothi1! anq come; remair,ing undevelop'e~lope qf historic · ·· · sc8ttled. Gtitierrez'iiioffthe c6uridl:-Ob-_ .· back." -· · . . .·· •· . · R.:~.,~i[I. , ,_, . ,. , ),, -,:, · ,., ·--.· ~. ,, ... ,:,;, . . ; .-~~~er:s:~re:xvo:~9_eri,~ghow:1y1s. Williams .· ,· .. . ·. _·,The'entir~'project qoes .nothing for Ran- ,lt5lnp1t !ne i;,e~\d!;1pt§~SRet.tc1,c~lc!rf!1ew 3f ·. will vote this time around. Her colleagues, cha Cucamonga other than decrease the ~heh ir~~ th~.Re'cln-=Jrli 1:9~rn'ubifi'lt is t~~ ~". . ,May~r-D~nn.is Mic:~9~1, :~nd,co~ncilrnEln •. .. . qua)lty,ofllfe. rel~~\/e~ H,~~k '?t()y. '!Devel~ instab1J1ty ?t,tr~ S~?P~1wb,e,o trE:!Ei;.~ ar~. '-•'' Sam Sp_agn~lo' and f?ill Alexander, _voted fo_r _ opm~ntis~'t pro9~es~.~ ~~y~Stqy, "it;s just remov:~. ~LTO :tH~ rcl1~~f.'?m.e'. §fop¥" ; . . , ,, . th~ prc:iJect in ?OOq. yV1II they continu~ to . . m.ore of t~e same--traffic, pollution. <J_nd .. have given ll\lay 1~ the, i;ias~. a~~ treef and , . , ~ltl'!r the city'§ IA[!d,sc;ap~? , . . . '. . _ ;· , · l0ss of Red Hill's character." .· ~tructur~s f-tc1ye s!1.d d9fn,:Hd!J!fb½f1Jer~ '"\ ·. . . A possib,le scilutfori yvoulp be to (1pprc:ive . hke Stoy ask. why _tempt fate?:Most of, . -, the proJect,,but'keep condosofftbe:-rt,eep the slope's· grade 1s 30% or more, requ1r-, ! . ·Grapevine ~~res,s iviayl,~~f?-. u, 1, RESOLUTION NO. 17-75 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT DRC2016-00206 TO AMEND TABLES AND TEXT, INCLUDING CLARIFYING TEXT AS NECESSARY, IN THE GENERAL PLAN TO ALLOW THE DEVELOPMENT OF LAND THAT CONTAINS SLOPES OF 30 PERCENT OR GREATER; AND MAKING FINDINGS IN SUPPORT THEREOF. A. Recitals. 1. Pacific Summit Foothill, LLC, filed an application for General Plan Amendment No. DRC2016-00206 as described in the title of this Resolution. Hereinafter in this Resolution, the subject General Plan Amendment is referred to as "the application." 2. On the 9th day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and continued the application to the August 23, 2017 Planning Commission meeting. 3. On the 23rd of August, 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and concluded said hearing on that date. 4. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon the substantial evidence presented to this Commission during the above-referenced public hearing on August 9, 2017 and August 23, 2017, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The General Plan Slope Development Guidelines address the development of parcels with a range of natural slopes that range from "5% or less" to "30% and over''; and b. The application proposes to amend the Slope Development Guidelines to establishing to provide an exception to the development of slopes "30% and over" provided certain site conditions can be met; and c. Proposed applicable exceptions address the project location, percentage of development on surrounding properties, and slope stability and other geological factors of the site, and vegetation fuel management for wildfire protection; and d. This amendment does not conflict with the Land Use Policies of the General Plan and will provide for development within the district in a manner consistent with the General Plan and with related development; and D3-7 pg166 PLANNING COMMISSION RESOLUTION NO. 17-75 DRC2016-00206-PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 2 e. This amendment does promote the goals and objectives of the Land Use Element by allowing for the implementation of the Mixed Use designation in this area; and f. This amendment would not be materially injurious or detrimental to the adjacent properties and would not have a significant impact on the environment nor the surrounding properties. 3. Based upon the substantial evidence presented to this Commission during the above-referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. That the proposed amendment is suitable for the uses permitted in the proposed district in terms of access, size, and compatibility with existing land use in the surrounding area the application will only apply to properties located south of Banyan Avenue in the Red Hill area of the City, all of the properties surrounding the project site have been developed, and the project site has been designed to appropriately address slope stability and other geologic factors of the site; and b. That the proposed amendment would not have significant impacts on the environment nor the surrounding properties as the amendment will only apply to properties located south of Banyan Avenue in the Red Hill area of the City and will not have citywide development implications, all of the properties surrounding the project site have been developed and portions of the project site have been previously disturbed (i.e., development of the Red Chief Motel, Sycamore Inn, abandoned water basin, and surrounding residential, commercial and public developments), and the project site has been designed to appropriately address slope stability and other geologic factors of the site; and c. That the proposed amendment is in conformance with the General Plan. The Hillside Development criteria of the General Plan and Development Code were not intended to apply as uniformly to Mixed Use designated parcels as they do to a Residential designated parcel. The intent of the Hillside Development criteria density restriction was to address natural slopes, particularly those located in the foothill areas north of Banyan Street. Here, the project site has been previously disturbed (i.e., development of the Red Chief Motel, Sycamore Inn, abandoned water basin, and surrounding residential, commercial and public developments) so that the site is no longer in a natural condition. Because few, if any other sites with a "30% and over" slopes exist south of Banyan Street, the amendment will have limited application. 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and recommends the City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act ("CEQA") and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the inte-• •--"--' •~-'Migated Negative Declaration. D3-7 pg167 PLANNING COMMISSION RESOLUTION NO. 17-75 DRC2016-00206-PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 3 A comment letter was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required." Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required; and b. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds: (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission recommends the City Council adopt the Mitigated Negative Declaration; and c. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is desig·ned to ensure compliance with the mitigation measures during project implementation. The Planning Commission recommends the City Council adopt the Mitigation Monitoring Program for the project; and d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the City Planner of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750. 5. Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above, D3-7 pg168 PLANNING COMMISSION RESOLUTION NO. 17-75 DRC2016-00206-PACIFIC SUMMIT FOOTHILL, LLC August 23, 2017 Page 4 this Commission hereby recommends approval of General Plan Amendment DRC2016-00206, by amending the General Plan Text, as shown in the attached Exhibits A, B, and C. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23RD DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: ----------------Francisco Oaxaca, Chairman ATTEST: _____________ _ Candyce Burnett, Secretary I, Candyce Burnett, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 23rd day of August 2017, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: D3-7 pg169 General Plan Chapter 2: Managing Land Use, Community Design, and Historic Resources EXHIBIT A D3-7 pg170 General Plan Chapter 2: Managing Land Use, Community Design, and Historic Resources Land Use Goals and Policies Palicy LU-8.6: Discussion: EXHIBIT B Require that hillside development minimize alteration of natural landforms, and encourage clustering where feasible to retain maximum open space. The objectives for managing development in hillside areas are to maintain existing slopes, vegetation, wildlife corridors, drainage patterns, knolls, rock outcrops, and ridgelines wherever feasible. Furthermore, the City should avoid development that would result in fire, flooding, landslide, erosion, and other safety hazards. The City seeks hillside development that limits the extent of grading alterations to natural landforms, and provides for innovative design and arrangement of building sites that retain significant natural habitats and features. Clustering is a way of laying out a project whereby the structures are "clustered" together and open space is shared by the residents. Existing slopes, vegetation, wildlife corridors, drainage patterns, knolls, rock outcrops, and ridgelines may be modified only if done in a manner consistent with the City's Hillside Development Ordinance. D3-7 pg171 General Plan Chapter 8: Public Health & Safety Public Health and Safety Goals and Policies Policy PS-a.I: Oiscussion: EXHIBIT C Continue enforcement of the Hillside Development Guidelines to allow for prudent development and redevelopment of all properties located on slopes greater than 10 percent, and continue to preserve as open space properties located on slopes greater than 30 percent, except as otherwise provided below. The most effective way to protect lives and property from debris flows and slope instability is to continue to prohibit development on property that exceeds 30 percent in slope, in accordance with current ordinances unless all the following are satisfied: (i) the property is located south of Banyan Street; (ii) at least seventy-five percent (75%) of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with structures: (iii) the proposed project is determined to appropriately address slope stability and other geological factors of the site; and (iv) vegetation for fuel management for wildfire protection can be achieved and maintained. In addition, property having a natural slope between 1 0 and 30 percent can be made unstable by development and grading activities. Hillside development guidelines enforce the existing grading standards and require aesthetic treatments that both improve the appearance of the hillsides and preserve the stability of the slopes. These measures include returning slopes to their natural appearance, density reduction, clustering of developments, and steepness after grading. Environmental preservation of the eastern. San Gabriel Mountains is also required to reduce debris flow potential. Development of the hillside terrain will only increase the potential for debris flows to damage the City unless the situation is carefully managed. D3-7 pg172 RESOLUTION NO. 17-76 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP MODIFICATION NO. 16605M, A REQUEST SUBDIVIDE 24.19 ACRES INTO 6 PARCELS FOR THE DEVELOPMENT OF 175 ATTACHED CONDOMINIUM UNITS IN THE MIXED USE (MU) DISTRICT LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; AND MAKING FINDINGS IN SUPPORT THEREOF -APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207- 112-09 AND 10. A. Recitals. 1. Pacific Summit-Foothill, LLC, filed an application for the approval of Tentative Tract Map Modification No. SUBTT16605M, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Tentative Tract Map request is referred to as "the application." 2. On the 12th day of April, 2006, the Planning Commission adopted its Resolution No. 06-36, thereby approving Tentative Tract Map SUBTT16605, subject to specific conditions and time limits. 3. The initial approval of SUBTT16605 was for a duration of 3 years, to expire on April 12, 2009. The California State Legislature passed a series of Assembly/Senate Bills automatically extending the approval period of various active tentative maps. SB 1185 extended the approval period 1-year to April 12, 2010, AB 333 extended the approval period 2-years to April 12, 2012, AB 208 extended the approval period 2-years to April 12, 2014, and AB 116 extended the approval period 2-years to April 12, 2016. 4. On the 23rd day of March, 2016, the Planning Commission adopted its Resolution No. 16-16, thereby approving DRC2015-01110 for a 1-year Time Extension for SUBTT16605 to expire on April 12, 2017. 5. On the 26th day of April, 2017, the Planning Commission adopted its Resolution No. 17-28, thereby approving DRC2017-00249 for a 1-year Time Extension for SUBTT16605 to expire on April 12, 2018. 6. On the 9th day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and continued the application to the August 23, 2017 Planning Commission meeting. 7. On the 23rd day of August, 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and concluded said hearing on that date. 8. All legal prerequisites prior to the adoption of this Resolution have occurred. D3-7 pg173 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 2 B. Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing on August 23, 2017, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The project site contains approximately 24.19 acres of a generally irregular configuration having a topography with a 30 percent or greater slope, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail, and is presently vacant; and b. The project site is located in the Mixed Use (MU) District; and c. The property to the north contains Condominiums and single-family homes in the Medium (M) Residential District (8-14 dwelling units per acre) and Low (L) Residential District (2- 4 dwelling units per acre), the property to the south contains office, commercial, and condominiums uses in the Mixed Use (MU) District and Medium (M) Residential District (8-14 dwelling units per acre), the property to the east contains Route 66 Trailhead and condominiums in the Medium (M) Residential District (8-14 dwelling units per acre), the property to the west contains commercial land uses in the Mixed Use (MU) District, and the proposed project surrounds the Sycamore Inn Restaurant in the Mixed Use (MU) District; and d, The application contemplates the subdivision of the subject parcel into six (6) lots for condominium purposes (175 units); and e. The subdivision of the project site conforms to all applicable development standards applicable to property in the Mixed Use (MU) District; and f. The applicant has submitted applications related to the development of the project site including: General Plan Amendment DRC2016-00206, Tentative Tract Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 to allow for the subdivision and development of the project site; and g. All lots will have access to a public right-of-way. Access to the project site will be via Foothill Boulevard and will include all public right-of-way improvements including pavement, sidewalk, curb, and gutter on the north side of Foothill Boulevard as well as all right- of-way improvements on interior streets. 3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. That the tentative tract is consistent with the General Plan, Development Code, and any applicable specific plans; and D3-7 pg174 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M-PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 3 b. The design or improvements of the tentative tract is consistent with the General Plan, Development Code, and any applicable specific plans; and c. The site is physically suitable for the type of development proposed; and d. The design of the subdivision is not likely to cause substantial environmental damage and avoidable injury to humans and wildlife or their habitat; and e. The tentative tract is not likely to cause serious public health problems; and f. The design of the tentative tract will not conflict with any easement acquired by the public at large, now of record, for access through or use of the property within the proposed' subdivision. 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration. A comment letter was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required." Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure D3-7 pg175 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page4 requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required; and b. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds: (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission hereby recommends the City Council adopt the Mitigated Negative Declaration; and c. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission therefore recommends the City Council adopt the Mitigation Monitoring Program for the project; and d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the City Planner of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth in the attached Conditions of Approval and the Mitigation Measures listed below and incorporated herein by this reference. Environmental Mitigation Air Quality Short Term /Construction) Emissions 1) During grading activity, all construction equipment (~ 150 horsepower) shall be California Air Resources Board (GARB) Tier 3 Certified or better. 2) All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. 3) The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of D3-7 pg176 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M-PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 5 disturbed areas, shall occur at least three times a day, preferably in the midmorning, afternoon, and after work is done for the day. 4) The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are reduced to 15 miles per hour or less. 5) All construction equipment shall be maintained in good operating condition so as to reduce operational emissions. The contractor shall ensure that all construction equipment is being properly serviced and maintained as per manufacturers' specifications. Maintenance records shall be available at the construction site for City verification. 6) Prior to the issuance of any grading permits, the developer shall submit construction plans to the City denoting the proposed schedule and projected equipment use. Construction contractors shall provide evidence that low emission mobile construction equipment will be utilized, or that their us·e was investigated and found to be infeasible for the project. Contractors shall also conform to any construction measures imposed by the South Coast Air Quality Management District (SCAQMD) as well as City Planning Staff. 7) The construction contractor shall utilize electric or clean alternative fuel powered equipment where feasible. 8) The construction contractor shall ensure that construction-grading plans include a statement that work crews will shut off equipment when not in use. 9) All asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108. 10) All paints and coatings shall meet or exceed performance standards noted in SCAQMD Rule 1113. Paints and coatings shall be applied either by hand or high-volume, low-pressure spray. 11) All construction equipment shall comply with SCAQMD Rules 402 and 403. Additionally, contractors shall include the following provisions: • Reestablish ground cover on· the construction site through seeding and watering. • Pave or apply gravel to any on-site haul roads. • Phase grading to prevent the susceptibility of large areas to erosion over extended periods of time. • Schedule activities to minimize the amounts of exposed excavated soil during and after the end of work periods. 03-7 pg177 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page6 • Dispose of surplus excavated material in accordance with local ordinances and use sound engineering practices. • Sweep streets according to a schedule established by the City if silt is carried over to adjacent public thoroughfares or occurs as a result of hauling. Timing may vary depending upon the time of year of construction. • Suspend grading operations during high winds (i.e., wind speeds exceeding 25 mph) in accordance with Rule 403 requirements. • Maintain a minimum 24-inch freeboard ratio on soils haul trucks or cover payloads using tarps or other suitable means. 12) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and Regional Water Quality Control Board (RWQCB)) daily to reduce PM10 emissions, in accordance with SCAQMD Rule 403. 13) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM10 emissions. Long Term Project Operational Impacts 14) Provide adequate ingress and egress at all entrances to public facilities to minimize vehicle idling at curbsides. 15) Provide preferential parking to high occupancy vehicles and shuttle services. 16) Schedule truck deliveries and pickups during off-peak hours. 17) Improve thermal integrity of the buildings and reduce thermal load with automated time clocks or occupant sensors. 18) Landscape with native and/or drought-resistant species to reduce water consumption and to provide passive solar benefits. 19) Provide lighter color roofing and road materials and tree planting programs to comply with the AQMP Miscellaneous Sources MSC-01 measure. 20) All residential and commercial structures shall be required to incorporate high-efficiency/low-polluting heating, air conditioning, appliances, and water heaters. 21) All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping. D3-7 pg178 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 7 22) All new development in the City of Rancho Cucamonga shall comply with South Coast Air Quality Management District's Rule 445, Wood Burning Devices. Rule 445 was adopted in March 2008 to reduce emissions of PM 2 .5 and precludes the installation of indoor or outdoor wood burning devices (i.e. fireplaces/hearths) in new development on or after March 9, 2009. Biological Resources 1) Three days prior to the removal of vegetation or ground-disturbing activities, a breeding bird survey that is in conformance with the Migratory Bird Act shall be required to determine whether nesting is occurring. Occupied nests shall not be disturbed unless a qualified biologist verifies through non-invasive methods that either (a) the adult birds have not begun egg-laying or incubation; or (b) the juveniles from the occupied nests are foraging independently and are capable of independent survival. If the biologist is unable to verify one of the above conditions, then no disturbance shall occur within 300 feet of non-raptor nests, and within 5,000 feet of raptor nests, during the breeding season to avoid abandonment of the young. If nests are discovered, they shall be avoided through the establishment of an appropriate buffer setback, as determined by a qualified wildlife biologist. The temporary "no construction" area shall be maintained until the nest has completed its cycle, as determined by a qualified wildlife biologist. Once the nest cycle is complete and all nestlings have fledged and have left the nest, construction in the area may resume. 2) Perform a Burrowing Owl Survey that is in conformance with the Department of Fish and Wildlife Staff Report on Burrowing Owl Mitigation and submit the written report outlining the findings to the California Department of Fish and Wildlife (CDFW) and the Planning Department within 30 days of groundbreaking activity. The survey shall include a habitat assessment, survey and impact analysis. The Burrowing Owl Survey shall follow the following protocol: • Burrowing Owl Survey methodology shall be based on Appendix D (Breeding and Non-breeding Season Surveys and Reports) of the CDFW Staff Report. Results of the pre- construction survey shall be provided to CDFW and the City. If the pre-construction survey does not identify burrowing owls on the project site, then no further mitigation is required. If burrowing owls are found to be utilizing the project site during the pre-construction survey, measures shall be developed by the qualified biologist in coordination with CDFW to avoid Impacting occupied burrows during the nesting period. These measures shall be based on the most current CDFW protocols and will at minimum include establishment of buffer setbacks from occupied burrows and owl monitoring. If ground-disturbing D3-7 pg179 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M-PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 8 activities are delayed or suspended for more than 30 days after the pre-construction survey, the site shall be resurveyed for owls. • During the non-breeding season from September 1 through January 31, if burrows are occupied by migratory or non- migratory resident burrowing owls during a pre-construction survey, burrow exclusion and/or closure may be used to exclude owls from those burrows. Burrow exclusion and/or closure should only be conducted by a qualified wildlife biologist in coordination with CDFW using the most current CDFW guidelines. • During the avian nesting season from February 1 through August 31, if nests are discovered, they shall be avoided through establishment of an appropriate buffer setback, as determined by a qualified wildlife biologist. The temporary "no construction" area would have to be maintained until the nest has completed its cycle, as determined by a qualified wildlife biologist. Once the nest cycle is complete and all nestlings have fledged and have left the nest, construction in the area may resume. 3) Prior to issuance of any grading permit, the Project Applicant shall provide to the City of Rancho Cucamonga either of the following: Written correspondence from the California Department of Fish and Wildlife stating that notification under Section 1602 of the California Fish and Game Code is not required for the project; or a copy of a Department executed Lake or Streambed Alteration Agreement, authorizing impacts to California Fish and Game Code, section 1602 resources associated with the project. Cultural Resources 1) If any prehistoric archaeological resources are encountered before or during grading, the developer will retain a qualified archaeologist to monitor construction activities, to take appropriate measures to protect or preserve them for study. With the assistance of the archaeologist, the City of Rancho Cucamonga will: • Enact interim measures to protect undesignated sites from demolition or significant modification without an opportunity for the City to establish its archaeological value. • Consider establishing provisions to require incorporation of archaeological sites within new developments, using their special qualities as a theme or focal point. • Pursue educating the public about the archaeological heritage of the area. D3-7 pg180 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 9 • Prepare a mitigation plan consistent with Section 21083.2 Archaeological resources of CEQA to eliminate adverse project effects on significant, important, and unique prehistoric resources, including but not limited to, avoiding archaeological sites, capping or covering sites with soil, planning the site as a park or green space or paying an in-kind mitigation fee. • Prepare a technical resources management report, documenting the inventory, evaluation, and proposed mitigation of resources within the project area. Submit one copy of the completed report with original illustrations, to the San Bernardino County Archaeological Information Center for permanent archiving. 2) If any paleontological· resource (i.e. plant or animal fossils) are encountered before or during grading, the developer will retain a qualified paleontologist to monitor construction activities, to take appropriate measures to protect or preserve them for study. The paleontologist shall submit a report of findings that will also provide specific recommendations regarding further mitigation measures (i.e., paleontological monitoring) that may be appropriate. Where mitigation monitoring is appropriate, the program must include, but not be limited to, the following measures: • Assign a paleontological monitor, trained and equipped to allow the rapid removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities. • Should fossils be found within an area being cleared or graded, divert earth-disturbing activities elsewhere until the monitor has completed salvage. If construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find. • Prepare, identify, and curate all recovered fossils for documentation in the summary report and transfer to an appropriate depository (i.e., San Bernardino County Museum). • Submit summary report to City of Rancho Cucamonga. Transfer collected specimens with a copy of the report to San Bernardino County Archaeological Information Center for permanent archiving. Geology and Soils 1) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and RWQCB) daily to reduce PM10 emissions, in accordance with SCAQMD Rule 403 or re-planted with drought resistant landscaping as soon as possible. D3-7 pg181 ------------------------------ PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 10 2) Frontage public streets shall be swept according to a schedule established by the City to reduce PM10 emissions associated with vehicle tracking of soil off-site. Timing may vary depending upon the time of year of construction. 3) Grading operations shall be suspended when wind speeds exceed 25 mph to minimize PM10 emissions from the site during such episodes. 4) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM10 emissions. Greenhouse Gas Emissions Cumulative Short Term (Construction) GHG Emissions 1) The project must comply with all rules that assist in reducing short- term air pollutant emission in compliance with SCAQMD Rule 403 regarding fugitive dust including treating the site with water or other soil-stabilizing agent twice daily or replanting disturbed areas as quickly as possible. 2) The construction contractor shall select construction equipment based on low-emission factors and high energy efficiency and submit a statement on the grading plan that ensures all construction equipment will be tuned and maintained in accordance with the manufactures' specification. 3) Trucks shall not idle continuously for more than 5 minutes. 4) Alternative fuel powered equipment shall be utilized in lieu of gasoline-or diesel-powered engines where feasible. 5) Construction should be timed so as not to interfere with peak-hour traffic. 6) Ridesharing and transit incentives shall be supported and encouraged for the construction crew. Cumulative Long Term (Operational) GHG Emissions 7) Construction and Building materials shall be produced and/or manufactured locally. Use "Green Building Materials" such as materials that are resource efficient, recycled and manufactured in an environmentally friendly way including low-volatile-organic- compound (VOC) materials. 8) Design all buildings to exceed California Building Code Title 24 energy standard including but not limited to any combination of; D3-7 pg182 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 11 • Increased insulation. • Limit air leakage through the structure. • Incorporate Energy Star or better rated windows, space heating and cooling equipment, light fixtures, and appliances. • Landscape and develop site utilizing shade, prevailing winds and landscaping. • Install efficient lighting and lighting control systems. • Install light colored "cool" roofs and cool pavements. • Install solar or light emitting diodes (LED's) for outdoor lighting. 9) Prepare a comprehensive water conservation strategy appropriate for the project and include the following; • Install water efficient landscapes and irrigation systems and devices in compliance with the City of Rancho Cucamonga Water Efficient Landscape Ordinance. • Use reclaimed water for landscaping within the project if available and/or install the infrastructure to deliver and use reclaimed water. • Design building to be water efficient by installing water efficient fixtures and appliances including low flow faucets, dual flush toilets and waterless urinals/water heaters. • Design irrigation to control runoff and to remove water to non- vegetated surfaces. 10) Reuse and recycle construction and demolition waste. Provide interior and exterior storage areas for recyclables and green waste in public areas. Educate employees about reducing waste and about recycling. Hydrology and Water Quality Construction Activities 1) Prior to issuance of grading permits, the permit applicant shall submit to the Building Official for approval, a Storm Water Pollution Prevention Plan (SWPPP) specifically identifying Best Management Practices (BMPs) that shall be used on-site to reduce pollutants during construction activities entering the storm drain system to the maximum extent practical. D3-7 pg183 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M-PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 12 2) An Erosion Control Plan shall be prepared, included in the Grading Plan, and implemented for the proposed project that identifies specific measures to control on-site and off-site erosion from the lime ground disturbing activities are initiated through completion of grading. This Erosion Control Plan shall include the following measures at a minimum: a) Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in Southern California, and b) An inspection and maintenance program shall be included to ensure that any erosion which does occur either on-site or off-site as a result of this project will be corrected through a remediation or restoration program within a specified time frame. 3) During construction, temporary berms such as sandbags or gravel dikes must be used to prevent discharge of debris or sediment from the site when there is rainfall or other runoff. 4) During construction, to remove pollutants, street cleaning will be performed prior to storm events and after the use of water trucks to control dust in order to prevent discharge of debris or sediment from the site. 5) Prior to issuance of grading or paving permits, the applicant shall obtain a Notice of Intent (NOi) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number) shall be submitted to the City Building Official for coverage under the NP DES General Construction Permit. Post-Construction Operational 6) Prior to issuance of building permits, the applicant shall submit to the City Building Official for approval of a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The WQMP shall identify the structural and non- structural measures consistent with the Guidelines for New Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004. 7) Landscaping plans shall include provisions for controlling and minimizing the use of fertilizers/pesticides/herbicides. Landscaped areas shall be monitored and maintained for at least two years to ensure adequate coverage and stable growth. Plans for these areas, including monitoring provisions for a minimum of two years, shall be submitted to the City for review and approval prior to the issuance of grading permits. D3-7 pg184 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 13 8) Prior to issuance of building permits, the applicant shall submit to the City Building Official for approval of a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The WQMP shall identify the structural and non- structural measures consistent with the Guidelines for New Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004. 9) Prior to issuance of grading or paving permits, the applicant shall obtain a Notice of Intent (NOi) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number) shall be submitted to the City Building Official for coverage under the NPDES General Construction Permit. 10) The developer shall implement the BMPs identified in the WQMP (David Evans and Associates, April 2017) to reduce construction pollutants from entering the storm drain system to the maximum extent practical. Noise Exterior 1) Prior to the issuance of any grading plans a construction-related noise mitigation plan shall be submitted to the City for review and approval. The Plan shall depict the location of the construction equipment and how the noise from this equipment would be mitigated during construction. 2) During all project site excavation and grading, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with the manufacturers' standards. 3) The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site. 4) The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction. D3-7 pg185 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 14 5) The construction contractor shall obtain the City's approval for its haul plan, with the planned haul truck routes avoiding residential areas to the extent feasible. 6) The construction contractor shall change the timing and/or sequence of the noisiest construction operations to avoid sensitive times of the day. 7) Prior to the issuance of any grading plans, the applicant shall submit a construction-related noise mitigation plan for Planning Director review and approval. This plan shall depict the location of construction equipment and how the noise from this equipment would be mitigated during construction of the project. 8) During construction, the contractor shall ensure all construction equipment is equipped with appropriate noise attenuating devices. 9) Idling equipment shall be turned off when not in use. 1 O) Equipment shall be maintained so that vehicles and their loads are secured from rattling and banging. 11) In order to meet the 65 CNEL exterior noise standard, noise barriers ranging from 4 to 5.5 feet (Noise Analysis, Mestre Greve Associates, July 2015, Exhibit 3) will be required along Foothill Boulevard. The noise barriers may consist of a wall, berm, or combination of the two. The noise barriers must have a surface density of at least 3.5 pounds per square foot, and shall have no openings or gaps. The wall may be constructed of stud and stucco, 3/8-inch plate glass, or 5/8-inch Plexiglas, any masonry material, or a combination of these materials. The first floor exterior living areas are projected to meet the 65 CNEL outdoor noise standard with the specified noise barriers. The walls shall be located at the top of slope. Interior 12) For proper acoustical performance, all exterior windows and doors, and sliding glass doors must have a positive seal and leaks/cracks must be kept to a minimum. 13) To prevent sound leaks the following shall be provided: • On concrete slab, the first layer of 5/8" gypsum board on the unit side should be sealed top and bottom with resilient caulk, as well as around the junction boxes. • Window rough-in seams should be no greater than ¼", and all seams should be caulked with resilient caulking. • Seal, caulk, gasket or weather-strip all joints and seams to D3-7 pg186 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 15 eliminate air leakage through these assemblies. Includes around window and doorframes, at penetrations through walls, and all other openings in the building envelope. 14) All first-floor rooms are projected to meet the 45 CNEL interior noise standard through the installation of the exterior noise barriers along Foothill Boulevard. All rooms, including second and third floor units, are projected to meet the 45 CNEL interior noise standard without building upgrades. 15) All buildings exposed to noise levels greater than 57 CNEL will meet the 45 CNEL interior noise standard only with windows closed. Adequate ventilation, with windows closed, will be required for those units adjacent to Foothill Boulevard (Noise Analysis, Mestre Greve Associates, July 2015, Exhibit 4). 16) Construction or grading shall not take place between the hours of 8:00 p.m. and 6:30 a.m. on weekdays, including Saturday, or at any time on Sunday or a national holiday. 17) Construction or grading noise levels shall not exceed the standards specified in Development Code Section 17.66.050, as measured at the property line. Developer shall hire a consultant to perform weekly noise level monitoring as specified in Development Code Section 17.66.050. Monitoring at other times may be required by the Building Official. Said consultant shall report their findings to the Building Official within 24 hours; however, if noise levels exceed the above standards, then the consultant shall immediately notify the Building Official. If noise levels exceed the above standards, then construction activities shall be reduced in intensity to a level of compliance with above noise standards or halted. 18) Haul truck deliveries shall not take place between the hours of 8:00 p.m. and 6:30 a.m. on weekdays, including Saturday, or at any time on Sunday or a national holiday. Additionally, if heavy trucks used for hauling would exceed 100 daily trips (counting both to and from the construction site), then the developer shall prepare a noise mitigation plan denoting any construction traffic haul routes and include appropriate noise mitigation measures. To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings. Tribal Cultural Resources 1) The applicant shall contact the Gabrieleno Band of Mission Indians - Kizh Nation (GBMI-KN) and the San Manuel Band of Mission Indians (SMBMI) to discuss Tribal Monitoring of the project during all ground disturbing activities, and any trenching below the initial grade level, to ensure that cultural resources that may be encountered during ground disturbances are protected and preserved for study. The D3-7 pg187 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 16 monitor(s) must be approved by the Tribal Representatives and will be present on-site during ground disturbing activities. The Native American Monitor(s) will complete monitoring logs on a daily basis. The logs will provide descriptions of the daily activities, including construction activities, locations, soil, and any cultural materials identified. In addition, the monitor(s) will be required to provide insurance certificates, including liability insurance, for any archaeological resource(s) encountered during grading and excavation activities pertinent to the provisions outlined in the California Environmental Quality Act, California Public Resources Code Division 13, and Section 21083.2 (a) through (k). The on-site monitoring shall end when the project site grading and excavation activities are completed, or when the Tribal Representatives and monitor have indicated that the site has a low potential for archeological resources. The applicant shall submit the results of these consultations to the City prior to issuance of grading permits for the project site. 2) In the event that human remains or funerary objects are encountered during any activities associated with the project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5, and that code shall be enforced for the duration of the project. Prior to the start of ground disturbing activities, the land owner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects. Any discoveries of human skeletal material shall be immediately reported to the County Coroner. The monitor will then notify the Qualified Archaeologist and the construction manager who will call the coroner. Work will continue to be diverted while the coroner determines whether the remains are Native American. The discovery is to be kept confidential and secure to prevent any further disturbance. If Native American, the coroner will notify the NAHC as mandated by state law who will then appoint a Most Likely Descendent. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours. The Tribe(s) will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed. The Tribe(s) will work closely with the Qualified Archaeologist to ensure that the excavation is treated carefully, ethically, and respectfully. If data recovery is approved by the Tribe(s), documentation shall be taken which includes at a minimum detailed descriptive notes and sketches. Additional types of documentation shall be approved by the Tribe(s) D3-7 pg188 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 17 for data recovery purposes. Cremations will either be removed in bulk or by means as necessary to ensure completely recovery of all material. If the discovery of human remains includes 4 or more burials, the location is considered a cemetery and a separate treatment plan shall be created. The project applicant shall consult with the Tribe(s) regarding avoidance of all cemetery sites. Once complete, a final report of all activities is to be submitted to the NAHC. The Tribe(s) do NOT authorize any scientific study or the utilization of any invasive diagnostics on human remains. 3) In the event that Native American cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60-foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the other portions of the project outside of the buffered area may continue during this assessment period. The archaeologist shall contact the GBMI-KN and the SMBMI for input regarding the preservation, retention and final disposition of any discovered cultural resources. The archaeologist shall prepare a mitigation plan and technical resources management report, which shall document the inventory, evaluation, and proposed mitigation of resources within the project area. Additionally, the GBMI-KN and the SMBMI will be contacted if any such find occurs and be provided information and permitted/invited to perform a site visit when the archaeologist makes his/her assessment, so as to provide Tribal input. All archaeological resources unearthed by project construction activities shall be evaluated by the Qualified Archaeologist and Native Monitor. If the resources are Native American in origin, the Tribe(s) shall coordinate with the landowner regarding treatment and curation of these resources. Typically, the Tribe(s) will request reburial or preservation for educational purposes. If a resource is determined by the Qualified Archaeologist to constitute a "historical resource" pursuant to CEQA Guidelines Section 15064.S(a) or has a "unique archaeological resource" pursuant to Public Resources Code Section 21083.2(g), the Qualified Archaeologist shall coordinate with the applicant and the City to develop a formal treatment plan that would serve to reduce impacts to the resources. The treatment plan established for the resources shall be in accordance with CEQA Guidelines Section 15064.5(1) for historical resources and Public Resources Code Sections 21083.2(b) for unique archaeological resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. Any historic archaeological material that is not Native American in origin shall be curated at a public, non-profit institution with a research interest in the materials, such as the San Bernardino County Museum, if such an institution agrees to accept the material. If no institution accepts the D3-7 pg189 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 18 archaeological material, they shall be donated to a local school or historical society in the area for educational purposes. 4) In the event that significant Native American historical resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, an SOI-qualified archaeologist shall be retained to develop a cultural resources Treatment Plan, as well as a Discovery and Monitoring Plan, the drafts of which shall be provided to the GBMI-KN and the SMBMI for review and comment. All in-field investigations, assessments, and/or data recovery enacted pursuant to the finalized Treatment Plan shall be monitored by a GBMI-KN and SMBMI Tribal Participant(s). The Lead Agency and/or applicant shall, in good faith, consult with GBMI-KN and the SMBMI on the disposition and treatment of any artifacts or other cultural materials encountered during the project. 5) Non-Native American artifacts shall be inventoried, assessed, and analyzed for cultural affiliation, personal affiliation (prior ownership), function, and temporal placement. Subsequent to analysis and reporting, these artifacts shall be subjected to curation or returned to the Property Owner/Developer, as deemed appropriate. Once ground-altering activities have ceased or the Project Archaeologist determines that monitoring activities are no longer necessary, monitoring activities may be discontinued following notification to the City of Rancho Cucamonga Planning Department. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23 DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: ---------------Francisco Oaxaca, Chairman ATTEST:--,----,----=-------- Candyce Burnett, Secretary I, Candyce Burnett, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 23rd day of August 2017, by the following vote-to-wit: D3-7 pg190 PLANNING COMMISSION RESOLUTION NO. 17-76 SUBTT16605M -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 19 AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: D3-7 pg191 Conditions of Approval t v-.;c:110 , .\~IO',G\ Community D eve lopment Department Project#: SUBTT 16605M , DRC2012-00672, DRC2016-00207 , and DRC2012-00673 Project Name : Syca more Heights Location : APN : 0207-101-13 , 17 , 24 , 25 , 31 , 34 , and 41 a nd 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance , and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions 1. Approval is for th e su bdivi sion of 24.19 acres into 6 parce ls a nd for th e development of 175 attached co nd ominium unit s in the Mixed Use (M U) District loca ted on the north side of Foothill Bou levard , between Red Hill Country Club Drive and Pacific Electric Tra il Right-of-Way 2. Provide additional parking spaces in the vicinity of th e Live/Work units t o ensure adequate parking is available for co mme rc ia l uses . 3 . Provide a pedestrian connecti on to the Pacific E lectric Trail along the east side of th e project si te . 4 . Provide additional landscaping adjacent to the proje ct perimeter wall to the northwest of the Sycamore Inn . 5 . For slope planting south of th e existing res iden ces along th e proj ect's north boundary utilize a tre e species and spacing th at p rotec t s the views of homeowne rs living north of the project si te . Standard Conditions of Approval 6. Mitigatio n measures a re required fo r the project. The applicant is responsible for the cost of impl ementing said measures , inclu ding mon itori ng and reporti ng. Appl icant shall be required to post cash , letter of credit, or other forms of guarantee accepta bl e to the Plann ing Department in the amount of $767 prior t o th e issuance of Bu ilding Permits , guaranteeing satisfa ctory performance an d completi on of all mitigation measures . Th ese funds may be used by the City to retain consultants a nd /or pay for Cit y staff tim e to monitor and report on the mitigati on measures . Failure to comple t e all actions requ i red by the approved environmental documents shall be consi dered ground s for forfeit. 7. In th ose instances requiring long term monitoring (i.e . beyond final ce rtificate of occupancy), the app licant shall provide a written monitoring a nd reporting prog ram to the Planning Department prior to issuance of Bu ilding Permits . Sai d program shal l identify th e repo rt e r as an individual qu alified to know whether the particular mitigatio n measure has been implemented . 8. The developer shall provide each prospe ctive buyer written notice of the City Adopted Special Studies Zone fo r the Red Hill Fault, ·in a standard format as determined by th e Planning Department , prior to accepti ng a cas h deposit on a ny property . 9 . The applicant shall con tact t he U .S. Postal Servic e to determine the appropriate type and location of mailboxes. Multi -family residential deve lopments shall provide a solid overhead structure for mailboxes with adequate lighting . The final location of th e mailboxes and the design of the overhead stru cture sha ll be subject to Planning Department review and approval prior to th e issuance of Building Permits. 10. All units shall be provided w ith ga rage door openers if d ri veways are less than 18 feet in depth from back of sidewalk . Printed 8/16/2017 www.CityofRC .us D3-7 pg192 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 11. All parking lot landscape islands shall have a minimum outside dimension of 6 feet. 12. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). Parallel parking spaces shall be 9 feet wide by 24 feet long. 13. Plans for any security gates shall be submitted for the Planning Department, City Engineer, and Rancho Cucamonga Fire Protection District review and approval prior to issuance of Building Permits. For residential development, private gated entrances shall provide adequate turn-around space in front of the gate and a separate visitor lane with call box to avoid cars stacking into the public right-of-way. 14. All parking spaces shall be double striped per City standards and all driveway ais!es, entrances, and exits shall be striped per City standards. 15. Textured pedestrian pathways and textured pavement across circulation aisles shall be provided throughout the development to connect dwellings/units/buildings with open spaces/plazas/ recreational uses. 16. For all residential development, provide conduit from each unit/lot and a pull box to connect to the street. Provide interior structured wiring for each house/building with minimum Category 5 copper wire, Radio Grade 6 coaxial cable, and a central distribution panel, prior to release of occupanC! (fiber-to-the building, FTTB). Plans shall be submitted for Planning Department and Building Officia review and approval prior to issuance of Building Permits. 17. All dwellings shall have the front, side and rear elevations upgraded with architectural treatment, detailing and increased delineation of surface treatment subject to Planning Department review and approval prior to issuance of Building Permits. 18. All roof appurtenances, including air conditioners and other roof mounted equipment and /or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Department. Any roof-mounted mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof-mounted mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color scheme of the building. Details shall be in_cluded in building plans. 19. The applicant shall agree to defend at his sole expense any action brought against the City, its agents, officers, or employees, because of the issuance of such approval, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any Court costs and attorney's fees which the City, its agents, officers, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his obligations under this condition. Printed: 8/16/2017 www.CityofRC.us Page 2 of 21 D3-7 pg193 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 20. Approval of Tentative Tract SUBTT16605 Modification is granted subject Plan Amendment DRC2016-00206, Design Review DRC2012-00672, and Tree Removal Permit DRC2012-00673. to the approval of General Variance DRC2016-00207, 21. Copies of the signed Planning Commission Resolutions of Approval, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). This includes Planning Commission Resolution No.'s 17-76 (for Tentative Tract Map SUBTT16606M), 17-77 (for Design Review DRC2012-00672), 17-78 (for Variance DRC2016-00207), and 17-79 (for Tree Removal Permit DRC2012-00673). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 22. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption and Mitigated Negative Declaration fee in the amount of $2,266.25. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing. 23. Tentative Tract 16605 Modification shall expire, unless extended by the Planning Commission, unless a complete final map is filed with the Engineering Services Department within 3 years from the date of the approval. 24. For multi-family residential, property owners are responsible for the continual maintenance of all landscaped areas on-site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or decaying plant material shall be replaced within 30 days from the date of damage. 25. Existing trees required to be preserved in place shall be protected with a construction barrier .in accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The location of those trees to be preserved in place and new locations for transplanted trees shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist's recommendations regarding preservation, transplanting, and trimming methods. 26. Front yard and corner side yard landscaping and irrigation shall be required per the Development Code. This requirement shall be in addition to the required street trees and slope planting. 27. A detailed landscape and irrigation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for Planning Department review and approval prior to the issuance of Building Permits for the development or prior final map approval in the case of a custom lot subdivision. For development occurring in the Very High Fire Hazard Severity Zone, the landscape plans will also be reviewed by Fire Construction Services. 28. Landscaping and irrigation systems required to be installed within the public right-of-way on the perimeter of this project area shall be continuously maintained by the developer. Printed: 8/16/2017 www.CityofRC.us Page 3 of 21 D3-7 pg194 ~----------------···---·· Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 1 O Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 29. All private slopes of 5 feet or more in vertical height and of 5:1 or greater slope, but less than 2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 30. All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2:1 or greater slope shall be landscaped and irrigated for erosion control and to soften their appearance as follows: one 15-gallon or larger size tree per each 150 sq. ft. of slope area, 1-gallon or larger size shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition, slope banks in excess of 8 feet in vertical height and 2:1 or greater slope shall also include one 5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in staggered clusters to soften and vary slope plane. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 31. Special landscape features such as mounding, alluvial rock, specimen size trees, meandering sidewalks, and intensified landscaping, is required along Foothill Boulevard. 32. Tree maintenance criteria shall be developed and submitted for Planning Department review and approval prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 33. Landscaping and irrigation shall be designed to conserve water through the principles of wateI efficient landscaping per Development Code Chapter 17.82. 34. Access gates to the rear yards shall be constructed from a material more durable than wood gates. Acceptable materials include, but are not limited to, wrought iron and PVC. 35. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and applicable Community, Specific Plans and/or Master Plans in effect at the time of Building Permit issuance. 36. Construct block walls between homes (i.e., along interior side and rear property lines), rather than wood fencing for permanence, durability, and design consistency. 37. All building numbers and individual units shall be identified in a clear and concise manner, including proper illumination and in conformance with Building and Safety Services Department standards, the Municipal Code and the Rancho Cucamonga Fire Department (RCFD) Standards. 38. The site shall be developed and maintained in accordance with the approved plans which include Site P_lans, architectural elevations, exterior materials and_ colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, and Development Code regulations. 39. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director. For single-family residential developments, transformers shall be placed in underground vaults. Printed: 8/16/2017 www.CityofRC.us Page 4 of 21 D3-7 pg195 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location:· APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 40. A uniform hardscape and street furniture design including seating benches, trash receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 41. On corner side yards, provide minimum 5-foot setback between walls/fences and sidewalk. The 5-foot wall/fence setback and the parkway shall have landscape and irrigation in addition to the required street trees. Detailed landscape and irrigation plans shall be submitted for Planning Department review and approval prior to issuance of Building Permits. The parkway landscaping including trees, shrubs, ground covers and irrigation shall be maintained by the property owner. The developer shall provide each prospective buyer written notice of the parkway maintenance requirement, in a standard format as determined by the Planning Department, prior to accepting a cash deposit on any property. 42. All parkways, open areas, and landscaping shall be permanently maintained by the property owner, homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance shall be submitted for Planning Department and Engineering Services Department review and approved prior to the issuance of Building Permits. 43. For multiple-family development, laundry facilities shall be provided as required by the Development Code. 44. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed and approved by the Planning Department and Police Department (909-477-2800) prior to the issuance of Building Permits. Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties. 45. Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 46. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 47. Prior to any use of the· project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Department. 1-48. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 49. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured products. 50. Street names shall be submitted for Planning Department review and approval in accordance with the adopted Street Naming Policy prior to approval of the final map Printed: 8/16/2017 www.CityofRC.us Page 5 of21 D3-7 pg196 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 51. If no centralized trash receptacles are provided, all trash pick-up shall be for individual units with all receptacles shielded from public view. 52. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the required landscape plans and shall be subject to Planning Director review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Services Department. 53. Any approval for Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 shall expire if Building Permits are not issued within 5 years from the date of approval, or a time extension has been granted. 54. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per 30 linear feet of building. 55. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 56. The Covenants, Conditions and Restrictions shall restrict the storage of recreational vehicles on this site unless they are the principal source of transportation for the owner and prohibit parking on interior circulation aisles other than in designated visitor parking areas. 57. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of th, Homeowners' Association are subject to the approval of the Planning and Engineering Services Department and the City Attorney. They shall be recorded concurrently with the Final Map or prior to the issuance of Building Permits, whichever occurs first. A recorded copy shall be provided to the City Engineer. The Homeowners' Association shall submit to the Planning Department a list of the name and address of their officers on or before January 1 of each and every year and whenever said information changes. 58. The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Servic.es Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 59. Six~foot decorative block walls shall be constructed along the project perimeter. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter. 60. Slope fencing along side property lines may be wrought iron or black plastic coated chain link to maintain an open feeling and enhance views. Engineering Services Department Please be advised of the following Special Conditions 1. Make a in-lieu contribution for a prorated share of the cost of the future improvements along thP project frontage, to the future centerline of Foothill Boulevard. Final construction cost estimate to b, approved by the City Engineer. Printed: 8/16/2017 www.CityofRC.us Page 6 of21 D3-7 pg197 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 2. Dedicate Lots A, Band C from the approved Tentative Map to the City. 3. Extend Master Plan Storm Drain Line 111-1 from Foothill Boulevard to Red Hill Country Club Drive. The applicant shall submit a detailed hydrology study to engineering and said study shall be approved by the City Engineer prior to final map approval or the issuance of a Building Permit, whichever occurs first. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on-and off-site. If there are any impacts to the downstream channel, the City will require full installation of the Master Plan Storm Drain culvert, south of Foothill Boulevard, along with any right-of-way acquisition and easements that may be required. Standard drainage fees for the site shall be credited to the cost of permanent master plan facilities, in accordance with City Policy. The developer may request a reimbursement agreement to recover over sizing costs, in excess of fees from future development within the same tributary area. If the developer fails to submit for said reimbursement agreement within six months of the public improvements being accepted by the City, all rights bf the developer to reimbursement shall terminate. a. Construct private, on-site storm drains to collect all project runoff, and discharges from adjacent properties to the north and convey to the Master Plan Storm Drain. b. Provide manholes at public-private junctions. 4. Parkways shall slope at 2 percent from 1 foot behind the sidewalk to the top of the curb, along all street frontages. 5. Provide a copy of the on-site landscaping plans for Engineering Services Department review regarding conformance with Foothill Boulevard beautification master plan. 6. The existing overhead utilities (telecommunications and electrical) fronting the project site shall be removed or placed underground, prior to public improvement acceptance or occupancy, whichever occurs first. All services crossing Foothill Boulevard and/or Red Hill Country Club Drive shall be undergrounded at the same time. The developer may request a reimbursement agreement to recover one-half the City adopted cost for undergrounding from future development (or redevelopment) as it occurs on the opposite side of the street. If the developer fails to submit said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. All existing overhead utilities located on site shall be removed or placed underground. 7. Add the following note to any private landscape plans that show street trees; "All improvements within the public right-of-way, including street trees, shall be installed per the public improvement plans". If there is a discrepancy between the public and private plans, the street improvement plans will govern. 8. Maintenance access shall be granted to the City for the on-site portion of the master plan storm drain. All manholes shall be easily accessible. Printed: 8/16/2017 www.CityofRC.us Page 7 of 21 D3-7 pg198 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 9. It shall be the developer's responsibility to have the current FIRM Zone A designation removed from the project area. The developer shall provide drainage/or flood protection facilities sufficient to obtain an unshaded "X" designation. The developer's engineer shall prepare all necessary reports, plans, hydrologic/hydraulic calculations. A Conditional Letter of Map Revision (CLOMR) shall be required prior to grading permits. A Letter of Map Revision (LOMR) shall be issued by FEMA prior to certificate of occupancy. 10. Provide the fair share contribution for the Year 2035 as stated in the project traffic impact study for Foothill Boulevard at San Bernardino Road. Ultimate improvements include construction of a 3rd westbound and a 3rd eastbound through lane, restriping the northbound shared left turn/through lane into a shared left turn/through/right turn lane and modifications to the traffic signal. www.CityofRC.us Printed: 8/16/2017 D3-7 pg199 Page 8 of21 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 11. Foothill Boulevard shall be improved in accordance with the City's "Major Divided Arterial" standards along the entire project frontage. a. Parkway improvements, including special streetlights, street trees and sidewalk, shall conform to the Foothill Boulevard District guidelines outlined in the Development Code and the Route 66/Foothill Boulevard Visual Improvement Plan. b. Complete parkway improvements on the north side between the Pacific Electric Trail bridge and the adjacent Sycamore Inn property. City has already installed, the curb and gutter. Add parkway improvements including sidewalk, street trees, streetlights and curbside drain outlets, per Standard Drawing 107-B or 107-C as needed. c. Right turn lane, per Standard Drawing 119 (Bus Bay-Right Turn Lane option), shall be at least 150 feet in length with a 60-foot transition. The right turn lane shall be based off existing Foothill Boulevard elevations. d. Provide an interim physical barrier (at the project entrance) to left turns to the satisfaction of the City Engineer. e. Provide 8,600 Lumen LED streetlights. The street lights shall be owned by the City. Developer shall be responsible to coordinate and pay all costs to provide SCE power on City owned street lights. Coordinate with City staff for design and installation requirements. f. Foothill drive approach shall have a 20-foot radius for the inbound right turn and a least a 31-foot radius for the outbound right turn, with sidewalk crossing the approach close to perpendicular at the zero curb face. Right-of-way .dedication shall encompass the full public sidewalk crossing. Driveway median and accent paving shall not extend into the public right-of-way. g. Entry gates shall conform to the City's Residential Project Gated Entrance design guideline. h. Provide traffic signage and striping as required including northbound and southbound left turn and through movement time restrictions on Red Hill Country Club Drive . at Foothill Boulevard during the peak hours. i. Construct access ramps at the street type entrance on Foothill Boulevard to comply with current ADA requirements. A detail will have to be added to the street improvement plan showing the design details, elevations, and grades of the access ramp to substantiate they comply with current ADA requirements. www.CityofRC.us Printed; 8/16/2017 Page 9 of 21 D3-7 pg200 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 12. Red Hill Country Club Drive shall be improved in accordance with the City's "Local Street" standards along the project frontage. a. Provide curb and gutter, asphalt pavement, sidewalk, street trees and a drive approach for emergency vehicle access on the east side of the existing street. b. Drive approach for emergency vehicle access on Red Hill Country Club Drive shall be installed per Standard Drawing 105-C, with thicker concrete or reinforced sidewalk to meet Fire District standards. c. Provide a minimum 6-foot curb adjacent sidewalk width. Install retaining walls as needed. d. Provide 5800 Lumen HPSV-equivalent LED streetlights along the frontage. The street lights shall be owned by the City. Developer shall be responsible to coordinate and pay all costs to provide SCE power on City owned street lights. Coordinate with City staff for design and installation requirements. e. Provide traffic signage and striping as required. 13. Private drainage facilities shall prevent developed flows from entering the Pacific Electric Trail right-of-way. Existing inlet facilities for culverts in the SBCTA right-of-way shall be protected. Final drainage study shall address whether those culverts can be used for runoff from perimeter slopes or undeveloped portions of the project site. Also, surface drainage shall not flow over City right-of-way or maintained areas. Provide intercept of surface drainage such as by use of v-gutters and provide for drainage to enter street through parkway culverts. 14. Master Plan Storm Drain Line 111-1 shall be constructed and aligned so that it remains within the developer's property before connecting into the existing storm drain in the Foothill Boulevard right-of-way. A permanent storm drain easement will need to be granted to the City for the public storm drain lines within the developers property prior to acceptance of the improvements. Standard Conditions of Approval 15. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting Districts shall be filed with the Engineering Services Department prior to final map approval or issuance of Building Permits whichever occurs first. Formation costs shall be borne by the developer. 16. Parkway landscaping on the following street(s) shall conform to the results of the respective Beautification Master Plan: Foothill Boulevard Printed; 8/16/2017 www.CityofRC.us Page 10of21 03-7 pg201 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard ·Conditions of Approval 17. Water and sewer plans shall be designed and constructed to meet the requirements of the Cucamonga Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and the Environmental Health Department of the County of San Bernardino. A letter of compliance from the CVWD is required prior to final map approval or issuance of permits, whichever occurs first. Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects. 18. Approvals have not been secured from all utilities and other interested agencies involved. Approval of the final parcel map will be subject to any requirements that may be received from them. 19. Permits shall be obtained from the following agencies for work within their right of way: San Bernardino County Transportation Authority (SBCTA) 20. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of energy, fuel or power to any building or structure which is regulated by technical codes and for which a permit is required unless, in addition to any and all other codes, regulations and ordinances, all improvements required by these conditions of development approval have been completed and accepted by the City Council, except: that in developments containing more than one building, structure or unit, the development may have energy connections made in equal proportion to the percentage of completion of all improvements required by these conditions of development approval, as determined by the City Engineer, provided that reasonable, safe and maintainable access to the property exists. In no case shall more than 95 percent of the buildings, structures or units be connected to energy s.ources prior to completion and acceptance of all improvements required by these conditions of development approval. 21. Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in accordance with the City's street tree program. www.CityofRC.us Printed: 8/16/2017 Page 11 of21 03-7 pg202 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 22. Install street trees per City street tree design guidelines and standards as follows. The completed legend {box below) and construction notes shall appear on the title page of the street improvement plans. Street improvement plans shall include a line item within the construction legend stating: "Street trees shall be installed per the notes and legend on Sheet _ (typically Sheet 1 )." Where public landscape plans are required, tree installation in those areas shall be per the public landscape improvement plans. Foothill Boulevard in ROW and Median Botanical Name -Prunus blireina Common Name -N.C.N. Min. Grow Space -3' Spacing -20' O.C. Size -15 gallon Foothill Boulevard On-site Botanical Name -Platanus acerifolia Common Name -London Plane Tree Min. Grow Space -7' Spacing -40' O.C. Size -15 gallon Red Hill Country Club Drive Botanical Name -Platanus acerifolia Common Name -London Plane Tree Min. Grow Space -7' Spacing -40' O.C. Size -15 gallon Construction Notes for Street Trees: 1) All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Services Department. Street trees are to be planted per public improvement plans only. 23. Provide separate utility services to each building including sanitary sewerage system, water, gas, electric power, telephone, and cable TV (all underground) in accordance with the Utility Standards. Easements shall be provided as required. Printed: 8/16/2017 www.CityofRC.us Page12of21 D3-7 pg203 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 24. Improvement Plans and Construction: a.. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits, whichever occurs first. b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer. d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along major or secondary streets and at intersections for future traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer. Notes: 1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200 feet apart, unless otherwise specified by the City Engineer. 2) Conduit shall be 3-inch pvc with pull rope or as specified. e. The proposed development is slated to be included in the City's Fiber Optic / Broadband service business plan that would provide a City owned Fiber-to-the-Premise (FTTP) infrastructure. Proposed fiber optic conduits and vaults will be placed underground within a duct and structure system to be installed by the Master Developer per Standard Drawing 135-137. The size, placement and location of the conduit and vaults shall be shown on the Street Improvement and/or Public Improvement Plans and subject to the Engineering Services Department's review and approval prior to the issuance of building permits or final map approval, whichever comes first. f. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA standards or as directed by the City Engineer. g. Existing City roads requiring construction shall remain open to traffic at all times with adequate detours during construction. Street or lane closure permits are required. A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer. h. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards. i. Street names shall be approved by the Planning Manager prior to submittal for first plan check. 25. Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted policy. On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways. Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required. Printed: 8/16/2017 www.CityofRC.us Page 13 of21 D3-7 pg204 ----------------------------------------------- Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 26. The developer shall be responsible for the relocation of existing utilities as necessary. 27. Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at least 50% of all wastes generated· during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City. Permits issued on or after June 2, 2014, must complete the reimbursement process through the City's Accelerate online portal within 60 days following the completion of the construction and/or demolition project or the deposit will be forfeited. Permits issued before June 2, 2014, require the following when applying for a deposit reimbursement: a completed CD-2 form, a copy of the cashier's receipt showing the deposit amount, and all weight tickets. Instructions and forms are available at the City's web site, www.CityofRC.us, under City Hall; Engineering; Environmental Programs. 28. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for all new streetlights for the first six months of operation, prior to final map approval. 29. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. 30. Additional street right-of-way shall be dedicated along right turn lanes, to provide a minimum of · feet measured from the face of curbs to the right-of-way. 31. Corner property line cutoffs shall be dedicated per City Standards. 32. Dedication shall be made of the following rights-of-way on the perimeter streets (measured from street centerline): 60 total feet on Foothill Boulevard 30 total feet on Red Hill Country Club Drive 33. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the final map. 34. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all common roads, drives, or parking areas shall be provided by CC&R's or deeds and shall be recorded prior to, or concurrent with the final map. Grading Section Standard Conditions of Approval 1. Prior to the issuance of a grading permit, the grading and drainage plan shall show concrete drainage swales at the toe of slopes and discharge the water to an approved drainage facility. 2. Prior to the issuance of a Grading Permit the City of Rancho Cucamonga 's "Memorandum of Agreement of Storm Water Quality Management Plan" shall be submitted for review and approval by the Building Official and recorded with the County Recorder's Office. Printed: 8/16/2017 www.CityofRC.us Page 14 of21 D3-7 pg205 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012s00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 3. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. 4. The applicant shall provide a copy of a completed EPA Form 7520-16 (Inventory of Injection Wells) for each underground infiltration device, with-the Facility ID Number assigned, to the Building and Safety Services Department Official prior to issuance of the Grading Permit and /or approval of the project-specific Water Quality Management Plan. A copy of EPA Form 7520-16 shall be scanned and pasted onto the permitted grading plan set, and a copy of said form shall be included in the project-specific Water Quality Management Plan. 5. The land owner shall provide an inspection report by a qualified person/company on a biennial basis for the Class V Injection Wells/underground infiltration chambers to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis all best management practices (BMP"s) as described in the Storm Water Quality Management Plan (WQMP) prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 6. The land owner shall provide an inspection report on a biennial basis for the structural storm water treatment devices, commonly referred to as BMPs, to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis as described in the Storm Water Quality Management Plan prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 7. The land/property owner shall follow the inspection and maintenance requirements of the approved project specific Water Quality Management Plan and shall provide a copy of the inspection reports on a biennial basis to the City of Rancho Cucamonga Environmental Program Manager. 8. A final project-specific Storm Water Quality Management Plan (WQMP) shall be approved by the Building and Safety Director, or his designee, and the City of Rancho Cucamonga 's "Memorandum of Storm Water Quality Management Plan" shall be recorded prior to the issuance of a grading permit or any building permit. 9. Prior to the start of landscaping operations, the landscape architect and the landscape contractor shall provide a sample of the weed fabric barrier to the Project Planner, City of Rancho Cucamonga Planning Department. The weed barrier shall be permeable. 10. The final project-specific water quality management plan (WQMP) shall include executed maintenance agreements along with the maintenance guidelines for all proprietary structural storm water treatment devices (BMP's). In the event the applicant cannot get the proprietary device maintenance agreements executed prior to issuance of a grading permit, the applicant is required to submit a letter to be included within the WQMP document, and scanned and pasted onto the Site and Drainage Plan which states that prior to issuance of a certificate of occupancy with applicant shall enter into a contract for the maintenance of the proprietary storm water treatment device. If the proprietary storm water treatment device is part of a residential subdivision, prior to the sale of the residential lot, the developer shall include maintenance agreement{s) as part of the sale of the residential lot to the buyer. A copy of the maintenance agreements to be included in the sale of the property shall be included within the WQMP document. Printed: 8/16/2017 www.CityofRC.us Page 15 of21 03-7 pg206 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and41 and 0207-112-09 and 10 Project Type: Tentative Traci Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 11. Prior to issuance of a grading permit and approval of the project specific water quality management plan all private storm water catch basin inlets shall include insert filters to capture those pollutants of concern as addressed in the in the final project-specific water quality management plan (WQMP). At a minimum catch basin insert filters to capture trash and other fioating debris. All catch basin insert filters shall be maintained on a regular basis as described in the "Inspection and Maintenance Responsibility for Post Construction BMP" section of the final project-specific water quality management plan. 12. Prior to issuance of a grading permit the Final Project-Specific Water Quality Management Plan shall include a completed copy of "Worksheet H: Factor of Safety and Design Infiltration Worksheet" located in Appendix D "Section VII -Infiltration Rate Evaluation Protocol and Factor of Safety Recommendations, ... " of the San Bernardino County Technical Guidance Document for Water Quality Management Plans. The infiltration study shall include the Soil Engineer's recommendations for Appendix D, Table Vll.3: Suitability Assessment Related Considerations for Infiltration Facility Safety Factors". 13. Prior to approval of the final project-specific water quality management plan the applicant shall have a soils engineer prepare a project-specific infiltration study for the project for the purposes of storm water quality treatment. The infiltration study and recommendations shall follow the guidelines in the current adopted "San Bernardino County Technical Guidance Document for Water Qualit~ Management Plans". 14. The subject project, shall accept all existing off-site storm water drainage flows and safely convey those flows through or around the project site. If existing off-site storm water drainage flows mix with any on-site storm water drainage fiows, 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 fiows from the project site. 15. Prior to the issuance of a certificate of occupancy by the Building Official, or his designee, the civil engineer of record shall file a Water Quality Management Plan (WQMP) Post Construction Storm Water Treatment Devices As-Built Certificate with the Environmental Programs Coordinator, City of Rancho Cucamonga Engineering Services Department. 16. As the use of drywells are proposed for the structural storm water treatment device, to meet the infiltration requirements of the current Municipal Separate Storm Sewers Systems (MS4) Permit, adequate source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration shall be evaluated prior to infiltration and discussed in the final project-specific Water Quality Management Plan document. Printed: 8/16/2017 www.CityofRC.us Page 16 of 21 D3-7 pg207 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 17. GROUND WATER PROTECTION: Prior to approval of the final project specific water quality management plan (WQMP), the WQMP document shall meet the requirements of the State Water Resources Control Board Order No. RB-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm Sewers Separation (MS4) Permit reads: Section XI.D(Water Quality Management Plan Requirements).B(Groundwater Protection): Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to primarily function as infiltration devices (such as grassy swales, detention basins, vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect groundwater: a. Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of ground water quality objectives. b. Source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration should be evaluated prior to infiltration. c. Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial parking lot as '100,000 sq. ft. or more of commercial development to include parking lot (with 100 or more vehicle traffics), OR, by means of 5,000sqft or more of allowable space designated for parking purposes'). d. Unless adequate pre-treatment of runoff is provided prior to infiltration structural infiltration treatment BMPs must not be used for areas of industrial or light industrial activity{??}, areas subject to high vehicular traffic (25,000 or more daily traffic); car washes; fieet storage areas; nurseries; or any other high threat to water quality land uses or activities. e. Class V injection wells or dry wells must not be placed in areas subject to vehicular{78} repair or maintenance activities{79}, such as an auto body repair shop, automotive repair shop, new and used car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility that does any vehicular repair work. f. Structural infiltration BMP treatment shall not be used at sites that are known to have soil and groundwater contamination. g. Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any water supply wells. h. The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained. i. Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water Code Section 13050. The final project-specific water quality management plan shall specifically address items, a., b., and c. above. Printed: 8/16/2017 www.CityofRC.us Page 17 of 21 D3-7 pg208 i Project#; SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 18. Prior to issuance of a grading permit the precise grading and drainage plan shall follow the format provided in the City of Rancho Cucamonga handout "Information for Grading Plans and Permit". 19. Grading of the subject property shall be in accordance with current adopted California Building Code and/or the California Residential Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan(s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. 20. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. 21. A geologic report shall be prepared by a qualified Engineer or Engineering Geologist and submitted at the time of application for Grading and Drainage Plan review. 22. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of building permits. 23. A separate Grading and Drainage Plan check submittal is required for all new construction projects and for existing buildings where improvements being proposed will generate 50 cubic yards or mon of combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and we· signed by a California licensed Civil Engineer prior to the issuance of a grading or building permit. 24. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust control sign on the project site prior to the issuance of a grading permit. All dust control sign (s) shall be located outside of the public right of way. 25. If a Rough Grading and Drainage Plan/Permit are submitted to the Building and Safety Official for review, the rough grading plan shall be a separate plan submittal and permit from Precise Grading and Drainage Plan/Permit. 26. Prior to the issuance of a grading permit the applicant shall obtain written permission from the adjacent property owner(s) to construct wall(s) on property line(s) or provide a detail(s) showing the perimeter wall(s) to be constructed offset from the property line. 27. Prior to issuance of a grading permit the Final Grading and Drainage Plan shall show the accessibility path from the public right of way and the accessibility parking stalls to the building doors in conformance with the current adopted California Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and dimensions and comply with the current adopted California Building Code. 28. The Grading and Drainage Plan shall implement City Standards for on-site construction where possible, and shall provide details for all work not covered by City Standard Drawings. 29. Prior to issuance of a grading permit the grading plan shall show that all manufactured slopes shall be a minimum 2-foot offset from the public right of way, permitted line, or the adjacent private property. All slope offsets shall meet the requirements of the current adopted California Building Code. Printed: 8/16/2017 www.CityofRC.us Page 18 of21 D3-7 pg209 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 30. Prior to the issuance of a grading plan for multi-family projects, the private streets and drive aisles within multi-family developments shall include street plans as part of the Grading and Drainage Plan set. The private street plan view shall show typical street sections. The private street profile view shall show the private street/drive aisle centerline. 31. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 32. The applicant shall provide a grading agreement and grading bond for all cut and fill combined exceeding 5,000 cubic yards prior to issuance of a grading permit. The grading agreement and bond shall be approved by the Building and Safety Official. 33. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 34. This project shall comply with the accessibility requirements of the current adopted California Building Code. 35. Grading Inspections: a) Prior to the start of grading operations the owner and grading contractor shall request a pre-grading meeting. The meeting shall be attended by the project owner/representative, the grading contractor and the Building Inspector to discuss about grading requirements and preventive measures, etc. If a pre-grading meeting is not held within 24 hours from the start of grading operations, the grading permit may be subject to suspension by the Building Inspector; b) The grading contractor shall call into the City of Rancho Cucamonga Building and Safety Department at least 1 working day in advance to request the following grading inspections prior to continuing grading operations: · i) The bottom of the over-excavation; ii) Completion of Rough Grading, prior to issuance of the building permit; iii) At the completion of Rough Grading, the grading contractor or owner shall submit to the Permit Technicians (Building and Safety Front Counter) an original and a copy of the Pad Certifications to be prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; iv) The rough grading certificates and the compaction reports will be reviewed by the Associate Engineer or a designated person and approved prior to the issuance of a building permit. 36. All roof drainage flowing to the public right of way (Foothill Boulevard) must drain under the sidewalk through a parkway culvert approved by the Engineering Department. This shall be shown on both the grading and drainage plan and Engineering Services Department required plans. 37. Prior to issuance of a grading or building permit, the permitted grading plan (or architectural site plan) set shall show in each of the typical sections and the plan view show how the separations between the building exterior and exterior ground surface meet the requirements of Sections CBC1804.3/CRC R401.3, CBC2304.11.2.2/CRC R317.1 (2) and CBC2512.1.2/CRC R703.6.2.1 of the current adopted California Building Code/Residential Code. www.CityofRC.us Printed: 8/16/2017 Page 19of21 D3-7 pg210 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 38. Prior to issuance of a grading permit, the applicant shall obtain a signed and notarized letter from the adjacent property owner(s) for ALL work proposed on the adjacent property. The letter shall be scanned and pasted onto the permitted grading plan set. The letter shall show on either the title sheet or a detail sheet of the grading and drainage plan set. 39. Prior to approval of the project-specific storm water quality management plan, the applicant shall submit to the Building Official, or his designee, a precise grading plan showing the location and elevations of existing topographical features, and showing the location and proposed elevations of proposed structures and drainage of the site. 40. A drainage study showing a 1 DO-year, AMC 3 design storm event for on-site drainage shall be prepared and submitted to the Building and Safety Official for review and approval for on-site storm water drainage prior to issuance of a grading permit. The report shall contain water surface profile gradient calculations for all storm drain pipes 12-inches and larger in diameter. All reports shall be wet signed and sealed by the Engineer of Record. In addition, the project specific drainage study shall provide inlet calculations showing the proper sizing of the water quality management plan storm water flows into the proposed structural storm water treatment devices. 41. It shall be the responsibility of the applicant to acquire any required off-site drainage easements prior to the issuance of a grading permit. 42. It shall be the responsibility of the applicant to acquire any required off-site drainage acceptancb easements(s) from adjacent downstream property owner(s) or discharge flows in a natural condition (concentrated flows are not accepted) and shall provide the Building and Safety Official a drainage study showing the proposed flows do not exceed the existing flows prior to the issuance of a grading or building permit. 43. Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 44. Flow lines steeper than 6 percent could be erosive. The applicant shall provide hard lined gutters and swales where concentrated flows exceed 3fps, and anywhere that flow lines exceed 1 O percent. This shall be shown on the grading and drainage plan prior to issua_nce of a grading permit. 45. Prior to issuance of a grading permit the applicant shall demonstrate that the storm water run-off will not adversely affect the downstream properties and that the water may legally discharge lo the downstream properties. The engineer of record shall show on the final permitted grading and drainage plan one (1) or more of the following items are met: a) There is sufficient downstream capacity to accept the proposed storm water flows and that the downstream property owner have provided permission to accept the upstream storm water flows; b) a legal document/entity exists allowing developed storm water flows to be discharged to the property lower in elevation; c) a storm drain system to safely convey the storm water flows to a public storm drain system without causing flooding to adjacent property(ies). 46. Private sewer, water, and storm drain improvements will be designed per the latest adopted California Plumbing Code. Private storm drain improvements shall be shown on the grading and drainage plan. Printed: 8/16/2017 www.CityofRC.us Page 20 of 21 03-7 pg211 ------------------------------------ Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 47. Prior to the issuance of the Certificate of Occupancy or final sign off by the Building Inspector the engineer of record shall certify the functionality of the storm water quality management plan (WQMP) storm water treatment devices and best management practices (BMP). 48. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. 49. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment devices and best management practices (BMP) as provided for in the project's Storm Water Quality Management Plan, shall be provided for by CC&R's or deeds and shall be recorded prior to the approval of the Water Quality Management Plan. Said CC&R's and/or deeds shall be included in the project site specific Storm Water Quality Management Plan (WQMP) document prior to approval of the WQMP document and recording of the Memorandum of Agreement of Storm Water Quality Management Plan. Printed: 8/16/2017 www.CityofRC.us Page 21 of 21 D3-7 pg212 RESOLUTION NO. 17-77 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT REVIEW NO. DRC2012-00672, A REQUEST TO DEVELOP 175 ATTACHED CONDOMINIUM UNITS ON 24.19 ACRES OF LAND IN MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; AND MAKING FINDINGS IN SUPPORT THEREOF -APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. A. Recitals. 1. Pacific Summit-Foothill, LLC, filed an application for the approval of Development Review No. DRC2012-00672, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Development Review request is referred to as "the application." 2. On the 9th day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and continued the application to the August 23, 2017 Planning Commission meeting. 3. On the 23rd day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a meeting or duly noticed public hearing on the application and concluded said meeting on that date. 4. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon the substantial evidence presented to this Commission during the above- referenced meeting on August 23, 2017, including written and oral staff reports, together with public testimony this Commission hereby specifically finds as follows: a. The project site contains approximately 24.19 acres of a generally irregular configuration having a topography with a 30 percent or greater slope, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail, and is presently vacant; and b. The project site is located in the Mixed Use (MU) District; and c. The property to the north contains Condominiums and single-family homes in the Medium (M) Residential District (8-14 dwelling units per acre) and Low (L) Residential District (2- 4 dwelling units per acre), the property to the south contains office, commercial, and condominiums uses in the Mixed Use (MU) District and Medium (M) Residential District (8-14 D3-7 pg213 PLANNING COMMISSION RESOLUTION NO. 17-77 DRC2012-00672-PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 2 dwelling units per acre), the property to the east contains Route 66 Trailhead and condominiums in the Medium (M) Residential District (8-14 dwelling units per acre), the property to the west contains commercial land uses in the Mixed Use (MU) District, and the proposed project surrounds the Sycamore Inn Restaurant in the Mixed Use (MU) District; and d. The proposed project will be a gated community with 1 vehicle entrance on Foothill Boulevard, located west of the Sycamore Inn restaurant, and 1 Emergency Vehicle Access (EVA) gate on Red Hill Country Club Drive; and e. The proposed project density is 7 .23 dwelling units per acre; and f. The application contemplates the development of 44 two-and three-story condominium buildings for the development of 175 attached dwelling units; and g. The 175 units are provided throughout the project site in 44 individual buildings, each containing between 3 and 6 residential units. Units are provided in either a two-story or three-story building complex. There are 26 two-story units, 29 feet tall, with units ranging in size from 1,296 square feet to 1,701 square feet and 18 three-story units, 35 feet tall, with units ranging in size from 1,672 square feet to 2,108 square feet; and h. The proposed unit mix will consist of 28 two-bedroom units (at 1,296 square feet), 119 three-bedroom units (ranging in size from 1,540 square feet to 2,108 square feet) and 28 four-bedroom units (ranging in size from 1,976 square feet to 1,995 square feet). The 9 live/work units include 2 two-bedroom units (with 1,531 square feet of living area and 249 square feet of commercial floor area) and 7 three-bedroom units (ranging in size from 1,782 square feet to 1,916 square feet of living area and 249 square feet of commercial floor area); and i. Proposed architectural styles include Santa Barbara and Provence, and include 360 degree architectural elements such as: tile roofs, stucco finish, multi-paned windows, metal balconies, wood shutters, and additional architectural embellishments; and j. A total of 9 live/work units are provided adjacent to the Foothill Boulevard driveway, with adjacent parking and pedestrian access; and k. Parking. for the project site is provided in two-car garages for each unit, providing 350 parking spaces, 9 parking spaces for the live/work units, and 130 open parking spaces. 3. Based upon the substantial evidence presented to this Commission during the above- referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The proposed project is consistent with the objectives of the General Plan; and b. The proposed use is in accord with the objectives of the Development Code and the purposes of the district in which the site is located; and c. The proposed use is in compliance with each of the applicable provisions of the Development Code; and D3-7 pg214 PLANNING COMMISSION RESOLUTION NO. 17-77 DRC2012-00672 -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 3 d. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration. A comment letter was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required." Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required; and b. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds: (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial D3-7 pg215 ----------------- PLANNING COMMISSION RESOLUTION NO. 17-77 DRC2012-00672-PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 4 evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission recommends the City Council adopt the Mitigated Negative Declaration; and c. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission therefore recommends the City Council adopt the Mitigation Monitoring Program for the project; and d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the City Planner of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, . this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference. Planning Department 1) All Conditions of approval as contained in Planning Commission Resolution No. 17-75 shall apply. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23RD DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: ____________ _ Francisco Oaxaca, Chairman ATTEST: ___________ _ Candyce Burnett, Secretary D3-7 pq216 PLANNING COMMISSION RESOLUTION NO. 17-77 DRC2012-00672-PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 5 I, Candyce Burnett, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 23rd day of August 2017, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: D3-7 pg217 Cond iti ons of Approval Community Development Depa rtment Project#: SUBTT16605M , DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name : Sycamore Heig hts Lo ca tion : APN: 0207-101-1 3 , 17, 24 , 25 , 31, 34 , and 41 and 0207-11 2-09 and 10 Project Type: Tentative Tract Map , Design Review , Variance , and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advise d of th e fo ll owing Specia l Conditions 1. App roval is for the subdivisi on of 24 .19 acres into 6 parcels and for the development of 175 attached condominium units in the Mixed Use (MU) Dist rict located on th e north side of Foothill Boulevard , between Red Hill Country Club Drive and Pa ci fic Electric Tra il Right-of-Way 2. Provide additional pa rking spaces in the vicinity of the Live/Work units to ensure adequate parking is available for commercial uses. 3 . Provide a pedestrian connection to the Pacific Electric Trail along the east side of the project site . 4. Provide addit ional landscaping adjacent to the project perimeter wall to the northwest of th e Sycamore Inn . 5. For slope planting sou th of th e existi ng residences along the project's north boundary utilize a tree species and spacing that protects the views of homeowners living north of the project site . Sta ndard Co nditions o f Approval 6. Mitigation measures are required for the project. The applicant is responsible for the cos t of imp lementi ng said measures , including monitoring and reporting . Applicant shall be required to post cash , letter of credit , or other forms of guarantee acce ptable to the Planning Department in the amount of $767 prior to the issuance of Building Permits, guaranteeing satisfactory performance and com pletion of all mitigation measures. These funds may be used by the City to retain consultants and /or pay for City staff time t o m onitor and report on the mitigation measures . Failure to complete all actions required by the approved en vi ronmental do cuments shall be considered grou nds for forfeit. 7. In those instances requ iring long term monitoring (i .e. beyond final certificate of occup an cy), t he applicant shall provide a written monitoring and reporting program to the Planning Department prio r to issuance of Building Permits. Said program shall ide ntify th e reporter as an individual q ualified to kn ow whethe r the particular mitigation measure has be en imp lemented . 8. The developer s hall provide each prospective buyer written notice of th e City Adopted Special Studies Zone for the Red Hill Fault , ·in a standard format as determined by the Planning Department , prior to ac ce pting a cash deposit on any property . 9. The appl icant shall contac t th e U .S. Postal Service to determine the appropriate type and locati on of mailboxes . Multi-family res idential developments shall provide a solid overhead structure for mailboxes with adequate lightin g . The fin al location of the mailboxes and the desig n of the overhead st ructure sha ll be subject to Planni ng Department review and approval prior to the issuance of Bu ilding Permits . 10. Al l units shall be provided with garage door openers if driveways are less than 18 fe et in d ep th fro m back of sidewalk . Prin ted 8/16/2017 www.C ityofRC .us D3-7pg218 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 11. All parking lot landscape islands shall have a minimum outside dimension of 6 feet. 12. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). Parallel parking spaces shall be 9 feet wide by 24 feet long. 13. Plans for any security gates shall be submitted for the Planning Department, City Engineer, and Rancho Cucamonga Fire Protection District review and approval prior to issuance of Building Permits. For residential development, private gated entrances shall provide adequate turn -around space in front of the gate and a separate visitor lane with call box to avoid cars stacking into the public right-of-way. 14. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and exits shall be striped per City standards. 15. Textured pedestrian pathways and textured pavement across circulation aisles shall be provided throughout the development to connect dwellings/units/buildings with open spaces/plazas/ recreational uses. 16. For all residential development, provide conduit from each unit/lot and a pull box to connect to the street. Provide interior structured wiring for each house/building with minimum Category 5 copper wire, Radio Grade 6 coaxial cable, and a central distribution panel, prior to release of occupanci (fiber-to-the building, FTTB). Plans shall be submitted for Planning Department and Building Officia review and approval prior to issuance of Building Permits. 17. All dwellings shall have the front, side and rear elevations upgraded with architectural treatment, detailing and increased delineation of surface treatment subject to Planning Department review and approval prior to issuance of Building Permits. 18. All roof appurtenances, including air conditioners and other roof mounted equipment and /or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Department. Any roof-mounted mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof-mounted mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color scheme of the building. Details shall be included in building plans. 19. The applicant shall agree to defend at his sole expense any action brought against the City, its agents, officers, or employees, because of the issuance of such approval, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any Court costs and attorney's fees which the City, its agents, officers, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his obligations under this condition. Printed: B/1612017 w-.vw.CityofRC.us Page 2 of21 D3-7 pg219 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 20. Approval of Tentative Tract SUBTT16605 Modification is granted subject Plan Amendment DRC2016-00206, Design Review DRC2012-00672, and Tree Removal Permit DRC2012-00673. to the approval of General Variance DRC2016-00207, 21. Copies of the signed Planning Commission Resolutions of Approval, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). This includes Planning Commission Resolution No.'s 17-76 (for Tentative Tract Map SUBTT16606M), 17-77 (for Design Review DRC2012-00672), 17-78 (for Variance DRC2016-00207), and 17-79 (for Tree Removal Permit DRC2012-00673). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/ Architect. 22. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption and Mitigated Negative Declaration fee in the amount of $2,266.25. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing. 23. Tentative Tract 16605 Modification shall expire, unless extended by the Planning Commission, unless a complete final map is filed with the Engineering Services Department within 3 years from the date of the approval. 24. For multi-family residential, property owners are responsible for the continual maintenance of all landscaped areas on-site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or decaying plant material shall be replaced within 30 days from the date of damage. 25. Existing trees required to be preserved in place shall be protected with a construction barrier in accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The location of those trees to be preserved in place and new locations for transplanted trees shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist's recommendations regarding preservation, transplanting, and trimming methods. 26. Front yard and corner side yard landscaping and irrigation shall be required per the Development Code. This requirement shall be in addition to the required street trees and slope planting. 27. A detailed landscape and irrigation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for Planning Department review and approval prior to the issuance of Building Permits for the development or prior final map approval in the case of a custom lot subdivision. For development occurring in the Very High Fire Hazard Severity Zone, the landscape plans will also be reviewed by Fire Construction Services. 28. Landscaping and irrigation systems required to be installed within the public right-of-way on the perimeter of this project area shall be continuously maintained by the developer. Printed: 8/16/2017 www.CityofRC.us Page 3 of21 D3-7 pg220 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 29. All private slopes of 5 feet or more in vertical height and of 5:1 or greater slope, but less than 2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 30. All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2:1 or greater slope shall be landscaped and irrigated for erosion control and to soften their appearance as follows: one 15-gallon or larger size tree per each 150 sq. ft. of slope area, 1-gallon or larger size shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition, slope banks in excess of 8 feet in vertical height and 2:1 or greater slope shall also include one 5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in staggered clusters to soften and vary slope plane. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 31. Special landscape features such as mounding, alluvial rock, specimen size trees, meandering sidewalks, and intensified landscaping, is required along Foothill Boulevard. 32. Tree maintenance criteria shall be developed and submitted for Planning Department review and approval prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 33. Landscaping and irrigation shall be designed to conserve water through the principles of wate, efficient landscaping per Development Code Chapter 17.82. 34. Access gates to the rear yards shall be constructed from a material more durable than wood gates. Acceptable materials include, but are not limited to, wrought iron and PVC. 35. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and applicable Community, Specific Plans and /or Master Plans in effect at the time of Building Permit issuance. 36. Construct block walls between homes (i.e., along interior side and rear property lines), rather than wood fencing for permanence, durability, and design consistency. 37. All building numbers and individual units shall be identified in a clear and concise manner, including proper illumination and in conformance with Building and Safety Services Department standards, the Municipal Code and the Rancho Cucamonga Fire Department (RCFD) Standards. 38. The site shall be developed and maintained in accordance with the approved plans which include Site P_lans, architectural elevations, exterior materials and. colors, landscaping, sign program, and. grading· on file in the Planning Department, the conditions contained herein, and Development Code regulations. 39. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director. For single-family residential developments, transformers shall be placed in underground vaults. Printed: 8/16/2017 www.CityofRC.us Page4of21 D3-7 pg221 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 40. A uniform hardscape and street furniture design including seating benches, trash receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 41. On corner side yards, provide minimum 5-foot setback between walls/fences and sidewalk. The 5-foot wall/fence setback and the parkway shall have landscape and irrigation in addition to the required street trees. Detailed landscape and irrigation plans shall be submitted for Planning Department review and approval prior to issuance of Building Permits. The parkway landscaping including trees, shrubs, ground covers and irrigation shall be maintained by the property owner. The developer shall provide each prospective buyer written notice of the parkway maintenance requirement, in a standard format as determined by the Planning Department, prior to accepting a cash deposit on any property. 42. All parkways, open areas, and landscaping shall be permanently maintained by the property owner, homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance shall be submitted for Planning Department and Engineering Services Department review and approved prior to the issuance of Building Permits. 43. For multiple-family development, laundry facilities shall be provided as required by the Development Code. 44. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed and approved by the Planning Department and Police Department (909-477-2800) prior to the issuance of Building Permits. Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties. 45. Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 46. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. ·. 47. Prior to any use of the project site or business. activity being commenced thereon, all Conditions of. Approval shall be completed to the satisfaction of the Planning Department. 48. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 49. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured products. 50. Street names shall be submitted for Planning Department review and approval in accordance with the adopted Street Naming Policy prior to approval of the final map Printed: 8/16/2017 www.CityofRC.us Page 5 of 21 D3-7 pg222 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 51. If no centralized trash receptacles are provided, all trash pick-up shall be for individual units with all receptacles shielded from public view. 52. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the required landscape plans and shall be subject to Planning Director review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Services Department. 53. Any approval for Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 shall expire if Building Permits are not issued within 5 years from the date of approval, or a time extension has been granted. 54. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per 30 linear feet of building. 55. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 56. The Covenants, Conditions and Restrictions shall restrict the storage of recreational vehicles on this site unless they are the principal source of transportation for the owner and prohibit parking on interior circulation aisles other than in designated visitor parking areas. 57. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of th1 Homeowners' Association are subject to the approval of the Planning and Engineering Services Department and the City Attorney. They shall be recorded concurrently with the Final Map or prior to the issuance of Building Permits, whichever occurs first. A recorded copy shall be provided to the City Engineer. The Homeowners' Association shall submit to the Planning Department a list of the name and address of their officers on or before January 1 of each and every year and whenever said information changes. 58. The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Services Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 59. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter. 60. Slope fencing along side property lines may be wrought iron or black plastic coated chain link to maintain an open feeling and enhance views. Engineering Services Department Please be advised of the following Special Conditions 1. Make a in-lieu contribution for a prorated share of the cost of the future improvements along the project frontage, to the future centerline of Foothill Boulevard. Final construction cost estimate to be approved by the City Engineer. Printed: 8/16/2017 www.CityofRC.us Page6of21 03-7 pg223 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 2. Dedicate Lots A, Band C from the approved Tentative Map to the City. 3. Extend Master Plan Storm Drain Line 111-1 from Foothill Boulevard to Red Hill Country Club Drive. The applicant shall submit a detailed hydrology study to engineering and said study shall be approved by the City Engineer prior to final map approval or the issuance of a Building Permit, whichever occurs first. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on-and off-site. If there are any impacts to the downstream channel, the City will require full installation of the Master Plan Storm Drain culvert, south of Foothill Boulevard, along with any right-of-way acquisition and easements that may be required. Standard drainage fees for the site shall be credited to the cost of permanent master plan facilities, in accordance with City Policy. The developer may request a reimbursement agreement to recover over sizing costs, in excess of fees from future development within the same tributary area. If the developer fails to submit for said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. Construct private, on-site storm drains to collect all project runoff, and discharges from adjacent properties to the north and convey to the Master Plan Storm Drain. b. Provide manholes at public-private junctions. 4. Parkways shall slope at 2 percent from 1 foot behind the sidewalk to the top of the curb, along all street frontages. 5. Provide a copy of the on-site landscaping plans for Engineering Services Department review regarding conformance with Foothill Boulevard beautification master plan. 6. The existing overhead utilities (telecommunications and electrical) fronting the project site shall be removed or placed underground, prior to public improvement acceptance or occupancy, whichever occurs first. All services crossing Foothill Boulevard and/or Red Hill Country Club Drive shall be undergrounded at the same time. The developer may request a reimbursement agreement to recover one-half the City adopted cost for undergrounding from future development (or redevelopment) as it occurs on the opposite side of the street. If the developer fails to submit said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. All existing overhead utilities located on site shall be removed or placed underground. 7. Add the following note to any private landscape plans that show street trees; "All improvements within the public right-of-way, including street trees, shall be installed per the public improvement plans". If there is a discrepancy between the public and private plans, the street improvement plans will govern. 8. Maintenance access shall be granted to the City for the on-site portion of the master plan storm drain. All manholes shall be easily accessible. www.CityofRC.us Printed: 8/16/2017 Page 7 of21 D3-7 pg224 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following special Conditions 9. It shall be the developer's responsibility to have the current FIRM Zone A designation removed from the project area. The developer shall provide drainage/or flood protection facilities sufficient to obtain an unshaded "X" designation. The developer's engineer shall prepare all necessary reports, plans, hydrologic/hydraulic calculations. A Conditional Letter of Map Revision (CLOMR) shall be required prior to grading permits. A Letter of Map Revision (LOMR) shall be issued by FEMA prior to certificate of occupancy. 10. Provide the fair share contribution for the Year 2035 as slated in the project traffic impact study for Foothill Boulevard at San Bernardino Road. Ultimate improvements include construction of a 3rd westbound and a 3rd eastbound through lane, restriping the northbound shared left turn/through lane into a shared left turn/through/right turn lane and modifications to the traffic signal. Printed: 8/16/2017 www.CityofRC.us D3-7 pg225 Pages or 21 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 11. Foothill Boulevard shall be improved in accordance with the City's "Major Divided Arterial" standards along the entire project frontage. a. Parkway improvements, including special streetlights, street trees and sidewalk, shall conform to the Foothill Boulevard District guidelines outlined in the Development Code and the Route 66/Foothill Boulevard Visual Improvement Plan. b. Complete parkway improvements on the north side between the Pacific Electric Trail bridge and the adjacent Sycamore Inn property. City has already installed the curb and gutter. Add parkway improvements including sidewalk, street trees, streetlights and curbside drain outlets, per Standard Drawing 107-B or 107-C as needed. c. Right turn lane, per Standard Drawing 119 (Bus Bay-Right Turn Lane option), shall be at least 150 feet in length with a 60-foot transition. The right turn lane shall be based off existing Foothill Boulevard elevations. d. Provide an interim physical barrier (at the project entrance) to left turns to the satisfaction of the City Engineer. e. Provide 8,600 Lumen LED streetlights. The street lights shall be owned by the City. Developer shall be responsible to coordinate and pay all costs to provide SCE power on City owned street lights. Coordinate with City staff for design and installation requirements. f. Foothill drive approach shall have a 20-foot radius for the inbound right turn and a least a 31-foot radius for the outbound right turn, with sidewalk crossing the approach close to perpendicular at the zero curb face. Right-of-way dedication shall encompass the full public sidewalk crossing. Driveway median and accent paving shall not extend into the public right-of-way. g. Entry gates shall conform to the City's Residential Project Gated Entrance design guideline. h. Provide traffic signage and striping as required including northbound and southbound left turn and through movement time restrictions on Red Hill Country Club Drive at Foothill Boulevard during the peak hours. i. Construct access ramps at the street type entrance on Foothill Boulevard to comply with current ADA requirements. A detail will have to be added to the street improvement plan showing the design details, elevations, and grades of the access ramp to substantiate they comply with current ADA requirements. Printed: 8/16/2017 www.CityofRC.us Page 9 of 21 D3-7 pg226 Project#; SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 12. Red Hill Country Club Drive shall be improved in accordance with the City's "Local Street" standards along the project frontage. a. Provide curb and gutter, asphalt pavement, sidewalk, street trees and a drive approach for emergency vehicle access on the east side of the existing street. b. Drive approach for emergency vehicle access on Red Hill Country Club Drive shall be installed per Standard Drawing 105-C, with thicker concrete or reinforced sidewalk to meet Fire District standards. c. Provide a minimum 6-foot curb adjacent sidewalk width. Install retaining walls as needed. d. Provide 5800 Lumen HPSV-equivalent LED streetlights along the frontage. The street lights shall be owned by the City. Developer shall be responsible to coordinate and pay all costs to provide SCE power on City owned street lights. Coordinate with City staff for design and installation requirements. e. Provide traffic signage and striping as required. 13. Private drainage facilities shall prevent developed fiows from entering the Pacific Electric Trail right-of-way. Existing inlet facilities for culverts in the SBCTA right-of-way shall be protected. Final drainage study shall address whether those culverts can be used for runoff from perimeter slopes or undeveloped portions of the project site. Also, surface drainage shall not fiow over City right-of-way or maintained areas. Provide intercept of surface drainage such as by use of v-gutters and provide for drainage to enter street through parkway culverts. 14. Master Plan Storm Drain Line 111-1 shall be constructed and aligned so that it remains within the developer's property before connecting into the existing storm drain in the Foothill Boulevard right-of-way. A permanent storm drain easement will need to be granted to the City for the public storm drain lines within the developers property prior to acceptance of the improvements. Standard Conditions of Approval 15. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting Districts shall be filed with the Engineering Services Department prior to final map approval or issuance of Building Permits whichever occurs first. Formation costs shall be borne by the developer. 16. Parkway landscaping on the following street(s) shall conform to the results of the respective Beautification Master Plan: Foothill Boulevard Printed: ·8/16/2017 www.CityofRC.us Page 10of21 D3-7 pg227 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 17. Water and sewer plans shall be designed and constructed to meet· the requirements of the Cucamonga Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and the Environmental Health Department of the County of San Bernardino. A letter of compliance from the CVWD is required prior to final map approval or issuance of permits, whichever occurs first. Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects. 18. Approvals have not been secured from all utilities and other interested agencies involved. Approval of the final parcel map will be subject to any requirements that may be received from them. 19. Permits shall be obtained from the following agencies for work within their right of way: San Bernardino County Transportation Authority (SBCTA) 20. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of energy, fuel or power to any building or structure which is regulated by technical codes and for which a permit is required unless, in addition to any and all other codes, regulations and ordinances, all improvements required by these conditions of development approval have been completed and accepted by the City Council, except: that in developments containing more than one building, structure or unit, the development may have energy connections made in equal proportion to the percentage of completion of all improvements required by these conditions of development approval, as determined by the City Engineer, provided that reasonable, safe and maintainable access to the property exists. In no case shall more than 95 percent of the buildings, structures or units be connected to energy sources prior to completion and acceptance of all improvements required by these conditions of development approval. 21. Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in accordance with the City's street tree program. www.CityofRC.us Printed: 8/16/2017 Page 11 of21 D3-7 pg228 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 22. Install street trees per City street tree design guidelines and standards as follows. The completed legend (box below) and construction notes shall appear on the title page of the street improvement plans. Street improvement plans shall include a line item within the construction legend stating: "Street trees shall be installed per the notes and legend on Sheet _ (typically Sheet 1 )." Where public landscape plans are required, tree installation in those areas shall be per the public landscape improvement plans. Foothill Boulevard in ROW and Median Botanical Name • Prunus blireina Common Name. N.C.N. Min. Grow Space -3' Spacing• 20' O.C. Size • 15 gallon Foothill Boulevard On-site Botanical Name • Platanus acerifolia Common Name • London Plane Tree Min. Grow Space -7' Spacing -40' O.C. Size -15 gallon Red Hill Country Club Drive Botanical Name • Platanus acerifolia Common Name -London Plane Tree Min. Grow Space . 7' Spacing -40' O.C. Size • 15 gallon Construction Notes for Street Trees: 1) All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Services Department. Street trees are to be planted per public improvement plans only. 23. Provide separate utility services to each building including sanitary sewerage system, water, gas, electric power, telephone, and cable TV (all underground) in accordance with the Utility Standards. Easements shall be provided as required. Printed: 8/16/2017 www.CityofRC.us Page 12 of21 03-7 pg229 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 24. Improvement Plans and Construction: a. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits, whichever occurs first. b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer. d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along major or secondary streets and at intersections for future traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer. Notes: 1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200 feet apart, unless otherwise specified by the City Engineer. 2) Conduit shall be 3-inch pvc with pull rope or as specified. e. The proposed development is slated to be included in the City's Fiber Optic / Broadband service business plan that would provide a City owned Fiber-to-the-Premise (FTTP) infrastructure. Proposed fiber optic conduits and vaults will be placed underground within a duct and structure system to be installed by the Master Developer per Standard Drawing 135-137. The size, placement and location of the conduit and vaults shall be shown on the Street Improvement and/or Public Improvement Plans and subject to the Engineering Services Department's review and approval prior to the issuance of building permits or final map approval, whichever comes first. f. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA standards or as directed by the City Engineer. g. Existing City roads requiring construction shall remain open to traffic at all times with adequate detours during construction. Street or lane closure permits are required. A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer. h. Concentrated drainage fiows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards. i. Street names shall be approved by the Planning Manager prior to submittal for first plan check. 25. Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted policy. On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways. Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required. www.CityofRC.us Printed: 8/16/2017 Page 13of21 D3-7 pg230 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 26. The developer shall be responsible for the relocation of existing utilities as necessary. 27. Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at least 50% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City. Permits issued on or after June 2, 2014, must complete the reimbursement process through the City's Accelerate online portal within 60 days following the completion of the construction and/or demolition project or the deposit will be forfeited. Permits issued before June 2, 2014, require the following when applying for a deposit reimbursement: a completed CD-2 form, a copy of the cashier's receipt showing the deposit amount, and all weight tickets. Instructions and forms are available at the City's web site, www.CityofRC.us, under City Hall; Engineering; Environmental Programs. 28. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for all new streetlights for the first six months of operation, prior to final map approval. 29. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. 30. Additional street right-of-way shall be dedicated along right turn lanes, to provide a minimum of T feet measured from the face of curbs to the right-of-way. 31. Corner property line cutoffs shall be dedicated per City Standards. 32. Dedication shall be made of the following rights-of-way on the perimeter streets (measured from street centerline): 60 total feet on Foothill Boulevard 30 total feet on Red Hill Country Club Drive 33. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the final map. 34. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all common roads, drives, or parking areas shall be provided by CC&R's or deeds and shall be recorded prior to, or concurrent with the final map. Grading Section Standard Conditions of Approval 1. Prior to the issuance of a grading permit, the grading and drainage plan shall show concrete drainage swales at the toe of slopes and discharge the water to an approved drainage facility. 2. Prior to the issuance of a Grading Permit the City of Rancho Cucamonga 's "Memorandum of Agreement of Storm Water Quality Management Plan" shall be submitted for review and approval by the Building Official and recorded with the County Recorder's Office. Printed: 8/16/2017 www.CityofRC.us Page 14 of 21 D3-7 pg231 ------------------, Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 3. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. 4. The applicant shall provide a copy of a completed EPA Form 7520-16 (Inventory of Injection Wells) for each underground infiltration device, with the Facility ID Number assigned, to the Building and Safety Services Department Official prior to issuance of the Grading Permit and/or approval of the project-specific Water Quality Management Plan. A copy of EPA Form 7520-16 shall be scanned and pasted onto the permitted grading plan set, and a copy of said form shall be included in the project-specific Water Quality Management Plan. 5. The land owner shall provide an inspection report by a qualified person/company on a biennial basis for the Class V Injection Wells/underground infiltration chambers to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis all best management practices (BMP"s) as described in the Storm Water Quality Management Plan (WQMP) prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 6. The land owner shall provide an inspection report on a biennial basis for the structural storm water treatment devices, commonly referred to as BMPs, to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis as described in the Storm Water Quality Management Plan prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 7. The land/property owner shall follow the inspection and maintenance requirements of the approved project specific Water Quality Management Plan and shall provide a copy of the inspection reports on a biennial basis to the City of Rancho Cucamonga Environmental Program Manager. 8. A final project-specific Storm Water Quality Management Plan (WQMP) shall be approved by the Building and Safety Director, or his designee, and the City of Rancho Cucamonga 's "Memorandum of Storm Water Quality Management Plan" shall be recorded prior to the issuance of a grading permit or any building permit. 9. Prior to the start of landscaping operations, the landscape architect and the landscape contractor shall provide a sample of the weed fabric barrier to the Project Planner, City of Rancho Cucamonga Planning Department. The weed barrier shall be permeable. 10. The final project-specific water quality management plan (WQMP) shall include executed maintenance agreements along with the maintenance guidelines for all proprietary structural storm water treatment devices (BMP's). In the event the applicant cannot get the proprietary device maintenance agreements executed prior to issuance of a grading permit, the applicant is required to submit a letter to be included within the WQMP document, and scanned and pasted onto the Site and Drainage Plan which states that prior to issuance of a certificate of occupancy with applicant shall enter into a contract for the maintenance of the proprietary storm water treatment device. If the proprietary storm water treatment device is part of a residential subdivision, prior to the sale of the residential lot, the developer shall include maintenance agreement(s) as part of the sale of the residential lot to the buyer. A copy of the maintenance agreements to be included in the sale of the property shall be included within the WQMP document. www.CityofRC.us Printed: 8/16/2017 Page 15 of 21 D3-7 pg232 Project#: SUBTT i6605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 11. Prior to issuance of a grading permit and approval of the project specific water quality management plan all private storm water catch basin inlets shall include insert filters to capture those pollutants of concern as addressed in the in the final project-specific water quality management plan (WQMP). At a minimum catch basin insert filters to capture trash and other floating debris. All catch basin insert filters shall be maintained on a regular basis as described in the "Inspection and Maintenance Responsibility for Post Construction BMP" section of the final project-specific water quality management plan. 12. Prior to issuance of a grading permit the Final Project-Specific Water Quality Management Plan shall include a completed copy of "Worksheet H: Factor of Safety and Design Infiltration Worksheet" located in Appendix D "Section VII -Infiltration Rate Evaluation Protocol and Factor of Safety Recommendations, ... " of the San Bernardino County Technical Guidance Document for Water Quality Management Plans. The infiltration study shall include the Soil Engineer's recommendations for Appendix D, Table Vll.3: Suitability Assessment Related Considerations for Infiltration Facility Safety Factors". 13. Prior to approval of the final project-specific water quality management plan the applicant shall have a soils engineer prepare a project-specific infiltration study for the project for the purposes of storm water quality treatment. The infiltration study and recommendations shall follow the guidelines in thi current adopted "San Bernardino County Technical Guidance Document for Water Qualit; Management Plans". 14. The subject project, shall accept all existing off-site storm water drainage flows and safely convey those flows through or around the project site. If existing off-site storm water drainage flows mix with any on-site storm water drainage flows, then the off-site storm water drainage flows shall be treated with the on-site storm water drainage flows for storm water quality purposes, prior to discharging the storm water drainage flows from the project site. 15. Prior to the issuance of a certificate of occupancy by the Building Official, or his designee, the civil engineer of record shall file a Water Quality Management Plan (WQMP) Post Construction Storm Water Treatment Devices As-Built Certificate with the Environmental Programs Coordinator, City of Rancho Cucamonga Engineering Services Department. 16. As the use of drywells are proposed for the structural storm water treatment device, to meet the infiltration requirements of the current Municipal Separate Storm Sewers Systems (MS4) Permit, adequate source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration shall be evaluated prior to infiltration and discussed in the final project-specific Water Quality Management Plan document. Printed: 8/16/2017 wNw,CltyofRC.us Page 16 of21 03-7 pg233 --~------------------, ~ject#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 17. GROUND WATER PROTECTION: Prior to approval of the final project specific water quality management plan (WQMP), the WQMP document shall meet the requirements of the State Water Resources Control Board Order No. RS-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm Sewers Separation (MS4) Permit reads: I Section XI.D(Water Quality Management Plan Requirements).S(Groundwater Protection): Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to primarily function as infiltration devices (such as grassy swales, detention basins, vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect groundwater: a. Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of ground water quality objectives. b. Source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration should be evaluated prior to infiltration. c. Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial parking lot as '100,000 sq. ft. or more of commercial development to include parking lot (with 100 or more vehicle traffics), OR, by means of 5,000sqft or more of allowable space designated for parking purposes'). d. Unless adequate pre-treatment of runoff is provided prior to infiltration structural infiltration treatment BMPs must not be used for areas of industrial or light industrial activity{77}, areas subject to high vehicular traffic (25,000 or more daily traffic); car washes; fleet storage areas; nurseries; or any other high threat to water quality land uses or activities. e. Class V injection wells or dry wells must not be placed in areas subject to vehicular{78} repair or maintenance activities{79}, such as an auto body repair shop, automotive repair shop, new and used car dealership, specialty repair shop (e.g., transmission and muff/er repair shop) or any facility that does any vehicular repair work. f. Structural infiltration BMP treatment shall not be used at sites that are known to have soil and groundwater contamination. g. Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any water supply wells. h. The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained. i. Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water Code Section 13050. The final project-specific water quality management plan shall specifically address items, a., b., and c. above. Printed: 8/16/2017 www.CityofRC.us Page 17 of 21 D3-7 pg234 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 18. Prior to issuance of a grading permit the precise grading and drainage plan shall follow the format provided in the City of Rancho Cucamonga handout "Information for Grading Plans and Permit". 19. Grading of the subject property shall be in accordance with current adopted California Building Code and/or the California Residential Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan(s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. 20. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. 21. A geologic report shall be prepared by a qualified Engineer or Engineering Geologist and submitted at the time of application for Grading and Drainage Plan review. 22. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of building permits. 23. A separate Grading and Drainage Plan check submittal is required for all new construction projects and for existing buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and we· signed by a California licensed Civil Engineer prior to the issuance of a grading or building permit. 24. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust control sign on the project site prior to the issuance of a grading permit. All dust control sign (s) shall be located outside of the public right of way. 25. If a Rough Grading and Drainage Plan/Permit are submitted to the Building and Safety Official for review, the rough grading plan shall be a separate plan submittal and permit from Precise Grading and Drainage Plan/Permit. 26. Prior to the issuance of a grading permit the applicant shall obtain written permission from the adjacent property owner(s) to construct wall(s) on property line(s) or provide a detail(s) showing the perimeter wall(s) to be constructed offset from the property line. 27. Prior to issuance of a grading permit the Final Grading and Drainage Plan shall show the accessibility path from the public right of way and the accessibility parking stalls to the building doors in conformance with the current adopted California Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and dimensions and comply with the current adopted California Building Code. 28. The Grading and Drainage Plan shall implement City Standards for on-site construction where possible, and shall provide details for all work not covered by City Standard Drawings. 29. Prior to issuance of a grading permit the grading plan shall show that all manufactured slopes shall be a minimum 2-foot offset from the public right of way, permitted line, or the adjacent private property. All slope offsets shall meet the requirements of the current adopted California Building Code. www.CityofRC.us Printed:· 8/16/2017 Page 18 of 21 D3-7 pg235 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 30. Prior to the issuance of a grading plan for multi-family projects, the private streets and drive aisles within multi-family developments shall include street plans as part of the Grading and Drainage Plan set. The private street plan view shall show typical street sections. The private street profile view shall show the private street/drive aisle centerline. 31. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 32. The applicant shall provide a grading agreement and grading bond for all cut and fill combined exceeding 5,000 cubic yards prior to issuance of a grading permit. The grading agreement and bond shall be approved by the Building and Safety Official. 33. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 34. This project shall comply with the accessibility requ·1rements of the current adopted California Building Code. 35. Grading Inspections: a) Prior to the start of grading operations the owner and grading contractor shall request a pre-grading meeting. The meeting shall be attended by the project owner/representative, the grading contractor and the Building Inspector to discuss about grading requirements and preventive measures, etc. If a pre-grading meeting is not held within 24 hours from the start of grading operations, the grading permit may be subject to suspension by the Building Inspector; b) The grading contractor shall call into the City of Rancho Cucamonga Building and Safety Department at least 1 working day in advance to request the following grading inspections prior to continuing grading operations: i) The bottom of the over-excavation; ii) Completion of Rough Grading, prior to issuance of the building permit; iii) At the completion of Rough Grading, the grading contractor or owner shall submit to the Permit Technicians (Building and Safety Front Counter) an original and a copy of the Pad Certifications to be prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; iv) The rough grading certificates and the compaction reports will be reviewed by the Associate Engineer or a designated person and approved prior to the issuance of a building permit. 36. All roof drainage flowing to the public right of way (Foothill Boulevard) must drain under the sidewalk through a parkway culvert approved by the Engineering Department. This shall be shown on both the grading and drainage plan and Engineering Services Department required plans. 37. Prior to issuance of a grading or building permit, the permitted grading plan (or architectural site plan) set shall show in each of the typical sections and the plan view show how the separations between the building exterior and exterior ground surface meet the requirements of Sections CBC1804.3/CRC R401.3, CBC2304.11.2.2/CRC R317.1 (2) and CBC2512.1.2/CRC R703.6.2.1 of the current adopted California Building Code/Residential Code. www.CityofRC.us Printed: 8/16/2017 Page 19of21 D3-7 pg236 Project#: SUBTT16605/vl, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 38. Prior to issuance of a grading permit, the applicant shall obtain a signed and notarized letter from the adjacent property owner(s) for ALL work proposed on the adjacent property. The letter shall be scanned and pasted onto the permitted grading plan set. The letter shall show on either the title sheet or a detail sheet of the grading and drainage plan set. 39. Prior to approval of the project-specific storm water quality management plan, the applicant shall submit to the Building Official, or his designee, a precise grading plan showing the location and elevations of existing topographical features, and showing the location and proposed elevations of proposed structures and drainage of the site. 40. A drainage study showing a 100-year, AMC 3 design storm event for on-site drainage shall be prepared and submitted to the Building and Safety Official for review and approval for on -site storm water drainage prior to issuance of a grading permit. The report shall contain water surface profile gradient calculations for all storm drain pipes 12-inches and larger in diameter. All reports shall be wet signed and sealed by the Engineer of Record. In addition, the project specific drainage study shall provide inlet calculations showing the proper sizing of the water quality management plan storm water fiows into the proposed structural storm water treatment devices. 41. It shall be the responsibility of the applicant to acquire any required off-site drainage easements prior to the issuance of a grading permit. 42. It shall be the responsibility of the applicant to acquire any required off-site drainage acceptance, easements(s) from adjacent downstream property owner(s) or discharge flows in a natural condition (concentrated flows are not accepted) and shall provide the Building and Safety Official a drainage study showing the proposed flows do not exceed the existing fiows prior to the issuance of a grading or building permit. 43. Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 44. Flow lines steeper than 6 percent could be erosive. The applicant shall provide hard lined gutters and swales where concentrated fiows exceed 3fps, and anywhere that fiow lines exceed 10 percent. This shall be shown on the grading and drainage plan prior to issuance of a grading permit. 45. Prior to issuance of a grading permit the applicant shall demonstrate that the storm water run -off will not adversely affect the downstream properties and that the water may legally discharge to the downstream properties. The engineer of record shall show on the final permitted grading and drainage plan one (1) or more of the following items are met: a) There is sufficient downstream capacity to accept the proposed storm water flows and that the downstream property owner have provided permission to accept the upstream storm water fiows; b) a legal document/entity exists allowing developed storm water fiows to be discharged to the property lower in elevation; c) a storm drain system to safely convey the storm water fiows to a public storm drain system without causing flooding to adjacent property(ies). 46. Private sewer, water, and storm drain improvements will be designed per the latest adopted California Plumbing Code. Private storm drain improvements shall be shown on the grading and drainage plan. Printed; 8/16/2017 www.CityofRC.us Page 20 of 21 D3-7 pg237 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 47. Prior to the issuance of the Certificate of Occupancy or final sign off by the Building Inspector the engineer of record shall certify the functionality of the storm water quality management plan (WQMP) storm water treatment devices and best management practices (BMP). 48. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. 49. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment devices and best management practices (BMP) as provided for in the project's Storm Water Quality Management Plan, shall be provided for by CC&R's or deeds and shall be recorded prior to the approval of the Water Quality Management Plan. Said CC&R's and/or deeds shall be included in the project site specific Storm Water Quality Management Plan (WQMP) document prior to approval of the WQMP document and recording of the Memorandum of Agreement of Storm Water Quality Management Plan. www.CityofRC.us Printed: 8/16/2017 Page 21 of21 D3-7 pg238 RESOLUTION NO. 17-78 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING VARIANCE NO. DRC2016-00207, A REQUEST TO EXCEED THE 30 FOOT BUILDING ENVELOPE ESTABLISHED BY DEVELOPMENT CODE SECTION 17.122.020.D.1.E.(I AND II) FOR THE DEVELOP 175 ATTACHED CONDOMINIUM UNITS ON 24.19ACRES OF LAND IN THE MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; AND MAKING FINDINGS IN SUPPORT THEREOF -APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. A. Recitals. 1. Pacific Summit-Foothill, LLC, filed an application for the issuance of Variance No. DRC2016-00207 as described in the title of this Resolution. Hereinafter in this Resolution, the subject Variance request is referred to as "the application." 2. On the 9th day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and continued the application to the August 23, 2017 Planning Commission meeting. 3. On the 23rd day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and concluded said hearing on that date. 4. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct 2. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing on August 23, 2017, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The project site contains approximately 24.19 acres of a generally irregular configuration having a topography with a 30 percent or greater slope, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail, and is presently vacant; and b. The project site is located in the Mixed Use (MU) District; and c. The property to the north contains Condominiums and single-family homes in the Medium (M) Residential District (8-14 dwelling units per acre) and Low (L) Residential District (2- D3-7 pg239 --------------------- PLANNING COMMISSION RESOLUTION NO. 17-78 DRC2016-00207 -PACIFIC SUMMIT -FOOTHILL, LLC August 23, 2017 Page 2 4 dwelling units per acre), the property to the south contains office, commercial, and condominiums uses in the Mixed Use (MU) District and Medium (M) Residential District (8-14 dwelling units per acre), the property to the east contains Route 66 Trailhead and condominiums in the Medium (M) Residential District (8-14 dwelling units per acre), the property to the west contains commercial land uses in the Mixed Use (MU) District, and the proposed project surrounds the Sycamore Inn Restaurant in the Mixed Use (MU) District; and d. Approximately half of the project site is located within the Hillside Overlay District of the Zoning Map, of which the Development Code establishes building envelopes and maximum building height for properties located in hillside areas. Hillside Development criteria, Section 17.122.020(D)(e) of the Development Code, establishes a 30-foot maximum building height for all structures located in the Hillside Overlay District; and e. The applicant is proposing a total of 44 condominium units including 26 two-story tri-plex units up to a maximum of 29 feet in height, and 18 three-story four-, five-, and six-plex units up to a maximum of 35 feet in height; and f. Roughly half of the three-story units are located within the Hillside Overlay District and exceed the allowable maximum 30-foot building height. 3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. That strict or literal interpretation and enforcement of the specified regulations would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the Development Code. The Hillside Development building height development standard is necessary to regulate maximum building height and bulk on slope conditions when regulating the development of a single-family home in a residential district; these development standards were not intended to regulate building height for multi-family development in the Mixed Use District. Here, the applicant proposes grading the site into large flat building tiers to accommodate the proposed attached multi-family development. As the design and development of the proposed units will not be located on a slope condition and less than half of the project site is located in the Hillside Overlay District, enforcement of the development standard is inconsistent with the objectives of the Development Code; and b. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties in the same district. The eastern portion of the project site has is a grade change ranging from a high of 1,375 feet along the northern property line to a low of 1,245 feet along the southern property line, a difference of approximately 130 feet. The applicant is proposing to grade the site into two large building tiers to accommodate the development of attached multi-family condominium buildings ranging from 3 to 6 units in 44 buildings. The entire project site is located within the Mixed Use District and the eastern portion of the site is subject to the Hillside Overlay District. The Mixed Use District permits a density up to 50 dwelling units per acre and buildings up to 75 feet high. The multi-family units located within the Hillside Overlay District propose to exceed Hillside Development criteria by 5 feet, which is over 60 feet below the height of buildings to the north. The location of these buildings and their proposed height are situated so that their eventual development will not neaatively impact to adjacent properties; and D3-7 pg240 ,------------------ PLANNING COMMISSION RESOLUTION NO. 17-78 VAR DRC2016-00207 -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 3 c. That strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. The increase in building height allows the proposed multi-family units to be distributed throughout the entire project site. Enforcement of the height limit would not prevent the proposed grading and would unduly force a density shift within the project so that a higher number of units would be located on the westerly half of the project, so that all units on the easterly half of the project site were within the Hillside Development standard height limits. This density shift will negatively impact the Sycamore Inn and surrounding properties by focusing a significant increase in the number of units on the westerly half of the project site; and d. That the granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. The project site is located in the Mixed Use, which was designed to accommodate a variety of land uses. The Mixed Use District was never intended to apply to properties located on hillside conditions or be subject to the Hillside Overlay District. Because the Mixed Use District can accommodate a variety of land uses it was never intended to be subject to the Hillside Development criteria of the General Plan and Development Code, in fact, this is the only Mixed Use district in the City with a slope condition. The intent of the Hillside Development criteria of the General Plan and Development Code was to regulate single-family residential hillside development on slopes 8% and greater. The intent of the Hillside Development criteria was to address the development natural slopes, and in this case, we have a 24-acre fractured site surrounded by developed land. The project site has been so altered by surrounding development, is not a natural slope, is outside the intent of the Hillside Development requirements of the Development Code, and is so unique that there are no other Mixed Use District slope conditions within the City; and e. That the granting of the Variance will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. The increased building heights will not negatively impact the surrounding property owners. Due to the grade difference between the project site and properties to the north, the 5-foot increase in building height will not negatively impact views of properties to the north and the additional height increase only impacts views on the project site. 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration. A comment letter was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant D3-7 pg241 PLANNING COMMISSION RESOLUTION NO. 17-78 VAR DRC2016-00207 -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 4 and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required." Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required; and b. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds: (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission hereby recommends the City Council adopt the Mitigated Negative Declaration; and c. The Planning Commission has also. reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission therefore recommends the City Council adopt the Mitigation Monitoring Program for the project; and d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the City Planner of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750. a. Based on these findings and all evidence in the record, the Planning Commission concurs with the staff determination that no additional environmental review is required pursuant to CEQA in connection with the City's consideration of the [current application.] D3-7 pg242 PLANNING COMMISSION RESOLUTION NO. 17-78 VAR DRC2016°00207 -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 5 4. Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the attached standard conditions incorporated herein by this reference. Planning Department 1) All Conditions of Approval as contained in Planning Commission Resolution No. 17-75 shall apply. 5. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23RD DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: --------------Francisco Oaxaca, Chairman ATTEST:. ___________ _ Candyce Burnett, Secretary I, Candyce Burnett, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 23rd day of August 2017, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: 03-7 pg243 C o n dition s o f A p p roval t \ ',(:fl() l 1\(\1',l' \ C om m unity Development Department Project#: SUBTT16605M, DR C20 12-00672 , DRC2016-00207 , and DRC2012-00673 Project Name : Sycamore Heights Location : APN : 0207-101 -13 , 17 , 24 , 25 , 31, 34 , and 4 1 and 0207 -112-09 a nd 10 Project Type : Tentative Tract Map, Design Review, Variance, and Tree Remova l Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Pl ease be advi sed of th e fo ll owing S pecia l Cond it ions 1. Approval is for the subdivision of 24 .19 acres into 6 parcels and for the development of 175 attached condominium units in the Mixed Use (MU) District located on the north side of Foothill Boulevard , between Red Hill Country Club Drive and Pacific Electric Trail Right-of-Way 2. Provide additional parking spaces in the vicinity of the Live/Work units to ensure adequate pa rking is available for commercial uses. 3. Provide a pedestrian connect ion to the Pacific E lectric Trail along t he east side of the proje ct site. 4 . Provide additional landscaping adjacent to the proje ct perimeter wall t o the northwest of the Sycamore Inn . 5. For slope planting south of th e existing residences along the project's north boundary util ize a tree species and spacing that protects the v iews of homeowners liv ing north o f the proje ct site . Sta ndard Conditions of A pproval 6 . Mit ig ation measures are requ ired for the project. The ap plica nt is responsible for t he cost of implement ing said measures, including monitoring and reporting . Applicant shall be requ ired to post cash , letter of credit , or other forms of gua rantee acce ptable to the Planning Department in the amount of $767 prior to the iss uance of Bui lding 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 mo nitor and report on the mitigation measures. Failure to complete all actions required by the approved environmenta l documents shall be considered grounds for forfeit. 7. In those instances requ iring long term monitoring (i.e . beyond final certificate of occupan cy), the app licant shall provide a written monitor ing and reporting program to the Planning Department prior to issuance of Bui lding Permits. Said program shall identify the reporte r as an individual qualified to know whether the particular mitigation measure has been implemen ted . 8. The developer shall provide each prospect ive buyer written notice of the City Adopted Special Stud ies Zone for the Red Hill Fault , 'in a standard format as de termined by the Planning Department, prior to accepting a cash deposit on any property . 9. The applicant shall contact the U .S. Postal Service to determine the appropriate type and location of mailboxes . Multi-family res idential developments shall pro vide a so lid overhead struc t ure fo r mailboxes with adequate lighting . The final location of the mailboxes and the design of the overhead structure shall be subject to Planning Department review and approval prior to th e issuance of Buildi ng Pe rmits . 10 . Al l units shall be provided with garage door openers if d riveways are less than 18 fee t in depth from ba ck of sidewalk. Printed Bl I 6/20 I 7 wv-Nt C1ty o fRC .us D3 -7 pg244 ,--Project_#_ -SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 11. All parking lot landscape islands shall have a minimum outside dimension of 6 feet. 12. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). Parallel parking spaces shall be 9 feet wide by 24 feet long. 13. Plans for any security gates shall be submitted for the Planning Department, City Engineer, and Rancho Cucamonga Fire Protection District review and approval prior to issuance of Building Permits. For residential development, private gated entrances shall provide adequate turn -around space in front of the gate and a separate visitor lane with call box to avoid cars stacking into the public right-of-way. 14. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and exits shall be striped per City standards. 15. Textured pedestrian pathways and textured pavement across circulation aisles shall be provided throughout the development to connect dwellings/units/buildings with open spaces/plazas/ recreational uses. 16. For all residential development, provide conduit from each unit/lot and a pull box to connect to the street. Provide interior structured wiring for each house/building with minimum Category 5 copper wire, Radio Grade 6 coaxial cable, and a central distribution panel, prior to release of occupanc~ (fiber-to-the building, FTTB). Plans shall be submitted for Planning Department and Building Officia review and approval prior to issuance of Building Permits. 17. All dwellings shall have the front, side and rear elevations upgraded with architectural treatment, detailing and increased delineation of surface treatment subject to Planning Department review and approval prior to issuance of Building Permits. 18. All roof appurtenances, including air conditioners and other roof mounted equipment and/or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Department. Any roof-mounted mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof-mounted mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color, scheme of the building. Details shall be included in building plans. 19. The applicant shall agree to defend at his· sole expense any action brought against the City,· its agents, officers, or employees, because of the issuance of such approval, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any Court costs and attorney's fees which the City, its agents, officers, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his obligations under this condition. Printed: 8/16/2017 www.CityofRC.us Page 2 of21 D3-7 pg245 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 20. Approval of Tentative Tract SUBTT16605 Modification is granted subject Plan Amendment DRC2016-00206, Design Review DRC2012-00672, and Tree Removal Permit DRC2012-00673. to the approval of General Variance DRC2016-00207, 21. Copies of the signed Planning Commission Resolutions of Approval, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). This includes Planning Commission Resolution No.'s 17-76 (for Tentative Tract Map SUBTT16606M), 17-77 (for Design Review DRC2012-00672), 17-78 (for Variance DRC2016-00207), and 17-79 (for Tree Removal Permit DRC2012-00673). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/ Architect. 22. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption and Mitigated Negative Declaration fee in the amount of $2,266.25. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing. 23. Tentative Tract 16605 Modification shall expire, unless extended by the Planning Commission, unless a complete final map is filed with the Engineering Services Department within 3 years from the date of the approval. 24. For multi-family residential, property owners are responsible for the continual maintenance of all landscaped areas on-site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or decaying plant material shall be replaced within 30 days from the date of damage. 25. Existing trees required to be preserved in place shall be protected with a construction barrier in accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The location of those trees to be preserved in place and new locations for transplanted trees shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist's recommendations regarding preservation, transplanting, and trimming methods. 26. Front yard and corner side yard landscaping and irrigation shall be required per the Development Code. This requirement shall be in addition to the required street trees and slope planting. 27. A detailed landscape and irrigation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for Planning Department review and approval prior to the issuahce of Building Permits for the development or prior final map approval in the case of a custom lot subdivision. For development occurring in the Very High Fire Hazard Severity Zone, the landscape plans will also be reviewed by Fire Construction Services. 28. Landscaping and irrigation systems required to be installed within the public right-of-way on the perimeter of this project area shall be continuously maintained by the developer. Printed: 8/16/2017 www.CityofRC.us Page 3 of21 D3-7 pg246 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 29. All private slopes of 5 feet or more in vertical height and of 5:1 or greater slope, but less than 2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 30. All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2:1 or greater slope shall be landscaped and irrigated for erosion control and to soften their appearance as follows: one 15-gallon or larger size tree per each 150 sq. ft. of slope area, 1-gallon or larger size shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition, slope banks in excess of 8 feet in vertical height and 2: 1 or greater slope shall also include one 5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in staggered clusters to soften and vary slope plane. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 31. Special landscape features such as mounding, alluvial rock, specimen size trees, meandering sidewalks, and intensified landscaping, is required along Foothill Boulevard. 32. Tree maintenance criteria shall be developed and submitted for Planning Department review and approval prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 33. Landscaping and irrigation shall be designed to conserve water through the principles of wate1 efficient landscaping per Development Code Chapter 17.82. 34. Access gates to the rear yards shall be constructed from a material more durable than wood gates. Acceptable materials include, but are not limited to, wrought iron and PVC. 35. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and applicable Community, Specific Plans and/or Master Plans in effect at the time of Building Permit issuance. 36. Construct block walls between homes (i.e., along interior side and rear property lines), rather than wood fencing for permanence, durability, and design consistency. 37. All building numbers and individual units shall be identified in a clear and concise manner, including proper illumination and in conformance with Building and Safety Services Department standards, the Municipal Code and the Rancho Cucamonga Fire Department (RCFD) Standards. 38. The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in th'e Planning Department, the conditions · contained herein, and Development Code regulations. 39. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director. For single-family residential developments, transformers shall be placed in underground vaults. Printed· 8/16/2017 www.CityofRC.us Page 4 of 21 D3-7 pg247 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 40. A uniform hardscape and street furniture design including seating benches, trash receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 41. On corner side yards, provide minimum 5-foot setback between walls/fences and sidewalk. The 5-foot wall/fence setback and the parkway shall have landscape and irrigation in addition to the required street trees. Detailed landscape and irrigation plans shall be submitted for Planning Department review and approval prior to issuance of Building Permits. The parkway landscaping including trees, shrubs, ground covers and irrigation shall be maintained by the property owner. The developer shall provide each prospective buyer written notice of the parkway maintenance requirement, in a standard format as determined by the Planning Department, prior to accepting a cash deposit on any property. 42. All parkways, open areas, and landscaping shall be permanently maintained by the property owner, homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance shall be submitted for Planning Department and Engineering Services Department review and approved prior to the issuance of Building Permits. 43. For multiple-family development, laundry facilities shall be provided as required by the Development Code. 44. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed and approved by the Planning Department and Police Department (909-477-2800) prior to the issuance of Building Permits. Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties. 45. Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 46. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 47. Prior to .any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Department. 48. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 49. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured products. 50. Street names shall be submitted for Planning Department review and approval in accordance with the adopted Street Naming Policy prior to approval of the final map Printed: 8/16/2017 www.CityofRC.us Page5of21 D3-7 pg248 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 51. If no centralized trash receptacles are provided, all trash pick-up shall be for individual units with all receptacles shielded from public view. 52. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the required landscape plans and shall be subject to Planning Director review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Services Department. 53. Any approval for Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 shall expire if Building Permits are not issued within 5 years from the date of approval, or a time extension has been granted. 54. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per 30 linear feet of building. 55. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 56. The Covenants, Conditions and Restrictions shall restrict the storage of recreational vehicles on this site unless they are the principal source of transportation for the owner and prohibit parking on interior circulation aisles other than in designated visitor parking areas. 57. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of the Homeowners' Association are subject to the approval of the Planning and Engineering Services Department and the City Attorney. They shall be recorded concurrently with the Final Map or prior to the issuance of Building Permits, whichever occurs first. A recorded copy shall be provided to the City Engineer. The Homeowners' Association shall submit to the Planning Department a list of the name and address of their officers on or before January 1 of each and every year and whenever said information changes. 58. The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Services Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 59. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter. 60. Slope fencing along side property lines may be wrought iron or black plastic coated chain link to maintain an open feeling and enhance views. Engineering Services Department Please be advised of the following Special Conditions 1. Make a in-lieu contribution for a prorated share of the cost of the future improvements along the project frontage, to the future centerline of Foothill Boulevard. Final construction cost estimate to be approved by the City Engineer. Printed: 8/16/2017 www.CityofRC.us Page 6 of 21 03-7 pg249 ------------ Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 2. Dedicate Lots A, Band C from the approved Tentative Map to the City. 3. Extend Master Plan Storm Drain Line 111-1 from Foothill Boulevard to Red Hill Country Club Drive. The applicant shall submit a detailed hydrology study to engineering and said study shall be approved by the City Engineer prior to final map approval or the issuance of a Building Permit, whichever occurs first. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on-and off-site. If there are any impacts to the downstream channel, the City will require full installation of the Master Plan Storm Drain culvert, south of Foothill Boulevard, along with any right-of-way acquisition and easements that may be required. Standard drainage fees for the site shall be credited to the cost of permanent master plan facilities, in accordance with City Policy. The developer may request a reimbursement agreement to recover over sizing costs, in excess of fees from future development within the same tributary area. If the developer fails to submit for said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. Construct private, on-site storm drains to collect all project runoff, and discharges from adjacent properties to the north and convey to the Master Plan Storm Drain. b. Provide manholes at public-private junctions. 4. Parkways shall slope at 2 percent from 1 foot behind the sidewalk to the top of the curb, along all street frontages. 5. Provide a copy of the on-site landscaping plans for Engineering Services Department review regarding conformance with Foothill Boulevard beautification master plan. 6. The existing overhead utilities (telecommunications and electrical) fronting the project site shall be removed or placed underground, prior to public improvement acceptance or occupancy, whichever occurs first. All services crossing Foothill Boulevard and/or Red Hill Country Club Drive shall be undergrounded at the same time. The developer may request a reimbursement agreement to recover one-half the City adopted cost for undergrounding from future development (or redevelopment) as it occurs on the opposite side of the street. If the developer fails to submit said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. All existing overhead utilities located on site shall be removed or placed underground. 7. Add the following note to any private landscape plans that show street trees; "All improvements within the public right-of-way, including street trees, shall be installed per the public improvement plans". If there is a discrepancy between the public and private plans, the street improvement plans will govern. 8. Maintenance access shall be granted to the City for the on-site portion of the master plan storm drain. All manholes shall be easily accessible. www.CityofRC.us Printed: 8/16/2017 Page 7 of21 D3-7 pg250 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 9. It shall be the developer's responsibility to have the current FIRM Zone A designation removed from the project area. The developer shall provide drainage/or fiood protection facilities sufficient to obtain an unshaded "X" designation. The developer's engineer shall prepare all necessary reports, plans, hydrologic/hydraulic calculations. A Conditional Letter of Map Revision (CLOMR) shall be required prior to grading permits. A Letter of Map Revision (LOMR) shall be issued by FEMA prior to certificate of occupancy. 10. Provide the fair share contribution for the Year 2035 as stated in the project traffic impact study for Foothill Boulevard at San Bernardino Road. Ultimate improvements include construction of a 3rd westbound and a 3rd eastbound through lane, restriping the northbound shared left turn/through lane into a shared left turn/through/right turn lane and modifications to the traffic signal. Printed: 8/16/2017 www.CityofRC.us 03-7 pg251 Page 8 of 21 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 11. Foothill Boulevard shall be improved in accordance with the City's "Major Divided Arterial" standards along the entire project frontage. a. Parkway improvements, including special streetlights, street trees and sidewalk, shall conform to the Foothill Boulevard District guidelines outlined in the Development Code and the Route 66/Foothill Boulevard Visual Improvement Plan. b. Complete parkway improvements on the north side between the Pacific Electric Trail bridge and the adjacent Sycamore Inn property. City has already installed the curb and gutter. Add parkway improvements including sidewalk, street trees, streetlights and curbside drain outlets, per Standard Drawing 107-B or 107-C as needed. c. Right turn lane, per Standard Drawing 119 (Bus Bay-Right Turn Lane option), shall be at least 150 feet in length with a 60-foot transition. The right turn lane shall be based off existing Foothill Boulevard elevations. d. Provide an interim physical barrier (al the project entrance) to left turns to the satisfaction of the City Engineer. e. Provide 8,600 Lumen LED streetlights. The street lights shall be owned by the City. Developer shall be responsible to coordinate and pay all costs to provide SCE power on City owned street lights. Coordinate with City staff for design and installation requirements. f. Foothill drive approach shall have a 20-foot radius for the inbound right turn and a least a 31-foot radius for the outbound right turn, with sidewalk crossing the approach close to perpendicular at the zero curb face. Right-of-way dedication shall encompass the full public sidewalk crossing. Driveway median and accent paving shall not extend into the public right-of-way. g. Entry gates shall conform to the City's Residential Project Gated Entrance design guideline. h. Provide traffic signage and striping as required including northbound and southbound left turn and through movement time restrictions on Red Hill Country Club Drive at Foothill Boulevard during the peak hours. i. Construct access ramps at the street type entrance on Foothill Boulevard to comply with current ADA requirements. A detail will have to be added to the street improvement plan showing the design details, elevations, and grades of the access ramp to substantiate they comply with current ADA requirements. Printed: 8/16/2017 www.CityofRC.us Page 9 of21 D3-7 pg252 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 12. Red Hill Country Club Drive shall be improved in accordance with the City's "Local Street" standards along the project frontage. a. Provide curb and gutter, asphalt pavement, sidewalk, street trees and a drive approach for emergency vehicle access on the east side of the existing street. b. Drive approach for emergency vehicle access. on Red Hill Country Club Drive shall be installed per Standard Drawing 105-C, with thicker concrete or reinforced sidewalk to meet Fire District standards. c. Provide a minimum 6-foot curb adjacent sidewalk width. Install retaining walls as needed. d. Provide 5800 Lumen HPSV-equivalent LED streetlights along the frontage. The street lights shall be owned by the City. Developer shall be responsible to coordinate and pay all costs to provide SCE power on City owned street lights. Coordinate with City staff for design and installation requirements. e. Provide traffic signage and striping as required. 13. Private drainage facilities shall prevent developed fiows from entering the Pacific Electric Trail right-of-way. Existing inlet facilities for culverts in the SBCTA right-of-way shall be protected. Final drainage study shall address whether those culverts can be used for runoff from perimeter slopes or undeveloped portions of the project site. Also, surface drainage shall not flow over City right-of-way or maintained areas. Provide intercept of surface drainage such as by use of v-gutters and provide for drainage to enter street through parkway culverts. 14. Master Plan Storm Drain Line 111-1 shall be constructed and aligned so that it remains within the developer's property before connecting into the existing storm drain in the Foothill Boulevard right-of-way. A permanent storm drain easement will need to be granted to the City for the public storm drain lines within the developers property prior to acceptance of the improvements. Standard Conditions of Approval 15. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting Districts shall be filed with the Engineering Services Department prior to final map approval or issuance of Building Permits whichever occurs first. Formation costs shall be borne by the developer. 16. Parkway landscaping on the following street(s) shall conform to the results of the respective Beautification Master Plan: Foothill Boulevard Printed: 8/16/2017 www.CityofRC.us Page 10 of21 D3-7 pg253 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 17. Water and sewer plans shall be designed and constructed to meet the requirements of the Cucamonga Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and the Environmental Health Department of the County of San Bernardino. A letter of compliance from the CVWD is required prior to final map approval or issuance of permits, whichever occurs first. Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects. 18. Approvals have not been secured from all utilities and other interested agencies involved. Approval of the final parcel map will be subject to any requirements that may be received from them. 19. Permits shall be obtained from the following agencies for work within their right of way: San Bernardino County Transportation Authority (SBCTA) 20. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of energy, fuel or power to any building or structure which is regulated by technical codes and for which a permit is required unless, in addition to any and all other codes, regulations and ordinances, all improvements required by these conditions of development approval have been completed and accepted by the City Council, except: that in developments containing more than one building, structure or unit, the development may have energy connections made in equal proportion to the percentage of completion of all improvements required by these conditions of development approval, as determined by the City Engineer, provided that reasonable, safe and maintainable access to the property exists. In no case shall more than 95 percent of the buildings, structures or units be connected to energy sources prior to completion and acceptance of all improvements required by these conditions of development approval. 21. Street trees,. a minimum of 15-gallon size or larger, shall be installed per City Standards in accordance with the City's street tree program. Printed: 8/16/2017 www.CityofRC.us Page 11 of21 D3-7 pg254 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and ORC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 22. Install street trees per City street tree design guidelines and standards as follows. The completed legend (box below) and construction notes shall appear on the title page of the street improvement plans. Street improvement plans shall include a line item within the construction legend stating: "Street trees shall be installed per the notes and legend on Sheet _ (typically Sheet 1 )." Where public landscape plans are required, tree installation in those areas shall be per the public landscape improvement plans. Foothill Boulevard in ROW and Median Botanical Name -Prunus blireina Common Name -N.C.N. Min. Grow Space -3' Spacing -20' O.C. Size -15 gallon Foothill Boulevard On-site Botanical Name -Platanus acerifolia Common Name -London Plane Tree Min. Grow Space -7' Spacing -40' O.C. Size -15 gallon Red Hill Country Club Drive Botanical Name -Platanus acerifolia Common Name -London Plane Tree Min. Grow Space -7' Spacing -40' O.C. Size -15 gallon Construction Notes for Street Trees: 1) All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Services Department. Street trees are to be planted per public improvement plans only. 23. Provide separate utility services to each building including sanitary sewerage system, water, gas, electric power, telephone, and cable TV (all underground) in accordance with the Utility Standards. Easements shall be provided as required. Printed: 8/16/2017 www.CityofRC.us Page 12 of21 D3-7 pg255 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 24. Improvement Plans and Construction: a. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits, whichever occurs first. b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer. d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along major or secondary streets and at intersections for future traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or.any other locations approved by the City Engineer. Notes: 1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200 feet apart, unless otherwise specified by the City Engineer. 2) Conduit shall be 3-inch pvc with pull rope or as specified. e. The proposed development is slated to be included in the City's Fiber Optic / Broadband service business plan that would provide a City owned Fiber-to-the-Premise (FTTP) infrastructure. Proposed fiber optic conduits and vaults will be placed underground within a duct and structure system to be installed by the Master Developer per Standard Drawing 135-137. The size, placement and location of the conduit and vaults shall be shown on the Street Improvement and/or Public Improvement Plans and subject to the Engineering Services Department's review and approval prior to the issuance of building permits or final map approval, whichever comes first. f. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA standards or as directed by the City Engineer. g. Existing City roads requiring construction shall remain open to traffic at all times with adequate detours during construction. Street or lane closure permits are required. A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer. h. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards. i. Street names shall be approved by the Planning Manager prior to submittal for first plan check. 25. Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted policy. On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways. Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required. Printed: 8/16/2017 www.CityofRC.us Page 13of21 D3-7 pg256 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Traci Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 26. The developer shall be responsible for the relocation of existing utilities as necessary. 27. Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at least 50% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City. Permits issued on or after June 2, 2014, must complete the reimbursement process through the City's Accelerate online portal within 60 days following the completion of the construction and/or demolition project or the deposit will be forfeited. Permits issued before June 2, 2014, require the following when applying for a deposit reimbursement: a completed CD-2 form, a copy of the cashier's receipt showing the deposit amount, and all weight tickets. Instructions and forms are available at the City's web site, www.CityofRC.us, under City Hall; Engineering; Environmental Programs. 28. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for all new streetlights for the first six months of operation, prior to final map approval. 29. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. 30. Additional street right-of-way shall be dedicated along right turn lanes, to provide a minimum of ; feet measured from the face of curbs to the right-of-way. 31. Corner property line cutoffs shall be dedicated per City Standards. 32. Dedication shall be made of the following rights-of-way on the perimeter streets (measured from street centerline): 60 total feel on Foothill Boulevard 30 total feet on Red Hill Country Club Drive 33. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the final map. 34. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all common roads, drives, or parking areas shall be provided by CC&R's or deeds and shall be recorded prior to, or concurrent with the final map. Grading Section Standard Conditions of Approval 1. Prior to the issuance of a grading permit, the grading and drainage plan shall show concrete drainage swales at the toe of slopes and discharge the water to an approved drainage facility. 2. Prior to the issuance of a Grading Permit the City of Rancho Cucamonga 's "Memorandum of Agreement of Storm Water Quality Management Plan" shall be submitted for review and approval by the Building Official and recorded with the County Recorder's Office. Printed: 8/16/2017 www.CityofRC.us Page 14 of 21 D3-7 pg257 Project#: SUBTT16605fvl, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 3. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. 4. The applicant shall provide a copy of a completed EPA Form 7520-16 (Inventory of Injection Wells) for each underground infiltration device, with the Facility ID Number assigned, to the Building and Safety Services Department Official prior to issuance of the Grading Permit and /or approval of the project-specific Water Quality Management Plan. A copy of EPA Form 7520-16 shall be scanned and pasted onto the permitted grading plan set, and a copy of said form shall be included in the project-specific Water Quality Management Plan. 5. The land owner shall provide an inspection report by a qualified person/company on a biennial basis for the Class V Injection Wells/underground infiltration chambers to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis all best management practices (BMP"s) as described in the Storm Water Quality Management Plan (WQMP) prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 6. The land owner shall provide an inspection report on a biennial basis for the structural storm water treatment devices, commonly referred to as BMPs, to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis as described in the Storm Water Quality Management Plan prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 7. The land/property owner shall follow the inspection and maintenance requirements of the approved project specific Water Quality Management Plan and shall provide a copy of the inspection reports on a biennial basis to the City of Rancho Cucamonga Environmental Program Manager. 8. A final project-specific Storm Water Quality Management Plan (WQMP) shall be approved by the Building and Safety Director, or his designee, and the City of Rancho Cucamonga 's "Memorandum of Storm Water Quality Management Plan" shall be recorded prior to the issuance of a grading permit or any building permit. 9. Prior to the start of landscaping operations, the landscape architect and the landscape contractor shall provide a sample of the weed fabric barrier to the Project Planner, City of Rancho Cucamonga Planning Department. The weed barrier shall be permeable. 10. The final project-specific water quality management plan (WQMP) shall include executed maintenance agreements along with the maintenance guidelines for all proprietary structural storm water treatment devices (BMP's). In the event the applicant cannot get the proprietary device maintenance agreements executed prior to issuance of a grading permit, the applicant is required to submit a letter to be included within the WQMP document, and scanned and pasted onto the Site and Drainage Plan which states that prior to issuance of a certificate of occupancy with applicant shall enter into a contract for the maintenance of the proprietary storm water treatment device. If the proprietary storm water treatment device is part of a residential subdivision, prior to the sale of the residential lot, the developer shall include maintenance agreement(s) as part of the sale of the residential lot to the buyer. A copy of the maintenance agreements to be included in the sale of the property shall be included within the WQMP document. Printed: 8/16/2017 www.CityofRC.us Page 15of21 D3-7 pg258 Project#: SUBTTi 6605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 11. Prior to issuance of a grading permit and approval of the project specific water quality management plan all private storm water catch basin inlets shall include insert filters to capture those pollutants of concern as addressed in the in the final project-specific water quality management plan (WQMP). At a minimum catch basin insert filters to capture trash and other floating debris. All catch basin insert filters shall be maintained on a regular basis as described in the "Inspection and Maintenance Responsibility for Post Construction BMP" section of the final project-specific water quality management plan. 12. Prior to issuance of a grading permit the Final Project-Specific Water Quality Management Plan shall include a completed copy of "Worksheet H: Factor of Safety and Design Infiltration Worksheet" located in Appendix D "Section VII -Infiltration Rate Evaluation Protocol and Factor of Safety Recommendations, ... " of the San Bernardino County Technical Guidance Document for Water Quality Management Plans. The infiltration study shall include the Soil Engineer's recommendations for Appendix D, Table Vll.3: Suitability Assessment Related Considerations for Infiltration Facility Safety Factors". 13. Prior to approval of the final project-specific water quality management plan the applicant shall have a soils engineer prepare a project-specific infiltration study for the project for the purposes of storm water quality treatment. The infiltration study and recommendations shall follow the guidelines in thE current adopted "San Bernardino County Technical Guidance Document for Water Qualit, Management Plans". 14. The subject project, shall accept all existing off-site storm water drainage fiows and safely convey those flows through or around the project site. If existing off-site storm water drainage flows mix with any on-site storm water drainage flows, then the off-site storm water drainage flows shall be treated with the on-site storm water drainage flows for storm water quality purposes, prior to discharging the storm water drainage flows from the project site. 15. Prior to the issuance of a certificate of occupancy by the Building Official, or his designee, the civil engineer of record shall file a Water Quality Management Plan (WQMP) Post Construction Storm Water Treatment Devices As-Built Certificate with the Environmental Programs Coordinator, City of Rancho Cucamonga Engineering Services Department. 16. As the use of drywells are proposed for the structural storm water treatment device, to meet the infiltration requirements of the current Municipal Separate Storm Sewers Systems (MS4) Permit, adequate source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration shall be evaluated prior to infiltration and discussed in the final project-specific Water Quality Management Plan document. Printed. 8/16/2017 www.CityofRC.us Page 16 of 21 D3-7 pg259 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 17. GROUND WATER PROTECTION: Prior to approval of the final project specific water quality management plan (WQMP), the WQMP document shall meet the requirements of the State Water Resources Control Board Order No. RS-2010-0036 (NPDES No. GAS 618036), the San Bernardino County Municipal Separate Storm Sewers Separation (MS4) Permit reads: Section XI.D(Water Quality Management Plan Requirements).8(Groundwater Protection): Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to primarily function as infiltration devices (such as grassy swales, detention basins, vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect groundwater: a. Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of ground water quality objectives. b. Source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration should be evaluated prior to infiltration. c. Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial parking lot as '100,000 sq. ft. or more of commercial development to include parking lot (with 100 or more vehicle traffics), OR, by means of 5,000sqft or more of allowable space designated for parking purposes'). d. Unless adequate pre-treatment of runoff is provided prior to infiltration structural infiltration treatment BMPs must not be used for areas of industrial or light industrial activity{77}, areas subject to high vehicular traffic (25,000 or more daily traffic); car washes; fleet storage areas; nurseries: or any other high threat to water quality land uses or activities. e. Class V injection wells or dry wells must not be placed in areas subject to vehicular{78} repair or maintenance activities(79}, such as an auto body repair shop, automotive repair shop, new and used car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility that does any vehicular repair work. f. Structural infiltration BMP treatment shall not be used al sites that are known to have soil and groundwater contamination. g. Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any water supply wells. h. The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained. i. Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water Code Section 13050. The final project-specific water quality management plan shall specifically address items, a., b., and c. above. www.CityofRC.us Printed: B/16/2017 Page 17 of21 D3-7 pg260 Projact #; .SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and41 and 0207-112-09and 10 Project Type; Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 18. Prior to issuance of a grading permit the precise grading and drainage plan shall follow the format provided in the City of Rancho Cucamonga handout "Information for Grading Plans and Permit". 19. Grading of the subject property shall be in accordance with current adopted California Building Code and/or the California Residential Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan(s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. 20. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. 21. A geologic report shall be prepared by a qualified Engineer or Engineering Geologist and submitted at the time of application for Grading and Drainage Plan review. 22. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of building permits. 23. A separate Grading and Drainage Plan check submittal is required for all new construction projects and for existing buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and wel signed by a California licensed Civil Engineer prior to the issuance of a grading or building permit. 24. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust control sign on the project site prior to the issuance of a grading permit. All dust control sign (s) shall be located outside of the public right of way. 25. If a Rough Grading and Drainage Plan/Permit are submitted to the Building and Safety Official for review, the rough grading plan shall be a separate plan submittal and permit from Precise Grading and Drainage Plan/Permit. 26. Prior to the issuance of a grading permit the applicant shall obtain written permission from the adjacent property owner(s) to construct wall(s) on property line(s) or provide a detail(s) showing the perimeter wall(s) to be constructed offset from the property line. 27. Prior to issuance of a grading· permit the Final Grading and Drainage Plan shall show the accessibility path from the public right of way and the accessibility parking stalls to the building doors in conformance with the current adopted California Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and dimensions and comply with the current adopted California Building Code. 28. The Grading and Drainage Plan shall implement City Standards for on-site construction where possible, and shall provide details for all work not covered by City Standard Drawings. 29. Prior to issuance of a grading permit the grading plan shall show that all manufactured slopes shall be a minimum 2-foot offset from the public right of way, permitted line, or the adjacent private property. All slope offsets shall meet the requirements of the current adopted California Building Code. Printed: 8/16/2017 www.CityofRC.us Page 18 of 21 03-7 pg261 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 30. Prior to the issuance of a grading plan for multi-family projects, the private streets and drive aisles within multi-family developments shall include street plans as part of the Grading and Drainage Plan set. The private street plan view shall show typical street sections. The private street profile view shall show the private street/drive aisle centerline. 31. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 32. The applicant shall provide a grading agreement and grading bond for all cut and fill combined exceeding 5,000 cubic yards prior to issuance of a grading permit. The grading agreement and bond shall be approved by the Building and Safety Official. 33. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 34. This project shall comply with the accessibility requirements of the current adopted California Building Code. 35. Grading Inspections: a) Prior to the start of grading operations the owner and grading contractor shall request a pre-grading meeting. The meeting shall be attended by the project owner/representative, the grading contractor and the Building Inspector to discuss about grading requirements and preventive measures, etc. If a pre-grading meeting is not held within 24 hours from the start of grading operations, the grading permit may be subject to suspension by the Building Inspector; b) The grading contractor shall call into the City of Rancho Cucamonga Building and Safety Department at least 1 working day in advance to request the following grading inspections prior to continuing grading operations: i) The bottom of the over-excavation; ii) Completion of Rough Grading, prior to issuance of the building permit; iii) At the completion of Rough Grading, the grading contractor or owner shall submit to the Permit Technicians (Building and Safety Front Counter) an original and a copy of the Pad Certifications to be prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; iv) The rough grading certificates and the compaction reports will be reviewed by the Associate Engineer or a designated person and approved prior to the issuance of a building permit. 36. All roof drainage flowing to the public right of way (Foothill Boulevard) must drain under the sidewalk through a parkway culvert approved by the Engineering Department. This shall be shown on both the grading and drainage plan and Engineering Services Department required plans. 37. Prior to issuance of a grading or building permit, the permitted grading plan (or architectural site plan) set shall show in each of the typical sections and the plan view show how the separations between the building exterior and exterior ground surface meet the requirements of Sections CBC1804.3/CRC R401.3, CBC2304.11.2.2/CRC R317.1 (2) and CBC2512.1.2/CRC R703.6.2.1 of the current adopted California Building Code/Residential Code. Printed: 8/16/2017 www.CityofRC.us Page 19 of21 D3-7 pg262 ?roject #: SUBTT16605iVi, DRC2012-00o72, DRC2016-00207, and ORC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 38. Prior to issuance of a grading permit, the applicant shall obtain a signed and notarized letter from the adjacent property owner(s) for ALL work proposed on the adjacent property. The letter shall be scanned and pasted onto the permitted grading plan set. The letter shall show on either the title sheet or a detail sheet of the grading and drainage plan set. 39. Prior to approval of the project-specific storm water quality management plan, the applicant shall submit to the Building Official, or his designee, a precise grading plan showing the location and elevations of existing topographical features, and showing the location and proposed elevations of proposed structures and drainage of the site. 40. A drainage study showing a 100-year, AMC 3 design storm event for on-site drainage shall be prepared and submitted to the Building and Safety Official for review and approval for on-site storm water drainage prior to issuance of a grading permit. The report shall contain water surface profile gradient calculations for all storm drain pipes 12-inches and larger in diameter. All reports shall be wet signed and sealed by the Engineer of Record. In addition, the project specific drainage study shall provide inlet calculations showing the proper sizing of the water quality management plan storm water flows into the proposed structural storm water treatment devices. 41. It shall be the responsibility of the applicant to acquire any required off-site drainage easements prior to the issuance of a grading pelmit. 42. It shall be the responsibility of the applicant to acquire any required off-site drainage acceptance, easements(s) from adjacent downstream property owner(s) or discharge flows in a natural condition (concentrated flows are not accepted) and shall provide the Building and Safety Official a drainage study showing the proposed flows do not exceed the existing flows prior to the issuance of a grading or building permit. 43. Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 44. Flow lines steeper than 6 percent could be erosive. The applicant shall provide hard lined gutters and swales where concentrated flows exceed 3fps, and anywhere that flow lines exceed 10 percent. This shall be shown on the grading and drainage plan prior to issuance of a grading permit. 45. Prior to issuance of a grading permit the applicant shall demonstrate that the storm water run -off will not adversely affect the downstream properties and that the water may legally discharge to the downstream properties. The engineer of record shall show on the final permitted grading and drainage plan one (1) or more of the following items are met: a) There is sufficient downstream capacity to accept the proposed storm water flows and that the downstream property owner have provided permission to accept the upstream storm water flows; b) a legal document/entity exists allowing developed storm water flows to be discharged to the property lower in elevation; c) a storm drain system to safely convey the storm water flows to a public storm drain system without causing flooding to adjacent property(ies). 46. Private sewer, water, and storm drain improvements will be designed per the latest adopted California Plumbing Code. Private storm drain improvements shall be shown on the grading and drainage plan. Printed: 8/16/2017 www.CityofRC.us Page 20 of 21 D3-7 pg263 Project#: SUBTT16605M, DRC20I2-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 47. Prior to the issuance of the Certificate of Occupancy or final sign off by the Building Inspector the engineer of record shall certify the functionality of the storm water quality management plan (WQMP) storm water treatment devices and best management practices (BMP). 48. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. 49. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment devices and best management practices (BMP) as provided for in the project's Storm Water Quality Management Plan, shall be provided for by CC&R's or deeds and shall be recorded prior to the approval of the Water Quality Management Plan. Said CC&R's and/or deeds shall be included in the project site specific Storm Water Quality Management Plan (WQMP) document prior to approval of the WQMP document and recording of the Memorandum of Agreement of Storm Water Quality Management Plan. www.CityofRC.us Printed·. 8/16/2017 Page 21 of21 D3-7 pg264 RESOLUTION NO. 17-79 · A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TREE REMOVAL PERMIT NO. DRC2012-00673, A REQUEST TO REMOVE 180 TREES ASSOCIATED WITH THE PROPOSED DEVELOPMENT OF 175 ATTACHED CONDOMINIUM UNITS ON 24.19 ACRES OF LAND IN MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; AND MAKING FINDINGS IN SUPPORTTHEREOF-APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. A. Recitals. 1. Pacific Summit-Foothill, LLC, filed an application for the approval of Tree Removal Permit No. DRC2012-00673, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Tree Removal Permit request is referred to as "the application." 2. On the 9th day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and continued the application to the August 23, 2017 Planning Commission meeting. 3. On the 23rd day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a meeting on the application and concluded said meeting on that date. 4. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon the substantial evidence presented to this Commission during the above- referenced meeting on August 23, 2017, including written and oral staff reports, this Commission hereby specifically finds as follows: a. The project site contains approximately 24.19 acres of a generally irregular configuration having a topography with a 30 percent or greater slope, located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail, and is presently vacant; and b. The project site is located in the Mixed Use (MU) District; and c. The property to the north contains Condominiums and single-family homes in the Medium (M) Residential District (8-14 dwelling units per acre) and Low (L) Residential District (2- 4 dwelling units per acre), the property to the south contains office, commercial, and condominiums uses in the Mixed Use (MU) District and Medium (M) Residential District (8-14 D3-7 pg265 PLANNING COMMISSION RESOLUTION NO. 17-79 TRP DRC2012-00673 -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 2 dwelling units per acre), the property to the east contains Route 66 Trailhead and condominiums in the Medium (M) Residential District (8-14 dwelling units per acre), the property to the west contains commercial land uses in the Mixed Use (MU) District, and the proposed project surrounds the Sycamore Inn Restaurant in the Mixed Use (MU) District; and d. The trees are not designated as historically significant; and e. The trees are not noted in any Specific Plan/Community Plan or condition of approval; and f. The applicant has submitted an arborist report assessing the health of the individual trees. The Arborist Report (Jim Borer, August 2012) evaluated a total of 198 trees on the project site. Of those 198 trees, 64 meet Development Code criteria to be classified as Heritage Trees, and 18 of those Heritage Trees are recommended for preservation. The 180 trees not identified by the Arborist Report as suitable for preservation are considered over-mature, have poor growth character, have advanced decay, some are dead or are in poor general health; many of these trees have further declined in health due to the prolonged effects of the drought. Additionally, several trees, although in good health, their location conflicts with proposed improvements and the applicant proposes to remove these trees; and g. It is necessary to remove the trees in order to construct improvements which allow economic enjoyment of the property; and h. There are a significant number of trees existing in the neighborhood; the removal does not affect the established character of the area; and i. It is necessary to remove the trees to construct required improvements within the public street right-of-way or within a flood control or utility right-of-way; and j. The trees can not be preserved by pruning and proper maintenance or relocation rather than removal; however, 2 trees (Borer Report, Trees No. 76 and 175) may be suitable candidates for relocation; and k. The trees do not constitute a significant natural resource of the City. 3. Based upon the substantial evidence presented to this Commission during the above- referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The proposed project is consistent with the objectives of the General Plan; and b. The proposed project is in accord with the objectives of the Municipal Code and the purposes of the district in which the site is located; and c. The proposed project is in compliance with each of the applicable provisions of the Development Code; and d. The proposed project, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 03-7 pg266 PLANNING COMMISSION RESOLUTION NO. 17-79 TRP DRC2012-00673-PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 3 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration. A comment letter was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required." Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required; and b. The Planning Commission 'has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds: (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission hereby recommends the City Council adopt the Mitigated Negative Declaration; and D3-7 pg267 PLANNING COMMISSION RESOLUTION NO. 17-79 TRP DRC2012-00673-PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 4 c. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission therefore recommends the City Council adopt the Mitigation Monitoring Program for the project; and d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the City Planner of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the attached Standard Conditions incorporated herein by this reference. Planning Department 1) All Conditions of Approval as contained in Planning Commission Resolution No. 17-75 shall apply. 2) The following trees, as identified in the Arborist Report (Jim Borer, August 2012), shall be preserved in place: Trees No. 74, 81, 82, 95, 96, 97, 99, 100, 101, 111, 112, 118, 120, 128, 129, 143, 178, and 185. The trees identified for preservation shall be identified on-site prior to removal of the remaining trees and shall be protected during all phases of construction. 3) The following trees, as identified in the Arborist Report (Jim Borer, August 2012), shall be either transplanted elsewhere on-site or replaced with the largest nursery grown stock available: Trees No. 76, and 175. The replacement tree shall be of the same species and the trees removed and shall be subject to Planning Department review and approval prior to planting. 4) The Rancho Cucamonga Municipal Code requires that all heritage trees be replaced on a one-for-one basis, in the largest nursery grown stock available, and not less than a 15-gallon size. 5) This permit shall be valid for a period of 90 days, unless an extension is requested in writing at least 14 days prior to the expiration date. Where this permit is associated with development, the effective date begins and the 90 days shall start from the date of final map recordation or building permit issuance, whichever comes first. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. D3-7 pg268 PLANNING COMMISSION RESOLUTION NO. 17-79 TRP DRC2012-00673 -PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 5 APPROVED AND ADOPTED THIS 23RD DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: --------------Francisco Oaxaca, Chairman ATTEST: ___________ _ Candyce Burnett, Secretary I, Candyce Burnett, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 23rd day of August 2017, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: D3-7 pg269 Conditions of Approval Community Development Department Project#: SUBTT1 6605M, DRC2012-00672, DRC2016-00207 , and DRC2012-00673 Project Name : Sycamore Heights Location : APN: 0207-101-13 , 17, 24 , 25 , 31 , 34 , and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review , Va riance, and Tree Remova l Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions 1. Approval is for the subdivision of 24.19 acres into 6 parcels and for the development of 175 attached condominium units in the Mixed Use (MU) District lo cated on the north side of Foothi ll Boulevard , between Red Hill Country C lu b Drive and Pacific Electric Trail Right-of-Way 2. Provide additional parking spaces in the vicinity of the Live/Work units to ensure adequate park ing is available for commercial uses . 3. Provide a pedestrian connection to the Pacific Electric Tra il along the east side of the project site . 4 . Provide additional landscaping adjacent to the project perimeter wall to the northwest of the Sycamore Inn . 5. Fo r slope planting south of the exist ing residences along the project's north boundary utilize a tree species and spacing that protects the views of homeowners living north of the project site . Standard Conditions of Approval 6. Mitigation measures are required for the project. The appl icant is responsible for the cost of implementing said measures , including monitoring and re porting . Applican t shall be required to post cash , letter of credit , or other forms of guarantee acceptable to the Planning Department in th e amount of $767 prior to the is suance of Buil ding Permits , guaranteeing satisfactory performance and completion of all mitigat ion measures . These funds may be used by the City to retain consultan t s and /or pay for City staff time to monitor and report on the mitigation measures . Fai lure to complete all ac tions required by the approved environmenta l documents shall be conside red grounds for forfeit. 7. In those instances requ iring long term monitoring (i .e . beyond final ce rtificate of occupancy ), t he applicant shall provide a written monitoring and r eporting program to the Planning Department prior to issuance of B uilding Permits . Said program shall identify the reporter as an individual qualified t o know whether the particular mitigation measure has been impl emented . 8 . The developer shall provide each prospective buyer written notice of the City Adopted Spe ci a l Studies Zone for the Red Hill Fau lt , 'in a standard format as determined by the Planni ng Department, prior to accepting a cash deposit o n any property. 9. The applicant sha ll contact the U.S . Postal SeNice to determine the appropriate type and location of mailboxes . Multi-family residential developments shall provide a sol id overhead structure for mailboxes with adequate lig hting . The final location of the ma ilboxes and the design of the overhead structure shall be subject to Planning Department review and approva l prior to the issuan ce of Building Permits . 10 . All units shall be provided with garage door openers if driveways are less than 18 feet in depth from back of sidewalk. Printed 8116/2017 www .CityofR C us D3 -7 pg270 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 11. All parking lot landscape islands shall have a minimum outside dimension of 6 feet. 12. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). Parallel parking spaces shall be 9 feet wide by 24 feet long. 13. Plans for any security gates shall be submitted for the Planning Department, City Engineer, and Rancho Cucamonga Fire Protection District review and approval prior to issuance of Building Permits. For residential development, private gated entrances shall provide adequate turn-around space in front of the gate and a separate visitor lane with call box to avoid cars stacking into the public right-of-way. 14. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and exits shall be striped per City standards. 15. Textured pedestrian pathways throughout the development recreational uses. and textured pavement across circulation aisles shall be provided to connect dwellings/units/buildings with open spaces/plazas/ 16. For all residential development, provide conduit from each unit/lot and a pull box to connect to the street. Provide interior structured wiring for each house/building with minimum Category 5 copper wire, Radio Grade 6 coaxial cable, and a central distribution panel, prior to release of occupanc\ (fiber-to-the building, FTTB). Plans shall be submitted for Planning Department and Building Officia review and approval prior to issuance of Building Permits. 17. All dwellings shall have the front, side and rear elevations upgraded with architectural treatment, detailing and increased delineation of surface treatment subject to Planning Department review and approval prior to issuance of Building Permits. 18. All roof appurtenances, including air conditioners and other roof mounted equipment and /or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Department. Any roof-mounted mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof-mounted mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color scheme of the building. Details shall be included in building plans. . . 19. The applicant shall agree to defend at his sole expense any action brought against· the City, its agents, officers, or employees, because of the issuance of such approval, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any Court costs and attorney's fees which the City, its agents, officers, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his obligations under this condition. Printed: 8/16/2017 www.CityofRC.us Page 2 of 21 D3-7 pg271 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 20. Approval of Tentative Tract SUBTT16605 Modification is granted subject Plan Amendment DRC2016-00206, Design Review DRC2012-00672, and Tree Removal Permit DRC2012-00673. to the approval of General Variance DRC2016-00207, 21. Copies of the signed Planning Commission Resolutions of Approval, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). This includes Planning Commission Resolution No.'s 17-76 (for Tentative Tract Map SUBTT16606M), 17-77 (for Design Review DRC2012-00672), 17-78 (for Variance DRC2016-00207), and 17-79 (for Tree Removal Permit DRC2012-00673). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 22. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption and Mitigated Negative Declaration fee in the amount of $2,266.25. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing. 23. Tentative Tract 16605 Modification shall expire, unless extended by the Planning Commission, unless a complete final map is filed with the Engineering Services Department within 3 years from the date of the approval. 24. For multi-family residential, property owners are responsible for the continual maintenance of all landscaped areas on-site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or decaying plant material shall be replaced within 30 days from the date of damage. 25. Existing trees required to be preserved in place shall be protected with a construction barrier in accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The location of those trees to be preserved in place and new locations for transplanted trees shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist's recommendations regarding preservation, transplanting, and trimming methods. 26. Front yard and corner side yard landscaping and irrigation shall be required per the Development Code. This requirement shall be in addition to the required street trees and slope planting. 27. A detailed landscape and irrigation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for Planning. Department review and approval prior to the issuance of Building Permits for the development or prior final map approval in the case of a custom lot subdivision. For development occurring in the Very High Fire Hazard Severity Zone, the landscape plans will also be reviewed by Fire Construction Services. 28. Landscaping and irrigation systems required to be installed within the public right-of-way on the perimeter of this project area shall be continuously maintained by the developer. Printed: 8/16/2017 www.CityofRC.us Page 3 of 21 D3-7 pg272 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 29. All private slopes of 5 feet or more in vertical height and of 5:1 or greater slope, but less than 2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 30. All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2: 1 or greater slope shall be landscaped and irrigated for erosion control -and to soften their appearance as follows: one 15-gallon or larger size tree per each 150 sq. ft. of slope area, 1-gallon or larger size shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition, slope banks in excess of 8 feet in vertical height and 2: 1 or greater slope shall also include one 5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in staggered clusters to soften and vary slope plane. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy. 31. Special landscape features such as mounding, alluvial rock, specimen size trees, meandering sidewalks, and intensified landscaping, is required along Foothill Boulevard. 32. Tree maintenance criteria shall be developed and submitted for Planning Department review and approval prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 33. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient landscaping per Development Code Chapter 17.82. 34. Access gates to the rear yards shall be constructed from a material more durable than wood gates. Acceptable materials include, but are not limited to, wrought iron and PVC. 35. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and applicable Community, Specific Plans and/or Master Plans in effect at the time of Building Permit issuance. 36. Construct block walls between homes (i.e., along interior side and rear property lines), rather than wood fencing for permanence, durability, and design consistency. 37. All building numbers and individual units shall be identified in a clear and concise manner, including proper illumination and in conformance with Building and Safety Services Department standards, the Municipal Code and the Rancho Cucamonga Fire Department (RCFD) Standards. 38. The site shall be developed and maintained in accordance with the approved plans which include Site P_lans, architectural elevations, exterior materials and_ colors, landscaping, sign program, and grading on· file in the Planning Department, the conditions contained herein, and Development Code regulations. 39. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director. For single-family residential developments, transformers shall be placed in underground vaults. Printed 8/16/2017 www.CityofRC.us Page 4 of21 D3-7 pg273 -----·---- Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 40. A uniform hardscape and street furniture design including seating benches, trash receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 41. On corner side yards, provide minimum 5-foot setback between walls/fences and sidewalk. The 5-foot wall/fence setback and the parkway shall have landscape and irrigation in addition to the required street trees. Detailed landscape and irrigation plans shall be submitted for Planning Department review and approval prior to issuance of Building Permits. The parkway landscaping including trees, shrubs, ground covers and irrigation shall be maintained by the property owner. The developer shall provide each prospective buyer written notice of the parkway maintenance requirement, in a standard format as determined by the Planning Department, prior to accepting a cash deposit on any property. 42. All parkways, open areas, and landscaping shall be permanently maintained by the property owner, homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance shall be submitted for Planning Department and Engineering Services Department review and approved prior to the issuance of Building Permits. 43. For multiple-family development, laundry facilities shall be provided as required by the Development Code. 44. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed and approved by the Planning Department and Police Department (909-477-2800) prior to the issuance of Building Permits. Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties. 45. Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 46. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 47.. Prior to any ·use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Department. 48. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 49. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured products. 50. Street names shall be submitted for Planning Department review and approval in accordance with the adopted Street Naming Policy prior to approval of the final map www.CityofRC.us Printed: 8/16/2017 Page 5 of 21 D3-7 pg274 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 51. If no centralized trash receptacles are provided, all trash pick-up shall be for individual units with all receptacles shielded from public view. 52. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the required landscape plans and shall be subject to Planning Director review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Services Department. 53. Any approval for Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 shall expire if Building Permits are not issued within 5 years from the date of approval, or a time extension has been granted. 54. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per 30 linear feet of building. 55. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 56. The Covenants, Conditions and Restrictions shall restrict the storage of recreational vehicles on this site unless they are the principal source of transportation for the owner and prohibit parking on interior circulation aisles other than in designated visitor parking areas. 57. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of th, Homeowners' Association are subject to the approval of the Planning and Engineering Services Department and the City Attorney. They shall be recorded concurrently with the Final Map or prior to the issuance of Building Permits, whichever occurs first. A recorded copy shall be provided to the City Engineer. The Homeowners' Association shall submit to the Planning Department a list of the name and address of their officers on or before January 1 of each and every year and whenever said information changes. 58. The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Services Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 59. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter. · 60. Slope fencing along side property lines may be· wrought iron or black plastic coated chain link to maintain an open feeling and enhance views. Engineering Services Department Please be advised of the following Special Conditions 1. Make a in-lieu contribution for a prorated share of the cost of the future improvements along the project frontage, to the future centerline of Foothill Boulevard. Final construction cost estimate to be approved by the City Engineer. Printed: 8/16/2017 www.CityofRC.us Page 6 of21 D3-7 pg275 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 2. Dedicate Lots A, Band C from the approved Tentative Map to the City. 3. Extend Master Plan Storm Drain Line 111-1 from Foothill Boulevard to Red Hill Country Club Drive. The applicant shall submit a detailed hydrology study to engineering and said study shall be approved by the City Engineer prior to final map approval or the issuance of a Building Permit, whichever occurs first. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on-and off-site. If there are any impacts to the downstream channel, the City will require full installation of the Master Plan Storm Drain culvert, south of Foothill Boulevard, along with any right-of-way acquisition and easements that may be required. Standard drainage fees for the site shall be credited to the cost of permanent master plan facilities, in accordance with City Policy. The developer may request a reimbursement agreement to recover over sizing costs, in excess of fees from future development within the same tributary area. If the developer fails to submit for said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. Construct private, on-site storm drains to collect all project runoff, and discharges from adjacent properties to the north and convey to the Master Plan Storm Drain. b. Provide manholes at public-private junctions. 4. Parkways shall slope at 2 percent from 1 foot behind the sidewalk to the top of the curb, along all street frontages. 5. Provide a copy of the on-site landscaping plans for Engineering Services Department review regarding conformance with Foothill Boulevard beautification master plan. 6. The existing overhead utilities (telecommunications and electrical) fronting the project site shall be removed or placed underground, prior to public improvement acceptance or occupancy, whichever occurs first. All services crossing Foothill Boulevard and/or Red Hill Country Club Drive shall be undergrounded at the same time. The developer may request a reimbursement agreement to recover one-half the City adopted cost for undergrounding from future development (or redevelopment) as it occurs on the opposite side of the street. If the developer fails to submit said reimbursement agreement within six months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. a. All existing overhead utilities located on site shall be removed or placed underground. 7. Add the following note to any private landscape plans that show street trees; "All improvements within the public right-of-way, including street trees, shall be installed per the public improvement plans". If there is a discrepancy between the public and private plans, the street improvement plans will govern. 8. Maintenance access shall be granted to the City for the on-site portion of the master plan storm drain. All manholes shall be easily accessible. Printed: 8/16/2017 www.CityofRC.us Page 7 of21 D3-7 pg276 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 9. It shall be the developer's responsibility to have the current FIRM Zone A designation removed from the project area. The developer shall provide drainage/or fiood protection facilities sufficient to obtain an unshaded "X" designation. The developer's engineer shall prepare all necessary reports, plans, hydrologic/hydraulic calculations. A Conditional Letter of Map Revision (CLOMR) shall be required prior to grading permits. A Letter of Map Revision (LOMR) shall be issued by FEMA prior to certificate of occupancy. 10. Provide the fair share contribution for the Year 2035 as stated in the project traffic impact study for Foothill Boulevard at San Bernardino Road. Ultimate improvements include construction of a 3rd westbound and a 3rd eastbound through lane, restriping the northbound shared left turn/through lane into a shared left turn/through/right turn lane and modifications to the traffic signal. Printed; 8/15/2017 www.CityofRC.us D3-7 pg277 Page 8 of21 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 11. Foothill Boulevard shall be improved in accordance with the City's "Major Divided Arterial" standards along the entire project frontage. a. Parkway improvements, including special streetlights, street trees and sidewalk, shall conform to the Foothill Boulevard District guidelines outlined in the Development Code and the Route 66/Foothill Boulevard Visual Improvement Plan. b. Complete parkway improvements on the north side between the Pacific Electric Trail bridge and the adjacent Sycamore Inn property. City has already installed the curb and gutter. Add parkway improvements including sidewalk, street trees, streetlights and curbside drain outlets, per Standard Drawing 107-B or 107-C as needed. c. Right turn lane, per Standard Drawing 119 (Bus Bay-Right Turn Lane option), shall be at least 150 feet in length with a 60-foot transition. The right turn lane shall be based off existing Foothill Boulevard elevations. d. Provide an interim physical barrier (at the project entrance) to left turns to the satisfaction of the City Engineer. e. Provide 8,600 Lumen LED streetlights. The street lights shall be owned by the City. Developer shall be responsible to coordinate and pay all costs to provide SCE power on City owned street lights. Coordinate with City staff for design and installation requirements. f. Foothill drive approach shall have a 20-foot radius for the inbound right turn and a least a 31-foot radius for the outbound right turn, with sidewalk crossing the approach close to perpendicular at the zero curb face. Right-of-way dedication shall encompass the full public sidewalk crossing. Driveway median and accent paving shall not extend into the public right-of-way. g. Entry gates shall conform to the City's Residential Project Gated Entrance design guideline. h. Provide traffic signage and striping as required including northbound and southbound left turn and through movement time restrictions on Red Hill Country Club Drive at Foothill Boulevard during the peak hours. i. Construct access ramps at the street type entrance on Foothill Boulevard to comply with current ADA requirements. A detail will have to be added to the street improvement plan showing the design details, elevations, and grades of the access ramp to substantiate they comply with current ADA requirements. Printed: 8/16/2D17 www.CityofRC.us Page 9 of21 03-7 pg278 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 12. Red Hill Country Club Drive shall be improved in accordance with the City's "Local Street" standards along the project frontage. a. Provide curb and gutter, asphalt pavement, sidewalk, street trees and a drive approach for emergency vehicle access on the east side of the existing street. b. Drive approach for emergency vehicle access on Red Hill Country Club Drive shall be installed per Standard Drawing 105-C, with thicker concrete or reinforced sidewalk to meet Fire District standards. c. Provide a minimum 6-foot curb adjacent sidewalk width. Install retaining walls as needed. d. Provide 5800 Lumen HPSV-equivalent LED streetlights along the frontage. The street lights shall be owned by the City. Developer shall be responsible to coordinate and pay all costs to provide SCE power on City owned street lights. Coordinate with City staff for design and installation requirements. e. Provide traffic signage and striping as required. 13. Private drainage facilities shall prevent developed flows from entering the Pacific Electric Trail right-of-way. Existing inlet facilities for culverts in the SBCTA right-of-way shall be protected. Final drainage study shall address whether those culverts can be used for runoff from perimeter slopes or undeveloped portions of the project site. Also, surface drainage shall not fiow over City right-of-way or maintained areas. Provide intercept of surface drainage such as by use of v-gutters and provide for drainage to enter street through parkway culverts. 14. Master Plan Storm Drain Line 111-1 shall be constructed and aligned so that it remains within the developer's property before connecting into the existing storm drain in the Foothill Boulevard right-of-way. A permanent storm drain easement will need to be granted to the City for the public storm drain lines within the developers property prior to acceptance of the improvements. Standard Conditions of Approval 15. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting Districts shall be filed with the Engineering Services Department prior to final map approval or issuance of Building Permits whichever occurs first. Formation costs shall be borne by the developer. 16. Parkway landscaping on the following street(s) shall conform to the results of the respective Beautification Master Plan: Foothill Boulevard Printed: 8/16/2017 www.CityofRC.us Page 10 of21 D3-7 pg279 Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 17. Water and sewer plans shall be designed and constructed to meet the requirements of the Cucamonga Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and the Environmental Health Department of the County of San Bernardino. A letter of compliance from the CVWD is required prior to final map approval or issuance of permits, whichever occurs first. Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects. 18. Approvals have not been secured from all utilities and other interested agencies involved. Approval of the final parcel map will be subject to any requirements that may be received from them. 19. Permits shall be obtained from the following agencies for work within their right of way: San Bernardino County Transportation Authority (SBCTA) 20. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of energy, fuel or power to any building or structure which is regulated by technical codes and for which a permit is required unless, in addition to any and all other codes, regulations and ordinances, all improvements required by these conditions of development approval have been completed and accepted by the City Council, except: that in developments containing more than one building, structure or unit, the development may have energy connections made in equal proportion to the percentage of completion of all improvements required by these conditions of development approval, as determined by the City Engineer, provided that reasonable, safe and maintainable access to the property exists. In no case shall more than 95 percent of the buildings, structures or units be connected to energy sources prior to completion and acceptance of all improvements required by these conditions of development approval. 21. Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in accordance with the City's street tree program. Printed: 8/16/2017 YJINW.CityofRC.us Page 11 of21 D3-7 pg280 Project#; SUBTT16605M, DRC2012-00672, ORC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 22. Install street trees per City street tree design guidelines and standards as follows. The completed legend (box below) and construction notes shall appear on the title page of the street improvement plans. Street improvement plans shall include a line item within the construction legend stating: "Street trees shall .be installed per the notes and legend on Sheet _ (typically Sheet 1 )." Where public landscape plans are required, tree installation in those areas shall be per the public landscape improvement plans. Foothill Boulevard in ROW and Median Botanical Name -Prunus blireina Common Name -N.C.N. Min. Grow Space -3' Spacing -20' O.C. Size -15 gallon Foothill Boulevard On-site Botanical Name -Platanus acerifolia Common Name -London Plane Tree Min. Grow Space -7' Spacing -40' O.C. Size -15 gallon Red Hill Country Club Drive Botanical Name -Platanus acerifolia · Common Name -London Plane Tree Min. Grow Space -7' Spacing -40' O.C. Size -15 gallon Construction Notes for Street Trees: 1) All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Services Department. Street trees are to be planted per public improvement plans only. 23. Provide separate utility services to each building including sanitary sewerage system, water, gas, electric power, telephone, and cable TV (all underground) in accordance with the Utility Standards. Easements shall be provided as required. Printed: 8/16/2017 www.CityofRC.us Page .12 of 21 03-7 pg281 Project#: SUB TT I 6605M, DRC20 12-00672, DRC2016-00207, and ORC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 24. Improvement Plans and Construction: a. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits, whichever occurs first. b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer. d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along major or secondary streets and at intersections for future traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer. Notes: 1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200 feet apart, unless otherwise specified by the City Engineer. 2) Conduit shall be 3-inch pvc with pull rope or as specified. e. The proposed development is slated to be included in the City's Fiber Optic / Broadband service business plan that would provide a City owned Fiber-to-the-Premise (FTTP) infrastructure. Proposed fiber optic conduits and vaults will be placed underground within a duct and structure system to be installed by the Master Developer per Standard Drawing 135-137. The size, placement and location of the conduit and vaults shall be shown on the Street Improvement and/or Public Improvement Plans and subject to · the Engineering Services Department's review and approval prior to the issuance of building permits or final map approval, whichever comes first. f. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA standards or as d'1rected by the City Engineer. g. Existing City roads requiring construction shall remain open to traffic at all times with adequate detours during construction. Street or lane closure permits are required. A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer. h. Concentrated drainage fiows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards. i. Street names shall be approved by the Planning Manager prior to submittal for first plan check. 25. Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted policy. On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways. Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required. www.CityofRC.us Printed: 8/16/2017 Page13of21 D3-7 pg282 Projecl #: SUB TT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 26. The developer shall be responsible for the relocation of existing utilities as necessary. 27. Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at least 50% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City. Permits issued on or after June 2, 2014, must complete the reimbursement process through the City's Accelerate online portal within 60 days following the completion of the construction and/or demolition project or the deposit will be forfeited. Permits issued before June 2, 2014, require the following when applying for a deposit reimbursement: a completed CD-2 form, a copy of the cashier's receipt showing the deposit amount, and all weight tickets. Instructions and forms are available at the City's web site, www.CityofRC.us, under City Hall; Engineering; Environmental Programs. 28. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for all new streetlights for the first six months of operation, prior to final map approval. 29. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. 30. Additional street right-of-'way shall be dedicated along right turn lanes, to provide a minimum of , feet measured from the face of curbs to the right-of-way. 31. Corner property line cutoffs shall be dedicated per City Standards. 32. Dedication shall be made of the following rights-of-way on the perimeter streets (measured from street centerline): 60 total feet on Foothill Boulevard 30 total feet on Red Hill Country Club Drive 33. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the final map. 34. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all common roads, drives, or parking areas shall be provided by CC&R's or deeds and shall be recorded prior to, or concurrent with the final map. Grading Section Standard Conditions of Approval 1. Prior to the issuance of a grading permit, the grading and drainage plan shall show concrete drainage swales at the toe of slopes and discharge the water to an approved drainage facility. 2. Prior to the issuance of a Grading Permit the City of Rancho Cucamonga 's "Memorandum of Agreement of Storm Water Quality Management Plan" shall be submitted for review and approval by the Building Official and recorded with the County Recorder's Office. Printed· 8/16/2017 w.vw.CityofRC.us Page 14of21 D3-7 pg283 Project#: suaTT16605iV1, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 3. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. 4. The applicant shall provide a copy of a completed EPA Form 7520-16 (Inventory of Injection Wells) for each underground infiltration device, with the Facility ID Number .assigned, to the Building and Safety Services Department Official prior to issuance of the Grading Permit and /or approval of the project-specific Water Quality Management Plan. A copy of EPA Form 7520-16 shall be scanned and pasted onto the permitted grading plan set, and a copy of said form shall be included in the project-specific Water Quality Management Plan. 5. The land owner shall provide an inspection report by a qualified person/company on a biennial basis for the Class V Injection Wells/underground infiltration chambers to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis all best management practices (BMP"s) as described in the Storm Water Quality Management Plan (WQMP) prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 6. The land owner shall provide an inspection report on a biennial basis for the structural storm water treatment devices, commonly referred to as BMPs, to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis as described in the Storm Water Quality Management Plan prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 7. The land/property owner shall follow the inspection and maintenance requirements of the approved project specific Water Quality Management Plan and shall provide a copy of the inspection reports on a biennial basis to the City of Rancho Cucamonga Environmental Program Manager. 8. A final project-specific Storm Water Quality Management Plan (WQMP) shall be approved by the Building and Safety Director, or his designee, and the City of Rancho Cucamonga 's "Memorandum of Storm Water Quality Management Plan" shall be recorded prior to the issuance of a grading permit or any building permit. 9. Prior to the start of landscaping operations, the landscape architect and the landscape contractor shall provide a sample of the weed fabric barrier to the Project Planner, City of Rancho Cucamonga Planning Department. The weed barrier shall be permeable. 10. The final project-specific water quality management plan (WQMP) shall include executed maintenance agreements along with the maintenance guidelines for all proprietary structural storm water treatment devices (BMP's). In the event the applicant cannot get the proprietary device maintenance agreements executed prior to issuance of a grading permit, the applicant is required to submit a letter to be included within the WQMP document, and scanned and pasted onto the Site and Drainage Plan which states that prior to issuance of a certificate of occupancy with applicant shall enter into a contract for the maintenance of the proprietary storm water treatment device. If the proprietary storm water treatment device is part of a residential subdivision, prior to the sale of the residential lot, the developer shall include maintenance agreement(s) as part of the sale of the residential lot to the buyer. A copy of the maintenance agreements to be included in the sale of the property shall be included within the WQMP document. www.CityofRC.us Printed.· 8/16/2017 Page15of21 D3-7 pg284 Proj2ct #: SUi3TT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 11. Prior to issuance of a grading permit and approval of the project specific water quality management plan all private storm water catch basin inlets shall include insert filters to capture those pollutants of concern as addressed in the in the final project-specific water quality management plan (WQMP). At a minimum catch basin insert filters to capture trash and other floating debris. All catch basin insert filters shall be maintained on a regular basis as described in the "Inspection and Maintenance Responsibility for Post Construction BMP" section of the final project-specific water quality management plan. 12. Prior to issuance of a grading permit the Final Project-Specific Water Quality Management Plan shall include a completed copy of "Worksheet H: Factor of Safety and Design Infiltration Worksheet" located in Appendix D "Section VII -Infiltration Rate Evaluation Protocol and Factor of Safety Recommendations, ... " of the San Bernardino County Technical Guidance Document for Water Quality Management Plans. The infiltration study shall include the Soil Engineer's recommendations for Appendix D, Table Vll.3: Suitability Assessment Related Considerations for Infiltration Facility Safety Factors". 13. Prior to approval of the final project-specific water quality management plan the applicant shall have a soils engineer prepare a project-specific infiltration study for the project for the purposes of storm water quality treatment. The infiltration study and recommendations shall follow the guidelines in the current adopted "San Bernardino County Technical Guidance Document for Water Quality Management Plans". 14. The subject project, shall accept all existing off-site storm water drainage flows and safely convey those flows through or around the project site. If existing off-site storm water drainage flows mix with any on-site storm water drainage flows, then the off-site storm water drainage flows shall be treated with the on-site storm water drainage flows for storm water quality purposes, prior to discharging the storm water drainage flows from the project site. 15. Prior to the issuance of a certificate of occupancy by the Building Official, or his designee, the civil engineer of record shall file a Water Quality Management Plan (WQMP) Post Construction Storm Water Treatment Devices As-Built Certificate with the Environmental Programs Coordinator, City of Rancho Cucamonga Engineering Services Department. 16. As the use of drywells are proposed for the structural storm water treatment device, to meet the infiltration requirements of the current Municipal Separate Storm Sewers Systems (MS4) Permit, adequate source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration shall be evaluated prior to infiltration and discussed in the final project-specific Water Quality Management Plan document. Printed: 8/16/2017 www.CityofRC.us Page 16 of21 D3-7 pg285 Project#: SUSTT16605M, DRC2012-00672, DRC20'16-00207, and DRC20I2-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 1 O Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 17. GROUND WATER PROTECTION: Prior to approval of the final project specific water quality management plan (WQMP), the WQMP document shall meet the requirements of the State Water Resources Control Board Order No. RB-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm Sewers Separation (MS4) Permit reads: Section XI.D(Water Quality Management Plan Requirements).8(Groundwater Protection): Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to primarily function as infiltration-devices (such as grassy swales, detention basins, vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect groundwater: a. Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of ground water quality objectives. b. Source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration should be evaluated prior to infiltration. c. Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large commercial paiking lots. (NOTE: The State Water Quality Control Board defines a large commercial parking lot as '100,000 sq. ft. or more of commercial development to include parking lot (with 100 or more vehicle traffics), OR, by means of 5,000sqft or more of allowable space designated for parking purposes'). d. Unless adequate pre-treatment of runoff is provided prior to infiltration structural infiltration treatment BMPs must not be used for areas of industrial or light industrial activity{??}, areas subject to high vehicular traffic (25,000 or more daily traffic); car washes; fleet storage areas; nurseries; or any other high threat to water quality land uses or activities. e. Class V injection wells or dry wells must not be placed in areas subject to vehicular{78} repair or maintenance activities{79}, such as an auto body repair shop, automotive repair shop, new and used car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility that does any vehicular repair work. f. Structural infiltration BMP treatment shall not be used at sites that are known to have soil and groundwater contamination. g. Structural infiltration treatment BMPs shall be located at least 100· feet horizontally from any water supply wells. h. The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained. i. Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water Code Section 13050. The final project-specific water quality management plan shall specifically address items, a., b., and c. above. Printed: 8/16/2017 www.CityofRC.us Page 17 of 21 D3-7 pg286 Project#: SUBTT I6605M, DRC2012-u0o72, DRC2016-00207, and DF<C2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 18. Prior to issuance of a grading permit the precise grading and drainage plan shall follow the format provided in the City of Rancho Cucamonga handout "Information for Grading Plans and Permit". 19. Grading of the subject property shall be in accordance with current adopted California Building Code and/or the California Residential Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan(s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. 20. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. 21. A geologic report shall be prepared by a qualified Engineer or Engineering Geologist and submitted at the time of application for Grading and Drainage Plan review. 22. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of building permits. 23. A separate Grading and Drainage Plan check submittal is required for all new construction projects and for existing buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and wel signed by a California licensed Civil Engineer prior to the issuance of a grading or building permit. 24. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust control sign on the project site prior to the issuance of a grading permit. All dust control sign (s) shall be located outside of the public right of way. 25. If a Rough Grading and Drainage Plan/Permit are submitted to the Building and Safety Official for review, the rough grading plan shall be a separate plan submittal and permit from Precise Grading and Drainage Plan/Permit. 26. Prior to the issuance of a grading permit the applicant shall obtain written permission from the adjacent property owner(s) to construct wall(s) on property line(s) or provide a detail(s) showing the perimeter wall(s) to be constructed offset from the property line. 27. Prior to issuance of a grading permit the Final Grading and Drainage Plan shall show the accessibility path from the public right of way and the accessibility parking stalls to the building doors in conformance with the current adopted California Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and dimensions and comply with the current adopted California Building Code. 28. The Grading and Drainage Plan shall implement City Standards for on-site construction where possible, and shall provide details for all work not covered by City Standard Drawings. 29. Prior to issuance of a grading permit the grading plan shall show that all manufactured slopes shall be a minimum 2-foot offset from the public right of way, permitted line, or the adjacent private property. All slope offsets· shall meet the requirements of the current adopted California Building Code. Printed: 8/16/2017 www.CityofRC.us Page 18of21 D3-7 pg287 Project#: SUBTT16605J\il, ORC2012-00672, DRC20I6-00207, and DRC2012-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 30. Prior to the issuance of a grading plan for multi-family projects, the private streets and drive aisles within multi-family developments shall include street plans as part of the Grading and Drainage Plan set. The private street plan view shall show typical street sections. The private street profile view shall show the private street/drive aisle centerline. 31. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 32. The applicant shall provide a grading agreement and grading bond for all cut and fill combined exceeding 5,000 cubic yards prior to issuance of a grading permit. The grading agreement and bond shall be approved by the Building and Safety Official. 33. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 34. This project shall comply with the accessibility requirements of the current adopted California Building Code. 35. Grading Inspections: a) Prior to the start of grading operations the owner and grading contractor shall request a pre-grading meeting. The meeting shall be attended by the project owner/representative, the grading contractor and the Building Inspector to discuss about grading requirements and preventive measures, etc. If a pre-grading meeting is not held within 24 hours from the start of grading operations, the grading permit may be subject to suspension by the Building Inspector; b) The grading contractor shall call into the City of Rancho Cucamonga Building and Safety Department at least 1 working day in advance to request the following grading inspections prior to continuing grading operations: i) The bottom of the over-excavation; ii) Completion of Rough Grading, prior to issuance of the building permit; iii) At the completion of Rough Grading, the grading contractor or owner shall submit to the Permit Technicians (Building and Safety Front Counter) an original and a copy of the Pad Certifications to be prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; iv) The rough grading certificates and the compaction reports will be reviewed by the Associate Engineer or a designated person and approved prior to the issuance of a building permit. 36. All roof drainage flowing to the public right of way (Foothill Boulevard) must drain under the sidewalk through a parkway culvert approved by the Engineering Department. This shall be shown on both the grading and drainage plan and Engineering SeNices Department required plans. 37. Prior to issuance of a grading or building permit, the permitted grading plan (or architectural site plan) set shall show in each of the typical sections and the plan view show how the separations between the building exterior and exterior ground surface meet the requirements of Sections CBC1804.3/CRC R401.3, CBC2304.11.2.2/CRC R317.1 (2) and CBC2512.1.2/CRC R703.6.2.1 of the current adopted California Building Code/Residential Code. Printed: 8/16/2017 www.CityofRC.us Page 19of21 D3-7 pg288 ?rojact ,;_ .3UBT, , 6505M, ORC2u i 2-00672, 0Rv201 o-00201, anu OriC20 12-0uoi3 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 38. Prior to issuance of a grading permit, the applicant shall obtain a signed and notarized letter from the adjacent property owner(s) for ALL work proposed on the adjacent property. The letter shall be scanned and pasted onto the permitted grading plan set. The letter shall show on either the title sheet or a detail sheet of the grading and drainage plan set. 39. Prior to approval of the project-specific storm water quality management plan, the applicant shall submit to the Building Official, or his designee, a precise grading plan showing the location and elevations of existing topographical features, and showing the location and proposed elevations of proposed structures and drainage of the site. 40. A drainage study showing a 1 DO-year, AMC 3 design storm event for on-site drainage shall be prepared and submitted to the Building and Safety Official for review and approval for on-site storm water drainage prior to issuance of a grading permit. The report shall contain water surface profile gradient calculations for all storm drain pipes 12-inches and larger in diameter. All reports shall be wet signed and sealed by the Engineer of Record. In addition, the project specific drainage study shall provide inlet calculations showing the proper sizing of the water quality management plan storm water flows into the proposed structural storm water treatment devices. 41. It shall be the responsibility of the applicant to acquire any required off-site drainage easements prior to the issuance of a grading permit. 42. It shall be the responsibility of the applicant to acquire any required off-site drainage acceptance easements(s) from adjacent downstream property owner(s) or discharge flows in a natural condition (concentrated flows are not accepted) and shall provide the Building and Safety Official a drainage study showing the proposed flows do not exceed the existing flows prior to the issuance of a grading or building permit. 43. Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 44. Flow lines steeper than 6 percent could be erosive. The applicant shall provide hard lined gutters and swales where concentrated flows exceed 3fps, and anywhere that flow lines exceed 1 0 percent. This shall be shown on the grading and drainage plan prior to issuance of a grading permit. 45. Prior to issuance of a grading permit the applicant shall demonstrate that the storm water run-off will not adversely affect the downstream properties and that the water may legally discharge to the downstream properties. The engineer of record shall show on the final permitted grading and drainage plan one (1) or more of the following items are met: a) There is sufficient downstream capacity to accept the proposed storm water flows and that the downstream property owner have provided permission to accept the upstream storm water flows; b) a legal document/entity exists allowing developed storm water flows to be discharged to the property lower in elevation; c) a storm drain system to safely convey the storm water flows to a public storm drain system without causing flooding to adjacent property(ies). 46. Private sewer, water, and storm drain improvements will be designed per the latest adopted California Plumbing Code. Private storm drain improvements shall be shown on the grading and drainage plan. Printed:. 8/16/2017 www.CityofRC.us Page 20 bf 21 D3-7 pg289 ProJect it: 31J3T I i 0605;,,1, Dr<.C20 i 2-'ajo72, DRC201 o-G0207, and Dr,C.20 I 2-00673 Project Name: Sycamore Heights Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10 Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 47. Prior to the issuance of the Certificate of Occupancy or final sign off by the Building Inspector the engineer of record shall certify the functionality of the storm water quality management plan (WQMP) storm water treatment devices and best management practices (BMP). 48. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. 49. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment devices and best management practices (BMP) as provided for in the project's Storm Water Quality Management Plan, shall be provided for by CC&R's or deeds and shall be recorded prior to the approval of the Water Quality Management Plan. Said CC&R's and/or deeds shall be included in the project site specific Storm Water Quality Management Plan (WQMP) document prior to approval of the WQMP document and recording of the Memorandum of Agreement of Storm Water Quality Management Plan. www.CityofRC.us Printed: 8/16/2017 Page21 of21 D3-7 pg290 Page 1 of 10 REPORT DATE: October 4, 2017 TO: Mayor and Members of the City Council FROM: John R. Gillison, City Manager INITIATED BY: Candyce Burnett, City Planner Tom Grahn, Associate Planner SUBJECT: CONSIDERATION OF ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT DRC2016-00206 - PACIFIC SUMMIT FOOTHILL, LLC - A REQUEST TO AMEND TABLES AND TEXT, INCLUDING CLARIFYING TEXT AS NECESSARY, IN THE GENERAL PLAN TO ALLOW THE DEVELOPMENT OF LAND THAT CONTAINS SLOPES OF 30 PERCENT OR GREATER. RELATED FILES: TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207, AND TREE REMOVAL PERMIT DRC2012-00673. STAFF HAS PREPARED A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR CONSIDERATION. CONSIDERATION OF THE APPEAL OF THE PLANNING COMMISSION’S RECOMMENDATION OF APPROVAL OF ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT DRC2016-00206 - HANK STOY - THE APPEAL OF A REQUEST TO AMEND TABLES AND TEXT, INCLUDING CLARIFYING TEXT AS NECESSARY, IN THE GENERAL PLAN TO ALLOW THE DEVELOPMENT OF LAND THAT CONTAINS SLOPES OF 30 PERCENT OR GREATER. RELATED FILES: TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016- 00207, AND TREE REMOVAL PERMIT DRC2012-00673. STAFF HAS PREPARED A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR CONSIDERATION. CONSIDERATION OF THE APPEAL OF THE PLANNING COMMISSION’S APPROVAL OF ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP MODIFICATION SUBTT16605M - HANK STOY - THE APPEAL OF A REQUEST SUBDIVIDE 24.19 ACRES INTO 6 PARCELS FOR THE DEVELOPMENT OF 175 ATTACHED CONDOMINIUM UNITS IN THE MIXED USE (MU) DISTRICT LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. RELATED FILES: GENERAL PLAN AMENDMENT DRC2016-00206, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207, AND TREE REMOVAL PERMIT DRC2012- 00673. STAFF HAS PREPARED A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR CONSIDERATION. CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 2 of 10 RECOMMENDATION: Staff recommends the City Council take the following actions: CONSIDERATION OF THE APPEAL OF THE PLANNING COMMISSION’S APPROVAL OF ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2012-00672 - HANK STOY - THE APPEAL OF A REQUEST TO DEVELOP 175 ATTACHED CONDOMINIUM UNITS ON 24.19 ACRES OF LAND IN MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. RELATED FILES: GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, VARIANCE DRC2016-00207, AND TREE REMOVAL PERMIT DRC2012-00673. STAFF HAS PREPARED A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR CONSIDERATION. CONSIDERATION OF THE APPEAL OF THE PLANNING COMMISSION’S APPROVAL OF ENVIRONMENTAL ASSESSMENT AND VARIANCE DRC2016-00207 - HANK STOY - THE APPEAL OF A REQUEST TO EXCEED THE 30 FOOT BUILDING ENVELOPE ESTABLISHED BY DEVELOPMENT CODE SECTION 17.122.020.D.1.E.(I AND II) FOR THE DEVELOP 175 ATTACHED CONDOMINIUM UNITS ON 24.19 ACRES OF LAND IN THE MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. RELATED FILES: GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, AND TREE REMOVAL PERMIT DRC2012-00673. STAFF HAS PREPARED A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR CONSIDERATION. CONSIDERATION OF THE APPEAL OF THE PLANNING COMMISSION’S APPROVAL OF ENVIRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT - DRC2012-00673 - HANK STOY - THE APPEAL OF A REQUEST TO REMOVE 180 TREES ASSOCIATED WITH THE PROPOSED DEVELOPMENT OF 175 ATTACHED CONDOMINIUM UNITS ON 24.19 ACRES OF LAND IN MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF- WAY; APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. RELATED FILES: GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012- 00672, AND VARIANCE DRC2016-00207. STAFF HAS PREPARED A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR CONSIDERATION. CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 3 of 10 • Adopt the Mitigated Negative Declaration for the project; and • Adopt the attached Resolution approving General Plan Amendment DRC2016-00206; and • Adopt the attached Resolutions upholding the decisions of the Planning Commission, and denying the appeals, approving Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012- 00673 contingent upon the City Council’s adoption of the Mitigated Negative Declaration of environmental impacts and approval of the General Plan Amendment. BACKGROUND: On August 23, 2017, the Planning Commission took the following actions: • Recommended that the City Council adopt the Mitigated Negative Declaration for the project; and • Adopted the Resolution recommending that the City Council approve General Plan Amendment DRC2016-00206; and • Adopted the Resolutions approving Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 contingent upon the City Council’s adoption of the Mitigated Negative Declaration of environmental impacts and approval of the General Plan Amendment. On August 31, 2017, Mr. Hank Stoy filed a timely appeal of the Planning Commission decisions related to the approval of the Sycamore Heights project (Attachment 8). ANALYSIS: A. Planning Commission Action: The Planning Commission recommended the City Council approve the General Plan Amendment, and approved the Tentative Tract Map Modification, Design Review, Variance, and Tree Removal Permit applications contingent upon the City Council’s approval of the General Plan Amendment (Attachments 1 through 6). These applications were initiated by Pacific Summit-Foothill, LLC, to provide for the opportunity to subdivide 24.19 acres into 6 parcels for the development of 175 attached condominium units in the Mixed Use (MU) District on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right-of-Way. The Planning Commission staff report thoroughly analyzes the proposed Tentative Tract Map Modification, and Design Review applications (Attachment 1). The analysis of these applications is complete, no further analysis is provided in the following discussion, and staff recommends the City Council uphold the decisions of the Planning Commission and deny their general appeal, thereby approving Tentative Tract Map Modification SUBTT16605M, and Design Review DRC2012-00672. A discussion of General Plan Amendment DRC2016- 00206, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 is provided below. B. General Plan Amendment DRC2016-00206: The General Plan Land Use Element establishes design, grading, and development criteria associated with various slope conditions. These criteria establish policy guidelines for allowing for the development of CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 4 of 10 slopes ranging from “5% or less” up to “15% to 29.9%”, and prohibit development on slope conditions of “30% and over”. The Development Code provides similar criteria, but was amended to permit the development of slopes “30% and over” and states that “This is an excessive slope condition and development is prohibited, unless all the following are satisfied: (i) the property is located south of Banyan Street; (ii) at least seventy-five percent (75%) of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with structures; (iii) the proposed project is determined to appropriately address slope stability and other geological factors of the site; and (iv) vegetation fuel management for wildfire protection can be achieved and maintained” (General Plan text is non-bold). The Mixed Use General Plan land use designation is not specifically a residential or commercial land use category, but a designation that allows a mix of land uses. Because it can permit a variety of land uses, it was never intended to be subject to the Hillside Development criteria of the General Plan or the Development Code. The intent of the Hillside Development criteria is to regulate single-family residential hillside development on natural slope conditions with slopes 8% and greater, in some areas 30% and over, where the vast majority of land in that slope category in the foothill areas of the City. With the Sycamore Heights project, we have a 24-acre fractured site surrounded by developed land that has been so altered by surrounding development (i.e., development of the Red Chief Motel, Sycamore Inn, abandoned water basin, and surrounding residential, commercial and public developments, and graded access roads throughout the site) that the project site is not a natural slope and is outside the intent of the Hillside Development requirements of the Development Code. The proposed General Plan Amendment proposes to modify Table LU- 19 to include the above referenced text in bold, as well as two policy sections similarly (see Draft Resolution). C. Appeal of Planning Commission Actions: Following Planning Commission approval of the Sycamore Heights project Mr. Hank Stoy filed an “appeal of the decisions made by the Planning Commission at its meeting of August 23, 2017, relating to the following items: Variance to Development Code, Environmental Issues (Traffic, Wildlife, and Riparian Habitat), and Tree Removal Permit.” These items are discussed below. a. Variance DRC2016-00207: The appeal letter states “Some structures would exceed the 30-foot height limitation for buildings on slopes. Allowing these to be built would negatively impact the view from my property. The developer should be required to comply with the requirements of the Development Code.” Staff Response to Appeal: Approximately half of the project site is located within the Hillside Overlay District, of which the Development Code establishes building envelopes and maximum building height for properties located in hillside areas. The Hillside Development criteria establish a 30-foot maximum building height for all structures located in the Hillside Overlay District. The applicant is proposing a total of 44 condominium units including 26 two-story tri-plex units that are up to a maximum of 29 feet in height, and 18 three-story four-, five-, and six-plex units that are up to a maximum of 35 feet in height. Roughly half of the three-story units are located entirely within the Hillside Overlay District and exceed the allowable maximum 30-foot building height by 5 feet. Residential structures in the Mixed Use (MU) District outside of the Hillside Overlay District are permitted up to a maximum of 75 feet in height. CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 5 of 10 Because of the approximate distance of 185 feet between the existing and proposed structures, the grade difference of approximately 50 feet between pad elevation for the existing and proposed structures, and the view angle from the existing structures, the proposed 5 foot height increase does not create a condition that negatively impacts views of the San Bernardino valley. Portions of structures will block views looking down towards Foothill Boulevard, but due to the distances involved and the view angle, the 5 foot height increase only incrementally disrupts views looking down and not out towards the San Bernardino valley (Attachment 11). Staff recommends the City Council uphold the decision of the Planning Commission and deny the appeal of Variance DRC2016-00207. b. Environmental Impacts – Traffic: The appeal letter states “An estimated additional 1042 daily vehicle trips would be generated on already heavily-traveled Foothill Boulevard. It would exacerbate problems at probably the worst intersection in the City – Foothill and Red Hill Country Club Drive. With only one entrance/exit and right turns only in and out, the numerous U-turns required on Foothill would create safety hazards. Cut-through traffic on Red Hill is bound to increase. Yet, no mitigation measures are being required of the developer.” Applicant Response to Appeal: Linscott, Law & Greenspan, the project traffic engineer, responded to the comment (Attachment 10) and stated that the proposed project is expected to generate 1,042 additional vehicles per day (vpd) onto Foothill Boulevard. Foothill Boulevard currently has an average daily traffic volume of 22,000 vpd in the vicinity of the project site and a daily capacity of 36,000 vpd. Even though the proposed project will add 1,042 additional daily trips to Foothill Boulevard, the existing roadway has more than adequate capacity to accommodate the increase in daily trips associated with the proposed project. The Traffic Impact Analysis (TIA) identifies that under existing traffic conditions the intersection of Red Hill Country Club Drive and Foothill Boulevard currently operates at unacceptable Level of Service (LOS) F (on a scale of descending LOS from A to F) during the AM and PM peak hours. The proposed project will add some traffic to the already deficient intersection. The TIA recommends an improvement at that intersection in order to help alleviate the existing peak hour deficiency. Conditions of approval require the installation of traffic signage at the Red Hill Country Club Drive and Foothill Boulevard intersection to restrict northbound and southbound left-turn and through movements during the AM peak period (7:00 AM – 9:00 AM) and the PM peak period (4:00 PM – 6:00 PM). Primary access to the project site will be provided via a proposed “right-turn in/right- turn out only” gated driveway on Foothill Boulevard. A secondary Emergency Vehicle Access (EVA) provides access to Red Hill Country Club Drive. The Rancho Cucamonga General Plan designates Foothill Boulevard as a Major Divided Arterial (i.e., 94-foot paved width, inclusive of a 14-foot median within a 120-foot right-of-way). The restriction of turning movements at the primary access is consistent with the City’s Circulation/Mobility Plan, which indicates that left-turn access on Foothill Boulevard is allowed at signalized intersections only. Due to the “right-turn in/right-turn out only” restriction project residents/guests will have to make U-turn movements at the adjacent intersections of either Foothill Boulevard and Grove Avenue, Foothill Boulevard and Red Hill Country Club Drive, or Foothill Boulevard and San Bernardino CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 6 of 10 Road. Traffic volume forecasting and intersection analysis included in the TIA considers the project U-turn movements at these key study intersections. The TIA prepared for the project did provide a project cut-through discussion relative to the Red Hill Country Club Drive neighborhood. Based on the project trip distribution patterns of the traffic study, it was assumed that 20% of outbound project traffic would be considered new cut-through trips (i.e., 13 of the 64 outbound AM peak hour trips and 7 of the 32 outbound PM peak hour trips). These outbound project trips were assumed to travel through the Red Hill Country Club Drive neighborhood to access Carnelian Street and/or Baseline Road. Staff Response to Appeal: The Initial Study and TIA addresses traffic impacts, project access, and cut-through traffic and appropriate conditions of approval are established for project impacts. Staff recommends the City Council uphold the decision of the Planning Commission and deny the appeal of environmental impacts to traffic. c. Environmental Impacts – Wildlife: The appeal letter states “The impact on wildlife is unrealistically understated. For example, the red tail hawk (a protected species) frequently seen on Red Hill is not even mentioned in the biological resources survey.” Applicant Response to Appeal: RCA Associates, the project biologist, responded to the comment (Attachment 9) and identified that as part of their evaluation of the project site they documented all wildlife observed on the site during their field surveys. Further identifying that the red-tailed hawk was not observed, and since the species is not listed as threatened, endangered, or a species of special concern a detailed discussion of the species was not provided. Staff Response to Appeal: The Initial Study prepared for the project evaluates impacts to biological resources associated with development of the project site and relied on the 2003 Biological Assessment and updated 2017 Biological Assessment to assess and project related impacts. No threatened, endangered, or species of concern were identified in either assessment. The level of constraint that a sensitive biological resource would pose to potential developments typically depends on the following criteria: 1) the relative value of that resource; 2) the amount or degree of impact to the resource; 3) whether or not impacts to the resource would be in violation of State and/or federal regulations or laws; 4) whether or not impacts to the resource would require permitting by resources agencies; and 5) the degree to which impacts on the resource would otherwise be considered "significant" under CEQA. Based on an evaluation using these criteria, existing disturbed/disked areas were considered of a relatively low biological constraint and value given the context in which they occur. This designation is because of the high level of disturbance that has resulted in low biological diversity, absence of special-status plant communities, and overall low potential for special-status species to utilize or reside within these areas. Because no threatened or endangered species are likely to occur in disturbed areas due to the highly disturbed conditions present in a predominantly degraded environment, construction activities in these areas would not likely jeopardize the continued existence of listed species, nor would construction adversely impact designated critical habitat. Impacts to disturbed areas would also not be expected to substantially affect special-status resources or cause a population of plant or wildlife CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 7 of 10 species to drop below self-sustaining levels, nor would impacts be expected to substantially alter diversity of wildlife in the area due to the current degraded habitat conditions. Project mitigation measures require Nesting Bird Surveys and Burrowing Owl Surveys consistent with the Fish and Game Code and the Migratory Bird Act prior to the issuance of grading permits. Staff recommends the City Council uphold the decision of the Planning Commission and deny the appeal of environmental impacts to wildlife. d. Environmental Impacts – Riparian Habitat: The appeal letter states “Preservation of riparian habitat is a stated goal in the City’s General Plan (Policy RC-8.1). But this project would destroy a considerable amount of it.” Applicant Response to Appeal: RCA Associates, the project biologist, studied the site to identify the locations of any potential riparian/riverine habitat to determine whether federal and/or state jurisdiction applies (Attachment 9). The study (Jurisdictional Delineation) identified five riverine features – four conveying drainage from the condominium project to the north and one conveying drainage from the Red Hill Country Club golf course. All features drain into developed storm drain facilities directly south of the site. Based on US Army Corps of Engineers (USACOE) and California Department of Fish and Wildlife (CDFW) criteria these features are not subject to their jurisdiction. Staff Response to Appeal: The Initial Study evaluated a Jurisdictional Delineation prepared for the project site. The Jurisdictional Delineation evaluated five drainage channels that bisect the project site and analyzed the impacts to riverine habitats present along the channels. Based on the results of the delineation and the jurisdictional analysis, it was determined that the five existing channels do not meet the criteria as a Waters of the State or Waters of the United States. The channels do not meet the characteristics that the define them as a nexus to the nearest Traditional Navigable Water, located approximately 0.4 miles east of the project site. Waters that flow through the five channels flow in a southerly direction and appear to be a direct result of runoff from the development directly north of the site. The Jurisdictional Delineation determined that jurisdictional waters were not present on the site during their field investigations, and that the proposed project will not have an impact to the Waters of the State and recommends complying with California Fish and Game Code, Section 1602, prior to issuance of any grading permit. General Plan Policy RC-8.1 addresses preserving “the integrity of riparian habitat … and sensitive wildlife habitat that supports biological resources.” Although the policy is focused on preserving riparian habitat in the City’s Sphere of Influence, located in the foothills north of the City, the policy would still be applicable to riparian habitat anywhere within the City. Here, the Jurisdictional Delineation analyzed the five drainage channels that bisect the site and determined that they are the result of runoff from the existing development to the north, that jurisdictional waters were not present during field investigations, and that the project will not have an impact to the Waters of the State. Although the Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, it recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the project Mitigated Negative Declaration includes a mitigation measure requiring the applicant to provide proof to the City that the CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 8 of 10 Streambed Alteration Agreement (1602 Agreement) process has been concluded. Staff recommends the City Council uphold the decision of the Planning Commission and deny the appeal of environmental impacts to riparian habitat. e. Tree Removal Permit DRC2012-00673: The appeal letter states “This project would require removing 180 trees. To preserve the areas aesthetics and character, more mature trees should be saved. And it is difficult to believe that the nesting bird survey did not find a single nest in any of the trees slated for removal.” Staff Response to Appeal: The Arborist Report prepared for the project site evaluated a total of 198 trees on-site, 64 of which meet Development Code criteria to be classified as Heritage Trees, and 18 of those Heritage Trees are recommended for preservation. The 180 trees not identified as suitable for preservation are considered over-mature, have poor growth character, have advanced decay, some are dead or are in poor general health, and many of these trees have further declined in health due to the prolonged effects of the drought. Additionally, the location of several trees, although they are in good health, conflict with proposed improvements. The Conceptual Landscape Plan prepared for the project demonstrates that the 180 trees removed will be replaced with a variety of 36-inch box, 24-inch box, and 15-gallon size trees, in a quantity in excess of the number of trees removed. A Biological Assessment prepared for the project did identify the presence of common birds on the project site, but no threatened, endangered, or species of concern were identified. Burrowing Owl and Nesting Bird Surveys were prepared, but did not identify the presence of any Burrowing Owls or nesting birds. Project mitigation measures require Nesting Bird Surveys and Burrowing Owl Surveys consistent with the Fish and Game Code and the Migratory Bird Act prior to the issuance of grading permits. Staff recommends the City Council uphold the decision of the Planning Commission and deny the appeal of Tree Removal Permit DRC2012-00673. D. Environmental Assessment: Pursuant to the California Environmental Quality Act (CEQA) and the City’s local CEQA Guidelines, City staff prepared an Initial Study (IS) of the potential environmental effects of the project (Exhibit P). Based on the findings contained in that IS, City staff determined that, with the imposition of mitigation measures related to aesthetics, agricultural resources, air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hydrology and water quality, noise, and tribal cultural resources there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration (MND) was prepared and was circulated on July 3, 2017. A comment letter was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant and their biologists prepared a Jurisdictional Delineation to address CDFW’s comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 9 of 10 According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, “a “substantial revision” of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required.” Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is not required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required. FISCAL IMPACT: The project site currently is assessed an annual property tax. A percentage of this annual tax is shared with the City. The proposed development will increase the value of the project site and the City’s annual share of the property tax will increase accordingly. The project proponent also will be responsible for paying one-time impact fees. These fees are intended to address the increased demand for City services due to the proposed project. The following types of services that these impact fees would support include the following: library services, transportation infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. The overall project, during construction may increase construction-related employment and, following its completion, will increase employment due to new industrial uses, and may increase employment at surrounding existing and future businesses that will provide services to the employees and customers of the project. Also, a positive fiscal impact for the City will occur through increased sales tax revenue generated by the employees and customer patronage of local businesses. COUNCIL GOAL(S) ADDRESSED: Although a specific current City Council goal does not apply to the project, the project is consistent with the goals and policies of the General Plan and the objectives of the Development Code. The proposed General Plan Amendment is consistent with the General Plan Public Health and Safety element and its policies related to hillside development. The proposed General Plan Amendment will not preclude the continued enforcement of the Hillside Development Guidelines applicable to development of property with slope conditions. The proposed project is in a developed area with similar hillside/slope conditions that will not be impacted by the project. The proposed project is consistent with the General Plan as it identifies existing slope conditions and how the project integrates those conditions into its design, and proposed project is designed to minimize any impact to surrounding hillside developments. CORRESPONDENCE: CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 10 of 10 This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site. One comment letter was received and is attached (Attachment 12). ATTACHMENTS: Attachment 1 – Planning Commission Staff Report dated August 23, 2017 Attachment 2 – Planning Commission Resolution No. 17-75 Recommending Approval of General Plan Amendment DRC2016-00206 Attachment 3 – Planning Commission Resolution No. 17-76 Approving Tentative Tract Map Modification SUBTT16605M Attachment 4 – Planning Commission Resolution No. 17-77 Approving Design Review DRC2012-00672 Attachment 5 – Planning Commission Resolution No. 17-78 Approving Variance DRC2016- 00207 Attachment 6 – Planning Commission Resolution No. 17-79 Approving Tree Removal Permit DRC2012-00673 Attachment 7 – Planning Commission Minutes dated August 23, 2017 Attachment 8 – Mr. Hank Stoy Appeal Letter dated August 31, 2017 Attachment 9 – RCA Associates Response Letter Attachment 10 – Linscott, Law & Greenspan Response Letter Attachment 11 – Slope/View Exhibit Attachment 12 – Charles & Lynda Treenor comment letter Draft Resolution of Approval for General Plan Amendment DRC2016-00206 Draft Resolution of Upholding Approval for Tentative Tract Map Modification SUBTT16605M Draft Resolution of Upholding Approval for Design Review DRC2012-00672 Draft Resolution of Upholding Approval for Variance DRC2016-00207 Draft Resolution of Upholding Approval for Tree Removal Permit DRC2012-00673 Page 1 of 10 REPORT DATE: October 4, 2017 TO: Mayor and Members of the City Council FROM: John R. Gillison, City Manager INITIATED BY: Candyce Burnett, City Planner Tom Grahn, Associate Planner SUBJECT: CONSIDERATION OF ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT DRC2016-00206 - PACIFIC SUMMIT FOOTHILL, LLC - A REQUEST TO AMEND TABLES AND TEXT, INCLUDING CLARIFYING TEXT AS NECESSARY, IN THE GENERAL PLAN TO ALLOW THE DEVELOPMENT OF LAND THAT CONTAINS SLOPES OF 30 PERCENT OR GREATER. RELATED FILES: TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207, AND TREE REMOVAL PERMIT DRC2012-00673. STAFF HAS PREPARED A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR CONSIDERATION. CONSIDERATION OF THE APPEAL OF THE PLANNING COMMISSION’S RECOMMENDATION OF APPROVAL OF ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT DRC2016-00206 - HANK STOY - THE APPEAL OF A REQUEST TO AMEND TABLES AND TEXT, INCLUDING CLARIFYING TEXT AS NECESSARY, IN THE GENERAL PLAN TO ALLOW THE DEVELOPMENT OF LAND THAT CONTAINS SLOPES OF 30 PERCENT OR GREATER. RELATED FILES: TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016- 00207, AND TREE REMOVAL PERMIT DRC2012-00673. STAFF HAS PREPARED A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR CONSIDERATION. CONSIDERATION OF THE APPEAL OF THE PLANNING COMMISSION’S APPROVAL OF ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT MAP MODIFICATION SUBTT16605M - HANK STOY - THE APPEAL OF A REQUEST SUBDIVIDE 24.19 ACRES INTO 6 PARCELS FOR THE DEVELOPMENT OF 175 ATTACHED CONDOMINIUM UNITS IN THE MIXED USE (MU) DISTRICT LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. RELATED FILES: GENERAL PLAN AMENDMENT DRC2016-00206, DESIGN REVIEW DRC2012-00672, VARIANCE DRC2016-00207, AND TREE REMOVAL PERMIT DRC2012- 00673. STAFF HAS PREPARED A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR CONSIDERATION. CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 2 of 10 RECOMMENDATION: Staff recommends the City Council take the following actions: CONSIDERATION OF THE APPEAL OF THE PLANNING COMMISSION’S APPROVAL OF ENVIRONMENTAL ASSESSMENT AND DESIGN REVIEW DRC2012-00672 - HANK STOY - THE APPEAL OF A REQUEST TO DEVELOP 175 ATTACHED CONDOMINIUM UNITS ON 24.19 ACRES OF LAND IN MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. RELATED FILES: GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, VARIANCE DRC2016-00207, AND TREE REMOVAL PERMIT DRC2012-00673. STAFF HAS PREPARED A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR CONSIDERATION. CONSIDERATION OF THE APPEAL OF THE PLANNING COMMISSION’S APPROVAL OF ENVIRONMENTAL ASSESSMENT AND VARIANCE DRC2016-00207 - HANK STOY - THE APPEAL OF A REQUEST TO EXCEED THE 30 FOOT BUILDING ENVELOPE ESTABLISHED BY DEVELOPMENT CODE SECTION 17.122.020.D.1.E.(I AND II) FOR THE DEVELOP 175 ATTACHED CONDOMINIUM UNITS ON 24.19 ACRES OF LAND IN THE MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. RELATED FILES: GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012-00672, AND TREE REMOVAL PERMIT DRC2012-00673. STAFF HAS PREPARED A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR CONSIDERATION. CONSIDERATION OF THE APPEAL OF THE PLANNING COMMISSION’S APPROVAL OF ENVIRONMENTAL ASSESSMENT AND TREE REMOVAL PERMIT - DRC2012-00673 - HANK STOY - THE APPEAL OF A REQUEST TO REMOVE 180 TREES ASSOCIATED WITH THE PROPOSED DEVELOPMENT OF 175 ATTACHED CONDOMINIUM UNITS ON 24.19 ACRES OF LAND IN MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF- WAY; APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-112-09 AND 10. RELATED FILES: GENERAL PLAN AMENDMENT DRC2016-00206, TENTATIVE TRACT MAP SUBTT16605M, DESIGN REVIEW DRC2012- 00672, AND VARIANCE DRC2016-00207. STAFF HAS PREPARED A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR CONSIDERATION. CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 3 of 10 • Adopt the Mitigated Negative Declaration for the project; and • Adopt the attached Resolution approving General Plan Amendment DRC2016-00206; and • Adopt the attached Resolutions upholding the decisions of the Planning Commission, and denying the appeals, approving Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012- 00673 contingent upon the City Council’s adoption of the Mitigated Negative Declaration of environmental impacts and approval of the General Plan Amendment. BACKGROUND: On August 23, 2017, the Planning Commission took the following actions: • Recommended that the City Council adopt the Mitigated Negative Declaration for the project; and • Adopted the Resolution recommending that the City Council approve General Plan Amendment DRC2016-00206; and • Adopted the Resolutions approving Tentative Tract Map Modification SUBTT16605M, Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 contingent upon the City Council’s adoption of the Mitigated Negative Declaration of environmental impacts and approval of the General Plan Amendment. On August 31, 2017, Mr. Hank Stoy filed a timely appeal of the Planning Commission decisions related to the approval of the Sycamore Heights project (Attachment 8). ANALYSIS: A. Planning Commission Action: The Planning Commission recommended the City Council approve the General Plan Amendment, and approved the Tentative Tract Map Modification, Design Review, Variance, and Tree Removal Permit applications contingent upon the City Council’s approval of the General Plan Amendment (Attachments 1 through 6). These applications were initiated by Pacific Summit-Foothill, LLC, to provide for the opportunity to subdivide 24.19 acres into 6 parcels for the development of 175 attached condominium units in the Mixed Use (MU) District on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right-of-Way. The Planning Commission staff report thoroughly analyzes the proposed Tentative Tract Map Modification, and Design Review applications (Attachment 1). The analysis of these applications is complete, no further analysis is provided in the following discussion, and staff recommends the City Council uphold the decisions of the Planning Commission and deny their general appeal, thereby approving Tentative Tract Map Modification SUBTT16605M, and Design Review DRC2012-00672. A discussion of General Plan Amendment DRC2016- 00206, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673 is provided below. B. General Plan Amendment DRC2016-00206: The General Plan Land Use Element establishes design, grading, and development criteria associated with various slope conditions. These criteria establish policy guidelines for allowing for the development of CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 4 of 10 slopes ranging from “5% or less” up to “15% to 29.9%”, and prohibit development on slope conditions of “30% and over”. The Development Code provides similar criteria, but was amended to permit the development of slopes “30% and over” and states that “This is an excessive slope condition and development is prohibited, unless all the following are satisfied: (i) the property is located south of Banyan Street; (ii) at least seventy-five percent (75%) of the lots or parcels that are the subject of the development application are surrounded by lots or parcels improved with structures; (iii) the proposed project is determined to appropriately address slope stability and other geological factors of the site; and (iv) vegetation fuel management for wildfire protection can be achieved and maintained” (General Plan text is non-bold). The Mixed Use General Plan land use designation is not specifically a residential or commercial land use category, but a designation that allows a mix of land uses. Because it can permit a variety of land uses, it was never intended to be subject to the Hillside Development criteria of the General Plan or the Development Code. The intent of the Hillside Development criteria is to regulate single-family residential hillside development on natural slope conditions with slopes 8% and greater, in some areas 30% and over, where the vast majority of land in that slope category in the foothill areas of the City. With the Sycamore Heights project, we have a 24-acre fractured site surrounded by developed land that has been so altered by surrounding development (i.e., development of the Red Chief Motel, Sycamore Inn, abandoned water basin, and surrounding residential, commercial and public developments, and graded access roads throughout the site) that the project site is not a natural slope and is outside the intent of the Hillside Development requirements of the Development Code. The proposed General Plan Amendment proposes to modify Table LU- 19 to include the above referenced text in bold, as well as two policy sections similarly (see Draft Resolution). C. Appeal of Planning Commission Actions: Following Planning Commission approval of the Sycamore Heights project Mr. Hank Stoy filed an “appeal of the decisions made by the Planning Commission at its meeting of August 23, 2017, relating to the following items: Variance to Development Code, Environmental Issues (Traffic, Wildlife, and Riparian Habitat), and Tree Removal Permit.” These items are discussed below. a. Variance DRC2016-00207: The appeal letter states “Some structures would exceed the 30-foot height limitation for buildings on slopes. Allowing these to be built would negatively impact the view from my property. The developer should be required to comply with the requirements of the Development Code.” Staff Response to Appeal: Approximately half of the project site is located within the Hillside Overlay District, of which the Development Code establishes building envelopes and maximum building height for properties located in hillside areas. The Hillside Development criteria establish a 30-foot maximum building height for all structures located in the Hillside Overlay District. The applicant is proposing a total of 44 condominium units including 26 two-story tri-plex units that are up to a maximum of 29 feet in height, and 18 three-story four-, five-, and six-plex units that are up to a maximum of 35 feet in height. Roughly half of the three-story units are located entirely within the Hillside Overlay District and exceed the allowable maximum 30-foot building height by 5 feet. Residential structures in the Mixed Use (MU) District outside of the Hillside Overlay District are permitted up to a maximum of 75 feet in height. CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 5 of 10 Because of the approximate distance of 185 feet between the existing and proposed structures, the grade difference of approximately 50 feet between pad elevation for the existing and proposed structures, and the view angle from the existing structures, the proposed 5 foot height increase does not create a condition that negatively impacts views of the San Bernardino valley. Portions of structures will block views looking down towards Foothill Boulevard, but due to the distances involved and the view angle, the 5 foot height increase only incrementally disrupts views looking down and not out towards the San Bernardino valley (Attachment 11). Staff recommends the City Council uphold the decision of the Planning Commission and deny the appeal of Variance DRC2016-00207. b. Environmental Impacts – Traffic: The appeal letter states “An estimated additional 1042 daily vehicle trips would be generated on already heavily-traveled Foothill Boulevard. It would exacerbate problems at probably the worst intersection in the City – Foothill and Red Hill Country Club Drive. With only one entrance/exit and right turns only in and out, the numerous U-turns required on Foothill would create safety hazards. Cut-through traffic on Red Hill is bound to increase. Yet, no mitigation measures are being required of the developer.” Applicant Response to Appeal: Linscott, Law & Greenspan, the project traffic engineer, responded to the comment (Attachment 10) and stated that the proposed project is expected to generate 1,042 additional vehicles per day (vpd) onto Foothill Boulevard. Foothill Boulevard currently has an average daily traffic volume of 22,000 vpd in the vicinity of the project site and a daily capacity of 36,000 vpd. Even though the proposed project will add 1,042 additional daily trips to Foothill Boulevard, the existing roadway has more than adequate capacity to accommodate the increase in daily trips associated with the proposed project. The Traffic Impact Analysis (TIA) identifies that under existing traffic conditions the intersection of Red Hill Country Club Drive and Foothill Boulevard currently operates at unacceptable Level of Service (LOS) F (on a scale of descending LOS from A to F) during the AM and PM peak hours. The proposed project will add some traffic to the already deficient intersection. The TIA recommends an improvement at that intersection in order to help alleviate the existing peak hour deficiency. Conditions of approval require the installation of traffic signage at the Red Hill Country Club Drive and Foothill Boulevard intersection to restrict northbound and southbound left-turn and through movements during the AM peak period (7:00 AM – 9:00 AM) and the PM peak period (4:00 PM – 6:00 PM). Primary access to the project site will be provided via a proposed “right-turn in/right- turn out only” gated driveway on Foothill Boulevard. A secondary Emergency Vehicle Access (EVA) provides access to Red Hill Country Club Drive. The Rancho Cucamonga General Plan designates Foothill Boulevard as a Major Divided Arterial (i.e., 94-foot paved width, inclusive of a 14-foot median within a 120-foot right-of-way). The restriction of turning movements at the primary access is consistent with the City’s Circulation/Mobility Plan, which indicates that left-turn access on Foothill Boulevard is allowed at signalized intersections only. Due to the “right-turn in/right-turn out only” restriction project residents/guests will have to make U-turn movements at the adjacent intersections of either Foothill Boulevard and Grove Avenue, Foothill Boulevard and Red Hill Country Club Drive, or Foothill Boulevard and San Bernardino CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 6 of 10 Road. Traffic volume forecasting and intersection analysis included in the TIA considers the project U-turn movements at these key study intersections. The TIA prepared for the project did provide a project cut-through discussion relative to the Red Hill Country Club Drive neighborhood. Based on the project trip distribution patterns of the traffic study, it was assumed that 20% of outbound project traffic would be considered new cut-through trips (i.e., 13 of the 64 outbound AM peak hour trips and 7 of the 32 outbound PM peak hour trips). These outbound project trips were assumed to travel through the Red Hill Country Club Drive neighborhood to access Carnelian Street and/or Baseline Road. Staff Response to Appeal: The Initial Study and TIA addresses traffic impacts, project access, and cut-through traffic and appropriate conditions of approval are established for project impacts. Staff recommends the City Council uphold the decision of the Planning Commission and deny the appeal of environmental impacts to traffic. c. Environmental Impacts – Wildlife: The appeal letter states “The impact on wildlife is unrealistically understated. For example, the red tail hawk (a protected species) frequently seen on Red Hill is not even mentioned in the biological resources survey.” Applicant Response to Appeal: RCA Associates, the project biologist, responded to the comment (Attachment 9) and identified that as part of their evaluation of the project site they documented all wildlife observed on the site during their field surveys. Further identifying that the red-tailed hawk was not observed, and since the species is not listed as threatened, endangered, or a species of special concern a detailed discussion of the species was not provided. Staff Response to Appeal: The Initial Study prepared for the project evaluates impacts to biological resources associated with development of the project site and relied on the 2003 Biological Assessment and updated 2017 Biological Assessment to assess and project related impacts. No threatened, endangered, or species of concern were identified in either assessment. The level of constraint that a sensitive biological resource would pose to potential developments typically depends on the following criteria: 1) the relative value of that resource; 2) the amount or degree of impact to the resource; 3) whether or not impacts to the resource would be in violation of State and/or federal regulations or laws; 4) whether or not impacts to the resource would require permitting by resources agencies; and 5) the degree to which impacts on the resource would otherwise be considered "significant" under CEQA. Based on an evaluation using these criteria, existing disturbed/disked areas were considered of a relatively low biological constraint and value given the context in which they occur. This designation is because of the high level of disturbance that has resulted in low biological diversity, absence of special-status plant communities, and overall low potential for special-status species to utilize or reside within these areas. Because no threatened or endangered species are likely to occur in disturbed areas due to the highly disturbed conditions present in a predominantly degraded environment, construction activities in these areas would not likely jeopardize the continued existence of listed species, nor would construction adversely impact designated critical habitat. Impacts to disturbed areas would also not be expected to substantially affect special-status resources or cause a population of plant or wildlife CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 7 of 10 species to drop below self-sustaining levels, nor would impacts be expected to substantially alter diversity of wildlife in the area due to the current degraded habitat conditions. Project mitigation measures require Nesting Bird Surveys and Burrowing Owl Surveys consistent with the Fish and Game Code and the Migratory Bird Act prior to the issuance of grading permits. Staff recommends the City Council uphold the decision of the Planning Commission and deny the appeal of environmental impacts to wildlife. d. Environmental Impacts – Riparian Habitat: The appeal letter states “Preservation of riparian habitat is a stated goal in the City’s General Plan (Policy RC-8.1). But this project would destroy a considerable amount of it.” Applicant Response to Appeal: RCA Associates, the project biologist, studied the site to identify the locations of any potential riparian/riverine habitat to determine whether federal and/or state jurisdiction applies (Attachment 9). The study (Jurisdictional Delineation) identified five riverine features – four conveying drainage from the condominium project to the north and one conveying drainage from the Red Hill Country Club golf course. All features drain into developed storm drain facilities directly south of the site. Based on US Army Corps of Engineers (USACOE) and California Department of Fish and Wildlife (CDFW) criteria these features are not subject to their jurisdiction. Staff Response to Appeal: The Initial Study evaluated a Jurisdictional Delineation prepared for the project site. The Jurisdictional Delineation evaluated five drainage channels that bisect the project site and analyzed the impacts to riverine habitats present along the channels. Based on the results of the delineation and the jurisdictional analysis, it was determined that the five existing channels do not meet the criteria as a Waters of the State or Waters of the United States. The channels do not meet the characteristics that the define them as a nexus to the nearest Traditional Navigable Water, located approximately 0.4 miles east of the project site. Waters that flow through the five channels flow in a southerly direction and appear to be a direct result of runoff from the development directly north of the site. The Jurisdictional Delineation determined that jurisdictional waters were not present on the site during their field investigations, and that the proposed project will not have an impact to the Waters of the State and recommends complying with California Fish and Game Code, Section 1602, prior to issuance of any grading permit. General Plan Policy RC-8.1 addresses preserving “the integrity of riparian habitat … and sensitive wildlife habitat that supports biological resources.” Although the policy is focused on preserving riparian habitat in the City’s Sphere of Influence, located in the foothills north of the City, the policy would still be applicable to riparian habitat anywhere within the City. Here, the Jurisdictional Delineation analyzed the five drainage channels that bisect the site and determined that they are the result of runoff from the existing development to the north, that jurisdictional waters were not present during field investigations, and that the project will not have an impact to the Waters of the State. Although the Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, it recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the project Mitigated Negative Declaration includes a mitigation measure requiring the applicant to provide proof to the City that the CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 8 of 10 Streambed Alteration Agreement (1602 Agreement) process has been concluded. Staff recommends the City Council uphold the decision of the Planning Commission and deny the appeal of environmental impacts to riparian habitat. e. Tree Removal Permit DRC2012-00673: The appeal letter states “This project would require removing 180 trees. To preserve the areas aesthetics and character, more mature trees should be saved. And it is difficult to believe that the nesting bird survey did not find a single nest in any of the trees slated for removal.” Staff Response to Appeal: The Arborist Report prepared for the project site evaluated a total of 198 trees on-site, 64 of which meet Development Code criteria to be classified as Heritage Trees, and 18 of those Heritage Trees are recommended for preservation. The 180 trees not identified as suitable for preservation are considered over-mature, have poor growth character, have advanced decay, some are dead or are in poor general health, and many of these trees have further declined in health due to the prolonged effects of the drought. Additionally, the location of several trees, although they are in good health, conflict with proposed improvements. The Conceptual Landscape Plan prepared for the project demonstrates that the 180 trees removed will be replaced with a variety of 36-inch box, 24-inch box, and 15-gallon size trees, in a quantity in excess of the number of trees removed. A Biological Assessment prepared for the project did identify the presence of common birds on the project site, but no threatened, endangered, or species of concern were identified. Burrowing Owl and Nesting Bird Surveys were prepared, but did not identify the presence of any Burrowing Owls or nesting birds. Project mitigation measures require Nesting Bird Surveys and Burrowing Owl Surveys consistent with the Fish and Game Code and the Migratory Bird Act prior to the issuance of grading permits. Staff recommends the City Council uphold the decision of the Planning Commission and deny the appeal of Tree Removal Permit DRC2012-00673. D. Environmental Assessment: Pursuant to the California Environmental Quality Act (CEQA) and the City’s local CEQA Guidelines, City staff prepared an Initial Study (IS) of the potential environmental effects of the project (Exhibit P). Based on the findings contained in that IS, City staff determined that, with the imposition of mitigation measures re lated to aesthetics, agricultural resources, air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hydrology and water quality, noise, and tribal cultural resources there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration (MND) was prepared and was circulated on July 3, 2017. A comment letter was received from the California Department of Fish and Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant and their biologists prepared a Jurisdictional Delineation to address CDFW’s comments. The Jurisdictional Delineation determined that jurisdictional waters were not present on the project site, but recommended compliance with the CDFW recommended mitigation measure prior to issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to include a mitigation measure requiring the applicant to provide proof to the City that the Streambed Alteration Agreement (1602 Agreement) process has been concluded. CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 9 of 10 According to CEQA Section 15073.5(a), recirculation of a negative declaration is required prior to its adoption when it has been substantially revised after public notice of its availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b) states, “a “substantial revision” of the negative declaration shall mean: (1) a new avoidable significant effect is identified and mitigation measure or project revisions must be added in order to reduce the effect to insignificance, or (2) the lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required.” Here, either the CDFW will determine that notification under Section 1602 of the Fish and Game Code is not required for the project, or they will require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure requiring a Streambed Alteration Agreement was added to the MND and the project conditions of approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is not considered substantial evidence in light of the whole record that cannot be mitigated. Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision to the MND, and recirculation of the MND is not required. FISCAL IMPACT: The project site currently is assessed an annual property tax. A percentage of this annual tax is shared with the City. The proposed development will increase the value of the project site and the City’s annual share of the property tax will increase accordingly. The project proponent also will be responsible for paying one-time impact fees. These fees are intended to address the increased demand for City services due to the proposed project. The following types of services that these impact fees would support include the following: library services, transportation infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. The overall project, during construction may increase construction-related employment and, following its completion, will increase employment due to new industrial uses, and may increase employment at surrounding existing and future businesses that will provide services to the employees and customers of the project. Also, a positive fiscal impact for the City will occur through increased sales tax revenue generated by the employees and customer patronage of local businesses. COUNCIL GOAL(S) ADDRESSED: Although a specific current City Council goal does not apply to the project, the project is consistent with the goals and policies of the General Plan and the objectives of the Development Code. The proposed General Plan Amendment is consistent with the General Plan Public Health and Safety element and its policies related to hillside development. The proposed General Plan Amendment will not preclude the continued enforcement of the Hillside Development Guidelines applicable to development of property with slope conditions. The proposed project is in a developed area with similar hillside/slope conditions that will not be impacted by the project. The proposed project is consistent with the General Plan as it identifies existing slope conditions and how the project integrates those conditions into its design, and proposed project is designed to minimize any impact to surrounding hillside developments. CORRESPONDENCE: CITY COUNCIL STAFF REPORT DRC2016-00206, SUBTT16605M, DRC2012-00672, DRC2016-00207, AND DRC2012-00673 – PACIFIC SUMMIT FOOTHILL, LLC OCTOBER 4, 2017 Page 10 of 10 This item was advertised as a public hearing in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site. One comment letter was received and is attached (Attachment 12). ATTACHMENTS: Attachment 1 – Planning Commission Staff Report dated August 23, 2017 Attachment 2 – Planning Commission Resolution No. 17-75 Recommending Approval of General Plan Amendment DRC2016-00206 Attachment 3 – Planning Commission Resolution No. 17-76 Approving Tentative Tract Map Modification SUBTT16605M Attachment 4 – Planning Commission Resolution No. 17-77 Approving Design Review DRC2012-00672 Attachment 5 – Planning Commission Resolution No. 17-78 Approving Variance DRC2016- 00207 Attachment 6 – Planning Commission Resolution No. 17-79 Approving Tree Removal Permit DRC2012-00673 Attachment 7 – Planning Commission Minutes dated August 23, 2017 Attachment 8 – Mr. Hank Stoy Appeal Letter dated August 31, 2017 Attachment 9 – RCA Associates Response Letter Attachment 10 – Linscott, Law & Greenspan Response Letter Attachment 11 – Slope/View Exhibit Attachment 12 – Charles & Lynda Treenor comment letter Draft Resolution of Approval for General Plan Amendment DRC2016-00206 Draft Resolution of Upholding Approval for Tentative Tract Map Modification SUBTT16605M Draft Resolution of Upholding Approval for Design Review DRC2012-00672 Draft Resolution of Upholding Approval for Variance DRC2016-00207 Draft Resolution of Upholding Approval for Tree Removal Permit DRC2012-00673 RESOLUTION NO. 23-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TIME EXTENSION DRC2022-00475, A REQUEST TO ALLOW FOR THE THIRD, ONE (1) YEAR TIME EXTENSION OF A PREVIOUSLY APPROVED TENTATIVE TRACT MAP (SUBTT16605M), TO SUBDIVIDE 24.19 ACRES INTO 6 PARCELS FOR THE DEVELOPMENT OF 175 ATTACHED CONDOMINIUM UNITS (SYCAMORE HEIGHTS PROJECT) WITHIN THE CENTER 1 (CE1) ZONE, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE PACIFIC ELECTRIC TRAIL RIGHT-OF-WAY; AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 0207-101-13, 17, 24, 25, 31, 34 AND 41, AND 0207-112-09 AND 10. A.Recitals. 1.Pacific Summit-Foothill, LLC filed an application for the extension of the approval of Tentative Tract Map SUBTT16605M, as described in the title of this Resolution. Hereinafter in this Resolution, the Time Extension request is referred to as "the application." 2. On October 4, 2017, the City Council adopted Resolution No. 17-099, thereby approving the above referenced entitlement (related filed: Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal Permit DRC2012-00673) subject to specific conditions and time limits whereas the subject Tentative Tract Map and associated entitlements was originally set to expire on October 4, 2020 and October 4, 2022, respectively. 3.On August 26, 2020, the Planning Commission of the City of Rancho Cucamonga conducted a noticed public hearing and granted a one-year time extension to SUBTT16605M, which was further extended an additional 6 months upon the approval of Assembly Bill (AB 1561) by the State legislature, for a new expiration of April 4, 2022. 4.On March 23, 2022, the Planning Commission of the City of Rancho Cucamonga conducted a noticed public hearing and granted a one-year time extension to SUBTT16605M, for a new expiration of April 4, 2023. 5.On March 8, 2023, the Planning Commission of the City of Rancho Cucamonga conducted a noticed public hearing on the application and concluded said hearing on that date. 6.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 8, 2023, including written and oral staff reports, together with Exhibit D PLANNING COMMISSION RESOLUTION 23-06 TIME EXTENSION DRC2022-00475 (TENTATIVE MAP SUBTT16605M) PACIFIC SUMMIT-FOOTHILL, LLC March 8, 2023 Page 2 public testimony, this Commission hereby specifically finds as follows: a. The application applies to a 24.19-acre parcel located on the north side of Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail Right-of- Way; and b. The land use, General Plan designation, and Zoning designation of the project site and surrounding properties are as follows: Land Use General Plan Zoning Site Vacant Traditional Town Center Center 1 (CE 1) North Residential condominiums, vacant, and Red Hill Country Club Traditional Neighborhood, General Open Space and Facilities Low (L) and Medium (M) Residential South Residential and Commercial Traditional Town Center, Suburban Neighborhood Low Center 1 (CE1) and Medium (M) Residential East Pacific Electric Trail, Route 66 Trail Head, Residential General Open Space and Facilities, and City Corridor Moderate Open Space (OS), Flood Control (FC), Utility Corridor (UC), and Corridor 1 (CO1) West Residential and Commercial Traditional Town Center Center 1 (CE1) c. The subdivision of the project site conforms to all applicable development standards of the zone; and d. Since the last time extension was granted, the Development Code has been updated and the subject sites zone has been changed to Center 1 (CE1) zone. The new zoning designation allows for the development of multi-family condominiums with a maximum density of 30 dwelling units per acre. e. This application is a request to extend the approval period of Tentative Tract Map SUBTT16605M for one (1) additional year. The time extension is necessary to provide the applicant time prepare the project site for grading and construction. The expiration date with the approval of Time Extension DRC2022-00475 will be April 4, 2024. 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 subdivision is consistent with the City's current General PLANNING COMMISSION RESOLUTION 23-06 TIME EXTENSION DRC2022-00475 (TENTATIVE MAP SUBTT16605M) PACIFIC SUMMIT-FOOTHILL, LLC March 8, 2023 Page 3 Plan and Zoning Code. The approved project is for the subdivision of 24.19 acres of land into 6 parcels for the development of 175 attached condominium units. The approved subdivision is consistent with each of the related City requirements for the project site; and b. The site is physically suitable for the type and density of the previously approved subdivision. The project site is well suited for the approved subdivision as there are similar residential developments near and around the site; and c. The previously approved 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 project allows for the development of residential units in an area identified in the City’s General Plan and Zoning Code as suitable for residential development of this type and intensity. The City Council certified a Mitigated Negative Declaration on October 24, 2017 (State Clearinghouse #2017071010) through Resolutions 17-098 and 17- 099. The project does not raise or create new environmental impacts not already considered in the Mitigated Negative Declaration; and d. The previously approved subdivision complies with each of the applicable provisions of the Development Code. The previously approved subdivision complies with all development standards outlined in the Development Code at the time of approval for the development of multi-family residential condominiums within the Mixed Use (MU); and e. The time extension is within the time limits established by State law and local ordinance. State law allows for one (1) year time extensions of tentative maps. 4. California Environmental Quality Act Findings. a. The Planning Department staff finds the project to be within the scope of the project covered by a prior Mitigated Negative Declaration (MND) certified by City Council on October 4, 2017 (State Clearinghouse #2017071010) by Resolutions 17-098 and 17-099 and does not raise or create new environmental impacts not already considered in the Mitigated Negative Declaration. b. The Planning Commission has independently reviewed City staff’s determination, and based upon the whole record before it, and its independent review and judgment, finds that that the Project, is not subject to further environmental review pursuant to the Guidelines because: (1) The Project and the circumstances under which the Project is undertaken do not involve substantial changes which will result in new significant environmental effects, and that the Project does not involve new information of substantial importance which shows that the Project will have significant effects not discussed in the prior MND; and (2) All potential environmental impacts associated with extension of time for the Project are adequately addressed by the prior MND, and the mitigation measures contained in the prior MND will reduce those impacts to a level that is less than significant. c. The custodian of records for the prior MND, and all other materials that constitute the record of proceedings upon which the Planning Commission determination is based, is the Planning Department of the City of Rancho Cucamonga. Those documents are available for public review in the Planning PLANNING COMMISSION RESOLUTION 23-06 TIME EXTENSION DRC2022-00475 (TENTATIVE MAP SUBTT16605M) PACIFIC SUMMIT-FOOTHILL, LLC March 8, 2023 Page 4 Department located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730. 5. Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3 and 4 above, this Commission hereby grants a one (1) year time extension for Tentative Tract Map SUBTT16605M for a new expiration date of April 4, 2024. 6. All applicable Conditions of Approval in Planning Commission Resolution No. 17-76 and City Council Resolution No. 17-099 for SUBTT16605M shall apply to Time Extension DRC2022-00475. 7. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 8TH DAY OF MARCH 2023. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Bryan Dopp, Chairman ATTEST: Matt Marquez, Secretary I, Matt Marquez, 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 8th day of March 2023, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: From:Leroy Bender To:Abdul Ahad, Mena Subject:Sycamore Heights Project, north side of Foothill Blvd, near Sycamore Inn. Date:Tuesday, February 28, 2023 7:59:25 AM CAUTION: This email is from outside our Corporate network. Do not click links or open attachmentsunless you recognize the sender and know the content is safe. Mena Abdul-Ahad RE: Sycamore Heights Project, north side of Foothill Blvd, near Sycamore Inn. I realize that a mitigated negative declaration has been approved for the project, but I am still very concerned about the significant drainage runoff flowing from the property, which flows in a pipe under foothill Blvd . It subsequently drains to Villa Gabriel condos to the south and then initially flows into a undersized draining pipe beneath Villa Gabriel Dr and then, when it reaches capacity, it surface flows on the street above. During heavy rains, Villa Gabriel Dr. floods and exceeds curb height. More development to the north will significantly increase the volume of runoff flowing onto Villa Gabriel Dr. to the south and could cause flooding of condo homes. With the development of this project, more rainwater runoff will occur and serious flooding can occur downstream. Please speak, with your city field crews to understand the excessive drainage and debris that occurs every time it rains. Each time it rains a huge maintenance problem occurs at the catch basin at the north end of Villa Gabriel Drive. This basin needs to be improved and significantly enlarged or another one built on the projects site. Perhaps it is not wise to grant this extension, unless the developer/applicant agrees to enlarge the basin at Villa Ridge Drive or build an appropriate on-site basin to incrementally retain all on-site drainage flows LeRoy Bender PE, retired Exhibit E From:Tim Orr To:Abdul Ahad, Mena Subject:Tim Extension DRC2022-00475 Pacific Summit Foothill, LLC Date:Thursday, March 2, 2023 9:47:47 AM CAUTION: This email is from outside our Corporate network. Do not click links or open attachmentsunless you recognize the sender and know the content is safe. Hello Mena, I am a homeowner at 7988 Sierra Vista St, Rancho Cucamonga in the Red Hill area. I am completely opposed to the Pacific Summit Foothill LLC project. We already have too much traffic going through Red Hill as it is that will become much worse with another 175 Condominiums being built right below us. This project is also taking out a huge amount of open green space and trees and converting it to concrete and more traffic congestion and noise. What makes Rancho Cucamonga unique and the area around the historic Sycamore Inn is our green areas and a sense of peace and slower pace of life. This large condo project goes against all of that. Thank you, Tim Orr Exhibit E