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HomeMy WebLinkAbout89-014 - Resolutions RESOLUTION NO. 89-014 A RESOI33TION OF THE c±'i'f ODUNCIL OF THE C±TY OF RANCHO C/3CAMDNGA, CALIFOIhNIA, APPROVING OONDITAONAL USE Pf~MIT NO. 88-03 FOR THE DEVEIDPM~qT OF A RETAIL CE~I'~ AND SERVICE STATION TOTALING 4,416 SQL~RE ~'~.'".T ON 0.63 ACRES OF LAND IN THE CC~gfUN±T~ ~ DI~I~[C~ (SUBAREA 2) OF TfIE ffXJl~r~.r. BOULEVARD SPRCIFIC PLAN, LOC2~'~3 AT THE SOUTHEAST CORNER OF ~.1. BOULEVARD AND VINEYARD AV~gUE, AND MAKING A. Recitals. (i) On September 14, 1988, the Planning ~Le~.;ssion adopted its Resolution No. 88-175, thereby approving, subject to specified conditions, Conditional Use Permit No. 88-03, which provides for the construction of a retail center and service station on 0.63 acres within the Ccam,~nity O~m~_rcial District (Subarea 2). (ii) ~he Planning C~,,~ssion's approval of the application was timely appealed by adjoining residents to the City Council. (iii) On November 2, 1988, the City Council conducted a duly noticed public hearing on the application and continued that hearing to December 7, 1988 and referred the revised site plans to the Planning fkmmLdssion for review to address the appellant's concerns. (iv) On November 30, 1988, the Planning Cu. mdssion c~nducted a duly noticed public hearing on the application. After concluding said hearing, the Planning O~,,~ssion adopted its Resolution No. 88-175A, modifying the original approval to address the concerns of the appellants. (v) The original appeal was subsequently withdrawn by the adjacent residents. (vi) The modification to the Conditional Use Permit was, however, appealed by the lease holders of the l~md Hill Liquor Store within the time limits prescribed by City Ordinance. (vii) On Jam,,mry 4, 1989, the City Council conducted a duly noticed public hearing and concluded said hearing on that date. (viii) All legal prerequisites to the adu~tion of this Resolution have occurred. B. Resolution. NOW, THEREFORE, the City Council of the City of Rancho Cucamonga does hereby find, determine and resolve as follows: Resolution No. 89-014 Page 2 1. R3~is Council specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution 2. Based upon sukstantial evidence ~resen~ to this Council during the above-referenced public hearing on January 18, 1989, including written and oral staff reports, together with public testimony, this Council specifically finds as follows: (a) ~ne application applies to property located at the southeast corner of Foothill Boulevard and Vineyard Avenue with a width of 151 feet and a depth of 183 feet and is l~resently undeveloped; (b) The property to the north and ~a~t of the subject site is designated for c~Lm~_rcial uses and is developed with commercial buildings. The property to the west is designated for c~m~rcial uses and is vacant. The uroperty to the south is designated for residential uses and is developed with cond~dni~m. (c) The project, with the approval of Variance 88-09 and the rec~u,~nded conditions of approval, c~lies with all minimum development staDdmrds of the city of Rancho Cucamonga; and (d) ~ne development of a 4,416 sc~,mre foot retail center and service station is consistent with the c~m%~rcial designation of the General Plan. 3. Based upon the substantial evidence presented to this Council during the above-referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Council finds and ooncludes as follows: (a) R~at the proposed use is in accord with the General Plan, the objectives of the Foothill Boulevard Specific Plan, and the purposes of the district in which the site is located. Resolution No. 89-014 Page 3 (b) That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to l~ies or improve~_nts in the vicinity. (c) ~nat the proposed use c~lies with each of the applicable provisions of the Foothill Boulevard Specific Plan. 4. This ODuncil finds and certifies that the project has been reviewed and considered in o~L~liance with the California t~v~l Quality Act of 1970, and further, this Council hereby issues a Negative Declaration. 5. Based upon the findings and conclusions set forth in paragraph 1, 2, 3 and 4 above, this Ccam:,ission approves the application subject to each and every condition set forth below and in the attached Standard Conditions attached hereto and incorporated herein by this reference. A. Planninq Division. 1. The site shall be developed and maintained in accordance with the approved site plan, which includes architectural elevations, exterior material ar~ colors, landscaping and grading on file with the Planning Division, the conditions contained herein, and Foot_hill Boulevard Specific Plan regulations. 2. The design of a Uniform Sign Program shall c~liment the architectural program. ~he sign program shall include all on-site signage including monument signs, wall signs, directional signage, service station signs, etc. The Uniform sign Program shall be subject to approval of the Planning O~m,~ssion prior to issuance of ilding petite. 3. Trash collection shall occur between the hours of 9:00 a.m. and 10:00 p.m. daily. 4. Graffiti shall be removed within 72 hours. B~solution No. 89-014 Page 4 5. ~ entire site shall be kept free of trash and debris at all times, and in no event shall trash and debris re~ain for more than twenty-four (24) hours. 6. All operations and businesses shall be c~nduct~ to c~01y with the following starry-ds, which shall be incorporated into the Declaration of Restrictions and Grants of w~ents which shall be recorded ~rior to any l~a~e agreement or lat sale agreements on site. (a) Noise Levels: All c~m~rcial activities shall not create any noise that would exceed an exterior noise level of 60 dBA during the hours of 10:00 p.m. to 7:00 a.m. and 65 dBA during the hours of 7:00 a.m. to 10:00 p.m. (b) Loading and Unloading: No person shall cause the loading, unloading, opening, closing, or other materials, garbage cans, or similar objects between the hours of 10:00 p.m. and 7:00 a.m., unless otherwise specified herein, in a manner which would cause a noise disturbance to a residential area. 7. All street furniture, including benches, trash receptacles, light fixtures, etc., shall be of a traditional design to blend with the architecture. Sample designs and specifications shall be reviewed and approved by the City Planner prior to the issuance of 8. Additional tree ~lls shall be provided on the south side of Building "B". ~ne tree locations, type, and size shall be reviewed and approved by the City Planner prior to the issuance of building permits. 9. ~ne trash enclosure design shall have pedestrian access, roll-up/overhead doors, trellises, and overhead screening to prevent trash fr¢~ blowin~ off. The design shall be reviewed and approved by the City Planner prior to the issuanoe of building permits. 10. The hardscape and softscape treatment along Foothill Boulevard and Viney-~rd Avenue shall be consistent with the Foothill Boulevard Specific Plan including, but not limited to, the following: Resolution No. 89-014 Page 5 a. Placement, type, and size of trees; and b. Use of pavers as an accent at the corner and as banding and borders for the sidewalks; and c. Design of tree well grates. 11. The final landscape plans shall be reviewed and approved by the City Planner prior to the issuance of 12. Extensive landscaping, including derugely planted eve.c~3£'een trees, shall be provided along the south boundary. The species, size, and spacing of the trees shall be reviewed and approved by the City Planner prior to issuance of building permits. 13. Conditional Use Permit 88-03 is contingent upon approval of Variance 88-09. 14. The tree billboards shall be r~R~d. 15. Ail rock to be used in the project shall be native stone. 16. The parking stalls along the south bouDdary shall be redesigned to be 9 feet in depth, thus providing a 15 foot landscape setback. B. Enqineerirg Division. 1. The existing overhead utilities (telec~Lm~nications and elec~crical, except f~r 66 KV electrical) on the project side of Vineyard Avenue and along the south project boundary shall be unde~ound prior to public i~p~ acceptance or occupancy, whichever occurs fi~t as follows: a. Vineyard Avenue - from the first pole south of the south project boundary to the first pole on the north side of Foothill Boulevard. b. South Project Boundary -frcm the pole at the west project bour~ary to the first pole east of the east project boundary. Resolution No. 89-014 Page 6 ~ne developer may request a reimburseraent agresm~nt to reoover one-half the city adopted cost for ~nder- grounding frc~ future devel~nt (redevelulmL~J~t) as it occurs on the opposite side of Vineyard Avenue and the property south of the project site. 2. Relocation and modification, as necessary, of the traffic signal shall be the responsibility of the developer. 3. Provide necessary right-of-way and construct right turn lanes on Vineyard Avenue to the satisfaction of the city Engineer. 4. An in-lieu fee for one-half the cost of the construction including landscaping and irrigation for the median island within Foothill Boulevard and for one-fourth the cost of construction of the special pavers to be placed within the roadway at the intersections of Foothill Boulevard and Vineyard Avenue shall be paid to the City prior to issuance of building permits. The fee for the median island shall be based on the length of the project's Foothill Boulevard frontage. The fee for the special pavers shall be based on the square footage of the /ntersection. 5. The developer shall coordinate with the developer of the Thcmas Winery project for the construction of intersection improvements including relocation of the traffic signal so that the imp~ts can be cu,pleted as a single project. 6. The decorative pavement to be constructed within the public right-of-way shall be subject to the approval of the city ~gineer. 7. The developer shall obtain a right-of-entry for driveway removal and parking lot reconstruction fro~ the property owner to the east prior to the issuance of 8. Drainage facilities to protect the site frc~ drainage to the north within Vineyard Avenue shall be p~ovided to the satisfaction of the City Engineer prior to public improvements acceptanoe or occupancy, whichever occurs first. Resolution No. 89-014 Page7 9. ~ne drive approach on Vlneyar~ Avenue shall be reduced to a width of 35 feet at the right-of-way line. PASs~33, APPROVe), and ADOFi'~u this 18th day of January, 1989. AYES: Alexander, Br~wn, Buquet, Stout, Wright NOES: None Dennis L. Stout, Mayor BeVerly ~. -Authelet, City-Clerk I, BEVerLY A. AUI~r~.~, c±'l~ CLf~K of the City of Rancho Cucamonga, California, do hereby certify that the foregoing P~solution was duly passed, approved, and adop~_~d__ by the City Council of the City of Rancho Cucamonga, California, at a regular meeting of said City Council held on the 18th day of Ja~ ,~y, 1989. Executed this 19th day of January, 1989 at Rancho Cucamonga, California. - Beverly A. Authelet, C±ty Clerk PROdECT NO.. and water facilities are or will be available to serve the praised Oevelo~nt. ~ch letter must have been issued by ~e water district subdivision or Issuance of pemtts In ~e case of all other ~st~nttal pro~ects. For pro~ects using septic tank facilities APPLIC~T: ~~. ~ ~/~ all~ble by ~e ~nta ~a Regional ~ater Control Board and the City. ~/~ ~ ~~ ~,tten certification of a cceptabtlit,, including all supportive L~ATION: ~ tnfo~tton, shall be obtained and su~itted to the C~ty. S~ te ~velo~nt on file fn ~e Planning Oivtston, the conditions contained herein, and CO~I1]ONS: business activity being c~nced thereon all conditions of approval shall be c~leted to the satisfaction of ~e City Planner. . 11~ ~mits / ~. Revised site plans and building elevations incorporating all /3. A~I site plans, grading plans, landscape and Irrigation plans, and g. Oevelo~nt/Oestgn Revi~ shall be acc~ltshed prior to street l~rov~nt plans sha~l be coordinated for consistency prtor ~ Isle of ~ ~ (s~ as ~ad1~ ~mit, t~e ~val. 3. ~proval of Tentative Tract No. ts granted subject to ~e ~t, ~11dt~ ~mfts, e~.) prior to final mp approval in the case of a cust~ lot subdivision, or approved use has c~nced, 4. This approval shall run with the applicant and shall bec~ void upon ~ 4.. ~proval of this re,est shall not waive c~pltance with ali sections a change of o~e~hip or If ~e business operation ceases, of ~e Oevelo~nt Code, all o~er applicable City Ordinances, and applicable c~nfty plans or specific plans in eff~t at the time of 5. ~for ~ app~eal aM ~o~ti~ of ~e fi~l rap, or prior ~ ~tldlng Pemtt Issuance. fss~e of ~tidt~ ~mlts, ~en no subdivision ~p ts involved, written certification fr~ all afl,ted ~hool Districts shall be 5. This pro~ect shall provt~ a mlntmm percent of affordable ade~ate school facilities are or ~111 ~e capable of acc~dattng policies. Affordabtlit~ shall be detemtned by cur¢ent ~rket rates. students generated by this p~ject. ~ch letter of certification oust rents and ~dtan fnc~ levels at ~e t1~ of construction of the have been issued by the ~hool District ~l~ln ninety (90) days prior project. A develo~nt agre~nt to such sba1] be approved by the to the final mp approval tn the case of the subdivision mp or City Council prior ~ Iss~e of ~ildlag ~mlts. issuance of pemtts in ~e case of all o~er rest~nttal projects. PROJECT NO.~_~' 6. A detailed On-Site Lighting Plan shall be submitted for revte~ and ]5. All parkways, open areas, and tandscaping shall be pereanently approval by the Planning Division prior to Issnance of building maintained by a homeowners association or other means acceptable to pemlt$. ~uch plan shall tndtcate style, tlluathation, location, the City. Such proof of ~alntenance shell be submitted to the height and method of shielding, so as not to adversely affect adjacent Planning and Engineering Divisions prior to IssuaKe of building properties. ~emit$. 7. If no centralized trash receptacles are provided, all trash pick-up 16. Recreatiooal a~enltles are required in conjunction with coeaon open shall he for tndlvidoal units with all receptacles shielded fr~ space areas such as, but not 1letted to, s~lmatng pools and spas, and 8, public vle~. court facilities. In addition, enclosed tot lot facilities with play equtpeent and large open la~n areas are required. Oetalls shall be · Trash receptacle(s) are required and shall be enclosed by a 6 foot Included tn floe1 landscape plans. high masonry wall with soltd vte~ obstructing gates pursuant to City standards. Location shall be subject to approval by the Planning 17. Solar ~¢cess oasemeets shall be dedicated for the purpose of ass~ing 9. Division. that each lot or d~e111ng unit shall have the right to receive sunlight across adjacent lots or units for use of a solar energy · All ground mounted uttllty appurtenances such as transfor~ers shall be systea. The easements ~ay be contained in a declaratio~ of located out of public vie~ of the ~aln building area and adequately restrictions for the subdivision ~ich sl~all be recor~e~ coocurreetly screened through the use or ce~blnatlon of concrete or ilasonry walls, idU~ U~e ~ecor~ttea of Ule floe1 mp or issuance of pemtts, beming, and landscaping. ~lchever coees first· l~e easeeents shall prohtbtt the casting of shadows by vegetation, structures, fixtures or any other object, 10. Street na~es shall be reviewed and approved by the City Planner. In except for utility wires and st.liar objects, pursuant to Developeent accordance with the adopted Street #acing Policy, prior to approval Code Section 17.08.060~G-2. ami recor~tlaa of the Final Tract I lap.  C. Bulldln~ Design i. All bulldtng's n,~hers and individual units shall be Identified tn a clear and concise ~anner· Including proper Illumination. I. An alteroative energy system is required to provide domestic hot water for all d~elllng units and for heating any swle~lng pool or spa. AI1 Ii. Local and Master Planned Equestrian Tratls shall be provtded swl~elng pools Installed at the tl~e of Initial development shell be throughout the tract tn accordance with the Equestrian Trail Plan. A supplemented with solar heating. Solar energy shall be the primary detailed equestrian trail plan Indicating ~dths. ~axlama slopes, energy syste~ unless other alternative energy systea~ are demonstrated physical conditions, fencing and weed control, In accordance with City to be of equivalent capacity and efficiency. Details shall be equestrian trail standard drawings, shall be su~lttod for review and Included tn the butldtng plans and shall be reviewed and approved approval by the Planning Olvlston prfor to&pprouel ami reco~latieeof prlertolssummeofl~lldfmjpemlts. the Final Tract Ilep. ami prior to epl~ovul of st~et tip.re.eat emi grading pleas. Oeveloper shall grade and construct all tratls, 2. Energy conserving appliances and fixtures are required to be Including fencing and drainage devices tn conjunction wtth street Incorporated leto this project to include such things as, but not Improvements. 1letted to, reduced toast.orlon shower heads, pilotless appliances, ~ water saving toilets, etc. ~ 13. The Covenants, Conditions and Restrictions (CC.'s) shall not prohibit ~ the keeping of equine animals, Sere zoning requtrewents for the 3. I~elllng units shall be constructed with fire retardant material and C~ keeping of said anieals have been ~et. Individual lot oweers In non-combustible roof aatertal. subdivisions shall have the option of keeping said anteals ~ithout the · necessity of appoaling to boards of directors or ho~eo~mer's 4. All corner dwellings and two-story d~ellings shall have the side or ~0. associations for a~enclaents to CC&R's. rear elevation facing the street upgraded ~lth additional wood tree around wtndo~s and ~ood siding or plant-ohs ~nere appropriate, subject ~ 14. The Covenants. Conditions and Restrictions (CCiR's) and Articles of to review and approval by the City Planner prior to Issuance of .~ Incorporation of the Noeeo~ners Association are subject to the beildlngpemlts. r~ approval of the Plannlng and Engineering Divisions and the City (3~ Attorney. They shall be recorded concurrent with the Final Map or 5. Standard patio cover plans shall be submtted to and approved by the prior to issuance of building permits, ~ntchever occurs first. A Planning Olvlston and Building Offlcial prior to Iss~nce of building ~ ~ recorded copy shall be provided to the City. pemlto. __ b. All proposed roofing ~terial shall provide variation in color, 3. Street trees, a mlnim~ of iS gal]o~ size or larger, shall be submtted to and approved by the Planning Division prior to Issuance street trees for the City of Rancho Cucaeonga and shall be planted at -3- ~g. The final design of the perimeter parkways, walls, landscaping and ~4 sidewalks shall be Included In the required landscape plans and shall . The applicant shall contact the U.S. Postal Service to determine the be subject to approval by the Planning Division and coordinated for appropriate type and 1oration of mil boxes. Nultf-faally residential consistency with any parkway landscaping plan which ~ay be required by development shall provide solid overhead structure for emil boxes with the Engineering Division. adequate lighting. 13. Special landscape features such as mounding, alluvial rock, specimen 5. This project falls within the Rancho Cucaeonga Redevelopment Area. Any participation by the Rancho Cuca~onga Redevelopment Agency on this size trees, meandering sidewalks (~tth horizontal change) and project, will require revie~ and approval of the development plans by the Agency. l intensified landscaping, Is required along //6. Hater and se~er plans shall be designed and constructed to meet 4. I~ater and energy conservation techniques are encouraged to be requirements of the Cucaaonga County Dater OIstrict (CCHO), Foothill utilized, such as special irrigation techniques (e.g., drip Fire District and the Envtrom~ntal Xealth Department of the County of irrigation), drought tolerant plant species, alluvial reckscape, etc. San Bernardtno. A letter of compliance free CC(lO will be required prtor to recordatlee or Iss.ince of permits. iS. Landscaping and Irrigation systms required to be installed on public right-of-way on the perimeter of this tract area shall be continuously 7. This project site contains a designated Historical landmarh. Any maintained by the developer until accepted by the City and annexed alteration, reeeval, relocat$on, or reconstruction requires review and into the landscape ~aintenance df strict, approval by the Historic Preservation CeeBission and City Council. All retaining shall be provided decorative treatment. H. Site ~evelop~ent F. Signs~ v'/! The applicant shall ca,ply wtth the latest adopted Unlfor~ Building ~/l. The signs Indicated on the submitted plans are not approved with this · approval. Any signs proposed for this development shall be designed Code, Dnlfom Nechanical Code, Unlfom plu~lng Code, National in conformance uith the Sign Ordinance and shall require separate Electric Code, and at1 other apptfcable codes, ordinances and application and approved by the Planning Oivislon prior to regulations tn effect at the tl~e of Issuance of relative permits. installation of any signs. Z. Prior to Issuance of beildThg pet~lt for a new residential duelling ~'/2. A uniform sign program for this development shall be submitted to the unit{s) or ~aJor addtt$on to an existing unit(s), the applicant shall Plann$flg Division for their review and approval prior to issuance of pay development fees at the established rate. Such fees may Include, but are not limited to: City Beautification Fee, par~ Fee, Oratnage B~lidin9 ~emlt$. Fee, Systems Development Fee, Permit and Plan Checking Fees, and ~ School Fees. r~ 3. Directory monument sign(s) shall be provided for apartment, ~/ 0 condominium or to~mhouse projects prior to nnccupancy and shall require '~ 3. Prior to Issuance of beltdthg petal( for a new ceemerclal or I separate application and approval by the Planning Division prior to C~ industrial development or addition to an existing development, the .CO issaance of belldtmJ petal(, applicant shall pay development fees at the established rate. Such fees may lecludeo but not be limited to: System Development Fee, G. ~)ther Agencies Drainage Fee, Permit and Plan Checking Fees. ~//l. Emergency secondary access shall be provided in accordance wtth ~4. Street addresses shall be provided by the Building Official. ?)~ Foothill Fire Protection Otstrlct Standards. ~ ~ v/~2. E~ergency access shall be Provtded, ~atntenance free and clear' a I' Exlstln~ Structures minimum of 26 feet wide at all times during construction In accordance !. Provide compliance with the Uniform Building Code for property line with Foothill Fire Olstrtct requirements, clearances considering use, area and fire-resistiveness of existing ~ prior to issuance of BulldlmJ Emits for c~mbustible construction, buildings. evidence shall be submitted to the Foothill Fire Otstrtct that temporary ~ater supply for fire protection is available, pending completion of required fire protection systems. -4- Existing building(s) shall be made to comply with current Building and Zoning regulations for the intended use or the building shall be d. Final grading plans for each parcel are to be submitted to .the City prior to isle of ~ ~ total feet ~ ~~ ~ geologist and su~ltted at me tim of appllcatt~ for grading plan ~ total feet ~ ~/~ ~ ~/~7. Surety shall be posted and an agreement executed to the satisfaction A'/~8. All existing easements lythg within future right-of-way are to be of the City Engineer and the City Attorney, guaranteeing c~letlon of qultclalmed or to be delineated on the map per City Engineer's the public and/or private street Improvements, prior to approval of requirements, the Final Nap or the Issuance of building permits, whichever OCCurs P//9 first. · Easements for sidewalks for public uses shall be dedicated to the City Sere sidewalks meander through private property. 8. Street Iq)rove~nt plans per City standard for the private streets or drives shall be required for review and approval by the City Engineer. L. Street Improvements g. Prior to any work being performed on the private streets or drives, i. Construct full street I~rovements locludlng, but not limited to, curb fees sbell be paid and a construction permit shall be obtained from and gutter, A.C. pavement, sld~alk, drive approaches, parkway trees the City Engtheer's Office, tn addition to any other permits required. and street lights on all Interior public streets. ~'/]0. All street lmprovemonts shall be Installed to the satisfaction of the 2. A minimum of 26-foot wide paveeent within a 40-foot wide dedicated City Engineer. right-of-way be constructed for half-section streets. ~l]. Pave~nt striping, marking, traffic and street name signing shall be ~3. Construct the following l~rove~monts Including. but not limited to: thstalled per the requlre~ments of the City Traffic Engineer. ~/~J2 Existing city roads requiring reconstruction sbell remain open for STREET NA~tE GUTTER PVMT. WALK ~PR. LIGHTS OVERLAY IS~ OTHER traffic at a11 ttm~s with adequate detours during construction. A street closure permit may be required. A cash deposit shall be ~/~./v~.~ ~/ a// / ~ ~ required to cover the cost of grading and paving, ~dllch shall be refunded on completion of the construction to the satisfaction of the ]3. Malkways sha]l be provided between public sidewalks and on-site pedestrian areas. ~/~14. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains sbe11 be Installed to City Standards. l/~lS. A permit wtll be required free CalTrans for any work within the NOTES: (al if C under sidewalk, tt shall be curvlllnear per STO 304. island iocludes-landscaplflg and Irrigation on meter, lc) L.A. (lien agreement) or Fee (in-lieu fee) shall be provided for the lte~s so marked. N. Oralna~e and Flood Control ~. ~]. ~e applicant will be responsible for construction of all on-site ~ ~- Prior to any work being performed tn the publtc right-of-way, fees shall be paid and an encroachment permit sbe11 be obtained fram the drainage facilities required by the Bulldtn9 Official. City Engineer's Office, in addition to any other permits required. 2. Intersection drains will be required at the following locations: l~5. Street Improvement plans Including parkway trees and street lights prepared by a Registered Civil Engineer and approved by the City Engineer shall be required for ail public streets prior to issuance of an encroachment permit. Final plans and profiles shall show the 3. The project (or portions thereof) is located within a Flood Hazard Zone, therefore, flood protection measures shall be provided as I o cation of all existing utility facilities within the right-of-way, certified by a Registered Civil Engineer and approved by the City Engineer. 6. A separate parkway and/or median island landscape and irrigation plan per City Standards shall be provided subject to approval of the City 4. A drainage channel and/or flood protection wall will be required to Engineer for protect the structures by diverting sheet runoff to streets, or to a -6- PRO~ECT i//S. Adequate provisions shall be ~ade for acceptance and disposal of surface drainage entering the property fro~ adjacent areas. 6. An ease~nt for a Joint use driveway shah be provided prior to approval of the Final Nap or issuance of building permits, ~nichever 6. The following street(s) shall be designed as ~aJor water carrying occurs first, for: street(s) requiring a combination of special curb heights, coa~rcial type drive approaches, roi)ed street connections, flood protection walls, and/or landscaped earth hems and rolled driveways at property line: ~7 ... . liotlce of intention to form and/or join the Lighting and Landscaping District shall be filed with the City Council prior to recordation of 7. A final dratnage study shall be sub~itted to and approved by the City the wp or Issuance of building per~lts. ~lchever occurs first. Engineer prior to approval of the Fine1 Map or Issuance of building permits, ~hichever occurs first. All drainage facilities shall be installed as required by the City Engineer. 8. A permit fr~ the County Flood Control District is required for ~o~k within Its right-of-way. N. Utilities ~/~L Provide separate utility services to each parcel Includthg sanitary sewerage systems, water, gas. electric po~er, telepl~one, and cable TV Iai1 underground) in accordance with the Utility Standards. £aseeents shall be provided as required. The developer shall be responsible for the relocation of existing utilities as necessary. 0. General Requirements and Approvals I.A parcel eap shall be recorded prior to first l~nase subdivision to prevent creation of unrecognized parcels. 2. The following perl~aeter landscaped parkways are required to be annexed Into the landscape ealntenence district: 3. Prior to recordation, a Notice of Intention to fo~ and/or join Landscape and Lighting Districts shall be filed with the City Council. The engineering costs involved in District Foraation shall be borne by the developer. 4. Notice of intention to Join the ~edian island Landscape Nalntenance 01strict shall be filed with the City Council prior to approval of the Final I~ap or issuance of building permits, ~hlchever occurs first. 5. The separate existing parcels contained within the project boundaries shall be legally combined Into one parcel prior to the issuance of buildin9 permits.