HomeMy WebLinkAbout1999/09/29 - Agenda Packet - AdjCITY OF RANCHO CUCAMONGA
PLANNING COMMISSION
AGENDA
WEDNESDAY SEPTEMBER 29, 1999 7:00 PM
Rancho Cucamonga Civic Center
Council Chamber
10500 Civic Center Drive
Rancho Cucamonga, California
I. CALL TO ORDER
Pledge of Allegiance
Roll Call
Chairman McNiel __ Vice Chairman Macias
Com. Mannerino __ Com. Stewart __ Com. Tolstoy __
II. ANNOUNCEMENTS
III. APPROVAL OF MINUTES
September 8, 1999
IV. PUBLIC HEARINGS
The following items are public hearings in which concerned individuals may voice
their opinion of the related project. Please wait to be recognized by the Chairman
and address the Commission by stating your name and address. All such opinions
shall be limited to 5 minutes per individual for each project. Please sign in after
speaking.
A. ENVIRONMENTAL ASSESSMENT, GENERAL PLAN AMENDMENT
98-02, AND VICTORIA COMMUNITY PLAN AMENDMENT 98-01 -
AMERICAN BEAUTY DEVELOPMENT CO. - A public hearing for a
proposed project to be known as the Victoria Arbors Village on 291.8
acres of land in the Victoria Planned Community, generally bounded
by Base Line Road, future Victoria Park Lane, future Church Street,
future Day Creek Boulevard, Foothill Boulevard, and the Day Creek
Channel - APN: 227-201-04, 13 through 18, 22, 28 through 30, and
36; 222-201-33; 227-161-33, 35, 36, and 38; 227-171-11, 12, and 14.
Related file: Etiwanda Specific Plan Amendment 98-01.
(A) Land Use changes for the following areas:
Subarea l:
Subarea la -from Medium Residential (8-14 dwelling units
per acre) and Community Facilities to Low-Medium
Residential (4-8 dwelling units per acre) for approximately
7.67 acres of land, generally located on the south side of
Base Line Road, west of the winery; and consideration of
alternative land use designations of Community Facilities.
Subarea lb - from Medium Residential (8-14 dwelling units
per acre) and Park to Low-Medium Residential (4-8 dwelling
units per acre), Park, and School for approximately 57.40
acres of land, generally located east of future Day Creek
Boulevard and 600 feet south of Base Line Road; and the
consideration of alternative land use designations of
Community Facilities for the northeast side of the subarea,
immediately east of the winery.
Subarea 1c - from Low-Medium Residential (4-8 dwelling
units per acre) to Low Residential (2-4 dwelling units per
acre) for approximately 21.13 acres of land for the area
generally located south of Base Line Road and east of future
Victoria Park Lane; and consideration of retaining the
Low-Medium Residential designation.
Subarea ld- from Medium-High Residential (14-24 dwelling
units per acre), Regional Related Office/Commercial, and
Park to Low-Medium Residential (4-8 dwelling units per acre)
for approximately 39.45 acres of land, generally located on
the north side of future Church Street and east of future Day
Creek Boulevard; and consideration of alternative land use
designations of Medium Residential (8-14 dwelling units per
acre) and Medium-High Residential (14-24 dwelling units per
acre).
Subarea le -from Medium-High Residential (14-24 dwelling
units per acre) and Regional Related Office/Commercial to
Low-Medium Residential (4-8 dwelling units per acre) for
approximately 13.76 acres of land, generally located north of
future Church Street, west of future Victoria Loop Street; and
consideration of alternative land use designations of Medium
Residential (8-14 dwelling units per acre) and Medium-High
Residential (14-24 dwelling units per acre).
Subarea 2 - from Regional Related Office/Commercial to Low-
Medium Residential (4-8 dwelling units per acre), Medium-High
Residential (14-24 dwelling units per acre), and High Residential
(24-30 dwelling units per acre) for approximately 53 acres of
Page 2
land, generally located on the west side of future Day Creek
Boulevard, north and south of future Church Street; and
consideration of retaining the Regional Related
Office/Commercial designation.
Subarea 3 - Re-align the boundaries of the Victoria Community
Plan to include approximately 26 acres of land from the
Etiwanda Specific Plan, generally located on the north side of
Church Street and the west side of Etiwanda Avenue; and a
request to change the land use designation from Office to
Low-Medium Residential (4-8 dwelling units per acre); and
consideration of alternative land use designations of a mix of
Office and Low-Medium Residential (4-8 dwelling units per acre);
and consideration by the City of rataining the area in the
Etiwanda Specific Plan with an Office designation or a mix of
Office and Low-Medium Residential (4-8 dwelling units per acre).
(B) Amend the Circulation and Parks and Recreation Elements of
the General Plan.
(C) Amend various graphics and text for the Victoria Community
Plan.
(D) Consideration by the City of alternative sites for Park and School
within the project araa of the Victoria Community Plan.
(E) Modify the permitted and conditionally permitted uses and
various development and design standards for Regional Related
Office/Commercial, Regional Center, and Community Facilities
of the Victoria Community Plan.
The Environmental Impact Report for this project was considered on
May 26, 1999. (Continued from July 14, 1999)
B. ENVIRONMENTAL ASSESSMENT, GENERAL PLAN AMENDMENT
98-02, AND ETIWANDA SPECIFIC PLAN AMENDMENT 98-01 -
AMERICAN BEAUTY DEVELOPMENT CO. - A request to re-align the
boundaries of the Etiwanda Specific Plan by re-designating
approximately 26 acres of land, generally located on the north side of
Church Street and the west side of Etiwanda Avenue to the Victoria
Community Plan; and consideration by the City of retaining the area
in the Etiwanda Specific Plan and retaining the land use designation
of Office; and consideration of alternative land use designations of a
mix of Office and Low-Medium Residential (4-8 dwelling units per
acre) - APN: 227-171-11, 12, and 14. Related file: Victoria
Community Plan Amendment 98-01. The Environmental Impact
Report for this project was considered on May 26, 1999. (Continued
from July 14, 1999)
Page 3
C. ENVIRONMENTALASSESSMENTANDTENTATIVETRACT14759-
RANCHO SUMMIT - The proposed subdivision of 132 acres of land
into 358 single family lots and 3 lettered lots for common open
space/parks totaling 28.7 acres in the Low Residential District (2-4
dwelling units per acre) of the Etiwanda Specific Plan, located on the
east and west sides of Wardman Bullock Road, north and south of
Summit Avenue- APN: 226-102-17. Staff has prepared a Negative
Declaration of environmental impacts for consideration.
D. ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN
AMENDMENT 99-04 - OVERLAND COMPANY - A request to change
the General Plan Land Use Map for approximately 20 acres of land
south of the interstate 15 Freeway and west of East Avenue from
Medium Residential (8-14 dwelling units per acre) to Low-Medium
Residential (4-8 dwelling units per acre); and for approximately 20
acres of land on the east side of Etiwanda Avenue 550 feet north of
Foothill Boulevard from Low-Medium Residential (4-8 dwelling units
per acre) to Medium Residential (8-14 dwelling units per acre) - APN:
1100-031-08, 1100-061-02 through 04, 1100-071-01 and 02, and
1100-151-01 and 02. Staff has prepared a Negative Declaration of
environmental impacts for consideration.
E. ENVIRONMENTAL ASSESSMENT AND ETIWANDA SPECIFIC
PLAN AMENDMENT 99-01 - OVERLAND COMPANY - A request to
change the Etiwanda Specific Plan Land Use Map for approximately
20 acres of land south of the Interstate 15 Freeway and west of East
Avenue from Medium Residential (8-14 dwelling units per acre) to
Low-Medium Residential (4-8 dwelling units per acre); and for
approximately 20 acres of land on the east side of Etiwanda Avenue
550 feet north of Foothill Boulevard from Low-Medium Residential (4-8
dwelling units per acre) to Medium Residential (8-14 dwelling units per
acre) - APN: 1100-031-08, 1100-061-02 through 04, 1100-071-01 and
02, and 1100-151-01 and 02. Staff has prepared a Negative
Declaration of environmental impacts for consideration.
V, NEW BUSINESS
F. ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW
99-34 - MAR VISTA HOMES - The design review of building
elevations and detailed site plan for the eastern portion of recorded
Tract 13812 and the southern portion of recorded Tract Map No.
14120 consisting of 88 single family lots on 71.51 acres of land in the
Very Low Residential District (less than 2 dwelling units per acre) of
the Etiwanda Specific Plan, located approximately 1,300 feet west of
Etiwanda Avenue, nodh of Highland Avenue, and south of Summit
Avenue - APN: 225-411-01 through 18 and 225-421-01 through 12,
15 through 16, and 19 through 27 for lots in Tract 13812 and
APN: 225-171-02, 08, 11, and 16 for lots in Tract 14120. Staff has
prepared a Negative Declaration of environmental impacts for
consideration.
Page 4
VI. DIRECTOR'S REPORTS
G. USE DETERMINATION 99-03 - A.S.A.P. TOWING, AUTO BODY
AND TRANSPORT - A request to determine that a vehicle impound
yard is a conditionally permitted use under the Interim Use category
within the Industrial Area Specific Plan.
VII. PUBLIC COMMENTS
This is the time and place for the general public to address the Commission. Items
to be discussed here are those which do not already appear on this agenda.
VIII. COMMISSION BUSINESS
H. GENERAL PLAN UPDATE PROGRESS - Oral report
IX. ADJOURNMENT
The Planning Commission has adopted Administrative Regulations that set an
11:OO p.m. adjournment time. If items go beyond that time, they shall be heard only
with the consent of the Commission.
THE PLANNING COMMISSION WILL ADJOURN TO A
WORKSHOP IMMEDIATELY FOLLOWING IN THE RAINS
ROOM TO DISCUSS PRE-APPLICA TION REVIEW 99-06.
I, Gall Sanchez, Planning Commission Secretary of the City of Rancho
Cucamonga, or my designee, hereby certify that a true, accurate copy of the
foregoing agenda was posted on September 23, 1999, at least 72 hours prior
to the meeting per Government Code Section 54964.2 at 10500 Civic Center
Drive, Rancho Cucamonga.
Page 5
VICINITY MAP
CITY HALL
CITY OF
RANCHO CUCAMONGA
Please refer to September 22, 1999,
agenda packet for Staff Report
ITEMS A - B
Environmental Analysis
Transportation Engineenng
LSA BIology and Wetlands
Community and Land Planning
Landscape Architectule
Archaeology and Paleontology
September 29, 1999
Principa ls Bill Storm
Rob Salen Lennar Homes of California, Inc.
Sheila Brady 24800 Chrisanta Drive
Les C,lra Mission Viejo, CA 92679
David Clore
Ross Dobberteen
Steve Granholm
RM, ardHarLIcher Subject: Response to Comments Provided by the California Department of
Roger mrrl, Fish and Game Regarding the Negative Declaration for Tentative
At, ~lo.,r,gl,,,,.~,n Tract 14759, Raneho Summit
Larry Kennings
Laur,t L,qler Dear Mr. Storm:
Clrollyn Lobell
Bill Mayer
RoV ,,~C ..... This letter shall serve to address the comments of a letter dated September 21, 1999
~,.~ony P,'~ros from Mr. Glenn Black of the California Department of Fish and Game (CDFG), to the
Rob s~l,o.l, ol~ City ofRancho Cucamonga, regarding Tentative Tract 14579 (Rancho Summit). This
3t,,l~ol.1 ~ spro,,l letter is attached and the following comments are numbered sequentially with those
Lloyd B. Zola outlined in the letter.
Associates
1. Streambed Alteration Agreement: A letter dated September 29, 1999 from
J,,,n~ a ...... Mark Durham of the U.S. Army Corps of Engineers (Corps) to Mr. Bill Sl~om
co,,,li~ c,,h,~ of Lennar Homes (attached) states that the proposed project will not discharge
S..~'~n W: Co.~ling dredge or fill material into a water of the United States or an adjacent wetland.
c,,~y oo~. Therefore, the project is not subject to Corps Jurisdiction under Section 404 of
Ri~l,,,~a irri& .... the Clean water Act and Section 404 permit is not required.
Kcvin Fineher
r~,,~ m..ho,, Base on the lack of Corps jurisdiction over potential waters of the United
cli., ~,'~ll ..... States on the subject site, it is reasonable to conclude that a Streambed Alter-
Bo,,s,,n ~.. ation Agreement under Sections 1603 of the California Fish and Game Code
jttdith H. Malamnt iS not required. This is further supported by the lack ofriparian habitat within
Sab,ma Nitbolls the drainages evaluated.
Deborah Pr, tcilio
,.~my S~,,~'~,-Co.~ In addition (pers. comm. Julie Gilbert of San Bemardino County Flood Con-
~yn,..~st,l.~t,i,,~ trol, September 29, 1999), flows to the subject drainages on site were cut off
Jill xr/l~,,,l O'Co.,.,r after levees were built along San Sevaine Creek, located northwest of the site,
in 1969. San Bemardino County Flood Control currently holds a Corps Sec-
tion 404 permit (No. 9600061-RRS, expiration date May 28, 2001) and a
CDFG 1601 Streambed Alteration Agreement (No. 5-310-96, expiration date
October, 31, 2001) for impacts to the flows from the San Sevaine/Etiwanda
Creek watershed that divert the flows that once ran through the subject site.
9/29/99(RAALE83/\CDFG Responce to Comments.xvpd)
3403 lOth Street, Suite 520 Telephone 909 781-931~ Other offices located in Berkeley
Riverside, Cahfornia 92501 Facsimile 909 781-4277 Pt. Richmond, lmeine and Sacramento
E-mail lsa. riversidei [sa -assoc. corn
LSA Associates,/no
2. Habitat Linkage: LSA Associates, Inc. agrees that wildlife habitat move-
ment and habitat fragmentation are important issues in assessing impacts to
wildlife. Habitat fragmentation occurs when a proposed action results in a
single, unified habitat area being divided into two or more areas, such that the
division isolates the two new areas from each other. Isolation of habitat
occurs when wildlife cannot move freely from one portion of the habitat to
another, or from one habitat type to another. One example is the fragmenta-
lion of habitats within and around clustered residential development. Habitat
fragmentation can also occur when a portion of one or more habitats is con-
verted into another habitat, as when scrub habitats are converted into annual
grassland habitat because of too frequent burning.
Wildlife most certainly moves within the habitat on site during foraging and
other day-to-day behaviors. This routine movement and habitat use does not
mean that the site is a corridor. Interstate 30 is aligned parallel to the southern
boundary of the site approximately one third of a mile to the south, and serves
as a major barrier to wildlife movement. Residential development along the
entire eastern border of the site and most of the northern border also limit the
site's value for wildlife movement. Because of the proximity of existing
development, impacts to wildlife movement and habitat fragrnentation are not
considered to be significant.
In a memo dated August 30, 1999 from Denise Woodard of LSA Associates,
Inc. to Mr. Bill Storm of Lennar Homes (attached) provides clarification of
the quality of Coastal sage scrub on the site. LSA Associates Inc. believes
that 1:1 habitat replacement of 18.80 acres of "high" quality Riversidean
alluvial fan sage scrub on the subject site mitigates impacts to this habitat to
below a level of significance.
3. Avoidance, Alternatives and Mitigation Measures: Impacts to 18.80 acres
of Riversidean alluvial fan sage scrub is being mitigated below a level of
significance by habitat replacement at a 1: 1 ratio. No other significant biolog-
ical impacts were identified as being impacted by the proposed project, thus
no other mitigation is required.
4. NCCP Process: The Memorandum of Understanding (MOU), signed by the
City of Rancho Cucamonga, to cooperate in the development of a Multi-Spe-
cies Habitat Conservation Plan (MSHCP) for the San Bemardino Valley does
establish interim review guidelines for projects proceeding while the MSHCP
is under development. The interim project review guidelines state that the
recommendations of the CDFG are advisory; the final decision of whether to
approve, modify, or deny a project remains in the hands of the lead agency (in
this case, the City of Rancho Cucamonga) pursuant to existing laws. The
interim review guidelines state that each lead agency shall determine whether
a project shall be reviewed pursuant to the guidelines. Further, the lead
agency retains the discretion to determine that a project within the plan area,
9/29/99(R:XALE831\CDFG Responce to Comments.wpd) 2
7
because of the proj ect's characteristics, has no impact on the viability of bio-
logical resources and would not preclude long-term preservation planning.
In keeping with the review process stated under the MOU, it is concluded that
a 1: 1 habitat replacement for the loss of 18. I acres of Riversidean alluvial fan
sage scrub is sufficient mitigation for impacts of the proposed project.
Please do not hesitate to call me at (909) 781-9310 if you have any questions or re-
quire further reformation.
Sincerely,
Denise D. Woodlrd
Project Manage/Biologist
9/29/99(R:XALE83 I\CDFG Responce to Comments.wpd) 3
STATE OF CALIFORNIA - THE RESOURCES AGENCY GRAY DAVI~, ~
DEPARTMENT OF FISH AND GAME
Eastern Sierra - Inland Deserts Region
4775 Bird Farm Road
Chino Hills, California 91709
(909) 393-0635
September21, 1999 R E C E ! V E
SEP ~ ~ t999
City of Rancho Cucamonc~
City of Rancho Cucamonga p~annincJ Division
Planning Division
P.O. Box 807
Rancho Cucamonga, CA 91729
Attn: Brent LeCount
Re: Negative Declaration
Tentative Tract 14759 - Rancho Summit
Dear Mr. LeCount:
The California Department of Idish and Game (Department) thanks you for the
opportunity to comment on the Environmental Assessment.
The Department has reviewed the Negative Declaration and concluded that the project.
as proposed, does pose significant adverse impacts to sensitive biological resources,
that a negative declaration is not appropriate and that preparation of an environmental
impact report is warranted. The Department is commenting as both a Responsible and
a Trustee Agency. The text of this letter documents why the Department believes an
environmental impact report (EIR) is warranted.
The proposed development consists of the subdivision of 132 acres of land into 358
single family lots and three open space lots. The project site contains 18.8 acres of
undisturbed Riversidian Alluvial Fan Sage Scrub (RAFSS), 20.36 acres of disturbed
RAFSS, and 23.32 acres of buckwheat scrub. The applicant is proposing to provide
off-site mitigation on a 1:1 ratio for the loss of the 18.8 acres of RAFSS. All native plant
communities are proposed for removal.
Department of Fish and Game Mandate
The Fish and Game Code (Code) provides the authority for the Department ~o operate
as a state agency. Section 1801 of Chapter 8 of the Code discusses the Department
policies and objectives governing the conservation of wildlife resources. It states:
Mitigated Negative Declaration
City of Rancho
It is hereby declared to be the policy of the state to encourage the preservation,
conservation, and maintenance of wildlife resources under the jurisdiction and
influence of the state. This policy includes the following objectives:
(1) To maintain sufficient populations of all species of wildlife and the habitat
necessary to achieve the objectives stated in subdivisions (b), (c). and
(d).
(2) To provide for the beneficial use and enjoyment of wildlife by all citizens
of the state.
(3) To perpetuate all species of wildlife for their intrinsic and ecological
values, as well as for their direct benefits to all persons.
(4) To provide for aesthetic, educational, and non-appropriative uses of the
various wildlife species.
The Code clearly defines the jurisdiction of the Department of Fish and Game and the
role of the Department in the CEQA process, in Section 1802, which states:
The Department has jurisdiction over the conservation, protection and
management of fish, wildlife, native plants, and habitat necessary for biologically
sustainable populations of those species. The Department, as trustee for fish
and wildlife resources, shall consult with lead and responsible aqencies and
shall provide, as available, the requisite bioloqical expertise to review and
comment upon environmental documents and impacts arisinq from proiect
activities, as those terms are used in the California Environmental Protection 'Act
(Division 13, commencing with Section 21000 of the Public Resources Code)
[emphasis added]
California Environmental Quality Act
Section 15002 of the CEQA guidelines defines the basic purposes of CEQA as follows:
(1) Inform governmental decision makers and the public about the
potential, significant environmental effects of proposed activities,
(2) Identify ways that environmental damage can be avoided or
significantly reduced.
(3) Prevent significant, avoidable damage to the environment by
requiring changes in projects through the use of alternatives or
mitigation measures when the governmental agency finds the
changes to be feasible.
(4) Disclose to the public the reasons why a governmental agency
3
, · Mitigated Negative Declaration
City of Rancho
approved the project in the manner the agency chose if significant
environmental effects are involved.
The ~;rux of this legislation is that the Department is a trustee and/or responsible
agency under California law and has "...jurisdiction over the conservation, protection
and management of fish, wildlife, native plants, and habitat necessary for biologically
sustainable populations of those species." It is clear from the Code that the
Department, as a trustee agency, also has an important advisory role in the CEQA
process by supplying the biological expertise to review and comment upon
environmental documents and project impacts, as stated above. This is our legal
jurisdiction mandated in CEQA and forms the basis for our comments.
In addition, the Department is a Responsible Agency because the project may involve
impacts to streambeds, thereby triggering the necessity for a 1601-1603 Streambed
Alteration Agreement.
The purpose of this letter is to: 1 ) examine the adequacy of the negative declaration
under the information requirements of CEQA, 2) examine how the project identifies way
to avoid or substantially reduce adverse impacts on the environment, 3) examine how
the project proponent reduces the impacts of the project on the environment through
avoidance, alternatives and mitigation measures, and 4) examine the lead agency's
rationale for choosing a negative declaration.
Informational Content
Streambed Alteration Aqreement - The biological report prepared by LSA on July 14,
1999 states:
A wetland and jurisdictional delineation for the purpose of determining the limits
of any waters subject to jurisdiction by the U.S. Army Corps of Engineers. under
Section 404 of the Clean Water Act, and California Department of Fish and
Game (CDFG), under Sections 1601-1603 of the Califomia Fish and Game
Code, would be required to determine whether or not at least the two primary
drainages crossing the site qualify as jurisdictional waters.
Potential impacts to waters of the United States, wetlands or jurisdictional streambeds
should be determined during the CEQA process, not following it. If a 1601-1603
Streambed Alteration Agreement is required then the Department becomes a
Responsible Agency under CEQA. How can the public or this Department analyze the
proposed impacts of a project if the lead agency does not know what those impacts
are? Without knowing what impacts the proposed development will have on.
jurisdictional streambeds, the Department cannot assess the impacts or recommend
alternatives or mitigation measures. Furthermore, how can the lead agency issue a
negative declaration for a project which requires further regulatory action when the lead
.4
Mitigated Negative Declaration
City of Rancho
agency does not know what those impacts are or how they will be mitigated for?.
If the negative declaration is the end process of CEQA and subsequently the
Department does require a Streambed Alteration Agreement, the Department will have
no CEQA certified information upon which to base an agreement on. If the Department
does not have the information it requires to issue a 1601-1603 Streambed Alteration
Agreement through the City's CEQA process, the Department may have no choice but
to assert lead agency status.
In conclusion, the fact that a Streambed Alteration Agreement or other regulatory
compliance may be required does not relieve the lead agency of the responsibility
under CEQA for informing the public of what specific impacts the proposed
development will have on the environment and including specific mitigation measures
to reduce those impacts to a level of insignificance. Other informational gaps are
discussed throughout the text of this letter.
Habitat Linkaqe - The Initial Study includes the following statement concerning habitat
linkages:
The site may function to some degree as a habitat linkage but construction of the
Route 30 Freeway to the south would prevent future linkage value of the site.
Furthermore, the site is surrounded to the south and west by open space/flood
control improvements which could continue to provide a habitat linkage in the
area. The impact is not considered significant.
The Biologicel Report prepared by LSA on July 14, 1999 does not include a discussion
of habitat linkages. There was no discussion of adjoining habitat areas or the
discussion of the value of portions of the site for regional habitat. Neither was there a
discussion of the importance of Riversidian Alluvial Fan Sage Scrub as a very
threatened plant community or the usefullness of disturbed RAFSS habitat for wildlife.
The biologicel report does state that the disturbed RAFSS could be utilized by
gnatcatchers. However, the biological study did not include the criteria for determining
what is undisturbed and what is disturbed RAFSS. The Negative Declaration also did
not include a discussion of the relative merits of maintaining habitat on-site versus off-
site mitigation. The Department believes that these are all issues which should be
addressed in the context of an Environmental Impact Report, not a mitigated negative
declaration.
Avoidance, Alternatives and Mitiqation Measures
Section 2053 of the Fish and Game Code states:
2053. Projects; Threat; Alternatives
The legislature further finds and declares that it is the policy of the state that
,5
Mitigated Negative Declaration
City of Rancho
state agencies should not approve projects as proposed which would jeopardize
the continued existence of any endangered species or threatened species or
result in the destruction or adverse modification of habitat essential to the
continued existence of those species, if there are reasonable and prudent
alternatives available consistent with conserving the species or its habitats
which would prevent jeopardy.
2054. Project Approvement; Mitigation and Enhancement Measures
The Legislature further finds and declares that, in the event specific economic,
social, or other conditions make infeasible such alternatives, individual projects
may be approved if appropriate mitigation and enhancement measures are
provided.
The Department maintains that the disclosure and analysis of impacts in the document
is inadequate and incomplete, and project-related impacts are not mitigated to below a
level of significance. If the project impacts are not adequately identified, then a
discussion of avoidance, alternatives and mitigation measures is moot. The Initial
Study contains a discussion of the importance of this area as potential habitat for
endangered or threatened species and even notes that the United States Fish and
Wildlife Service suggested a 3:1 ratio for the loss of coastal sage scrub alone. The
project site contains 18,8 acres of Undisturbed Riversidian Alluvial Fan Sage Scrub
(RAFSS), 20.36 acres of disturbed RAFSS and 23.32 acres of buckwheat scrub.
RAFSS is a rare natural community and is ranked S1.1 (very threatened). RAFSS
habitat has local, regional, and state-wide significance.
The fact that there are a total of 62.48 acres of coastal sage scrub on the site, including
18.8 acres of undisturbed RAFSS, 20.36 acres of disturbed RAFSS, and 20.36 acres of
buckwheat scrub is significant by itself to warrant an EIR. However, the fact that the
proposed development would occur over the entire site and eliminate all native habitat
argues even more for the preparation of an EIR. An EIR should include the discussion
Of the local importance of this habitat (RAFSS), a discussion of the cumulative impacts
of development in the area on this habitat, a discussion of avoidance measures to
preserve on-site habitat, a discussion of project alternatives which would protect
RAFSS, and a full discussion of mitigation measures in the event project impacts are
unavoidable.
The EtR should also include a discussion of the direct and indirect impacts of
the proposed development on sensitive biological resources. For instance, there is no
assessment of the direct loss of disturbed RAFSS and buckwheat. There is no
assessment of the indirect effects of development on adjoining sensitive biological
resources. There is no indication that the project includes considerations for buffer
zones, the planting of native drought-tolerant plants, the affects of non-native plants
nor the affects of domestic animals on the flora and fauna of the project site.
.6
Mitigated Negative Declaration
City of Rancho
Section 21002 of CEQA states in part:
The Legislature finds and declares that it is the policy of the state that public
agencies should not approve projects as proposed if there are feasible
alternatives or feasible mitigation measures available which would substantially
lessen the significant environmental effects of such projects, and that the
procedures required by this division are intended to assist public agencies in
systematically identifying both the significant effects of proposed projects and
the feasible alternatives or feasible mitigation measures which will avoid or
substantially lessen such significant effects. (Emphasis added.)
Section 21002.1 (a) of CEQA describes the purpose of EIRs. It states in part:
The purpose of an environmental impact report is to identify the significant
effects on the environment of a project, to identify alternatives to the project, and
to indicate the manner in which those significant effects can be mitigated or
avoided.
Section 21002.1 (b) describes the role of the lead agency in mitigating for significant
impacts. It states:
(b) Each public agency shall mitigate or avoid the significant effects on
environment of projects that it carries out or approves whenever it is
feasible to do so.
CEQA requires that public agencies systematically identify both significant impacts
and feasible alternatives or mitigation measures to avoid or substantially lessen
significant effects. The Department believes that this EIR does not comply with
Section 21002 of CEQA.
In fact, the only mitigation measure for the loss of sensitive biological resources
proposed in the negative declaration is that the project applicant will purchase off-site
lands to compensate for the loss of 18.8 acres of RAFSS at a 1:1 ratio. The negative
declaration provides no specifics or criteria which would enable the Department to
assess whether the 1:1 mitigation is of equivalent habitat quality or habitat location.
However, even had the lead agency supplied this information, the Department believes
preparation of an EIR is still warranted.
There are several legal, biological and policy concepts related to the practice of project
impact mitigation. The first concept is that mitigation be in-kind, i.e., loss of riparian is
mitigated by creation of riparian. A second concept is that the mitigation be .similar in
quality and quantity, i.e., there is not a net loss of resource area and that habitat
quality and usefulness for impacted wildlife are equivalent. A third concept is that
mitigation can be for temporary or permanent impacts and that mitigation for these
.7
Mitigated Negative Declaration
City of Rancho
respective impacts is not interchangeable. In other words, permanent impacts are not
mitigated by temporary measures. A fourth concept is that specific mitigation measures
be adopted for specific identified impacts. A fifth concept is that lands proposed to
mitigate the loss of permanent natural resources be dedicated for conservatio~ in
perpetuity, with provisions for mairjtenance and monitoring. None of these concepts,
with the exception of the fifth concept, are utilized in this mitigated negative
declaration.
Rationale for Mitiqated Ne~ative Declaration
Section 15064 of the CEQA guidelines discusses determining the significance of
environmental effects caused by a project. It states in part:
(a) The decision as to whether a project may have one or more significant
effects shall be based on substantial evidence in the record of the lead
agency.
(1) If the lead agency determines there is substantial evidence in the
record that the project may have a significant effect on the
environment, the lead agency shall prepare an EIR (Fdends of B
Street v. City of Hayward (1980) 106 CaL App. 3d 988). Said
another way, if a lead agency is presented with a fair argument that
a project may have a significant effect on the environment, the lead
agency shall prepare an EIR even though it may also be presented
with other substantial evidence that the project will not have a
significant effect (No Oil, Inc. v. City of Los Angeles (1974) 13 Cal.
3d 68). (Emphasis added)
It is the opinion of the Department that the proposed development project may have a
significant effect on the environment. The Department bases this opinion on the
current amount of development taking place in the Etiwanda Fan area and the amount
of pristine and disturbed Riversidian Alluvial Fan Sage Scrub and coastal sage scrub
proposed for removal.
Riversidian Alluvial Fan Sage Scrub is a plant community designated as "very
threatened." For this reason, the Department views adverse impacts to this plant
community in this location as significant.
NCCP Process
In 1997 both the County of San Bernardino and the California Department of Fish and
Game signed a "Memorandum of Understanding Regarding Natural Community
Conservation Planning.' The City of Rancho Cucamonga is a signatory to triis MOU..
This memorandum of understanding included several tenets. To summarize, these are:
8
Mitigated Negative Declaration
City of Rancho
(a) The NCCP program is designed to protect habitats for multiple species,
including threatened and endangered species,
(b) The NCCP process complements and supports the U.S. Fish and Wildlife
Service multi-species conservation planning program,
(c) Up to $1.5 million was appropriated by Congress to support the NCCP
program for the preservation of coastal sage scrub and associated natural
communities,
(d) The County and the NCCP program are committed to effecting regional
protection and perpetuation of natural wildlife diversity, while allowing for
development,
(e)The County and constituent members concur with the goals of the NCCP
Act,
(f) The signatory agencies agree to work together to prepare and submit a
San Bernardino Valley MSHCP by and between the U.S. Fish and Wildlife
Service, the California Department of Fish and Game, the County of San
Bemardino, the 15 affected cities and other participating agencies. 4
In 1998 the County of San Bernardino notified the Department that the Memorandum of
Understanding was extended to the year 2000 by the County and seven cities.
Riversidian Alluvial Fan Sage Scrub, a State-designated very threatened habitat, is a
criticel component of any MSHCP or NCCP effort in San Bernardino County because it
provides habitat for the federally endangered San Bernardino kangaroo rat, the
federally listed Coastal California gnatcatcher, and a number of state-listed plants and
species of special concam.
The Department prefers to operate within the NCCPIMSHCP process because it is
designed to protect a wide variety of sensitive species and habitats. In the absence of
progress on the NCCP/MSHCP process the Department has no choice but to take each
development project on a case by case basis. Particularly important in this process is
the requirement for environmental impact reports and an emphasis on cumulative
impacts, alternatives analyses and avoidance and mitigation measures. These are
areas which the Department feels are currently not adequately addressed in the CEQA
documentation it is reviewing in this area. However, the environmental documentation
which the Department is reviewing indicates that mitigation is being provided solely for
endangered species and habitats. Impacts to habitat not specifically protected by law
and species of special concern are considered non-significant and therefore: mitigation
is not being required by the lead agency. The Department does not concur with the
conclusion that only endangered species require mitigation.
.9
Mitigated Negative Declaration
City of Rancho
CEQA documents are city and county documents. The Department believes that, in this
instance, an EIR is warranted. The Department has also held conversations with
USFWS concerning the Etiwanda Fan area, the pace of development and the
inadequacy of CEQA documents. The fact that both state and federal agencies
entrusted with protection of biological resources as well as the local San Bernardino
County Museum, which is conducting biological surveys in this area, believe that the
Etiwanda Fan area contains critical habitat argues for the preparation of an EIR. For
this reason, cumulative impact analyses are very important.
The Department also believes that it is not appropriate for the local jurisdictions to
defer their responsibilities under CEQA to future resource agency actions. In this case
there is no determination of whether there are jurisdictional wetlands on the site. The
biological assessment then states that these determinations must be conducted and
necessary permits obtained. A key concept of CEQA is that specific project impacts
and mitigation will be addressed in a document available to the public.
Conclusion
The Department recommends that the City of Rancho Cucamonga require the
preparation of an Environmental Impact Report for the reasons listed in this letter.
Representatives of the Department will be happy to meet with the lead agency and the
consultants to discuss what steps the Department believes need to be taken to bring
the project into compliance with CEQA.. If you have any questions, please call Robin
Maloney-Rames, ES III, Chino Hills, at (714) 817-0585.
Sincerely
Glenn Black
Supervisor
Habitat Conservation - South
Region 6
cc: Jeff Newman, USFWS
09/29/99 07:45 FAX 909 794 7911 SEVEN OAKS DAM
DEPARTMENT OF THE ARMY
LOS ANGELES DISTRICT, CORPS OF ENGINEERS
SEVEN OAKS DAM RESIDENT OFRCE
32330 SA!,rTA Alia CANYON RD
HIGHLAND, CAUFORNIA 92346
REPLY TO
Arrs~mo, or: September 29, 1999
Office of the Chief
Regulatory Branch
Bill Storm, Lennar Homes
c/o: Tom Dodson & Associates
2150 North Arrowhead Avenue
San Bernardino, California 92405-4002
Gentlemen:
Reference is made to your application (No. 199916546-AJS) dated August 26, 1999 for a
Department of the Army Permit to construct the "Rancho Summit" project (TT 14759) near East
Etiwanda Creek in Rancho Cucamonga, San Bernardino County, California.
Based on the information furnished in your application and a site visit by our staff, we
have determined that your proposed project does not discharge dredged or fill material into a
water of the United States or an adjacent wetland. Therefore, the project is not subject to our
jurisdiction under Section 404 of the Clean Water Act and a Section 404 permit is not required
from our office.
The receipt of your application is appredated. If you have any questions, please contact
Antal Szijj of my staff at (909) 794-7704.
Sincerely,
r/Mark Durham
Chief, South Coast Section
Regulatory Branch
Gmnnttni0' ,Inll Land Pl, tnning
.'lnhaedogy and Paleontology
August 30, 1999
p r, ,, .p ,,/~ Bill Storm
Rob B.th'n Lennar Homes of Califomia, Inc.
sk,.il., S,..,ay 24800 Chrisanta Drive
L,'~ c,.i Mission Viejo, CA 92679
David Cb, e
Ricl,.,~a H.,rt,cl,,.~ Subject: Biological Resources Report for TIM 14759, Rancho Summit, City
Roger ltarris Of Rancho Cucamonga
I_ar~' Kenrungs Dear Mr. Storm:
c.,~ol6. L,,l,d/ This letter is in response to the City of Rancho Cucamonga's request for clarification
B,/I It,,,,.,., of the quality of Coastal Sage Scrub habitat. The following is a further breakdown of
our Table A to address that request:
M,d~olm I Sprentl
tloy,l n. Z,,t., Table A - Plant Community (Acres)
A, o ,. i ~ ~ ,,~ Plant Community Im- Quality
pacts
co,,,,,',. cdi~., Riversidian Alluvial Fan Sage Scrub 18.80 "High" - this plant community has the
Steven ~E Conkling greatest habitat potential for supporting
Ga .rv Dou, sensitive species.
Ri,-i,.,rd b,&o,, Disturbed Riversidian Alluvial Fan 20.36 "Moderate" this community has vegetative
a',.;.,~ ri.u,,.~ Sage Scrub components of the Riversidean Alluvial
Fr,,,~ H,,~'l,o, Fan Sage Scrub plant community, but has a
s,,,,~o,, l.e,' higher density of non-native plant species
Judith H. ,~l.damut associated with it. This community is less
s,,b.,,., .\,,l,,,ll~ likely to be used by sensitive animal spe-
.It. w: -sat" o'c,,,,.~.ll cies, such as the Califomia gnatcatcher, in
Oebo~,U, V,',.aS,, the presence of higher quality habitat.
Ly,,er., St.,,,,l, .... Buckwheat Scrub 23.32 "Moderate to Poor" - The Buckwheat Scrub
Jill ~ilson 0 'Conner results from a severe disturbance to the
Riversidian Alluvial Fan Sage Scrub, re-
sulting in more of a single species (Cali-
fomia buckwheat) plant community, which
provides less habitat diversity for sensitive
species.
3403 lOth S'freet. St.ze 520 Tclephonc 909 7,91-9310 Other offices Ioaltcd in Berkeley
We trust this will provide the information the City needs to complete their assessment.
Sincerely,
Denise D. Woodard
Project Manager/Biologist
cc: Pamela Steele, Hogle-Ireland, Inc.
Ray Allard, Allard Engineering
CITY OF RANCHO CUCAMONGA '
STAFF REPORT
DATE: September 29, 1999
TO: Chairman and Members of the Planning Commission
FROM: Brad Buller, City Planner
BY: Brent Le Count, AICP, Associate Planner
SUBJECT: ENVIRONMENTAL ASSESSMENT AND TENTATIVE TRACT 14759 - RANCHO
SUMMIT - The proposed subdivision of 132 acres of land into 358 single family lots
and 3 lettered lots for common open space/parks totaling 18.3 acres in the Low
Residential District (2-4 dwelling units per acre) of the Etiwanda Specific Plan,
located on the east and west sides of Wardman Bullock Road, north and south of
Summit Avenue - APN: 226-102-17,
BACKGROUND: As a result of ongoing meetings between the applicant and City staff. changes
have been made to the resolution. Attached are sheets highlighting the changes to the resolution
included in your September 22, 1999, agenda packet. In addition, the Mitigation Monitoring
checklist has been revised. Please refer to the staff report included in your September 22. 1999,
agenda packet.
RECOMMENDATION: Staff recommends that the Planning Commission approve Tentative Tract
14759 through adoption of the attached Resolution of Approval with Conditions and issuance of a
Mitigated Negative Declaration.
Br.e'a Buller
City Planner
Attachments: Exhibit "A" ~ Highlighted Resolution Change Listing
Resolution of Approval with Conditions and Mitigation Monitoring Plan
Item C
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 22, 1999
Page 4
3) Provide retaining walls as necessary to maximize useable rear and
comer side yard areas.
4) The decorative entry monumentation shall be located completely on-
site, out of the public right-of-way and shall be maintained by the
Homeowners' Association.
En,qineednq Division
1) Right-of-way shall be acquired for Summit Avenue from the west
project boundary to East Avenue, in conjunction with the standard
condition regarding condemnation. The north half shall be fully
dedicated per figure 5-39 of the Etiwanda specific Plan. The south
half shall be dedicated 23 feet wide as measured from the street
centedine. The existing school site at the northeast comer of East
Avenue and Summit Avenue is fully improved, no additional right-of-
way will be required at this ocation
MOVED to Env 2) .................... be
Mi t. Measures ::.~3hts on both', s~das snd s~dsw-",k Gn th~ noah --~d~, to t,hs sst:,sfsct;oF,
Cond #1 "' .......................... ! ................ ' '~ ....' ...... ""'-
(pg C-56) ............................... ba ......... -'$ necesssry The
,2 ~ Summit Avenue within the project boundaries shall be constructed 71
feet wide, per the Etiwanda Specific Plan. Proposed additional
parkways will be designed per City Standards and policies, to the
satisfaction of the City Engineer.
J ~ The extension of Summit Avenue northeast of the Wardman Bullock
Drive intersection shall have a street right-of-way of 66 feet with a
curb-to-curb street dimension of 44 feet.
The southwest leg of the Summit Avenue intersection shall have a 44
foot curb-to-curb street dimension for a distance of 250 feet.
MOVED to Env.
Transpo tat, jo ..............................................................
Cond. #4
(pg. C-56a) 5'/~ A paved roadway with a minimum of two-way traffic from Wilson
Avenue to East Avenue shall be provided for at all times.
/~ ,6~ The street and storm drain plans for Wilson Avenue, full width, from
Wardman Bullock Road to 1,140 feet wast of the west project
boundary shall be prepared, to the satisfaction of the City Engineer.
/ r °/ " r-s/
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 22, 1999
Page 5
DELETED
7 ~f) Wardman Bullock Road/Young's Canyon Road within the project
boundaries shall be constructed 102 feet wide, per the Etiwanda
Specific Plan. Proposed additional parkways will be designed per
City Standards and policies, to the satisfaction of the City Engineer.
The developer shall be eligible to receive transportation fee credit and
reimbursement consistent with the policy towards the portions of
Wardman Bullock Road and Young's Canyon Road that are classified
as backbone.
g ),'f) Street "B" at the eastedy terminus shall be designed as a standard
cul-de-sac, with the eastern curb face set 2 feet from the property
line, standard cul-de-sac right-of-way.
? )~) The drainage issues shall be resolved, to the satisfaction of all
involved agencies, prior to recordation of the Final Map as follows:
a) A final drainage study shall be prepared. In addition to the
design and sizing of the drainage facilities for the project, the
current drainage patterns and hydrology shall be discussed.
The study will determine how much flow is being routed to the
Etiwanda system and how much flow to the San Sevaine
system. Drainage systems proposed with this development
shall not increase flows to the Etiwanda system.
DELETED Moved to
Standard Condition
No. K2. (pg C-76)
........... :-" ....F,"MA
b ,~ The ultimate regional improvements including the Upper
Etiwanda Regional Mainline Channel and the debds basin north
of Wilson Avenue or an spprov~ ....... fsc:.I:.ty shall be
bonded for, have aRl~roved plans, and be under construction;
REV[SED or interim facilIties shall be bonded for and
approved.
C ~ Facilities to protect the site from local flows shall be designed,
to the satisfaction of the City Engineer.
~ A All necessa~ environmental clearances shall be obtained.
'The developer, at his sole expense and effort, shall acquire all
easements necessary to accommodate ultimate, local, and/or
interim facilities. In the event the developer is not able to
acquire the necessary off-site dght-ofoway. the Final Map shall
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 22, 1999
Page 6
be disapproved per Chapter 4, Article 1, Section 66473 of the
Subdivision Map Act.
Maintenance responsibility of the drainage facilities that will be
constructed to protect the site from local flows is undermined.
Appropriate measures shall be taken to provide for the
maintenance.
DELETED ~' ..........................................................
MOVED to Env. "" A traffic .,w ................ ~ ......................... ;ntersect;en c.f
Mit Measures
Transpo tation ~^':"'~ ' .............. :" "" ...... ^ .......~' .......~ .....
(pg C 56)
DELETED ............. r- ........;n Parc~i Ate .......................... stra~t
70 ~) Indicate school bus stop locations. If curb lane is less than 20 feet,
a bus bay shall be provided to the satisfaction of the City
REV[SED Engineer. Any amendments to the tentative map resulting
from the necessity of a bus bay shall be the responsibility
of the developer.
/I 1,6) An Etiwanda Specific Plan Amendment shall be processed to reduce
the southerly parkway of Wilson Avenue from Wardman Bullock Road
to 1,400 feet west of Wardman Bullock Road, where the Metropolitan
Water Distdct feeder line moves to the south side of WilSon Avenue,
pdor to approval of the Final Map. The parkway shall be reduced
J<st -"from ~ feet to 4~rfeet and maintain the proposed meandering bike
path and equestrian trail. If denied, an amended Tentative Tract Map
shall be processed to indicate the required Wilson Avenue right-of-
way and the new lot layout.
/2- :yt) The standard parkways and trails along Wardman Bullock Road,
Young's Canyon Road, Summit Avenue, and Wilson Avenue will be
annexed into Landscape Maintenance Distdct No. 7. All other areas
proposed for public maintenance will be annexed into the newly
created district.
/j l,d) The Tentative Tract will be conditioned to form and join a new
assessment district, which will maintain the additional park lands and
widened parkways. The district will be formed with an escalator to
allow for increases in maintenance costs without a vote.
1/9) Consultant shall check with the Engineering Division for landscape
design information pertaining to Wardman Bullock Road and Wilson
Avenue.
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 22, 1999
Page 7
/'.f~ The Community Trail along the south project boundary shall be
20 feet wide. A connection to the existing trail to the east,
constructed with Tract 13566-2, shall be designed to the satisfaction
of the City Engineer. The developer shall acquire any off-site right-of-
REVISED way necessary to design the trail to City Standards, prior to
recordation of the Fif'm+-Mep adjacent phase of the map.
//, ~ The local residential streets shall be constructed with property-line-
adjacent sidewalk.
1 ? .2;Z) The developer is providing three parks as part of the project. The
parks will be of varying sizes and be designed to encourage different
levels of community activity. The 7.94-acre park will have a parking
lot, community trail access, restroom facility, minimal ball fields, and
open space. The 6.67-acre park will be a standard neighborhood park
with programmed ball fields, restroom facility, parking lot, and open
space. The 3.73-acre park.will be a passive park with curbside
parking, a tot lot, restrooms, and open space as follows:
a) A parkway trail connecting the parks shall be provided, to the
satisfaction of the City Engineer.
b) The tree parks shall be constructed in accordance with the
recommendations of the Parks and Recreation Commission with
the boundaries of the subdivision, in- lieu of payment of park
fees.
c) The developer shall enter into an agreement with the City to
provide for the construction of the parks in-lieu of paying park
fees, subject to City Council approval.
d) Each park shall be fully constructed upon completion of one-half
of the units within each respective parcel: the 46th unit for
Parcel A, the 90th unit for Parcel B, and the 42rid unit for Parcel
C.
e) The Park and Recreation Commission p~
et~ shall approve the park design, including grading for
REV I SED each park, prior to respective map approval.
f) All dedicated park lands are to be located on non-restricted
developable, unencumbered lands. This includes, but is not
limited to clear title, no easements, no seismic faults, no grades
greater than 10 percent, and free from flood hazard.
ADDED g) It is acknowledged that the proposed location of the
7.94 acre park has a combined 2:1 and 3:1 sloe
occuring on the eastern most edge. This area will Be
landscaped with planter areas and cobbles to the
satisfaction of the City Engineer.
~ ,8) The frontages of the parks within Parcels B and C shall be
posted R26 "No Parking."
Environmental Mitiqation Measures
Geological Problems - All recommendations as outlined by Converse
Consultants Preliminary Geotechnical Investigation of January 20. 1998.
shall be complied with, including but not limited to:
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 22, 1999
Page 9
prevent dust from leaving the site. At a minimum, this would
include wetting down such areas in the later morning and after
work is completed for the day, and whenever wind exceeds 15
miles per hour.
c) After clearing, grading, earth moving, or excavation is
completed, the entire area of disturbed soil shall be treated
immediately by pickup of the Soil until the area is paved or
otherwise developed so that dust generation will not occur.
d) Soil stockpiled for more than two days shall be covered, kept
moist, or treated with soil binders to prevent dust generation.
e) Trucks transporting soil, sand, cut or fill materials, and/or
construction debris to or from the site shall be tarbed from the
point of origin.
6) The construction contractor shall utilize as much as possible pre-
coated natural colored building materials, water-based or Iow-VOC
coating, and coating transfer or spray equipment with high transfer
efficiency, such as high volume low pressure (HVLP) spray method,
or manual coatings application such as paint brush, hand roller,
trowel, spatula, dauber, rag, or sponge.
Transportation
1) Summit Avenue shall be constructed curb-to-curb including street
REVISED lights on both sides and sidewalk on the north side, to the
satisfaction of the City Engineer, from the west project boundary to
East Avenue. Construction shall occur with the first phase of
development. The utilities off-site shall be relocated as necessary.
The overhead utilities on-site shall be under grounded per the City's
under ground utility policy. The developer may request a
reimbursement agreement to recover the cost of permanent
off-site improvements from future development of the off-site
properties frontlng Summit Avenue. 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.
REVISED ~A traffic signal shall be designed and installed
for the intersection of Wilson AvenueRVardman Bullock Road
and a traffic signal shall be designed for the intersection of
Summit Avenue/Young's Canyon Road. The developer shall be
eligible for fee credits toward and reimbursement of costs in
excess of the Transportation Development Fee, in
conformance with City policy.
3) A street connection to Hoppe Drive shall be provided for secondary
access to Tract 13566-2.
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 22, 1999
Page
4) Summit Avenue, Young's Canyon Road, and Wardman Bullock Road
shall be constructed full width, including street lights and sidewalk,
within the project boundaries with the first phase of development.
REVISED Completion of parkway landscaping may be deferred with
phased final maps.
5) The project will be required to install frontage street improvements in
their ultimate configuration, per City ordinance, and to pay
Transportation Development fees for improvements within the City
limits and Congestion Management Program mitigation fees for
improvements outside the City limits.
6) The project's congestion Management Program/Traffic Impact
Analysis (CMP/TIA) study identified traffic impacts at three locations,
which will result in an unacceptable level of service unless mitigated.
The TIA has also determined the amount of this project's fair share
contribution to these mitigations. A cash payment in-lieu of
construction as contribution for the following future projects shall be
Project NO ~'F 14759
Completion Date
4. 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.
5. 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.
J. Public Maintenance Areas
1. A separate set of landscape and irrigation plans per Engineering Public Works Standards shall
be submitted to the City Engineer for review and approval prior to final map approval or
issuance of building permits, whichever occurs first. The following landscaped parkways,
medians, paseos, easements, trails or other areas shall be annexed into the Landscape
Maintenance District: Wilson Avenue, Wardman Bullock Road, Young's Canyon Road, Summit
Avenue, interior trails and parks.
2. Public landscape areas are required to incorporate substantial areas (40%) of mortared cobble
or other acceptable non-irrigated surfaces.
3. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting
Districts shall be filed with the City Engineer prior to final map approval or issuance of building
permits whichever occurs first. Formation costs shall be borne by the developer.
4. All required pub!ic landscaping and irrigation systems shall be continuously maintained by the
developer until accepted by the City.
K. Drainage and Flood Control
1. The project (or portions thereof) is located within a Flood Hazard Zone; therefore, flood
protection measures shall be provided as certified by a registered Civil Engineer and appreved
by the City Engineer.
2. It shall be the developer's responsibility to have the current FIRM Zone D designation
ADDED removed from the project area. The developer's engineer shall prepare all necessary
reports, plans, and hydrologic/hydraulic calculations. A Conditional Letter of Map
Revision (CLOMR) shall be obtained from FEMA prior to final map approval or
issuance of building permits, whichever occurs first. A Letter of Map Revision
(LOMR) shall be issued by FEMA prior to building permit issuance.
3. A final drainage study shall be submitted to and approved by the City Engineer prior to final map
approval or the issuance of building permits, whichever occurs first. All drainage facilities shall
be installed as required by the City Engineer.
4. A permit from the San Bemardino County Flood Control District is required for work within its
right-of-way.
5. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe
measured from the outer edge of a mature tree trunk.
6, Public storm drain easements shall be graded to convey overflows in the event of a blockage
in a sump catch basin on the public street.
L. Utilities
1. Provide separate utility services to each parcel including sanitary sewerage system, water, gas,
electric power, telephone, and cable 'IV (all underground) in accordance with the Utility
Standards. Easements shall be provided as required.
2. The developer shall be responsible for the relocation of existing utilities as necessary.
3. Water and sewer plans shall be designed and constructed to meet the requirements of the
Cucamonga County Water District (CCWD), Rancho Cucamonga Fire Protection District, and
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE TRACT
NO. 14759, A RESIDENTIAL SUBDIVISION OF 358 SINGLE FAMILY
LOTS AND 3 LETTERED LOTS FOR COMMON OPEN SPACE/PARKS
TOTALING 18.3 ACRES ON 132 ACRES OF LAND IN THE LOW
RESIDENTIAL DISTRICT (2-4 DWELLING UNITS PER ACRE) OF THE
ETIWANDA SPECIFIC PLAN, LOCATED ON THE EAST AND WEST
SIDES OF WARDMAN BULLOCK ROAD, .NORTH AND SOUTH OF
SUMMIT AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF -
APN: 226-102-17.
A. Recitals.
1. Rancho Summit has filed an application for the approval of Tentative Tract No. 14759,
as described in the title of this Resolution. Hereina~er in this Resolution. the subject Tentative
Tract Map request is referred to as "the application."
2. On September 22, and continued to September 29, 1999, the Planning Commission
of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and
concluded said hearing on that date.
3. 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 headng on September 22, and continued to September 29, 1999, including
written and oral staff reports, together with public testimony, this Commission hereby specifically
finds as follows:
a. The application applies to property located on the south side of Wilson Avenue
east and west of Wardman Bullock Road and north and south of Summit Avenue with a street
frontage of 1,800 feet on Wilson Avenue and lot depth of 3,300 feet and is presently improved
with a derelict building foundation, an old reservoir, an olive grove, an Oak tree, and Eucalyptus
windrows. The site is in a Flood Zone "D" at the southeastern area of the Etiwanda (Alluvial) Fan
and slopes from north to south at approximately 3.5 percent. The elevation difference across the
site is approximately 115 feet. There are two remnant drainage courses through the site that no
longer carry much water due to flood control efforts to the north and west of the site. Further
drainage improvements will be conducted on-site and off-site to the north and west to protect the
site from flooding. Vegetation on-site includes Riversidian Alluvial Fan Scrub, which is a plant
community known to support habitat for threatened and endangered species. There is a grove
of Olive trees on-site, which are required to be preserved by the Etiwanda Specific Plan; and
b. The property to the north of the subject site is vacant and developed with single
family homes, the property to the south consists of a flood control basin, the property to the east
is developed with single family homes, and the property to the west is vacant and improved with
flood control facilities; and
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - RANCHO SUMMIT
September 29, 1999
Page 2
c. A Congestion Management Program/Traffic Impact Analysis has been prepared
for the project to determine whether the project will cause increases in vehicle tdps or traffic
congestion in excess of projections for the adopted land use. The projectwill be required to install
frontage street improvements in their ultimate configuration, per City ordinance, and pay
Transportation Development fees for improvements Within the City limits and Congestion
Management Program mitigation fees for improvements outside the City limits. This will reduce
traffic related impacts to a less than significant level; and
d. The application is for subdivision purposes only, home and lot-by-lot landscape
design would be reviewed with a future Development Review submittal; and
e. The project is proposed to be developed under both the Basic and Optional
Development Standards of the Etiwanda Specific Plan. Increased density is offset by inclusion
of three public parks within the project, which will provide recreational opportunities both for future
residents within the tract and for the surrounding area; and
f, The project site is potential habitat for threatened or endangered species (i.e.,
California Gnatcatcher and San Bemardino Merriam Kangaroo Rat, respectively) and biological
surveys were conducted by a permitted biologist in accordance with the United States Fish and
Wildlife Service protocols. The protocol surveys concluded that the species were not found; and
g. The project site is potential habitat for an endangered species, the Quino
Checkerspot Butterfry, and a habitat assessment was conducted and determined that, because
of a lack of host plants, the site does not support adequate habitat and the species is not present;
and
h. The project site contains 18.8 acres of undisturbed Riversidian Alluvial Fan Sage
Scrub, the removal of which will be mitigated in an off-site mitigation land bank; and
i. The project site is located within the "Wildland/Urban Interface" zone and San
Bernardino County Fire Safety Oveday District; and
j. The existing Eucalyptus tree windrows will be replaced with new windrow planting
in conformance with the requirements of the Etiwanda Specific Plan; and
k. The existing Olive trees will be transplanted to be included in on-site landscaping;
and
I. Air quality impacts related to construction activities will be mitigated by following
techniques recommended by the South Coast Air Quality Management District; and
m. The site does not fall within an identified Seismic Special Studies Zone but the
Red Hill Earthquake Fault Zone lies approximately one-half mile to the north. Specialized grading
methods supervised by a geologist is required to mitigate potential seismic hazards; and
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 the Etiwanda Specific Plan; and
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 29, 1999
Page 3
b. The design or improvements of the Tentative tract is consistent with the General
Plan, Development Code, and the Etiwanda Specific Plan; 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. That the Mitigated Negative Declaration has been prepared in compliance with
the California Environmental Quality Act of 1970, as amended, and the State CEQA guidelines
promulgated thereunder; that said Mitigated Negative Declaration and the Initial Study prepared
therefore reflect the independent judgment of the Planning Commission; and, further, this
Commission has reviewed and considered the information contained in said Mitigated Negative
Declaration with regard to the application.
b. Although the Mitigated Negative Declaration identifies certain significant
environmental effects that will result if the project is approved, all significant effects have been
reduced to an acceptable level by imposition of mitigation measures on the project, which are
listed below as conditions of approval.
c. Pursuant to the provisions of Section 753.5(c) of Title 14 of the Califomia Code
of Regulations, the Planning Commission finds as follows: In considering the record as a whole,
the Initial Study and Mitigated Negative Declaration for the project, there is no evidence that the
proposed project will have potential for an adverse impact upon wildlife resources or the habitat
upon which wildlife depends. Further, based upon the substantial evidence contained in the
Mitigated Negative Declaration, the staff reports and exhibits, and the information provided to the
Planning Commission dudng the public headng, the Planning Commission hereby rebuts the
presumption of adverse effect as set forth in Section 753.5(c-1-d) of Title 14 of the California Code
of Regulations.
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.
Planninq Division
1) Provide pedestrian connections between cul-de-sac Streets "J," "O,"
"P," and "S" and Wardman Bullock Road.
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 29, 1999
Page 4
2) For "T" intersections, plot homes to avoid headlight glare of oncoming
traffic from the street as much as possible.
3) Provide retaining walls as necessary to maximize useable rear and
corner side yard areas.
4) The decorative entry monumentation shall be located completely on-
site. out of the public right-of-way and shall be maintained by the
Homeowners' Association.
Enqineerin~ Division
1) Right-of-way shall be acquired for Summit Avenue from the west
project boundary to East Avenue, in conjunction with the standard
condition regarding condemnation. The north half shall be fully
dedicated per figure 5-39 of the Etiwanda specific Plan. The south
half shall be dedicated 23 feet wide as measured from the street
centerline. The existing school site at the northeast corner of East
Avenue and Summit Avenue is fully improved, no additional right-of-
way will be required at this location.
2) Summit Avenue within the project boundaries shall be constructed 71
feet wide, per the Etiwanda Specific Ran. Proposed additional
parkways will be designed per City Standards and policies, to the
satisfaction of the City Engineer.
3) The extension of Summit Avenue northeast of the Wardman Bullock
Drive intersection shall have a street right-of-way of 66 feet with a
curb-to-curb street dimension of 44 feet.
4) The southwest leg of the Summit Avenue intersection shall have a 44
foot curb-to-curb street dimension for a distance of 250 feet.
5) A paved roadway with a minimum of two-way traffic from Wilson
Avenue to East Avenue shall be provided for at all times.
6) The street and storm drain plans for Wilson Avenue, full width, from
Wardman Bullock Road to 1,140 feet west of the west project
boundary shall be prepared, to the satisfaction of the City Engineer.
7) Wardman Bullock Road/Young's Canyon Road within the project
boundaries shall be constructed 102 feet wide, per the Etiwanda
Specific Plan. Proposed additional parkways will be designed per
City Standards and policies, to the satisfaction of the City Engineer.
The developer shall be eligible to receive transportation fee credit and
reimbursement consistent with the policy towards the portions of
Wardman Bullock Road and Young's Canyon Road that are classified
as backbone.
8) Street "B" at the easterly terminus shall be designed as a standard
cul-de-sac, with the eastern curb face set 2 feet from the property
line, standard cul-de-sac right-of-way.
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 29, 1999
Page 5
9) The drainage issues shall be resolved, to the satisfaction of all
involved agencies, prior to recordation of the Final Map as follows:
a) A final drainage study shall be prepared. In addition to the
design and sizing of the drainage facilities for the project, the
current drainage patterns and hydrology shall be discussed.
The study will determine how much flow is being routed to the
Etiwanda system and how much' flow to the San Sevaine
system. Drainage systems proposed with this development
shall not increase flows to the Etiwanda system.
b) The ultimate regional improvements including the Upper
Etiwanda Regional Mainline Channel and the debris basin north
of Wilson Avenue shall be bonded for, have approved plans,
and be under construction; or interim facilities shall be bonded
for and approved.
c) Facilities to protect the site from local flows shall be designed,
to the satisfaction of the City Engineer.
d) All necessary environmental clearances shall be obtained.
e) The developer, at his sole expense and effort, shall acquire all
easements necessary to accommodate ultimate, local, and/or
interim facilities. In the event the developer is not able to
acquire the necessary off-site right-of-way, the Final Map shall
be disapproved per Chapter 4, Article 1, Section 66473 of the
Subdivision Map Act.
f) Maintenance responsibility of the drainage facilities that will be
constructed to protect the site from local flows is undetermined.
Appropriate measures shall be taken to provide for the
maintenance.
10) Indicate school bus stop locations. If curb lane is less than 20 feet,
a bus bay shall be provided to the satisfaction of the City Engineer.
Any amendments to the tentative map resulting from the necessity of
a bus bay shall be the responsibility of the developer.
11 ) An Etiwanda Specific Plan Amendment shall be processed to reduce
the southerly parkway of Wilson Avenue from Wardman Bul lock Road
to 1,400 feet west of Wardman Bullock Road, where the Metropolitan
Water Distdct feeder line moves to the south side of Wilson Avenue,
prior to approval of the Final Map. The parkway shall be reduced
from 65 feet to 38 feet and maintain the proposed meandering bike
path and equestrian trail. If denied, an amended Tentative Tract Map
shall be processed to indicate the required Wilson Avenue right-of-
way and the new lot layout.
12) The standard parkways and trails along Wardman Bullock Road,
Young's Canyon Road, Summit Avenue, and Wilson Avenue will be
annexed into Landscape Maintenance District No. 7. All other areas
proposed for public maintenance will be annexed into the newly
created district.
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 29, 1999
Page 6
13) The Tentative Tract will be conditioned to form and join a new
assessment district, which will maintain the additional park lands and
widened parkways. The distdct will be formed with an escalator to
allow for increases in maintenance costs without a vote.
14) Consultant shall check with the Engineering Division for landscape
design information pertaining to Wardman Bullock Road and Wilson
Avenue.
15) The Community Trail along the south project boundary shall be
20 feet wide. A connection to the existing trail to the east,
constructed with Tract 13566-2, shall be designed to the satisfaction
of the City Engineer. The developer shall acquire any off-site right-of-
way necessary to design the trail to City Standards, prior to
recordation of the adjacent phase of the map.
16) The local residential streets shall be constructed with property-line-
adjacent sidewalk.
17) The.developer is providing three parks as part of the project. The
parks will be of varying sizes and be designed to encourage different
levels of community activity. The 7.94-acre park will have a parking
lot, community trail access, restroom facility, minimal ball fields, and
open space. The 6.67-acre park will be a standard neighborhood park
with programmed ball fields, restroom facility: parking lot, and open
space. The 3.73-acre park will be a passive park with curbside
parking, a tot lot, restrooms, and open space as follows:
a) A parkway trail connecting the parks shall be provided, to the
satisfaction of the City Engineer.
b) The tree parks shall be constructed in accordance with the
recommendations of the Parks and Recreation Commission with
the boundaries of the subdivision, in- lieu of payment of park
fees.
c) The developer shall enter into an agreement with the City to
provide for the construction of the parks in-lieu of paying park
fees, subject to City Council approval.
d) Each park shall be fully constructed upon completion of one-half
of the units within each respective parcel: the 46th unit for
Parcel A, the 90th unit for Parcel B, and the 42rid unit for Parcel
C.
e) The Park and Recreation Commission shall approve the park
design, including grading for each park, pdor to respective map
approval.
f) All dedicated park lands are to be located on non-restricted
developable, unencumbered lands. This includes, but is not
limited to clear title, no easements, no seismic faults, no grades
greater than 10 percent, and free from flood hazard.
d -/"/
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 29, 1999
Page 7
g) It is acknowledged that the proposed location of the 7.94 acre
park has a combined 2:1 and 3:1 slope occuring on the eastern
most edge. This area will be landscaped with planter areas and
cobbles to the satisfaction of the City Engineer.
h) The frontages of the parks within Parcels B and C shall be
posted R26 "No Parking."
Environmental Mitiqation Measures
Geological Problems - All recommendations as outlined by Converse
Consultants Preliminary Geotechnical Investigation of January 20, 1998,
shall be complied with, including but not limited to:
1) Site grading, in general, shall include removal and replacement as
processed compacted flits of all undocumented fill materials, flood
control dikes, and the upper 2 to 5 feet of top soils and alluvial fan
deposits. Deeper removal may be required along the locally active
channels within natural drainage areas. Site grading would involve
removal and disposal, or on-site crushing, of considerable amounts
of oversize material comprising cobbles and boulders. Site
preparation would also include removal and disposal of vegetation,
weeds, brush, trees, debris piles, buried irrigation pipes, and the
concrete water tank.
2) Additional investigation and geotechnical exploration shall occur
during site grading to assess collapse potential of matrix material
comprising silty sand with gravel and gravelly sand materials.
3) A detailed geotechnical investigation report, including detailed site
grading and preliminary foundation design and construction
recommendations, shall be prepared and submitted for review by the
City, pdor to issuance of grading permits.
Air Quality
1) The construction contractor shall select the construction equipment
used on-site based on low emission factors and high energy
efficiency. The construction contractor shall ensure that construction
Grading Plans include a statementthat all construction equipment will
be tuned and maintained in accordance with the manufacturers
specifications.
2) The construction contractor shall utilize electric or diesel-powered
equipment in lieu of gasoline-powered engines where feasible.
3) The construction contractor shall ensure that construction Grading
Plans include a statement that work crews will shut off equipment
when not in use. During smog season (May through October). the
overall length of the construction pedod should be extended, thereby
decreasing the size of the area prepared each day, to minimize
vehicles and equipment operating at the same time.
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 29, 1999
Page 8
4) The construction contractor shall support and encourage ride shadng
and transit incentives for the construction crew.
5) Dust generated by the development activities shall be retained on-site
and kept to a minimum by following the dust control measures listed
below:
a) During clearing, grading, earth moving, excavation, or
transportation of cut or fill materials, water trucks or sprinkler
systems shall be used to prevent dust from leaving the site and
to create a crust after each day's activities cease.
b) During construction, water trucks or sprinkler systems shall be
used to keep all areas of vehicle movement damp enough to
prevent dust from leaving the site. At a minimum, this would
include wetting down such areas in the later morning and after
work is completed for the day, and whenever wind exceeds 15
miles per hour.
c) After clearing, grading, earth moving, or excavation is
completed, the entire area of disturbed soil shall be treated
immediately by pickup of the soil until the area is paved or
otherwise developed so that dust generation will not occur.
d) Soil stockpiled for more than two days shall be covered, kept
moist, or treated with soil binders to prevent dust generation.
e) Trucks transporting soil, sand, cut or fill materials, and/or
construction debris to or from the site shall be tarped from the
point of origin.
6) The construction contractor shall utilize as much as possible pre-
coated natural colored building materials, water-based or Iow-VOC
coating, and coating transfer or spray equipment with high transfer
efficiency, such as high volume low pressure (HVLP) spray method,
or manual coatings application such as paint brush, hand roller,
trowel, spatula. dauber, rag, or sponge.
Transportation
1) Summit Avenue shall be constructed curb-to-curb including street
lights on both sides and sidewalk on the north side, to the satisfaction
of the City Engineer, from the west project boundary to East Avenue.
Construction shall occur with the first phase of development. The
utilities off-site shall be relocated as necessary. The overhead utilities
on-site shall be under grounded per the City's under ground utility
policy. The developer may request a reimbursement agreement to
recover the cost of permanent off-site improvements from future
development of the off-site properties fronting Summit Avenue. 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.
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 29, 1999
Page 9
2) A traffic signal shall be designed and installed for the intersection of
Wilson Avenue/Wardman Bullock Road and a traffic signal shall be
designed for the intersection of Summit Avenue/Young's Canyon
Road. The developer shall be eligible for fee credits toward and
reimbursement of costs in excess of the Transportation Development
Fee, in conformance with City policy.
3) A street connection to Hoppe Drive shall be provided for secondary
access to Tract 13566-2.
4) Summit Avenue, Young's Canyon Road, and Wardman Bullock Road
shall be constructed full width, including street lights and sidewalk,
within the project boundaries with the first phase of development.
Completion of parkway landscaping may be deferred with phased
final maps.
5) The project will be required to install frontage street improvements in
their ultimate configuration, per City ordinance, and to pay
Transportation Development fees for improvements within the City
limits and Congestion Management Program mitigation fees for
improvements outside the City limits.
6) The project's 'congestion Management Program/Traffic Impact
Analysis (CMP/TIA) study identified traffic impacts at three locations,
which will result in an unacceptable level of sen/ice unless mitigated.
The TIA has also determined the amount of this project's fair share
contribution to these mitigations. A cash payment in-lieu of
construction as contribution for the following future projects shall be
paid, prior to the issuance of building permits or Final Map approval,
whichever occurs first, in the following amounts:
Amount Recipient A~ency Future Project
$16,037 City of Rancho Cucamonga Installation of a future traffic
signal at the intersection of
Cherry Avenue and Young's
Canyon Road.
$12,264 City of Fontana Installation of a future traffic
signal at the intersection of
Cherry Avenue and Summit
Avenue/I-15 Freeway
frontage road.
$17,792 City of Fontana Installation of a future traffic
signal at the intersection of
Cherry Avenue and Carter
Avenue.
Water/Flooding
1) The absorption rate will be altered because of the paving and
hard scape proposed. Runoff created by development of the
site will be mitigated through the installation of a storm drain
-/7
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 29, 1999
Page 10
system, which will collect flows at the southwest comer of the
site and outlet into the San Sevaine Basin. Additionally, the
applicant is proposing to protect the site from runoff using
drainage facilities. A final drainage study will be prepared and
reviewed for the design of the facility, prior to recordation of the
Final Tract Map. If the applicant cannot acquire off-site property
interests necessary to build the drainage facilities, the developer
waives his dght to recordation of the Final Map.
Biological Resources
1) All of the existing Olive trees on-site deemed worthy of
transplantation by a certified arborist shall be transplanted to be
included in on-site landscaping.
2) The existing Eucalyptus windrow along the east project
boundary shall be preserved and protected in-place as it serves
a significant buffering function. Individual trees within the
windrow may be removed if they are found to be diseased,
- dead, or dangerous in the future subject to replacement at a
ratio of 1:1 with minimum 5-gallon Eucalyptus Maculata at 8 feet
on center per the Etiwanda Specific Plan.
3) Eucalyptus windrows removed to accommodate the project shall
be replaced with new windrow planting of minimum 5-gallon
Eucalyptus Maculata at 8-foot spacing at a rate of 50 linear feet
of new windrow per acre.
4) The Coast Live Oak tree shall either be preserved in-place or
transplanted on-site. If the tree is damaged dudng
transplantation or construction, it may be replaced with a
minimum 48-inch box sized Coast Live Oak tree.
5) Purchase and preserve (in perpetuity) off-site lands, such as
expanding the North Etiwanda Habitat Preserve, to provide
substitute resources at a ratio of 1:1 for the undisturbed
Riversidian Alluvial Fan Sage Scrub that would be lost through
project implementation.
Hazards
1 ) The site falls within the "Wildland/Urban Interface" zone and is
therefore subject to fire hazard mitigation requirements such as
vegetation management, specialized home construction
methods. and other requirements to comply with the Rancho
Cucamonga Fire Distdct's Standards for the high fire hazard
zone.
Cultural Resources
1 ) Per the recommendations of RMW Archeological Survey report
dated December 1998, grading/ground disturbing activities in
the northern half of the site shall be monitored by an
PLANNING COMMISSION RESOLUTION NO.
TT 14759 - Rancho Summit
September 29, 1999
Page 11
archaeologist due to the possibility that sub-surface deposits of
historic era remains could be located on-site.
6. The Secretary to this Commission shall certify to the adoption of this
Resolution.
APPROVED AND ADOPTED THIS ~DDDAY OF SEPTEMBER 1999.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Larry T. McNiel, Chairman
ATTEST:
Brad Buller, Secretary
I, Brad Buller, 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 22,,ff'a day
of September 1999, by the following vote-to-wit: ,~..~7'~
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
City of Rancho Cucamonga
MITIGATION MONITORING
PROGRAM
Project File No.: Tentative Tract 14759
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 irnpact 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 City Planner, 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. An MMP Reporting Form will be prepared for each potentially significant impact and its
corresponding mitigation measure identified in the Mitigation Monitoring Checklist, attached
hereto. This procedure designates who will take action, what action will be taken and when,
and to whom and when compliance will be reported. All monitoring and reporting
documentation will be kept in the project file with the department having the original authority
for processing the project. Reports will be available from the City upon request at the following
address:
City of Rancho Cucamonga - Lead Agency
Planning Division)
10500 Civic Center Drive
Rancho Cucamonga, CA 91730
Mitigation Monitoring Program
TT 14759
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 mffigation 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 Community Development 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 prior to the issuance of building permits.
MITIGATION MONITORING CHECKLIST (INITIAL STUDY PART III).
Project File No.: Tentative Tract 14759 Applicant: Rancho Summit.
Initial Study Prepared by: Brent Le Count Date: August 31, 1999
, · ;., ~.
Geologic Problems ' !?~;' '~ .
Site grading shall include removal &replacement of BO C Ongoing NC 2/4
undocumented fill materials. flood control dikes. top
soils& all fan deposits
Additional investigation & geotechnical exploration BO C Ongoing A/C 2/4
during site grading to access collapse potential
Geotechnical report of grading, foundation design & BO B Prior to C 2
construction recommendations construction
permits
Water
Installation of storm drain system &final drainage CE B Final map D 1
study recordation
Air Quality
Selection of low-emission construction equipment. CP/BO B/C Plan check C/A 2/4
Utilization of electric or diesel-powered equipment CP/BO C Ongoing A 4
where feasible
Grading Plans state equipment shut off when not in CP/BO C Plan check C 2
use. Extend construction period during smog season
(May-October)
Ride sharing & transit incentives encouraged for CP/BO C Ongoing A 4
construction crew
Dust control measures to be utilized CP/BO C Ongoing A 4
Utilization of preocoated natural colored building CPIBO B/C Ongoing A 4
materials where possible and, low pollution coatings
and application methods
MITIGATION MONITORING CHECKLIST FOR TENTATIVE TRACT 14759 Page 2
Transportation/Circulation
Summit Avenue construction including street lights & CE A I st phase A 3/4
sidewalk construction
Design &installation of traffic signal at Wilson Ave./ CE B Construction A 3/4
Wardman Bullock Rd. and design of signal for
Summit Ave./Young's Canyon Rd.
Provide street connection to Hoppe Drive for access CE B Construction AJC 3/4
to Tract 13566-2
Construction of Summit Ave., Young's Canyon Rd., & CE A 1 st phase A 3/4
Wardman Bullock Rd. including street lights & construction
sidewalk
Fair share cash payment to proper agency with CE B Prior to D 1/2
respect to CMP/TIA study: issuance of
· $16,037 to City of Rancho Cucamonga for traffic building
signal at Cherry AveJYoung's Canyon Rd. permits or '
· $12,264 to City of Fontana for traffic signal at Final Map
Cherry Ave. &Summit Ave./I-15 Freeway approval, .'
frontage road whichever
$17,792 to City of Fontana for traffic signal at occurs first
Cherry Ave./Carter Ave.
Biological Resources
Transplantation of healthy Olive trees CP B/C Prior to NC 2/4
grading
permit
Preservation of Eucalyptus windrow along east CP B/C Prior to A/C 2/4
boundary and replacement of diseased trees within grading
same permit
Replacement of Eucalyptus windrows removed to CP B/C Prior to A/C 2/4
accommodate project grading
permit
MITIGATION MONITORING CHECKLIST FOR TENTATIVE TRACT 14759 Page 3
Preservation or transplantation of Coast Live Oak CP B/C Prior to 2/4
tree grading
~ermit
Purchase and preservation of off-site habitat for CP B Prior to 2
Riversidian Alluvial Fan Sage Scrub permits
Fire hazard mitigation FC B/C/D Plan check NC 2
Archaeologist to monitor grading/ground disturbing CP/BO C Ongoing A 2/4
activities in northern half of site
t
Key to Checklist Abbreviations
Responsible Person Monltorln~l .Frequent/ Method of Verification Sanctions
CDD - Community Development Director A - With Each New Development A - On-site Inspection I - Withhold Recordation of Final Map
CP - City Planner or designee B - Pdor To Construction B - Other Agency Permit / Approval 2 - Withhold Grading or Building Permit
CE - City Engineer or designee C - Throughout ConstrucUon 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
h\PLANNING\FINAL\CEQA~mmChktSt-SAMPLE.wpd
COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
PROJECT #: Tentative Tract 14759
SUBJECT: Sinfile family subdivision
APPLICANT: Lennar Homes
LOCATION: south side Wilson Avenue at Wardman Bullock Road
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
APPLICANT SHALL CONTACT THE PLAN NING DIVISION, (909) 477-2750, FOR COMPLIANCE WITH THE FOLLOWING
CONDITIONS:
~A. General Requirements Completion Date
1. The applicant shall agree to defend at his sole expense any action brought against the City, its
agents, officers, or employees, because of the issuance of such approval, or in the alternative,
to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or
employees, for any Court costs and attorney's' fees which the City, its agents, officers. or
employees may be required by a court to pay as a result of such action. The City may, at its
sole discretion, participate at its own expense in the defense of any such action but such
participation shall not relieve applicant of his obligations under this condition.
2. A copy of the signed Resolution of Approval or City Planner's letter of approval, and all Standard
Conditions, shall be included in legible form on the grading plans, building and construction
plans, and landscape and irrigation plans submitted for plan check.
B. Time Limits
1. Subdivision approval shall expire, unless extended by the Ranning Commission, if building
permits are not issued or approved use has not commenced within 3 years from the date of
approval.
C. Site Development
1. The site shall be developed and maintained in accordance with the approved plans which
include site plans, architectural elevations, exterior materials and colors, landscaping, sign
program, and grading on file in the Planning Division, the conditions contained herein,
Development Code regulations, and the Etiwanda Specific Plan.
2. All site, grading, landscape, irrigation, and street improvement plans shalt be coordinated for
consistency prior to issuance of any permits (such as grading, tree removal, encroachment,
Proiect NO ~ 14759
Completion Date
building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved
use has commenced, whichever comes first.
3. Approvat of this request shall not waive compliance with all sections of the Development Code,
all other applicable City Ordinances. and applicable Community or Specific Plans in effect at
the time of building permit issuance.
4. 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 (he satisfaction of the City Planner.
For single family residential developments, transformers shall be placed in underground vaults.
5. 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 Divisions
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 Division 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.
6. All parkways, open areas, and landscaping shall be permanently maintained by the property
owner, homeowners' association, or other means acceptable to the City. Proof of this
landscape maintenance shall be submitted for City Planner and City Engineer review and
approved prior to the issuance of building permits.
7. The developer shall submit a construction access plan and schedule for the development of all
lots for City Planner and City Engineer approval; including, but not limited to, public notice
requirements, special street posting, phone listing for community concerns, hours of
construction activity, dust control measures, and security fencing.
8. ' 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 notif'/, by mail, all contiguous property
owner at least 30 days prior to the removal of any existing walls/fences along the project's
perimeter.
9. For single family residential development, a 2-inch galvanized pipe shall be attached to each
support post for all wood fences, with a minimum of two ~-inch lag bolts, to withstand high
winds. Both post and pipe shall be installed in an 18-inch deep concrete footing. Pipe shall
extend at least 4 feet, 6 inches above grade.
10. Wood fencing shall be treated with stain, paint, or water sealant.
11. Slope fencing along side property lines may be wrought iron or black plastic coated chain link
to maintain an open feeling and enhance views.
12. On corner side yards, provide minimum 5-foot setback between walls/fences and sidewalk.
13. For residential development, return walls and corner side walls shall be decorative masonry.
14. Where rock cobble is used, it shall be real river rock. Other stone veneers may be
manufactured products.
Project NO TT 14759
Completion Date
D. Landscaping
1. A detailed landscape and irrigation plan, including slope planting and model home landscaping
in the case of residential development, shall be prepared by a licensed landscape architect and
submitted for City Planner review and approval prior to the issuance of building permits or prior
final map approval in the case of a custom lot subdivision.
2. Existing trees required to be preserved in place shall be protected with a construction barrier
in accordance with the Municipal Code Section 19.08.110, .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.
3. 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.
4. 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.
5. For single family residential development, all slope planting and irrigations shall be continuously
maintained in a healthy and thriving condition by the developer until each individual unit is sold
and occupied by the buyer. Prior to releasing occupancy for those units, an inspection shall be
conducted by the Planning Division to determine that they are in satisfactory condition.
6. Front yard and corner side yard landscaping and irrigation shall be required per the
Development Code and/or Etiwanda Specific Plan. This requirement shall be in addition to the
required street trees and slope planting.
7. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included
in the required landscape plans and shall be subject to City Planner review and approval and
coordinated for consistency with any parkway landscaping plan which may be required by the
Engineering Division.
8. Special landscape features such as mounding, alluvial rock, specimen size trees, Olive tree
relocation, meandering sidewalks (with horizontal change), and intensified landscaping, is
required along Summit Avenue and Wardman Bullock Road.
9. All walls shall be provided with decorative treatment. If located in public maintenance areas,
the design shall be coordinated with the Engineering Division.
10. Tree maintenance criteria shall be developed and submitted for City Planner review and
approval prior to issuance of building perm its. These criteria shall encourage the natural growth
characteristics of the selected tree species.
11. Landscaping and irrigation shall be designed to conserve water (for model homes only) through
the principles of Xeriscape as defined in Chapter 19.16 of the Rancho Cucamonga Municipal
Code,
Project No TT 14759
Completion Date
12. New windrow planting of Eucalyptus Maculata (Spotted Gum) is required at a ratio of 50 linear
feet per acre. The size, spacing, staking, and irrigation of these trees shall compJy with the
City's Tree Preservation Ordinance (RCMC 19.08.100).
E. Environmental
1. Mitigation measures are required for the project. The applicant is responsible for the cost of
implementing said measures, including monitoring and reporting. Applicant shall be required
to post cash, letter of credit, or other forms of guarantee aqceptable to the City Planner in the
amount of $719.00, prior to the issuance of building permits, guaranteeing satisfactory
performance and completion of all mitigation measures. These funds may be used by the City
to retain consultants and/or pay for City staff time to monitor and report on the mitigation
measures. Failure to complete all actions required by the approved environmental documents
shall be considered grounds for forfeit.
In those instances requiring long term monitoring (i.e.) beyond final certificate of occupancy),
the applicant shall provide a written monitoring and reporting program to the City Planner prior
to issuance of building permits. Said program shall identity the reporter as an individual
qualified to know whether the particular mitigation measure has been implemented.
APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 477-2710, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
F. Site Development
1. P~ans shall be submitted for plan check and approved prior to construction. All plans shall be
marked with the project file number (i.e., TT 14759). The applicant shall comply with the latest
adopted Uniform Building Code, Uniform Mechanical Code, Uniform Plumbing Code, National
Electric Code, Title 24 Accessibility requirements, and all other applicable codes, ordinances,
and regulations in effect at the time of permit application. Please contact the Building and
Safety Division for availability of the Code Adoption Ordinance and applicable handouts.
2. Prior to issuance of building permits for a new residential dwelling unit(s) or major addition to
existing unit(s), the applicant shall pay development fees at the established rate. Such fees
may include, but are not limited to: City Beautification Fee, Park Fee, Drainage Fee,
Transportation Development Fee, Permitand Plan Checking Fees, and School Fees. Applicant
shall provide a copy of the school fees receipt to the Building and Safety Division prior to permit
issuance.
3.Street addresses shall be provided by the Buildin9 Official, after tractJparcel map recordation
and prior to issuance of building permits.
4. Construction activity shall not occur between the hours of 8:00 p.m. and 6:30 a.m. Monday
through Saturday, with no construction on Sunday or holidays.
G. Grading
1. Grading of the subject property shall be in accordance with the Uniform Building Code, City
Grading Standards, and accepted grading practices. The final grading plan shall be in
substantial conformance with the approved grading plan.
2.A soils report shall be p. repared by a qualified engineer licensed by the State of California to
perform such work.
3. The final grading plans shall be completed and approved prior to issuance of building permits.
Project No TT 14759
Completion Date
4. A separate grading 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 Plan shall be prepared, stamped, and signed by a
California Registered Civil Engineer.
APPLICANT SHALL CONTACT. THE ENGINEERING DIVISION, (909) 477-2740, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
H. Dedication and Vehicular Access
1. Rights-of-way and easements shall be dedicated to the City for all interior public streets,
community trails, public paseos, public landscape areas, street trees, traffic signal
encroachment and maintenance, and public drainage facilities as shown on the plans and/or
tentative map. Private easements for non-public facilities (cross-lot drainage, local feeder trails,
etc.) shall be reserved as shown on the plans and/or tentative map.
2. Dedication shall be made of the following rights-of-way on the perimeter streets (measured from
street centerline):
48 total feet on Wilson Avenue east of Wardman Bullock Road
79 total feet on Wilson Avenue west of Wardman Bullock Road subject to Plan
Amendment
3. Corner property line cutoffs shall be dedicated per City Standards.
4. Vehicular access rights shall be dedicated to the City for the following streets, except for
approved openings: Wilson Avenue, Summit Avenue, Wardman Bullock Road, Young's Canyon
Road.
5. ' All existing easements lying within future rights-of-way shall be quit-claimed or delineated on
the final map.
6. Additional street right-of-way shall be dedicated along right turn lanes, and bus bays, to provide __
aminimumof7feetmeasuredfromthefaceofcurbs. Ifcurbadjacentsidewalkisusedalong
the right turn lane, a parallel street tree maintenance easement shall be provided.
7. The developer shall make a good faith effort to acquire the required off-site property interests
necessary to construct the required public improvements, and if he/she should fail to do so, the
developer shall, at least 120 days prior to submittal of the final map for approval, enter into an
agreement to complete the improvements pursuant to Government Code Section 66462 at such
time as the City acqu ires the property interests required for the improvements. Such agreement
shall provide for payment by the developer of all costs incurred by the City to acquire the off-site
property interests required in connection with the subdivision. Security for a portion of these
costs shall be in the form of a cash deposit in the amount given in an appraisal report obtained
by the developer, at developer's cost. The appraiser shall have been approved by the City prior
to commencement of the appraisal. This condition applies in particular, but not limited to:
Summit Avenue.
I. Street Improvements
1. All public improvements (interior streets, drainage facilities, community trails, paseos,
landscaped areas, etc.)'shown on the plans and/or tentative map shall be constructed to City
Standards. Interior street improvements shall include, but are not limited to, curb and gutter,
AC pavement, drive approaches, sidewalks, street lights, and street trees.
Project NO TT 14759
Completion Date
2. Construct the following perimeter street improvements including, but not limited to:
Curb & A,C. Side- Ddve Street Street Comm Median Bike Other
Street Name Gutter Pvmt walk Appr. Lights Trees Trail Island Trail
-1taxi u[ Wardman
Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement
reconstruction and overlays will be determined during plan check. (c) If so marked, sidewalk
shall be curvilinear per Standard 114. (d) If so marked, an in-lieu of construction fee shall be
provided forthis item. (e-~ ...;,...2,,,.j.c,,~/t.. ,
3. 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 City Engineer's Office in addition to any
other permits required.
c. Pavement striping, marking, traffic signing. street name signing, traffic signal conduit, and
interconnect conduit shall be installed to the satisfaction of the City Engineer.
d. Signal conduit with pull boxes shall be installed with any new construction or
reconstruction project along major or secondary streets and at intersections for future
traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the
street at 3 feet outside of BCR, ECR, or any other locations approved by the City
Engineer.
Notes:
(1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of
200 feet apart, unless otherwise specified by the City Engineer.
(2) Conduit shall be 3-inch (at intersections) or 2-inch (along streets) galvanized steel
with pull rope or as specified.
e. Handicapped access ramps shall be installed on all corners of intersections per City
Standards or as directed by the City Engineer.
f. Existing City roads requiring construction shall remain open to traffic at all times with
adequate detours during construction. Street or lane closure permits are required. A
cash deposit shall be provided to cover the cost of grading and paving, which shall be
refunded upon completion of the construction to the satisfaction of the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be
installed to City Standards, except for single family residential lots.
h. Street names shall be approved by the City Planner prior to submittal for first plan check.
L
Project NO TT 14759
Completion Date
4.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.
5. 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 atl project
intersections, including driveways. Local residential street intersections and commercial or
industrial driveways may have lines of sight plotted as required.
J. Public Maintenance Areas
1. A separate set of landscape and irrigation plans per Engineering Public Works Standards shall
be submitted to the City Engineer for review and approval prior to final map approval or
issuance of building permits, whichever occurs first. The following landscaped parkways,
medians, paseos, easements, trails or other areas shall be annexed into the Landscape
Maintenance District: Wilson Avenue, Wardman Bullock Road, Young's Canyon Road, Summit
Avenue, interior trails and parks.
2. Public landscape areas are required to incorporate substantial areas (40%) of mortared cobble
or other acceptable non-irrigated surfaces.
3. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting
Districts shall be filed with the City Engineer prior to final map approval or issuance of building
permits whichever occurs first. Formation costs shall be borne by the developer.
4. All required public landscaping and irrigation systems shall be continuously maintained by the
developer until accepted by the City.
K. Drainage and Flood Control
1. The project (or portions thereof) is located within a Flood Hazard Zone; therefore, flood
protection measures shall be provided as certified by a registered Civil Engineer and approved
by the City Engineer.
2. It shall be the developer's responsibility to have the current FIRM Zone D designation removed
from the project area. The developer's engineer shall prepare all necessary reports, plans, and
hydrologic/hydraulic calculations. A Conditional Letter of Map Revision (CLOMR) shall be
obtained from FEMA prior to final map approval or issuance of building permits, whichever
occurs first. A Letter of Map Revision (LOMR) shall be issued by FEMA prior to building permit
issuance.
3. A final drainage study shall be submitted to and approved by the City Engineer prior to final map
approval or the issuance of building permits, whichever occurs first. All drainage facilities shall
be installed as required by the City Engineer.
4. A permit from the San Bemardino County Flood Control District is required for work within its
right-of-way.
5.Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe
measured from the outer edge of a mature tree trunk.
6. Public storm drain easements shall be graded to convey overflows in the event of a blockage
in a sump catch basin en the public street.
Project No TT 14759
Completion Date
L. Utilities
1. Provide separate utility services to each parcel 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.
2. The developer shall be responsible for the relocation of existing utilities as necessary.
3. Water and sewer plans shall be designed and constructed to meet the requirements of the
Cucamonga County Water District (CCWD), Rancho Cucamonga Fire Protection District, and
the Environmental Health Department of the County of San BernardinD. A letter of compliance
from the CCWD 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.
M. General Requirements and Approvals
1. Etiwanda/San Sevaine Area Regional Mainline, Secondary Regional, and Master Plan Drainage
Fees shall be paid prior to final map approval or prior to building permit issuance if no map is
involved.
2. Permits shall be obtained from the following agencies for work within their right-of-way: San
Bernardino County Flood Control.
3. A signed consent and waiver form to join and/or form the Law Enforcement Community
Facilities District shall be filed with the City Engineer prior to final map approval or the issuance
of building permits, whichever occurs first. Formation costs shall be borne by the Developer.
4. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for
all new street lights for the first six months of operation, prior to final map approval or prior to
building permit issuance if no map is involved.
5. Prior to finalization of any development phase, sufficient improvement plans shall be completed
beyond the phase boundaries to assure secondary access and drainage protection to the
satisfaction of the City Engineer. Phase boundaries shall correspond to lot lines shown on the
approved tentative map.
APPLICANT SHALL CONTACT THE FIRE PREVENTION/NEW CONSTRUCTION UNIT, (909) 477-2730,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
N. General Fire Protection Conditions
1. Mello RoDs Community Facilities District requirements shall apply to this project. The developer
shall commence, participate in, and consummate or cause to be commenced, participated in,
or consummated, a Mello-Roos Community Facilities District (CFD)for the Rancho Cucamonga
Fire Protection District to finance construction and/or maintenance of a fire station to serve the
development. The CFD shall be formed by the District and the developer by the time
recordation of the final map occurs.
2. Fire flow requirement shall be: 1,500 gallons per minute, Per '97 UFC Appendix Ill-A, 3, (b)
(Increase).
a. A fire flow shall be conducted by the builder/developer and witnessed by fire department
personnel prior to water plan approval.
8
L
Project No TT ~ 4759
Completion Date
b. For the purpose of final acceptance, an additional fire flow test of the on-site hydrants
shall be conducted by the builder/developer and witnessed by fire department personnel
after construction and prior to occupancy.
3. Fire hydrants are required. All required public or on-site fire hydrants shall be installed, flushed,
and operable prior to delivery of any combustible building materials on site (i .e., lumber, roofing
materials, etc.). Hydrants flushing shall be witnessed by fire department personnel.
4. Existing fire hydrant locations shall be provided prior to water: plan approval. Required hydrants,
if any, will be determined by the Fire District. Fire District standards require a 6-inch riser with
a 4-inch and a 2-1/2-inch outlet. Substandard hydrants shall be upgraded to meet this standard.
Contact the Fire Safety Division for specifications on approved brands and model numbers.
5. Hydrant reflective markers (blue dots) shall be required for all hydrants and installed prior to
final inspection.
6. Roadways within project shall comply with the Fire District's fire lane standards, as noted:
X All roadways per Rancho Cucamonga Fire Protection District Ordinance 32.
X Other: Wildland interface requirements.
7. Fire department access shall be amended to facilitate emergency apparatus.
8. All trees and shrubs planted in any median shall be kept trimmed to a minimum of 14 feet,
6 inches from the ground up, so as not to impede fire apparatus.
9. Fire District fee(s), plus a $1 per "plan page" microfilm fee will be due to the Rancho
Cucamonga Fire Protection District as follows:
$132 for Single Family Residential Tract (per phase).
10. Project is located in a high fire hazard area and is subject to special wildland/urban interface
hazard mitigation requirements. Such requirements may include requirements related to
vegetation management plans, special construction enhancements, emergency access, water
supply, automatic fire extinguishing systems, and other special requirements. AN EXTRA SET
OF PLANS IS REQUIRED TO BE SUBMITTED TO THE BUILDING AND SAFETY
DEPARTMENT AT THE TIME OF BUILDING PLAN SUBMITTAL. THE BUILDING AND
SAFETY DEPARTMENT COORDINATES ALL PLAN SUBMITTALS AND WILL FORWARD
THE EXTRASET TO THE FIRE PREVENTION NEW CONSTRUCTION UNIT FOR FIRE PLAN
REVIEW. If you have any questions regarding your plan review in fire, please contact the Fire
Prevention New Construction Unit located in the Building and Safety Department at
(909) 477-2730.
Please refer to September 22, 1999,
agenda packet for Staff Reports and
Resolutions
ITEMS D through G