HomeMy WebLinkAbout06-42 - Resolutions .RESOLUTION NO. 06-42
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT
REVIEW DRC2005-00034,THE DESIGN REVIEW OF 11 SINGLE-FAMILY
DETACHED HOMES FOR TENTATIVE TRACT MAP SUBTT16592 ON 7.59
ACRES OF LAND IN THE VERY LOW RESIDENTIAL DISTRICT
(.1-2 DWELLING UNITS PER ACRE), LOCATED ON THE WEST SIDE OF
ARCHIBALD AVENUE, NORTH OF HILLSIDE ROAD; AND MAKING
FINDINGS IN SUPPORT THEREOF - APN: 1061-561-05.
A. Recitals.
1. Toll Brothers, Inc. filed an application for Development Review DRC2005-00034, as
described in the title of this Resolution. Hereinafter in this Resolution, the subject Development
Review request is referred to as "the application."
2. On the 26th day of April of 2006, the Planning Commission of the City of Rancho
Cucamonga held a meeting to consider the application.
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 meeting on April 26, 2006, including written and oral staff reports, this
Commission hereby specifically finds as follows:
a. The application applies to the property located on the north side of Hillside Road,
west of Archibald Avenue, with a street frontage of approximately 480 feet on Hillside Road. The
property has an approved Tentative Tract Map SUBTT16592; and
b. The property to the north of the subject site is developed with single-family homes
that are very similar in mass, form and square footage and is zoned Very Low Residential; the
property to the south is developed with single-family homes and is zoned Very Low Residential;the
property to the east, across Archibald Avenue, is developed with single-family homes; and the
property to the west is vacant land that is zoned Very Low Residential; and
C. The proposed use, together with the conditions applicable thereto, will not be
detrimental to the public health, safety, or welfare or materially injurious to properties or
improvements in the vicinity; and
d. The applicant conducted one neighborhood meeting to inform the surrounding
neighborhood residents of the proposed project and to obtain theirfeedback. One resident attended
the meeting and indicated support for the project; and
PLANNING COMMISSION RESOLUTION NO. 06-42
DRC2005-00034—TOLL BROTHERS, INC.
April 26, 2006
Page 2
e. The project design meets or exceeds the Very Low Residential District Basic
Development Standards; and
f. The design of the single-family houses accomplishes a 360-degree architectural
treatment by the application of complementary primary and secondary materials and architectural
elements to all sides of the dwelling units;therefore,the architectural design of the project meets the
design goals of the General Plan and Development Code.
3. Based upon the substantial evidence presented to this Commission during the
above-referenced meeting on April 26, 2006, including written and oral staff reports, this
Commission hereby specifically finds and concludes as follows:
a. That the proposed project is consistent with the objectives of the General Plan;and
b. That the proposed design is in accord with the objectives of the Development Code
and the purposes of the district in which the site is located; and
C. That the proposed design is in compliance with each of the applicable provisions of
the Development Code; and
d. That the proposed design, together with the conditions applicable thereto,will not
be detrimental to the public health, safety, or welfare or materially injurious to properties or
improvements in the vicinity.
4. Pursuant to the California Environmental Quality Act("CEQA")and the City's local CEQA
Guidelines,the City adopted a Mitigated Negative Declaration on May 26,2004, in connection with
the City's approval of Tentative Tract Map SUBTT16592 and Development Review
DRC2003-01139. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental
EIR or Negative Declaration is required in connection with subsequent discretionary approvals of the
same project unless: (i)substantial changes are proposed to the project that indicate new or more
severe impacts on the environment; (ii) substantial changes have occurred in the circumstances
under which the project was previously reviewed that indicates new or more severe environmental
impacts; or(iii) new important information shows the project will have new or more severe impacts
than previously considered; or (iv) additional mitigation measures are now feasible to reduce
impacts or different mitigation measures can be imposed to substantially reduce impacts.
a. The Planning Commission finds, in connection with the Development Review
DRC2005-00034, that substantial changes to the project or the circumstances surrounding the
project have not occurred which would create new or more severe impacts than those evaluated in
the previous Mitigated Negative Declaration for Tentative Tract Map SUBTT16592 and _
Development Review DRC2003-01139. The applicant is proposing house product on previously
approved Tentative Tract Map SUBTT16592. The site,grading, landscape,and architectural design
of the proposed project are in substantial compliance with the previously approved Development
Review DRC2003-01139 for Tentative Tract Map SUBTT16592. Staff further finds that the project
will not have one or more significant effects not discussed in the previous Mitigated Negative
Declaration, not have more severe effects than previously analyzed, and that additional or different
mitigation measures are not required to reduce the impacts of the project to a level of
less-than-significant. The proposed Development Review of 11 houses on previously approved
PLANNING COMMISSION RESOLUTION NO. 06-42
DRC2005-00034 —TOLL BROTHERS, INC.
April 26, 2006
Page 3
Tentative Tract Map SUBTT16592 will not cause one or more significant effects on the environment
or need additional mitigation measures since the proposed project has been designed to be
consistent with the previous project site, grading, street configuration, drainage, and house plotting
locations.
b. Based on these findings and all evidence in the record, the Planning Commission
concurs with the staff determination that no additional environmental review is required pursuant to
CEQA in connection with the City's consideration of Development Review DRC2005-00034.
C. Pursuant to the requirements of California Fish and Game Code Section 711.4 and
Title 14 of the California Code of Regulations, Section 753.5,the Planning Commission finds, based
on the Initial Study,the Mitigated Negative Declaration,and considering the record as a whole,that
there is no evidence before the City that the proposed project will have the potential for an adverse
effect on wildlife resources or the habitat upon which the wildlife depends. The Planning
Commission evaluated any potential impacts to biological and wildlife resources during the adoption
of the Mitigated Negative Declaration of Environmental Impacts for Tentative Tract Map
SUBTT16592 and concluded that there would be no impacts to biological and wildlife resources that
could not be mitigated to a less-than-significant level. Since the adoption of the Mitigated Negative
Declaration on May 26, 2004, there have been no changes in circumstances under which the
impacts to biological and wildlife resource were evaluated. There are no significant changes to the
proposed project, Development Review DRC2005-00034, that were not evaluated under the
Mitigated Negative Declaration for Tentative Tract Map SUBTT16592. Based on substantial
evidence, the Planning Commission hereby makes a declaration rebutting the presumption of
adverse effect asset forth in California Department of Fish and Game Regulation 753.5(Title 14 of
the California Code of Regulations Code, Section 753.5.)
5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above,
this Commission hereby approves the application subject to each and every condition set forth
below and in the Standard Conditions, attached hereto and incorporated herein by this reference.
Planning Department
1) The plans submitted for plan check shall be consistent with plans on
file with the Planning Department as approved by the Design Review
Committee on February 28, 2006.
2) Where private local trail gradients exceed 4 percent,water bars,splash
curbs, or other diversionary devices shall be used. Where a
downstream end of a trail meets a street,the trail shall be graded at no
more than 0.5 percent for a distance of 25 feet from the right-of-way
line to prohibit the deposit of trail surface debris onto the
sidewalk/street. The private trail between Lots 1 and 2 shall provide a
concrete gutter with water bars spaced accordingly. The final design
shall be subject to City Planner review and approval during Grading
Plan check.
3) Where slope conditions require retaining walls to achieve 15 feet of
usable rear yard area, provide a logical transition to allow access onto
PLANNING COMMISSION RESOLUTION NO. 06-42
DRC2005-00034—TOLL BROTHERS, INC.
April 26, 2006
Page 4
the slopes for maintenance purposes,such as stairs, ramps,etc. Rear
yards with downhill slopes and stair access shall have hand rails on
either side. The final design shall be to the satisfaction of the City
Planner, prior to issuance of Grading Permits.
4) Trail improvements shall be installed per City Standard Drawing
No. 1002-A (Reverse Frontage Parkways)for the Community Trail on
Hillside Road and per City Standard Drawing No. 1003 (Side Area
Parkways) for the Community Trail on Archibald Avenue.
5) The private parkway single gates shall be installed per City Standard
Drawing No. 1008 for the four lots that have direct access to the
Community Trail on Hillside Road.
6) Local Feeder Trails shall be constructed with decomposed granite and
a 4-inch minimum base. All rocks and debris shall be removed, and
the trail surface shall be graded smooth.
7) A 5-foot double, solid non-wood gate (10-foot total width) shall be
installed at each trail access location to the horse corral area.
8) Provide decorative perimeter fencing (i.e., masonry)at the tract edges
and along the streets. "Decorative" means stucco finish, split-face or
slumpstone block or similar textured surface with native stone pilasters
and a cap. Smooth precision block is not acceptable. All walls shall
have a block cap.
9) Retaining walls exposed to public view are to be decorative masonry.
All walls shall have a block cap.
10) Return walls and corner sidewalls are to be decorative masonry and
compatible with the architectural style. "Decorative" means stucco
finish, split-face,or slumpstone block. All walls shall have a block cap.
11) The developer shall provide each prospective buyer of corner lots
written notice of maintaining the landscaped parkway. The written
notice shall be signed by the prospective buyer prior to acceptance of
cash deposit on the property.
12) Where rock cobble is used, it shall be real or native fieldstone. Other
forms of stone may be manufactured products.
13) All interior side and rear walls shall be of block material.
14) Along the east property line of Lot 5 and the south property lines of
Lots 3 and 4, the split-face wall shall include 6 to 8-foot high river rock
pilasters at the corners and 75 to 100 feet on the center. Final design
shall be subject to City Planner review and approval.
PLANNING COMMISSION RESOLUTION NO. 06-42
DRC2005-00034—TOLL BROTHERS, INC.
April 26, 2006
Page 5
15) Along the south property lines of Lots 5 through 8 adjacent to the
Community Trail along Hillside Road, a 6-foot high split-face wall shall
be constructed with river rock pilasters. The pilasters shall be placed
at the rear corner of each lot. The final design shall be subject to City
Planner review and approval.
16) The 6-foot split face wall along the east property line of Lot 4 shall have
6-foot high river rock pilasters at the corners and 75 to 100 feet on the
center. The final design shall be subject to City Planner review and
approval.
Engineering Department
1) Construct a 6-foot wide curb adjacent sidewalk on the parkway
between Lots 4 and 5. The back of the sidewalk shall be rock-scaped,
and no street trees will be allowed.
2) All applicable conditions of Planning Commission Resolution
Nos. 04-62 and 04-63 approving Tentative Tract Map 16592 shall
apply.
Environmental Mitigation
1) The applicant shall implement all mitigation measures adopted for
Tentative Tract Map SUBTT16592 on May 26, 2004, as shown in
Planning Commission Resolution No. 04-62.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 26TH DAY OF APRIL 2006.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Pa t a Chair an
ATTEST:
Dan Coleman, Acting Secretary
I, Dan Coleman, Acting Secretary of the Planning Commission of the City of Rancho Cucamonga,
do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and
adopted by the Planning Commission of the City of Rancho Cucamonga,at a regular meeting of the
Planning Commission held on the 26th day of April 2006, by the following vote-to-wit:
PLANNING COMMISSION RESOLUTION NO. 06-42
DRC2005-00034—TOLL BROTHERS, INC.
April 26, 2006
Page 6
AYES: COMMISSIONERS: FLETCHER, McPHAIL, MUNOZ, STEWART
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: MACIAS
Project No.DRC2005-00034
Completion Date
COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
PROJECT#: DEVELOPMENT REVIEWDRC2005-00034
SUBJECT: DESIGN REVIEW FOR TENATIVE TRACT SUBTT16592
APPLICANT: TOLL BROTHERS INC.
LOCATION: APN: 1061-561-05
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
APPLICANT SHALL CONTACT THE PLANNING DEPARTMENT, (909) 477-2750, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
completion Date
A. General Requirements
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. Copies of the signed Planning Commission Resolution of Approval No. 06-42, Standard —/—/—
Conditions, and all environmental mitigations shall be included on the plans (full size). The
sheet(s) are for information only to all parties involved in the construction/grading activities and
are not required to be wet sealed/stamped by a licensed Engineer/Architect.
B. Time Limits
1. Development/Design Review approval shall expire if building permits are not issued or approved
use has not commenced within 5 years from the date of approval. No extensions are allowed.
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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 Department, the conditions contained herein, and the
Development Code regulations.
2. Prior to any use of the project site or business activity being commenced thereon,all Conditions
of Approval shall be completed to the satisfaction of the City Planner.
3. Occupancy of the facilities shall not commence until such time as all Uniform Building Code and
State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be
submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety
Department to show compliance. The buildings shall be inspected for compliance prior to
occupancy.
4. Revised site plans and building elevations incorporating all Conditions of Approval shall be
submitted for City Planner review and approval prior to the issuance of building permits.
5. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for
consistency prior to issuance of any permits (such as grading, tree removal, encroachment,
building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved
use has commenced, whichever comes first.
6. Approval of this request shall not waive compliance with all sections of the Development Code,all
other applicable City Ordinances, and applicable Community or Specific Plans in effect at the
time of building permit issuance.
7. 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,berm ing,and/or landscaping to the satisfaction of the City Planner. For single-
family residential developments, transformers shall be placed in underground vaults.
8. All building numbers and individual units shall be identified in a clear and concise manner,
including proper illumination.
9. A detailed plan indicating trail widths, maximum slopes, physical conditions,fencing, and weed
control, in accordance with City Master Trail drawings,shall be submitted for City Planner review
and approval prior to approval and recordation of the Final Tract Map and prior to approval of
street improvement and grading plans. Developer shall upgrade and construct all trails,including
fencing and drainage devices, in conjunction with street improvements.
a. Local Feeder Trails (i.e., private equestrian easements) shall, at a minimum, be fenced
with two-rail,4-inch lodgepole"peeler"logs to define both sides of the easement;however,
developer may upgrade to an alternate fence material.
b. Local Feeder Trail entrances shall also provide access for service vehicles, such as
veterinarians or hay deliveries, including a 12-foot minimum drive approach. Entrance
shall be gated provided that equestrian access is maintained through step-throughs.
C. Local Feeder Trail grades shall not exceed 0.5% at the downstream end of a trail for a
distance of 25 feet behind the public right-of-way line to prohibit trail debris from reaching
the street. Drainage devices may be required by the Building Official
d. Provide a 24-foot by 24-foot corral area in the rear yard. Grade access from corral to trail
with a maximum slope of 5:1 and a minimum width of 10 feet.
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e. For single family residential development within the Equestrian/Rural Overlay District, at
least one model home shall be provided with a constructed 24-foot by 24-foot corral with
appropriate fencing.
10. The Covenants, Conditions, and Restrictions (CC&Rs)shall not prohibit the keeping the equine
animals where zoning requirements for the keeping of said animals have been met. Individual lot
owners in subdivisions shall have the option of keeping said animals without the necessity of
appealing to boards of directors of homeowners' associations for amendments to the CC&Rs.
11. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of the
Homeowners' Association are subject to the approval of the Planning and Engineering
Departments and the City Attorney. They shall be recorded concurrently with the Final Map or
prior to the issuance of building permits, whichever occurs first. A recorded copy shall be
provided to the City Engineer. The Homeowners' Association shall submit to the Planning
Department a list of the name and address of their officers on or before January 1 of each and
every year and whenever said information changes.
12. 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.
13. 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.
14. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall
condition would result, the developer shall make a good faith effort to work with the adjoining
property owners to provide a single wall. Developer shall notify, by mail,all contiguous property
owner at least 30 days prior to the removal of any existing walls/ fences along the project's
perimeter.
15. Construct block walls between homes(i.e.,along interior side and rear property lines),rather than
wood fencing for permanence, durability, and design consistency.
16. Access gates to the rear yards shall be constructed from a material more durable than wood
gates. Acceptable materials include, but are not limited to, wrought iron and PVC.
17. For residential development, return walls and corner side walls shall be decorative masonry.
18. On corner side yards,provide minimum 5-foot setback between walls/fences and sidewalk. The
5-foot wall/fence setback and the parkway shall have landscape and irrigation in addition to the
required street trees. Detailed landscape and irrigation plans shall be submitted for City Planner
review and approval prior to issuance of building permits. The parkway landscaping including
trees, shrubs, ground covers and irrigation shall be maintained by the property owner. The
developer shall provide each prospective buyer written notice of the parkway maintenance
requirement, in a standard format as determined by the City Planner, prior to accepting a cash
deposit on any property.
19. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured
products.
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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 irrigation 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 Department 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. 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 Department.
8. Landscaping and irrigation systems required to be installed within the public right-of-way on the
perimeter of this project area shall be continuously maintained by the developer.
9. All walls shall be provided with decorative treatment. If located in public maintenance areas,the
design shall be coordinated with the Engineering Department.
10. Landscaping and irrigation shall be designed to conserve water through the principles of
Xeriscape as defined in Chapter 19.16 of the Rancho Cucamonga Municipal Code.
E. Environmental
1. The developer shall provide each prospective buyer written notice of the 210 and 1-15 Freeways
in a standard format as determined by the City Planner,prior to accepting a cash deposit on any
property.
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2. Mitigation measures are required for the project. The applicant is responsible for the cost of
implementing said measures, including monitoring and reporting. Applicant shall be required to
post cash, letter of credit, or other forms of guarantee acceptable to the City Planner in the
amount of $ 495.00 prior to the issuance of building permits, guaranteeing satisfactory
performance and completion of all mitigation measures. These funds may be used bythe Cityto
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.
F. Other Agencies
1. The applicant shall contact the U.S. Postal Service to determine the appropriate type and location
of mailboxes. Multi-family residential developments shall provide a solid overhead structure for
mailboxes with adequate lighting. The final location of the mailboxes and the design of the
overhead structure shall be subject to City Planner review and approval prior to the issuance of
building permits.
APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DEPARTMENT,(909)477-2710,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
NOTE: ANY REVISIONS MAY VOID THESE REQUIREMENTS AND NECESSITATE ADDITIONAL REVIEW(S)
G. General Requirements
1. Submit five complete sets of plans including the following:
a. Site/Plot Plan;
b. Foundation Plan;
c. Floor Plan;
d. Ceiling and Roof Framing Plan;
e. Electrical Plans (2 sets, detached) including the size of the main switch, number and size
of service entrance conductors, panel schedules, and single line diagrams;
f. Plumbing and Sewer Plans, including isometrics,underground diagrams,water and waste
diagram, sewer or septic system location, fixture units, gas piping, and heating and air
conditioning; and
g. Planning Department Project Number (i.e., DRC2005-00034) clearly identified on the
outside of all plans.
2. Submit two sets of structural calculations, energy conservation calculations, and a soils report.
Architect's/Engineer's stamp and "wet" signature are required prior to plan check submittal.
3. Contractors must show proof of State and City licenses and Workers'Compensation coverage to
the City prior to permit issuance.
4. Separate permits are required for fencing and/or walls.
5. Developers wishing to participate in the Community Energy Efficiency Program (CEEP) can
contact the Building and Safety Department staff for information and submittal requirements.
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H. Site Development
1. Plans shall be submitted for plan check and approved prior to construction. All plans shall be
marked with the project file number(i.e., DRC2001-00001). The applicant shall comply with the
latest adopted California Codes, and all other applicable codes, ordinances, and regulations in
effect at the time of permit application. Contact the Building and Safety Department for
availability of the Code Adoption Ordinance and applicable handouts.
2. Prior to issuance of building permits for a new residential project or major addition,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, Permit and
Plan Check Fees,Construction and Demolition Diversion Program deposit and fees and School
Fees. Applicant shall provide a copy of the school fees receipt to the Building and Safety
Department prior to permit issuance.
3. Street addresses shall be provided by the Building and Safety Official after tract/parcel 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.
I. New Structures
1. Provide compliance with the California Building Code (CBC) for property line clearances
considering use, area, and fire-resistiveness.
2. Provide compliance with the California Building Code for required occupancy separations.
3. Roofing material shall be installed per the manufacturer's "high wind" instructions.
J. Grading
1. Grading of the subject property shall be in accordance with California 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 prepared by a qualified engineer licensed by the State of California to
perform such work.
3. A geological report shall be prepared by a qualified engineer or geologist and submitted at the
time of application for grading plan check.
4. The final grading plan, appropriate certifications and compaction reports shall be completed,
submitted, and approved by the Building and Safety Official prior to the issuance of building
permits.
5. 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.
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APPLICANT SHALL CONTACT THE ENGINEERING DEPARTMENT, (909) 477-2740, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
K. 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):
52 total feet on Archibald Avenue
42 total feet on Hillside Road
40 total feet on Tolstoy Ranch Road
3. Corner property line cutoffs shall be dedicated per City Standards. _Jr
4. Vehicular access rights shall be dedicated to the City for the following streets, except for
approved openings: Archibald Avenue, Hillside Road, Tolstoy Ranch Road.
5. Private drainage easements for cross-lot drainage shall be provided and shall be delineated or
noted on the final map.
6. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the
final map.
L. Street Improvements
1. All public improvements(interior streets,drainage facilities,community trails,paseos,landscaped
areas, etc.) shown on the plans and/or tentative map shall be constructed to City Standards.
Interior street improvements shall include, but are not limited to,curb and gutter,AC pavement,
drive approaches, sidewalks, street lights, and street trees.
2. Pursuant to City Council Resolution No.88-557,no person shall make connections from a source
of energy,fuel or power to any building service equipment which is regulated by technical codes
and for which a permit is required unless, in addition to any and all other codes, regulations and
ordinances, all improvements required by these conditions of development approval have been
completed and accepted by the City Council,except:that in developments containing more than
one building or unit, the development may have energy connections made to a percentage of
those buildings, or units proportionate to the completion of improvements as required by
conditions of approval of development. In no case shall more than 95 percent of the buildings or
units be connected to energy prior to completion and acceptance of all improvements required by
these conditions of approval of development.
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3. Construct the following perimeter street improvements including, but not limited to:
Curb& A.C. Side- Drive Street Street Comm Median Bike
Street Name Gutter Pvmt walk Appr. Lights Trees Trail Island Trail Other
Archibald Avenue X X X X X X
Hillside Road X X X X X X
Tolstoy Ranch Road X X X X X X
"A" and "B" Streets X X X X X X
Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement
reconstruction and overlays will be determined during plan check. (c) If so marked, sidewalk
shall be curvilinear per Standard 114. (d) If so marked, an in-lieu of construction fee shall be
provided for this item.
4. 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,priorto
final map approval or the issuance of building permits, whichever occurs first.
b. Prior to any work being performed in public right-of-way, fees shall be paid and a
construction permit shall be obtained from the City Engineer's Office in addition to any
other permits required.
C. Pavement striping,marking,traffic signing,street name signing,traffic signal conduit,and
interconnect conduit shall be installed to the satisfaction of the City Engineer.
d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction
project along major or secondary streets and at intersections for future traffic signals and
interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside
of BCR, ECR, or any other locations approved by the City Engineer
Notes:
1) Pull boxes shall be No.6 at intersections and No. 5 along streets,a maximum of 200
feet apart, unless otherwise specified by the City Engineer.
2) Conduit shall be 3-inch galvanized steel with pull rope or as specified.
e. Handicapped access ramps shall be installed on all corners of intersections per City
Standards or as directed by the City Engineer.
f. Existing City roads requiring construction shall remain open to traffic at all times with
adequate detours during construction. Street or lane closure permits are required. A cash
deposit shall be provided to cover the cost of grading and paving,which shall be refunded
upon completion of the construction to the satisfaction of the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be
installed to City Standards, except for single family residential lots.
h. Street names shall be approved by the City Planner prior to submittal for first plan check.
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5. Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in
accordance with the City's street tree program.
6. Install street trees per City street tree design guidelines and standards as follows. The completed
legend (box below) and construction notes shall appear on the title page of the street
improvement plans. Street improvement plans shall include a line item within the construction
legend stating: "Street trees shall be installed per the notes and legend on sheet(typically sheet
1)." Where public landscape plans are required,tree installation in those areas shall be per the
public landscape improvement plans.
The City Engineer reserves the right to adjust tree species based upon field conditions and other
variables. For additional information, contact the Project Engineer.
Min.
Grow
Street Name Botanical Name Common Name Space Spacing Size City.
Klusman Avenue Magnolia Southern Magnolia 8' 30' 15 Fill
P.A. Less than 8' grandiflora O.C. Gallon in
P.A. Less than 8' Magnolia NCN 3' 20; 15 Fill
grandiflora O.C. Gallon in
Street trees listed below are to appear on LMD Plans, listed for reference only- not to
appear on Street improvement Plans.
Archibald Avenue Plantanus acerifolia London Plane Tree 8' 30' 15
Forground Tree O.C. Gallon
P.A. 8'greater
P.A. Less than 8' Pyrus calleryana NCN 3' 20' 15
'Aristocrat' O.C. Gallon
Under Power Lagerstoemia Crape Myrtle 3' 20' 24"
Lines indica'Tuscarora' Hybrid - Pink O.C. Box
Backround Tree Magnolia NCN 3' 25' 15
-with Platanus grandiflora O.C. Gallon
'St. Mary
-with Pyrus Platanus acerifolia London Plane Tree 8' 30' 15
O.C. Gallon
Accent Tree Lagerstoemia Crape Myrtle 3' 20' 24"
indica'Tuscarora' Hybrid - Pink O.C. Box
Construction Notes for Street Trees:
1) All street trees are to be planted in accordance with City standard plans.
2) Prior to the commencement of any planting,an agronomic soils report shall be furnished to
the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil
amendments, as determined by the City inspector.
3) All street trees are subject to inspection and acceptance by the Engineering Department.
4) Street trees are to be planted per public improvement plans only.
7. Intersection line of sight designs shall be reviewed by the City Engineer for conformance with
adopted policy. On collector or larger streets, lines of sight shall be plotted for all project
intersections, including driveways. Local residential street intersections and commercial or
industrial driveways may have lines of sight plotted as required.
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Project No.DRC2005-00034
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M. 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: Archibald Avenue and Hillside Road.
2. 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.
3. All required public landscaping and irrigation systems shall be continuously maintained by the
developer until accepted by the City.
N. Drainage and Flood Control
1. 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.
2. Adequate provisions shall be made for acceptance and disposal of surface drainage entering the
property from adjacent areas.
O. 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 Valley Water District(CVWD), Rancho Cucamonga Fire Protection District,and the
Environmental Health Department of the County of San Bernardino. A letter of compliance from
the CVW D 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.
4. Approvals have not been secured from all utilities and other interested agencies involved.
Approval of the final parcel map will be subject to any requirements that may be received from
them.
P. General Requirements and Approvals
1. A non-refundable deposit shall be paid to the City,covering the estimated operating costs for all
new streetlights for the first six months of operation,prior to final map approval or priorto building
permit issuance if no map is involved.
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2. Prior to the issuance of building permits,a Diversion Deposit and related administrative fees shall
be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if
at least 50% of all wastes generated during construction and demolition are diverted from
landfills,and appropriate documentation is provided to the City. Form CD-1 shall be submitted to
the Engineering Department when the first building permit application is submitted to Building and
Safety. Form CD-2 shall be submitted to the Engineering Department within 60 days following
the completion of the construction and/or demolition project.
APPLICANT SHALL CONTACT THE POLICE DEPARTMENT, (909) 477-2800, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
Q. Security Hardware
1. A secondary locking device shall be installed on all sliding glass doors.
2. One-inch single cylinder dead bolts shall be installed on all entrance doors. If windows are within
40 inches of any locking device, tempered glass or a double cylinder dead bolt shall be used.
3. All garage or rolling doors shall have slide bolts or some type of secondary locking devices.
R. Windows
1. All sliding glass windows shall have secondary locking devices and should not be able to be lifted
from frame or track in any manner.
S. Building Numbering
1. Numbers and the backgrounds shall be of contrasting color and shall be reflective for nighttime
visibility.
APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE PROTECTION
PLANNING SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING
CONDITIONS:
SEE ATTACHED
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Rancho Cucamonga Fire Protection
District
Fire Construction Services
STANDARD CONDITIONS
January 31, 2006
The Enclave II by Toll Brothers, Inc
(11) SFR Tract
DRC2005-00034
THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT.
FSC-1 Public Water Supply
1. Design guidelines for Fire Hydrants: The following provides design guidelines for the
spacing and location of fire hydrants:
a. The maximum distance between fire hydrants in single-family residential projects is
500-feet. No portion of the exterior wall facing the addressed street shall be more
than 250-feet from an approved fire hydrant. For cul-de-sacs, the distance shall not
exceed 200-feet.
b. Fire hydrants are to be located. The preferred locations for fire hydrants are:
i. At the entrance(s) to a commercial, industrial or residential project from the
public roadways.
ii. At intersections.
iii. On the right side of the street, whenever practical and possible.
iv. As required by the Fire Safety Division to meet operational needs of the Fire
District.
V. A minimum of forty-feet (40')from any building.
FSC-2 Fire Flow
1. The required fire flow for this project is 2,250 gallons per minute at a minimum residual
pressure of 20-pounds per square inch. This requirement is made in accordance with Fire
Code Appendix III-A, as adopted by the Fire District Ordinances.
2. Public fire hydrants located within a 500-foot radius of the proposed project may be used
to provide the required fire flow subject to Fire District review and approval. Private fire
hydrants on adjacent property shall not be used to provide required fire flow.
3. Firewater plans are required for all projects that must extend the existing water supply to
or onto the site. Building permits will not be issued until firewater plans are
approved.
4. On all site plans to be submitted for review, show all fire hydrants located within 600-feet
of the proposed project site.
FSC-6 Fire District Site Access
Fire District access roadways include public roads, streets and highways, as well as private
roads, streets drive aisles and/or designated fire lanes. Please reference the RCFPD Fire
Department Access— Fire Lanes Standard 9-7.
1. Specifications for private Fire District access roadways per the RCFPD Standards
are:
a. The minimum unobstructed width is 26-feet.
b. The maximum inside turn radius shall be 20-feet.
C. The minimum outside turn radius shall be 46-feet.
d. The minimum radius for cul-de-sacs is 45-feet.
e. The minimum vertical clearance is 14-feet, 6-inches.
f. At any private entry median, the minimum width of traffic lanes shall be 20-feet on
each side.
g. The angle of departure and approach shall not exceed 9-degrees or 20 percent.
h. The maximum grade of the driving surface shall not exceed 12%.
i. Support a minimum load of 70,000 pounds gross vehicle weight (GVW).
j. Trees and shrubs planted adjacent to the fire lane shall be kept trimmed to a
minimum of 14-feet, 6-inches from the ground up. Vegetation shall not be allowed to
obstruct Fire Department apparatus.
2. Residential gates installed across Fire District access roads shall be installed in
accordance with RCFPD Residential Gate Standard #9-1. The following design
requirements apply:
a. All automatic gates shall be provided with a Fire District approved, compatible traffic
pre-emption device. The devices shall be digital. Analog devices are not
acceptable. Devices shall be installed in accordance with the manufacturer's
instructions and specifications.
b. Vehicle access gates shall be provided with an approved Fire District Knox Key
Switch.
C. The key switch shall be located outside and immediately adjacent to the gate for use
in the event that the traffic pre-emption device fails to operate.
2
d. A traffic loop device must be installed to allow exiting from the complex.
e. The gate shall remain in the open position for not less than 20-minutes and shall
automatically reset.
3. Fire Lane Identification: Red curbing and/or signage shall identify the fire lanes. A site
plan illustrating the proposed delineation that meets the minimum Fire District standards
shall be included in the architectural plans submitted to B&S for approval.
4. Approved Fire Department Access: Any approved mitigation measures must be clearly
noted on the site plan. A copy of the approved Alternative Method application, if
applicable, must be reproduced on the architectural plans submitted to B&S for plan
review.
FSC-9 Single-family Residential Sales Model homes require approved Fire District vehicle
access and water supply from a public or private water main system before construction.
FSC-13 Alternate Method Application
Fire Construction Services staff and the Fire Marshal will review all requests for alternate
method, when submitted. The request must be submitted on the Fire District "Application for
Alternate Method" form along with supporting documents and payment of the $92 review fee.
3
Chronological Summary of RCFPD Standard
Conditions
PRIOR TO ISSUANCE OF BUILDING PERMITS — Please complete the following prior to
the issuance of any building permits:
1. Public Water Supply(Domestic/Fire) Systems: The applicant shall submit a plan
showing the locations of all new public fire hydrants for the review and approval by the
Fire District and CCWD. On the plan, show all existing fire hydrants within a 600-foot
radius of the project. Please reference the RCFPD Water Plan Submittal Procedure
Standard #9-8.
All required public fire hydrants shall be installed, flushed and operable prior to delivering any
combustible framing materials to the site. CCWD personnel shall inspect the installation
and witness the hydrant flushing. Fire Construction Services shall inspect the site after
acceptance of the public water system by CCWD. Fire Construction Services must grant
a clearance before lumber is dropped.
2. Construction Access: The access roads must be paved in accordance with all the
requirements of the RCFPD Fire Lane Standard #9-7. All temporary utilities over access
roads must be installed at least 14' 6" above the finished surface of the road.
3. Fire Flow: A current fire flow letter from CCWD must be received. The applicant is
responsible for obtaining the fire flow information from CCWD and submitting the letter to
Fire Construction Services.
PRIOR TO THE RELEASE OF TEMPORARY POWER
The building construction must be substantially completed in accordance with Fire Construction
Services' "Temporary Power Release Checklist and Procedures".
PRIOR TO OCCUPANCY OR FINAL INSPECTION — Please complete the following:
1. Hydrant Markers: All fire hydrants shall have a blue reflective pavement marker indicating
the fire hydrant location on the street or driveway in accordance with the City of Rancho
Cucamonga Engineering Standard Plan 134, "Installation of Reflective Hydrant Markers".
On private property, the markers shall be installed at the centerline of the fire access road,
at each hydrant location.
2. Fire Access Roadways: Prior to the issuance of any Certificate of Occupancy, the fire
access roadways must be installed in accordance with the approved plans and acceptable
to Fire Construction Services.
The CC&R's, the reciprocal agreement and/or other required documents shall be recorded and
contain an approved fire access roadway map with provisions that prohibit parking, specify
the method of enforcement and identifies who is responsible for the required annual
inspections and the maintenance of all required fire access roadways.
3. Address: Prior to the granting of occupancy, single-family dwellings shall post the address
with minimum 4-inch numbers on a contrasting background. The numbers shall be
internally or externally illuminated during periods of darkness. The numbers shall be
visible from the street. When building setback from the public roadway exceeds 100-feet,
additional 4-inch numbers shall be displayed at the property entry.
4. Address: Prior to the issuance of a Certificate of Occupancy, commercial/industrial and
multi-family buildings shall post the address with minimum 8-inch numbers on contrasting
background, visible from the street and electrically illuminated during periods of darkness.
When the building setback exceeds 200 feet from the public street, an additional non-
illuminated 6-inch minimum number address shall be provided at the property entrance.
Larger address numbers will be required on buildings located on wide streets or built with
large setbacks in multi-tenant commercial and industrial buildings. The suite designation
numbers and/or letters shall be provided on the front and back of all suites.
5