HomeMy WebLinkAbout06-78 - Resolutions RESOLUTION NO.06-78
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO
CUCAMONGA, CALIFORNIA, APPROVING VARIANCE DRC2005-01124, A
REQUEST TO ALLOW A BUILDING HEIGHT OF 54 FEET WHERE A MAXIMUM
BUILDING HEIGHT OF 45 FEET IS ALLOWED, FOR THE DEVELOPMENT OF A
MASTER PLAN FOR AN OFFICE AND COMMERCIAL CENTER ON 8.21 ACRES
OF LAND IN THE COMMUNITY COMMERCIAL DISTRICT(SUBAREA 4),WITHIN
THE FOOTHILL BOULEVARD DISTRICTS, LOCATED AT THE NORTHEAST
CORNER OF FOOTHILL BOULVARD AND ROCHESTER AVENUE;AND MAKING
FINDINGS IN SUPPORT THEREOF - APN: 0227-152-18 AND 31.
A. Recitals.
1. Charles Joseph Associates filed an application for the issuance of Variance DRC2005-01124
as described in the title of this Resolution. Hereinafter in this Resolution,the subject Variance request is
referred to as "the application."
2. On the 9th day of August 2006, 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 hearing on August 9, 2006, including written and oral staff reports,together with
public testimony, this Commission hereby specifically finds as follows:
a. The application applies to the property located at the northeast corner of
Rochester Avenue and Foothill Boulevard, with a street frontage of approximately 900 feet on
Foothill Boulevard and a lot depth of approximately 400 feet; and
b. The property to the north of the subject site is zoned Low Residential and is developed
with single-family homes;the property to the south is zoned Industrial Park(Subarea 7)and is comprised
of vacant land and the historic Aggazzotti home and former winery site;the property to east is zoned Open
Space and is developed with Edison Transmission Towers; and the property to the west is zoned
Community Commercial within the Terra Vista Community Plan and is developed with various commercial
uses; and
C. The Variance request is to allow a maximum building height of 54 feet where a maximum
height of 45 feet is permitted; and
d. Literal enforcement of the building setback would cause a physical hardship and practical
difficultly for development of the property by requiring the tower elements in the office building and the
roofline and tower elements in the hotel to be reduced in order to meet the 45 height limitation. The
PLANNING COMMISSION RESOLUTION NO. 06-78
DRC2005-01124—CHARLES JOSEPH ASSOCIATES
August 9, 2006
Page 2
Development Code encourages architectural features and rooflines that create visual interest when the
design of these features will not negatively impact the adjacent properties. The hotel building has been
designed to be sensitive to the adjacent residential neighborhood by utilizing a floor plan that is oriented
on a north to south axis so that no guest rooms face the single-family dwellings to the north. Further, as
required by the Development Code, the two-story office building has been designed with a roofline that is
limited to 25 feet within 100 feet of the residential neighborhood to the north; and
e. There are exceptional circumstances applicable to the subject property that do not apply
to a majority of other properties in the immediate surrounding area because of the fact that the project has
been designed to be graded approximately 5 feet below the existing grade elevations of the neighborhood
north of the project site. With the factoring of the 5-foot grade differential,the net building height results in
the office building having a height of 43 feet and the hotel building having a height of 49 feet when
compared to the average house pad elevations of the neighborhood to the north; and
f. Literal enforcement of the building setback would deprive the applicant of development
enjoyed by other properties in the same zone by requiring the applicant to redesign and lower the
architectural focal points that provide visual interest and are customary to winery-inspired architecture,
which is contradictory to the design guidelines Foothill Boulevard District that encourage multi-planed,
pitched roofs and towers as focal elements; and
g. The granting of the Variance will not constitute a special privilege inconsistent with the
limitations on other properties classified in the same zone because there are unique site conditions (i.e.,
grade differential between the proposed project and the existing neighborhood to the north). Further,the
architectural design of the project employs good use of towers and multi-planed roofs, which is an
architectural design goal of the Foothill Boulevard Districts; and
h. Granting of the Variance for a parking setback will not be detrimental to the public health,
safety, or welfare since the master planned project has been designed utilizing site planning techniques
that take into account building massing, orientation, placement and landscape buffering. The office
building has been designed with a roofline that is stepped back from the residences,the hotel building has
been designed with a floor plan that is oriented on a north to south axis so that no guest rooms face the
single-family dwellings to the north, and there is a 15-foot wide landscape planter and an 8-foot high
perimeter wall along the north property line that will provide buffering. These site Plan design features will
ensure that the public health, safety, and welfare of the adjacent single-family neighborhood will not be
negatively impacted.
3. Based upon the substantial evidence presented to this Commission during the
above-referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2
above, this Commission hereby finds and concludes as follows:
a. That strict or literal interpretation and enforcement of the specified regulations would
result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the
Development Code.
b. That there are exceptional or extraordinary circumstances or conditions applicable to the
property involved or to the intended use of the property that do not apply generally to other properties in
the same district.
C. That strict or literal interpretation and enforcement of the specified regulation would
deprive the applicant of privileges enjoyed by the owners of other properties in the same district.
PLANNING COMMISSION RESOLUTION NO. 06-78
DRC2005-01124 —CHARLES JOSEPH ASSOCIATES
August 9, 2006
Page 3
d. That the granting of the Variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties classified in the same district.
e. That the granting of the Variance will not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
4. Based upon the facts and information contained in the proposed Mitigated Negative
Declaration, together with all written and oral reports included for the environmental assessment for the
application,the Planning Commission finds that there is no substantial evidence that the project will have a
significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring
Program attached hereto, and incorporated herein by this reference, based upon the findings as follows:
a. Pursuant to the California Environmental Quality Act(CEQA)and the City's local CEQA
Guidelines, City staff prepared an Initial Study of the potential environmental effects of the project. Based
on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation
measures, there would be no substantial evidence that the project would have a significant effect on the
environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter,
City staff provided public notice of the public comment period and of the intent to adopt the Mitigated
Negative Declaration.
b. The Planning Commission has reviewed the Mitigated Negative Declaration and all .
comments received regarding the Mitigated Negative Declaration and, based on the whole record before
it, finds: (i)that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii)that,
based on the imposition of mitigation measures,there is no substantial evidence that the project will have
a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative
Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these
findings, the Planning Commission hereby adopts the Mitigated Negative Declaration.
C. The Planning Commission has also reviewed and considered the Mitigation Monitoring
Program for the project that has been prepared pursuant to the requirements of Public Resources Code
Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation
measures during project implementation. The Planning Commission therefore adopts the Mitigation
Monitoring Program for the project.
d. 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 project site is disturbed from previous weed
abatement activities, the project site is surrounded by commercial and residential development, and the
site has not been identified as potential location for habitat that is known to support sensitive biological
species. Further, the site contains no blue line streams. Based on substantial evidence, the Planning
Commission hereby makes a declaration rebutting the presumption of adverse effect as set forth in
California Department of Fish and Game Regulation 753.5 (Title 14 of the California Code of Regulations
Code, Section 753.5.)
e. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation
Monitoring Program, and all other materials which constitute the record of proceedings upon which the
decision of the Planning Commission is based is the Planning Director of the City of Rancho Cucamonga.
Those documents are available for public review in the Planning Department of the City of Rancho
Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga,California 91730, (909)477-2750.
PLANNING COMMISSION RESOLUTION NO. 06-78
DRC2005-01124—CHARLES JOSEPH ASSOCIATES
August 9, 2006
Page 4
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.
Planning Department
1) The Variance approval shall expire if the Building Permits are not issued
within 5 years from the date of approval. No extensions are allowed.
2) All applicable Conditions of Approval per Resolution No. 06-77 approving
Conditional Use Permit DRC2005-00365 shall apply.
3) 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.
Environmental Mitigation
Aesthetics
1) A Photometric diagram shall be submitted and approved prior to Building
Permit issuance demonstrating that illumination from the project is confined
within the project's boundaries and meets the City's foot candle requirements.
Air Quality
1) All construction equipment shall be maintained in good operating condition so
as to reduce operational emissions. The contractor shall ensure that all
construction equipment is being properly serviced and maintained as per
manufacturers'specifications. Maintenance records shall be available at the
construction site for City verification.
2) Prior to the issuance of any Grading Permits, the developer shall submit
construction plans to the City denoting the proposed schedule and projected
equipment use. Construction contractors shall provide evidence that
low-emission mobile construction equipment will be utilized, or that their use
was investigated and found to be infeasible for the project. Contractors shall
also conform to any construction measures imposed by the South Coast Air
Quality Management District (SCAQMD), as well as City Planning staff.
3) All paints and coatings shall meet or exceed performance standards noted in
SCAQMD Rule 1113. Paints and coatings shall be applied either by hand or
high-volume, low-pressure spray.
4) All asphalt shall meet or exceed performance standards noted in SCAQMD
Rule 1108.
PLANNING COMMISSION RESOLUTION NO. 06-78
DRC2005-01124—CHARLES JOSEPH ASSOCIATES
August 9, 2006
Page 5
5) All construction equipment shall comply with SCAQMD Rules 402 and 403.
Additionally, contractors shall include the following provisions:
• Reestablish ground cover on the construction site through seeding and
watering.
• Pave or apply gravel to any on-site haul roads.
• Phase grading to prevent the susceptibility of large areas to erosion
over extended periods of time.
• Schedule activities to minimize the amounts of exposed excavated soil
during and after the end of work periods.
• Dispose of surplus excavated material in accordance with local
ordinances and use sound engineering practices.
• Sweep streets according to a schedule, established by the City if silt is
carried over to adjacent public thoroughfares or occurs as a result of
hauling. Timing may vary depending upon the time of year of
construction.
• Suspend grading operations during high winds (i.e., wind speeds
exceeding 25 mph) in accordance with Rule 403 requirements.
• Maintain a minimum 24-inch freeboard ratio on soils haul trucks or
cover payloads using tarps or other suitable means.
6) The site shall be treated with water or other soil-stabilizing agent (approved
by SCAQMD and the Regional Water Quality Control Board [RWQCB])daily
to reduce PM10 emissions, in accordance with SCAQMD Rule 403.
7) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be
applied to all inactive construction areas that remain inactive for 96 hours or
more to reduce PM10 emissions.
8) The construction contractor shall utilize electric or clean alternative
fuel-powered equipment where feasible.
9) The construction contractor shall ensure that construction grading plans
include a statement that work crews will shut off equipment when not in use.
10) All industrial and commercial facilities shall post signs requiring that trucks
shall not be left idling for prolonged periods (i.e., in excess of 10 minutes).
11) All industrial and commercial facilities shall designate preferential parking for
vanpools.
12) All industrial and commercial site tenants with 50 or more employees shall be
required to post both bus and Metrolink schedules in conspicuous areas.
PLANNING COMMISSION RESOLUTION NO. 06-78
DRC2005-01124—CHARLES JOSEPH ASSOCIATES
August 9, 2006
Page 6
13) All industrial and commercial site tenants with 50 or more employees shall be
required to configure their operating schedules around the Metrolink
schedule to the extent reasonably feasible.
14) All residential and commercial structures shall be required to incorporate
high-efficiency/low-polluting heating, air conditioning, appliances, and water
heaters.
15) All residential and commercial structures shall be required to incorporate
thermal pane windows and weather-stripping.
Cultural Resources
1) If any prehistoric archaeological resources are encountered before or during
grading, the developer will retain a qualified archaeologist to monitor
construction activities, to take appropriate measures to protect or preserve
them for study. With the assistance of the archaeologist,the City of Rancho
Cucamonga will:
• Enact interim measures to protect undesignated sites from demolition
or significant modification without an opportunity for the City to establish
its archaeological value.
• Consider establishing provisions to require incorporation of
archaeological sites within new developments, using their special
qualities as a theme or focal point.
• Pursue educating the public about the area's archaeological heritage.
• Propose mitigation measures and recommend conditions of approval to
eliminate adverse project effects on significant, important, and unique
prehistoric resources, following appropriate CEQA guidelines.
• Prepare a technical resources management report, documenting the
inventory, evaluation, and proposed mitigation of resources within the
project area. Submit one copy of the completed report, with original
illustrations, to the San Bernardino County Archaeological Information
Center for permanent archiving.
2) If any paleontological resource (i.e. plant or animal fossils)are encountered
before or during grading,the developer will retain a qualified paleontologist to
monitor construction activities, to take appropriate measures to protect or
preserve them for study. The paleontologist shall submit a report of findings
that will also provide specific recommendations regarding further mitigation
measures (i.e., paleontological monitoring)that may be appropriate. Where
mitigation monitoring is appropriate, the program must include, but not be
limited to, the following measures:
• Assign a paleontological monitor, trained and equipped to allow the
rapid removal of fossils with minimal construction delay, to the site
full-time during the interval of earth-disturbing activities.
PLANNING COMMISSION RESOLUTION NO. 06-78
DRC2005-01124—CHARLES JOSEPH ASSOCIATES
August 9, 2006
Page 7
• Should fossils be found within an area being cleared or graded, divert
earth-disturbing activities elsewhere until the monitor has completed
salvage. If construction personnel make the discovery, the grading
contractor should immediately divert construction and notify the monitor
of the find.
• Prepare, identify, and curate all recovered fossils for documentation in
the summary report and transfer to an appropriate depository (i.e.,
San Bernardino County Museum).
• Submit a summary report to the City of Rancho Cucamonga. Transfer
collected specimens with a copy of the report to the San Bernardino
County Museum.
Geology and Soils
1) The site shall be treated with water or other soil-stabilizing agent (approved
by SCAQMD and RWQCB) daily to reduce PM10 emissions, in accordance
with SCAQMD Rule 403 or re-planted with drought resistant landscaping as
soon as possible.
2) Frontage public streets shall be swept according to a schedule established by
the City to reduce PM10 emissions associated with vehicle tracking of soil
off-site. Timing may vary depending upon the time of year of construction.
3) Grading operations shall be suspended when wind speeds exceed 25 mph to
minimize PM10 emissions from the site during such episodes.
4) Chemical soil stabilizers (approved by SCAQMD and RWQCB) shall be
applied to all inactive construction areas that remain inactive for 96 hours or
more to reduce PM10 emissions.
Hydrology and Water Quality
1) Prior to issuance of Grading Permits, the permit applicant shall submit to
Building Official for approval, Storm Water Pollution Prevention Plan
(SWPPP) specifically identifying Best Management Practices (BMPs) that
shall be used on-site to reduce pollutants during construction activities
entering the storm drain system to the maximum extent practical.
2) An Erosion Control Plan shall be prepared, included in grading plan, and
implemented for the proposed project that identifies specific measures to
control on-site and off-site erosion from the time of ground disturbing
activities are initiated through completion of grading. This Erosion Control
Plan shall include the following measures at a minimum:a)Specify the timing
of grading and construction to minimize soil exposure to rainy periods
experienced in southern California, and b) An inspection and maintenance
program shall be included to ensure that any erosion which does occur either
on-site or off-site as a result of this project will be corrected through a
remediation or restoration program within a specified time frame.
PLANNING COMMISSION RESOLUTION NO. 06-78
DRC2005-01124—CHARLES JOSEPH ASSOCIATES
August 9, 2006
Page 8
3) During construction,temporary berms such as sandbags or gravel dikes must
be used to prevent discharge of debris or sediment from the site when there
is rainfall or other runoff.
4) During construction, to remove pollutants, street cleaning will be performed
prior to storm events and after the use of water trucks to control dust in order
to prevent discharge of debris or sediment from the site.
5) The developer shall implement the BMPs identified in the Water Quality
Management Plan prepared by Associated Engineers, June 9, 2005, to
reduce pollutants after construction entering the storm drain system to the
maximum extent practical.
6) Landscaping plans shall include provisions for controlling and minimizing the
use of fertilizers/pesticides/herbicides. Landscaped areas shall be monitored
and maintained for at least two years to ensure adequate coverage and
stable growth. Plans for these areas, including monitoring provisions for a
minimum of two years, shall be submitted to the City for review and approval
prior to the issuance of Grading Permits.
7) Ponding areas on the south side of the project are depressed to promote the
retention and infiltration of treated runoff and irrigation water.
8) Rooftops drain to landscaping prior to entering storm drain system.
9) Collection inlets provided with trash guard/grate.
10) Rinker Stormcepter installed to treat water before entering infiltration area.
11) Prior to issuance of Building Permits, the applicant shall submit to the City
Engineer for approval of a Water Quality Management Plan (WQMP),
including a project description and identifying Best Management Practices
(BMPs) that will be used on-site to reduce pollutants into the storm drain
system to the maximum extent practicable. The WQMP shall identify the
structural and non-structural measures consistent with the Guidelines for
New Development and Redevelopment adopted by the City of Rancho
Cucamonga in June 2004.
12) Prior to issuance of Grading or Paving Permits, applicant shall obtain a
Notice of Intent (NOI) to comply with obtaining coverage under the National
Pollutant Discharge Elimination System (NPDES) General Construction
Storm Water Permit from the State Water Resources Control Board.
Evidence that this has been obtained (i.e., a copy of the Waste Discharger's
Identification Number) shall be submitted to the City Building Official for
coverage under the NPDES General Construction Permit.
Noise
1) Exterior: An 8-foot high masonry wall shall be constructed along the north
property line in order to provide a sound attenuation and privacy between the
single-family dwelling units to the north and the project.
PLANNING COMMISSION RESOLUTION NO. 06-78
DRC2005-01124— CHARLES JOSEPH ASSOCIATES
August 9, 2006
Page 9
2) Interior: All south facing windows and glass doors in the hotel building shall
have an STC rating of 32 or greater.
3) A final acoustical report shall be submitted for Planning Director review and
approval prior to the issuance of Building Permits. The final report shall
discuss the level of interior noise attenuation to below 40 dBA for the hotel
rooms, the building materials and construction techniques required. The
building plans will be checked for conformance with the mitigation measures
contained in the final report.
4) Construction or grading shall not take place between the hours of 8:00 p.m.
and 6:30 a.m. on weekdays, including Saturday, or at any time on Sunday or
a national holiday.
5) Construction or grading noise levels shall not exceed the standards specified
in Development Code Section 17.02.120-D,as measured at the property line.
Developer shall hire a consultant to perform weekly noise level monitoring as
specified in Development Code Section 17.02.120. Monitoring at other times
may be required by the Building Official. Said consultant shall report their
findings to the Building Official within 24 hours; however, if noise levels
exceed the above standards,then the consultant shall immediately notifythe
Building Official. If noise levels exceed the above standards, then
construction activities shall be reduced in intensity to a level of compliance
with above noise standards or halted.
6) The perimeter block wall along the north property line shall be constructed as
early as possible.
7) Haul truck deliveries shall not take place between the hours of 8:00 p.m.and
6:30 a.m. on weekdays, including Saturday, or at any time on Sunday or a
national holiday. Additionally, if heavy trucks used for hauling would exceed
100 daily trips (counting both to and from the construction site), then the
developer shall prepare a Noise Mitigation Plan denoting any construction
traffic haul routes. To the extent feasible, the plan shall denote haul routes
that do not pass sensitive land uses or residential dwellings.
PLANNING COMMISSION RESOLUTION NO. 06-78
DRC2005-01124—CHARLES JOSEPH ASSOCIATES
August 9, 2006
Page 10
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 9TH DAY OF AUGUST 2006.
PLANNING COMMI ON OF THE CITY OF RANCHO CUCAMONGA
BY:
arrS art, Chairman
ATTEST: RjA'J&��o
-
Ja s R. Troyer, AICP, Sec tary
I, James R. Troyer, AICP, 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 9th day of August 2006, by the following vote-to-wit:
AYES: COMMISSIONERS: FLETCHER, MACIAS, McPHAIL, MUNOZ, STEWART
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
AtRancho Cucamonga Community Development
Building & Safety
COMM ERCIAUINDUSTRIAL STANDARD CONDITIONS
March 30, 2006
Hotel & Commercial Development
NEC of Foothill & Rochester
SUBTPM17594 & DRC2005-00365
NOTE: Any revisions may void these requirements and necessitate additional review.
A. New Structures
1. Provide compliance with the California Building Code (CBC) for property line clearances
considering use, area, and fire-resistive construction.
2. The project shall be designed to comply with the 2001 California Building Codes (CBC), the
California Fire Code and with RCFPD Ordinances 15 and 39.
3. Provide compliance with the California Building Code for required occupancy separations.
4. Provide draft stops in attic areas, not exceed 3,000 square feet, in accordance with CBC
Section 1505.
5. Exterior walls shall be constructed of the required fire rating in accordance with CBC Table
5-A.
6. Openings in exterior walls shall be protected in accordance with CBC Table 5-A.
7. Provide the required restroom facilities per the CBC Appendix chapter 29.
8. All exit components must comply with the requirements of CBC Chapter 10 (adjoining rooms,
rated corridors, door swings, separation of exits, etc.).
9. At the time of tenant improvement plan check submittal (for construction) additional
requirements may be required.
10. Clearly indicate on the plans compliance with ADA requirements for the disabled.
11. A registered architect must sign and stamp the plans.
Page 1 of 3
B. General Requirements
1. Submit five conceptual sets of plans including the following:
a. Site/Plot Plan
b. Floor Plan
C. Foundation Plan
d. Ceiling, Floor, and Roof Framing Plan
2. Electrical Plans (2 sets, detached) including the size of main switch, number and size of
service entrance conductors, panel schedules, and single line diagrams.
3. 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.
4. Planning Department Tracking Number (SUBTPM17594 and DRC2005-00365) must be
clearly noted on the Title Sheet of the plans.
5. Separate permits are required for fencing and/or walls.
6. 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.
7. Contractors must show proof of State and City licenses and Workers' Compensation
coverage to the City prior to permit issuance.
8. Business shall not open for operation prior to posting the Certificate of Occupancy issued by
the Building and Safety Department.
C. 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 (SUBTPM17594 and DRC2005-00365). 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 commercial or industrial development 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, and School Fees. Applicant
shall provide a copy of the school fees receipt to the Building and Safety Department prior to
permit issuance.
3. The Building and Safety Official shall provide the street addresses after tract/parcel map
recordation and prior to issuance of building permits.
Page 2 of 3
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.
5. Construct trash enclosure(s) per City Standard (available at the Planning Department's public
counter).
D. 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. At the time of tenant improvement plan check submittal (for construction) additional
requirements may be required.
5. 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.
6. 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.
Note on title sheet that tenant improvement plans must be submitted for plan check and be approved
prior to construction. 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 if you have any questions about the procedure at (909) 477-2710.
Page 3 of 3
;- Rancho Cucamonga Fire Protection
District
Fire Construction Services
STANDARD CONDITIONS
March 30, 2006
Hotel and Commercial Development
NEC of Foothill AND Rochester
SUBTPM17594 AND DRC2005-00365
THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT.
• The RCFPD Procedures and Standards which are referenced in this document can be
access on the web at http://www.ci.rancho-cucamonga.c6.us/fire/index.htm under the Fire
Safety Department and Fire Construction Services section. Search by article; the
preceding number of the standard refers to the article. Chose the appropriate article
number then a drop down menu will appear, select the corresponding standard.
• Hotel construction must comply to all the provision of RCFPD Ordinance 39 for low rise
buildings.
FSC-1 Public and Private Water Supply
1. . Design guidelines for Fire Hydrants: The followingprovides design guidelines for the
spacing and location of fire hydrants:
a. The maximum distance between fire hydrants in commercial/industrial projects is .
300-feet. No portion of the exterior wall shall be located more than 150-feet from an
approved fire hydrant. For cul-de-sacs, the distance shall not exceed 100-feet.
b. Fire hydrants are to be located. The preferred locations for fire hydrants are:
1. At the entrance(s) to a commercial, industrial or residential project from the
public roadways.
2. At intersections.
3. On the right side of the street, whenever practical and possible.
4. As required by the Fire Safety Department to meet operational needs of the
Fire District.
5. A minimum of 40-feet from any building.
C. If any portion of a facility or building is located more than 150-feet from a public fire
hydrant measured on an approved route around the exterior of the facility or building,
additional private or public fire hydrants and mains capable of supplying the required
fire flow shall be provided.
d. Provide one fire hydrant for each 1000 gpm of required fire flow or fraction thereof.
FSC-2 Fire Flow
1. The required minimum fire flow for this project, when automatic fire sprinklers are installed
is 2,250 gallons per minute at a minimum residual pressure of 20-pounds per square inch.
This flow reflects a 50-percent reduction for the installation of an approved automatic fire
sprinkler system in accordance with NFPA 13 with central station monitoring. This
requirement is made in accordance with the California Fire Code Appendix III-A, as adopted
by the Fire District Ordinances.
2. Public fire hydrants located within a 500-foot radius of the proposed project may be used to
provide the required fire flow subject to Fire District review and approval. Private fire
hydrants on adjacent property shall not be used to provide required fire flow.
3. 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 fire protection water plans are
approved.
4. On all Site Plans to be submitted for review, show all fire hydrants located within 600-feet of
the proposed project site.
FSC-3 Prerequisite for submittal of Overhead Automatic Fire Sprinkler Systems
1. Prior to submitting plans for an overhead automatic fire sprinkler system, the applicant shall
submit plans, specifications and calculations for the fire sprinkler system underground
supply piping. Approval of the underground supply piping system must be obtained prior to
submitting the overhead fire sprinkler system plans.
FSC-4 Requirement for an Automatic Fire Sprinkler Systems
Rancho Cucamonga Fire District Ordinance 15, the 2001 California Fire Code and/or any other
applicable standards require an approved automatic fire sprinkler system in accordance to
NFPA 13 to be installed in:
1. Commercial or industrial structures greater than 7,500 square feet.
2. Assembly and Educational Occupancy Buildings.
3. All structures that do not meet Fire District access requirements (see Fire Access).
4. When required fire flow cannot be provided due to inadequate volume or pressure.
5. When buildings do not meet the requirements of the 2001 California Building Code and
the RCFPD Fire Department Access - Fire Lane Standard 9-7.
6. When any applicable code or standard requires the structure to be sprinklered.
7. The hotel must be fully sprinklered in accordance to NFPA 13.
FSC-5 Fire Alarm System
1. RCFPD Ordinance 15, based on use or floor area (or by other adopted codes or
standards) requires an automatic and/or manual fire alarm system. Refer to RCFPD
Ordinances 15 and 39, the California Building Code, RCFPD Fire Alarm Standard
#10-6 and/or the California Fire Code.
2. Prior to any removal, remodel, modification and/or additions to the building or suite's fire
alarm system, Fire Construction Services' approval and a building permit must be
obtained. Plans and specifications shall be submitted to Fire Construction Services in
accordance with RCFPD Fire Alarm Standard #10-6.
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3. Based on the number of sprinkler heads; the sprinkler system is required,to monitored by
a listed central station fire alarm system.
FSC-6 Fire District Site Access
The hotel Fire District Access must comply to RCFPD standards for low rise building in
accordance to Ordinance 39.
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
Lanes Standard 9-7.
1. Location of Access: All portions of the structures 1st story exterior wall shall be located
within 150-feet of Fire District vehicle access, measure on an approved route around the
exterior of the building. Landscaped areas, unpaved changes in elevation, gates and
fences are deemed obstructions.
2. Specifications for private Fire District access roadways per the RCFPD Standards
are:
a. The minimum unobstructed width is 26-feet.
b. The maximum inside turn radius shall be 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 percent.
i. Support a minimum load of 70,000 pounds gross vehicle weight (GVW).
j. Trees and shrubs planted adjacent to the fire lane shall be kept trimmed to a
minimum of 14-feet, 6-inches from the ground up. Vegetation shall not be allowed to
obstruct Fire Department apparatus.
3. Access Doorways: Approved doorways, accessible without the use of a ladder, shall be
provided as follows:
a. In buildings without high-piled storage, access shall be provided in accordance with
the 2001 California Building Code, Fire and/or any other applicable standards.
b. In buildings with high-piled storage access doors shall be provided in each 100 lineal
feet or major fraction thereof, of the exterior wall that faces the required access
roadways. When railways are installed provisions shall be made to maintain Fire
District access to all required openings.
4. Access Walkways: Hardscaped access walkways shall be provided from the fire
apparatus access road to all required building exterior openings.
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5. Commercial/Industrial Gates: Any gate installed across a Fire Department access road
shall be in accordance with Fire District Standard #9-2. The following design
requirements apply:
a. Prior to the fabrication and installation of the gates, plans are required to be
submitted to Fire Construction Services (FCS) for approval. Upon the completion of
the installation and before placing the gates in service, inspection and final
acceptance must be requested from FCS.
b. Gates must slide open horizontally or swing inward.
C. Gates may be motorized or manual.
d. When fully open, the minimum clearance dimension of drive access shall be 20 feet.
e. Manual gates must be equipped with a RCFPD lock available at the Fire Safety
Office for$20.00.
f. Motorized gates must open at the rate of one-foot per second.
g. The motorized gate actuation mechanism must be equipped with a manual override
device and a fail-safe or battery backup feature to open the gate or release the
locking Mechanism in case of power failure or mechanical malfunction.
h. Motorized gates shall be equipped with a Knox override key switch. The switch must
be installed outside the gate in a visible and unobstructed location.
i. For motorized gates, a traffic loop device must be installed to allow exiting from the ,
complex.
j. If traffic pre-emption devices (TPD) are to be installed, the device, -location and
operation must be approved by the Fire Chief prior to installation. Bi-directional or
multiple sensors may be required due to complexity of the various entry
configurations.
6. Fire Lane Identification: Red curbing and/or signage shall identify the fire lanes. A Site
Plan illustrating the proposed delineation that meets the minimum Fire District standards'
shall be included in the architectural plans submitted to BandS for approval.
7. 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 BandS for plan
review.
8. Roof Access: There shall be a means of fire department access from the exterior walls
of the buildings on to the roofs of all commercial, industrial and multi-family residential
structures with roofs less than 75 feet above the level of the fire access road.
a. This access must be reachable by either fire department ground ladders or by an
aerial ladder.
b. A minimum of one ladder point with a fixed ladder shall be provided in buildings with
construction features, or high parapets that inhibit roof access.
c. . The number of ladder points may be required to be increased, depending on the
building size and configuration.
d. Regardless of the parapet height or construction features the approved ladder point
shall be identified in accordance to the roof access standard.
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e. Where the entire roof access is restricted by high parapet walls or other obstructions,
a permanently mounted access ladder is required.
f. Multiple access ladders may be required for larger buildings.
g. Ladder construction must be in accordance with the RCFPD Roof Access Standard
9-9 Appendix A and drawings 9-9a and 9-9b.
h. A Site Plan showing the locations of the roof ladder shall be submitted during plan
check.
i. Ladder points shall face a fire access roadway(s).
FSC-10 Occupancy and Hazard Control Permits
Listed are those Fire Code permits commonly associated with the business operations and/or
building construction. Plan check submittal is required with the permit application for approval
of the permit; field inspection is required prior to permit issuance. General Use Permit shall be
required for any activity or operation not specifically described below, which in the judgment of
the Fire Chief is likely to produce conditions that may be hazardous to life or property.
• Battery Systems
• Candles and open flames in public assemblies'
• Compressed Gases
• Public Assembly
• Cryogenics
• Dry Cleaning Plants
• Refrigeration Systems
• Repair Garages
• Flammable and Combustible Liquids
• Spraying or Dipping Operations
• Hazardous Materials
Tents, Canopies and/or Air Supported Structures
Liquefied Petroleum Gases
• LPG or Gas Fuel Vehicles in Assembly Buildings
FSC-11 Hazardous Materials— Submittal to the County of San Bernardino
The San Bernardino County Fire Department shall review your Business
Emergency/Contingency Plan for compliance with minimum standards. Contact the San
Bernardino County Fire, Hazardous Materials Division at (909) 387-4631 for forms and
assistance. The County Fire Department is the Cal/EPA Certified Unified Program Agency
(CU PA) for the City of Rancho Cucamonga.
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1. If the facility is a NEW business, a Certificate of Occupancy issued by Building and Safety
will not be finalized until the San Bernardino County Fire Department reviews your
Business Emergency/Contingency Plan. California Government Code, Section•65850.2
prohibits the City from issuing a final Certificate of Occupancy unless the applicant has
met or is meeting specific hazardous materials disclosure requirements. A Risk
Management Program (RMP) may also be required if regulation substances are to be
used or stored at the new facility.
2. Any business that operates on rented or leased property which is required to submit a
plan, it is also required to submit a notice to the owner of the property in writing stating that
the business is subject to the Business Emergency/Contingency Plan mandates and has
complied with the provisions. The tenant must provide a copy of the Plan to the property
owner within five working days, if,requested by the owner.
FSC-12 Hazardous Materials - Submittal to Fire Construction Services
Plans shall be submitted and approved prior to construction of buildings and/or the installation of
equipment designed to store, use or dispense hazardous materials in accordance with the
2001 California Building, Fire, Mechanical, Plumbing, Electrical Codes, RCFPD Ordinances
FD15 and FD39 and other implemented and/or adopted standards.
FSC-13 Alternate Method Application
Fire Construction Services staff and the Fire Marshal will review all requests for alternate
method, when submitted. The request must be submitted on the Fire District "Application for
Alternate Method" form along with supporting documents and payment of the $92 review fee.
FCS-14 Map Recordation
1. RECIPROCAL AGREEMENTS for Fire Department Emergency Access and Water Supply
are required on this project. The project appears to be located on a property that is being
subdivided. The reciprocal agreement is required to be recorded between property.
owners and the Fire District. The recorded agreement shall include a copy of the Site
Plan. The Fire Construction Services shall approve the agreement, prior to recordation.
The agreement shall be recorded with the County of San Bernardino, Recorders Office.
Reciprocal access agreement — Please provide a permanent access agreement
between the owners granting irrevocable and a non-exclusive easement, favoring the Fire
District to gain access to the subject property. The agreement shall include a statement
that no obstruction, gate, fence, building or other structure shall be placed within the
dedicated access, without Fire Department approval. The agreement shall have
provisions for emergency situations and the assessing of cost recovery to the property by
the fire District.
Reciprocal water covenant — Please provide a permanent maintenance and service
covenant between the owners granting an irrevocable and non-exclusive easement,
favoring the Fire District for the purpose of accessing and maintaining the private water
mains, valves and fire hydrants (fire protection systems facilities in general). The covenant
shall have provisions for emergency situations and the assessing of cost recovery to the
property by the fire District.
Chronological Summary of RCFPD Standard Conditions
PRIOR TO ISSUANCE OF BUILDING PERMITS — Please complete the following prior to
the issuance of any building permits:
1. Private Water Supply (Fire) Systems: The applicant shall submit construction plans,
specifications, flow test data and calculations for the private water main system for review
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and approval by the Fire District. Plans and installation shall comply with Fire District
Standards. .Approval of the on-site (private) fire underground and water plans is required
prior to any building permit issuance for any structure on the site. Private on-site
combination domestic and fire supply system must be designed in accordance with
RCFPD Standards # 9-4, #10-2 and #10-4. The Building and Safety Department and Fire
Construction Services will perform plan checks and inspections.
All private on-site fire hydrants shall be installed, flushed and operable prior to delivering
any combustible framing materials to the site. 'Fire construction Services will inspect the
installation, witness hydrant flushing and grant a clearance before lumber is dropped.
2. Public Water Supply (Domestic/Fire) Systems: The applicant shall submit a plan
showing the locations of all new public fire hydrants for the review and approval by the
Fire District and CCWD. On the plan, show all existing fire hydrants within a'600-foot
radius of the project. 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 fuming 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.
3. Construction,Access: The access roads must be paved in accordance with all the
requirements of the RCFPD Fire Lane Standard #9-7. All temporary utilities over access
roads must be installed at least 14 feet 6" above the finished surface of the road.
4. Fire Flow: A current fire flow letter from CCWD must be received. The applicant is
responsible for obtaining the fire flow information from CCWD and submitting the letter to
Fire Construction Services.
5. Easements and Reciprocal Agreements: All easements and agreements must be
recorded with the County of San Bernardino.
PRIOR TO THE RELEASE OF TEMPORARY POWER
The building construction must be substantially completed in accordance with Fire Construction
Services' "Temporary Power Release Checklist and Procedures".
PRIOR TO OCCUPANCY OR FINAL INSPECTION — Please complete the following:
1. Hydrant Markers: All fire hydrants shall have a blue reflective pavement marker
indicating.the fire hydrant location on the street or driveway in accordance with the City of
Rancho Cucamonga Engineering Standard Plan 134, "Installation of Reflective Hydrant
Markers". On private property, the markers shall be installed at the centerline of the fire
access road, at each hydrant location.
2. Private Fire Hydrants: For the purpose of final acceptance, a licensed sprinkler
contractor, in the presence of Fire Construction Services, shall conduct a test of the most
hydraulically remote on-site fire hydrants. The underground fire line contractor, developer
and/or owner are responsible for hiring the company to perform the test. A final test report
shall be submitted to Fire Construction Services verifying the fire flow available. The fire
flow available must meet or exceed the required fire flow in accordance with the California
Fire Code.
3. Fire Sprinkler System: Prior to the issuance of a Certificate of Occupancy, the fire
sprinkler system(s) shall be tested and accepted by Fire Construction Services.
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4. Fire Sprinkler Monitoring: Prior to the issuance of a Certificate of Occupancy, the fire
sprinkler monitoring system must be tested and accepted by Fire Construction Services.
The fire sprinkler monitoring system shall be installed, tested and operational immediately
following the completion of the fire sprinkler system (subject to the release of power).
5. Fire Suppression Systems and/or other special hazard protection systems shall be
inspected, tested and accepted by Fire Construction Services before occupancyis
granted and/or equipment is placed in service.
6. Fire Alarm System: Prior to the issuance of a Certificate of Occupancy, the fire alarm
system shall be installed, inspected, tested and accepted by Fire Construction Services.
7. Access Control Gates: Prior to the issuance of a Certificate of Occupancy, vehicular
gates must be inspected, tested and accepted in accordance with RCFPD Standards
#9-1 or #9-2 by Fire Construction Services.
8. ' Fire Access Roadways: Prior to the issuance of any Certificate of Occupancy, the fire
access roadways must be installed in accordance with the approved plans and
acceptable to Fire Construction Services.
The CC&R's, the reciprocal agreement and/or other approved documents shall be
recorded and contain an approved fire access roadway map with provisions that prohibit
parking, specify the method of enforcement and identifies who is responsible for the
required annual inspections and the maintenance of all required fire access roadways.
9. Address: Prior to the 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.
10. Hazardous Materials: Prior to the issuance of a Certificate of Occupancy, the applicant
must demonstrate (in writing from the County) that the facility has met or is meeting the
Risk Management Plan (RMP) or Business Emergency/Contingency Plan with the San
Bernardino County Fire Department, Hazardous Materials/Emergency Response and
Enforcement Department. The applicant must also,obtain inspection and acceptance by
Fire Construction Services.
11. Confidential Business Occupancy Information: The applicant shall complete. the
Rancho Cucamonga Fire District "Confidential Business Occupancy Information" form.
This form provides contact information for Fire District use in the event of an emergency at
the subject building or property. This form must be presented to the Fire Construction
Services Inspector.
12. Mapping Site Plan: Prior to the issuance of a Certificate of Occupancy, a 8 1/2 inch by
11 inches or 11 inch by 17 inches Site Plan of the site in accordance with RCFPD
Standard #13-1 shall be revised by the applicant to reflect the actual location of all devices
and building features as required in the standard. The Site Plan must be reviewed and
accepted by the Fire Inspector.
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PLANNING COMMISSION RESOLUTION NO. 06-76
SUBTPM17594 — CHARLES JOSEPH ASSOCIATES
August 9, 2006
Page 4
Engineering Department
1) Foothill Boulevard frontage improvements are to be in accordance with
City "Major Divided Arterial' standardsas required and including:
a) Provide or protect curb and gutter, sidewalk, street lights, street
trees, drive approaches, signing, and striping.
b) Reconstruct curb return/curb and gutter and relocate traffic signal
equipment at the northeast corner, of Foothill Boulevard and
Rochester Avenue.
c) Provide or protect R26(s)' "No Stopping" signs along the
Foothill Boulevard frontage.
d) No new median openings,are allowed in the Foothill Boulevard
median without a traffic signal.
e) Protect or replace traffic signal equipment.
f) Provide deceleration/right-turn lanes for Feethill 13oulevaFd the
easterly and westerly driveways as requifed. The middle
driveway does not require one.
g) Any driveway with a median shall have two 20-foot wide drive
aisles separated by a 10-foot wide median. The median shall not
extend into the public right-of-way.
h) Signalized driveway must align with proposed driveway on the
south side of Foothill Boulevard.
i) The Foothill Boulevard frontage shall be designed in accordance
with the City adopted Foothill Boulevard Visual Improvement Plan
including street lights, traffic signal, activity centers,street pavers
Route 66 and median.
j) Obtain additional street/sidewalk easements from Southern
California Edison and San Bernardino County Flood Control
District in conjunction with the proposed easterly right-turn lane.
If the easterly right turn lane can be designed such that the
existing right of way provides for curb adjacent sidewalk to
the satisfaction of the City Engineer then additional
easement is not required.
k) Pavement reconstruction and overlays will be determined during
plan check from Rochester Avenue to Day Creek Channel
Bridge.
EjF
PLANNING COMMISSION RESOLUTION NO. 06-76
SUBTPM17594—CHARLES JOSEPH ASSOCIATES
August 9, 2006
Page 5
1) For that portion of the pavement overlay easterly of the
project's east property line and forthe reconstruction forthe
median left turn pocket at Rochester,this work is eligible for
transportation fee credit or reimbursement.
2) Rochester Avenue frontage improvements are to be in accordance with
City "Major Divided Arterial" standards as required and,including:
a) Provide or protect curb and gutter, sidewalk, street lights, street
trees, drive approach, traffic signs, and striping, as required.
b) Provide a combined northbound busbay/right-turn lane on
Rochester Avenue for driveway.
c) Provide or protect R26(s) "No Stopping" signs along Rochester
Avenue frontage.
d)
easy. Restripe Rochester Avenue as required to provide turning
movements.
e) The Any driveway with a median shall have two 20-foot drive
aisles separated by a 10-foot wide median. The median shall not
extend into the public right-of-way.
f) Protect or replace traffic signal equipment.
3) The following are required on-site:
a) Provide 80 feet of stacking at the
signalized driveway.
b) Provide an easement for the maintenance of traffic signal.
c) Provide clear lanes for north and south traffic at the signalized
drive aisle.
d) Provide a sign as shown above that reads: "Wait Here For
Signal" at signalized drive aisle.
e) Provide "Keep Clear" pavement legend.
4) Reconstruct Fennel Road to a reduced radius turn-around per City
Standard 113, to the satisfaction of the City Engineer.
5) The existing overhead utilities (telecommunications and electrical,
except forthe 66 Kv electrical) on the project side of RochesterAvenue
shall be undergrounded from the first pole off-site north of the project
boundary to the first pole offsite south of Foothill Boulevard, prior to
public improvement acceptance or occupancy, whichever occurs first.
The developer may request a reimbursement agreement to recover
one-half the City adopted cost for undergrounding from future