HomeMy WebLinkAbout98-41 - Resolutions RESOLUTION NO. 98-41
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE TRACT
MAP NO. 15814, AND RELATED TREE REMOVAL PERMIT 98-05, A
RESIDENTIAL SUBDIVISION OF 191 SINGLE FAMILY LOTS ON 40 ACRES
OF LAND IN THE LOW-MEDIUM DISTRICT (4-8 DWELLING UNITS PER
ACRE) WITHIN THE VICTORIA VINEYARDS OF THE VICTORIA
COMMUNITY PLAN, LOCATED AT THE SOUTHWEST CORNER OF
HIGHLAND AND ROCHESTER AVENUES, AND MAKING FINDINGS IN
SUPPORT THEREOF - APN: 227-011-09 AND 13
A. Recitals.
1. Fieldstone Communities has filed an application for the approval of Tentative Tract Map
No. 15814, as described in the title of this Resolution. Hereinafter in this Resolution, the subject
Tentative Tract Map request is referred to as "the application."
2. On the 24th day of June 1998, 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 substantial evidence presented to this Commission during the above-
referenced public hearing on June 24, 1998, including written and oral staff reports, together with
public testimony, this Commission hereby specifically finds as follows:
a. The application applies to property located at the southwest corner of Highland and
Rochester Avenues with a street frontage of 1,300 feet on Highland Avenue and 1,300 feet on
Rochester Avenue and is presently vacant; and
b. The property to the north of the subject site is the future Route 30 Freeway, the
property to the south is Rancho Cucamonga High School, the property to the east is a flood control
retention basin, and the property to the west is single family residential homes; and
c. The application contemplates a residential subdivision and design review of
191 single family residential lots on 40 acres of land within the Low-Medium Residential District of
the Victoria Community Plan; and
d. The proposed use is consistent with the General Plan; and
e. The design of the proposed project, together with the conditions of approval, meet
all applicable provisions of the Development Code; and
PLANNING COMMISSION RESOLUTION NO. 98-41
TT 15814 - FIELDSTONE COMMUNITIES
June 24, 1998
Page 2
f. The development of the proposed project would not have a significant impact on
the environment.
3. Based upon the substantial evidence presented to this Commission during the above-
referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2
above, this Commission hereby finds and concludes as follows:
a. The Tentative Tract is consistent with the General Plan, Development Code, and
any applicable specific plans; and
b. The design or improvements of the Tentative Tract is consistent with the General
Plan, Development Code, and any applicable specific plans; and
c. The site is physically suitable for the type of development proposed; and
d. The design of the subdivision is not likely to cause substantial environmental
damage and avoidable injury to humans and wildlife or their habitat; and
e. The Tentative Tract is not likely to cause serious public health problems; and
f. The design of the Tentative Tract will not conflict with any easement acquired by
the public at large, now of record, for access through or use of the property within the proposed
subdivision.
4. Based upon the facts and information contained in the proposed 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 Negative Declaration based upon
the findings as follows:
a. That the Negative Declaration has been prepared in compliance with the California
Environmental Quality Act of 1970, as amended, and the State CEQA guidelines promulgated
thereunder; that said Negative Declaration and the Initial Study prepared therefore reflect the
independent judgment of the Planning Commission; and, further, this Commission has reviewed and
considered the information contained in said Negative Declaration with regard to the application.
b. That, based upon the changes and alterations which have been incorporated into
the proposed project, no significant adverse environmental effects will occur.
c. Pursuant to the provisions of Section 753.5c of Title 14 of the California Code of
Regulations, the Planning Commission finds as follows: In considering the record as a whole, the
Initial Study and Negative Declaration for the project, there is no evidence that the proposed project
will have potential for an adverse impact upon wildlife resources or the habitat upon which wildlife
depends. Further, based upon substantial evidence contained in the Negative Declaration, the staff
reports and exhibits, and the information provided to the Planning Commission during the public
hearing, the Planning Commission hereby rebuts the presumption of adverse effect as set forth in
Section 753.5(c-1-d) of Title 14 of the California Code of Regulations.
5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above,
this Commission hereby approves the application subject to each and every condition set forth below
and in the Standard Conditions, attached hereto and incorporated herein by this reference.
PLANNING COMMISSION RESOLUTION NO. 98-41
TT 15814 - FIELDSTONE COMMUNITIES
June 24, 1998
Page 3
Planning Division
1) A final acoustical report shall be submitted for City Planner review and
approval, prior to the issuance of any building permits. The final report
shall discuss the level of interior noise attenuation to below 45 CNEL,
the building materials and construction techniques provided, and if
appropriate, verify the adequacy of the mitigation measures. Building
plans will be checked for conformance with the mitigation measures
contained in the final report. The final report shall also evaluate exterior
noise impacts from local streets and the future Route 30 Freeway. The
report shall discuss noise barrier options along the tract boundary and
the shoulder of the freeway.
2) The developer shall work with the City, SANBAG, and Caltrans to
determine the location and construction of noise barriers. A noise
barrier at the freeway shoulder shall be pursued to the greatest extent
possible. If a noise barrier at the freeway shoulder is not feasible, a
noise barrier at the tract boundary shall be required.
3) The developer shall submit a project Wall Plan for City Planner review
and approval, prior to issuance of building permits for lots abutting
Highland and Rochester Avenues. The Wall Plan shall incorporate
noise attenuation pursuant to the final acoustical report and shall
identify the location, height, colors, materials, and responsible party for
construction of all noise attenuation walls for the project. The Wall Plan
shall demonstrate that noise impacts will be mitigated in conformance
with the General Plan and Development Code. Prior to the release for
occupancy of any lot along Highland Avenue or Rochester Avenue, the
sound walls shall be constructed.
4) Tract boundary walls shall be the Victoria Theme Wall with decorative
columns and cap. Walls in excess of 10 feet in height may have a
slump stone base with the Victoria Theme Wall above to break up
massing and minimize negative effects. The developer shall be
required to construct tract boundary walls and install landscaping, prior
to occupancy of any lot adjacent to the wall.
Engineering Division
1) The existing overhead utilities (telecommunications and electrical) on
the opposite (north) side of Highland Avenue shall be undergrounded
from the first pole west of Rochester Avenue to the first pole west of the
northerly projection of the westerly tract boundary, prior to public
improvement acceptance or occupancy, whichever occurs first.
Reimbursement of one-half the City adopted cost for undergrounding
from future development as it occurs is not feasible, because the
property is owned by Caltrans. An option for the above condition would
be to pay to the City an in-lieu fee of one-half the adopted amount as
contribution to the future undergrounding of said lines.
PLANNING COMMISSION RESOLUTION NO. 98-41
TT 15814 - FIELDSTONE COMMUNITIES
June 24, 1998
Page 4
2) All missing public improvement shall be installed on the following:
a) Highland Avenue frontage and Caltrans collector street standards
(44 feet curb to curb) including:
i) Required Highland Avenue typical lanes are: thru = 12 feet
and shoulder= 8 feet.
ii) Required Highland Avenue intersection lanes are: left turn
= 12 feet, eastbound thru = 12 feet and right turn = 15 feet,
westbound thru = 15 feet.
The left turn and right turn pocket lengths on Highland
Avenue at Rochester Avenue and on Highland Avenue at
"J" Street shall be 100 feet including 90-foot transitions.
b) Lark Drive frontage to modified local street standards (40 feet
curb to curb with 6 feet wide curb adjacent sidewalk) including:
i) Required Lark Drive typical lanes are: eastbound and
westbound thru = 12 feet, eastbound and westbound
parking = 8 feet.
ii) Required Lark Drive at Rochester Avenue lanes are:
eastbound left turn thru = 10 feet, eastbound right turn = 15
feet and westbound thru = 15 feet.
The left turn and right turn pocket lengths on Lark Drive at
Rochester Avenue shall be 100 feet including 90-foot
transitions.
c) Rochester Avenue to major arterial highway standards including:
i) Required Rochester Avenue typical lanes are: southbound
and northbound thru = 11 feet, southbound and northbound
curb = 20 feet and 10-foot two-way left turn lane.
ii) Required Rochester Avenue lanes at Highland Avenue are:
southbound and northbound thru = 11 feet, southbound and
northbound curb = 20 feet and 10-foot left turn lane (100
feet).
3) Additional rights-of-way shall be dedicated to accommodate turning
lanes at intersections as follows:
a) On the south side of Highland Avenue: 51-59 feet, measured
from centerline, for a distance of 350 feet west of the BCR at
Rochester Avenue. The rest of Highland Avenue to be dedicated
consistent with the section to the west.
b) Additional right-of-way or easement as necessary for perimeter
landscaping.
PLANNING COMMISSION RESOLUTION NO. 98-41
TT 15814 - FIELDSTONE COMMUNITIES
June 24, 1998
Page 5
4) Relocate and/or modify the traffic signal at the southwest corner of
Highland and Rochester Avenues as needed, to the satisfaction of the
City Engineer.
5) With the construction of Route 30 Freeway, Caltrans is proposing to
lower the intersection of Highland and Rochester Avenues
approximately 5 feet. The transitions are approximately 676 feet on
Highland Avenue and approximately 357 feet on Rochester Avenue,
west and south, respectively, of said intersection. If the development
goes before Caltrans Route 30 improvements, a cash deposit in-lieu of
construction will be required and necessary temporary improvements
constructed, as determined by the City Engineer and Caltrans. If the
development goes after Caltrans Route 30 improvements, install all
missing improvements on Highland and Rochester Avenues along the
property frontage.
6) Prepare and submit a study indicating routes to school for grades K
thru 12. Developer shall install appropriate signage and/or striping as
determined necessary by the City Engineer.
7) Driveways on corner lots shall be located at least 50 feet from the
intersection BCR, or the maximum distance allowed by the lot size, to
minimize conflicts between vehicles turning right and those backing out
of driveways.
Mitigation Measures
1) The developer shall obtain an incidental take permit from the U.S. Fish
and Wildlife Service pursuant to Section 10(a) of the Endangered
Species Act, if deemed necessary by the Service, to mitigate the
potential loss of sensitive habitat.
2) The developer shall work with Caltrans and mitigate noise impacts from
the freeway. This may be accomplished with the use of earthen
berming and the approved Victoria theme wall or, if located on the
freeway right-of-way, berming and the approved Route 30 Freeway
wall. Extensive landscaping shall be used to minimize the negative
aesthetic effects of these walls and provide for potential graffiti
mitigation. The Wall Plans and Landscape Plans shall be approved by
the City Planner prior to the issuance of any building permits for Lots 9
through 12, 30 through 33, and 50 through 60. The berming and sound
walls shall be constructed prior to the release of occupancy of Lots 9
through 12, 30 through 33, and 50 through 60.
3) The developer shall mitigate the noise impacts from Rochester Avenue.
This may be accomplished with the use of earthen berming and the
approved Victoria theme wall. The Wall Plans and Landscape Plans
shall be approved by the City Planner prior to the issuance of any
building permits for Lots 1 through 9 and 168 through 177. The
berming and wall shall be constructed prior to the release of occupancy
of Lots 1 through 9 and 168 through 177.
PLANNING COMMISSION RESOLUTION NO. 98-41
TT 15814 - FIELDSTONE COMMUNITIES
June 24, 1998
Page 6
Tree Removal Permit
1) Tree Removal Permit 98-05 is approved subject to the following
mitigation: In addition to the typical front yard landscape scheme, a
specimen tree (36-inch box) shall be installed in the front yards of each
corner lot and entry-facing lots in addition to the required front yard
landscaping. The type and location of these trees shall be reviewed
and approved by the City Planner.
The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 24TH DAY OF JUNE 1998.
P 1 ••.MISSIOIOF 'HE CITY OF RANCHO CUCAMONGA
��
BY: as►∎•IL�M`
Davi• Barker, Chai an
ATTEST:. ____
Bra• Bf Se ��
I, Brad Buller, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby
certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the
Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning
Commission held on the 24th day of June 1998, by the following vote-to-wit:
AYES: COMMISSIONERS: BARKER, BETHEL, MACIAS, MCNIEL, TOLSTOY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
' COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
PROJECT#: Tentative Tract 15814 and Design Review
SUBJECT:
APPLICANT: Fieldstone
LOCATION: Southwest corner of Highland and Rochester Avenues
ALL OF THE FOLLOWING CONDITIONS THAT APPLY TO YOUR PROJECT.
APPLICANT SHALL CONTACT THE PLANNING DIVISION, (909)477-2750, FOR COMPLIANCE WITH THE FOLLOWING
CONDITIONS:
A. General Requirements Completion Date
1. The applicant shall agree to defend at his sole expense any action brought against the City, its _/_/_
agents, officers, or employees, because of the issuance of such approval, or in the alternative,
to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or
employees, for any Court costs and attorney's fees which the City, its agents, officers, or
employees may be required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at its own expense in the defense of any such action but such participation
shall not relieve applicant of his obligations under this condition.
2. The developer shall commence, participate in, and consummate or cause to be commenced, / /_
participated in, or consummated, a Mello-Roos Community Facilities District (CFD) for the
• Rancho Cucamonga Fire Protection District to finance construction and/or maintenance of a fire
station to serve the development. The station shall be located, designed, and built to all
specifications of the Rancho Cucamonga Fire Protection District, and shall become the District's
property upon completion. The equipment shall be selected by the District in accordance with
its needs. In any building of a station, the developer shall comply with all applicable laws and
regulations. The CFD shall be formed by the District and the developer by the time recordation
of the final map occurs.
3. Prior to recordation of the final map or the issuance of building permits, whichever comes first, / /_
the applicant shall consent to, or participate in, the establishment of a Mello-Roos Community
Facilities District for the construction and maintenance of necessary school facilities. However,
if any school district has previously established such a Community Facilities District, the applicant
shall, in the alternative, consent to the annexation of the project site into the territory of such
existing District prior to the recordation of the final map or the issuance of building permits,
whichever comes first. Further, if the affected school district has not formed a Mello-Roos
•
- Community Facilities District within twelve months from the date of approval of the project and
SC-3/14198 1
Project No. TT 8c DR 15811
Completion Date
prior to the recordation of the final map or issuance of building permits for said project, this
condition shall be deemed null and void.
This condition shall be waived if the City receives notice that the applicant and all affected school
districts have entered into an agreement to privately accommodate any and all school impacts
as a result of this project.
4. Prior to recordation of the final map or prior to the issuance of building permits when no map is _/ /
involved, written certification from the affected water district that adequate sewer and water
facilities are or will be available to serve the proposed project shall be submitted to the
Department of Community Development. 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.
B. Time Limits
1. Approval shall expire, unless extended by the Planning Commission, if building permits are not _/_/
issued or approved use has not commenced within 24 months from the date of approval.
C. Site Development
1. The site shall be developed and maintained in accordance with the approved plans which include _/ /_
site plans, architectural elevations, exterior materials and colors, landscaping, sign program, and
grading on file in the Planning Division, the conditions contained herein, Development Code
regulations, and the Victoria Community Plan.
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. 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.
4. 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.
5. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be _/_/_
located out of public view and adequately screened through the use of a combination of concrete
or masonry walls, berming, and/or landscaping to the satisfaction of the City Planner. For single
family residential developments, transformers shall be placed in underground vaults.
6. Street names shall be submitted for City Planner review and approval in accordance with the _/ /_
adopted Street Naming Policy prior to approval of the final map.
7. All building numbers and individual units shall be identified in a clear and concise manner, _/_/_
including proper illumination.
8. 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 budding permits.
SC-;/24/93 2
Project No. TT&DR 15811
Completion Date
9. 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.
10. For single family residential development, a 2-inch galvanized pipe shall be attached to each _/_/_
support post for all wood fences, with a minimum of two 'A-inch lag bolts, to withstand high winds.
Both post and pipe shall be installed in an 18-inch deep concrete footing. Pipe shall extend at
least 4 feet, 6 inches above grade.
11. Wood fencing shall be treated with stain, paint, or water sealant. / /_
12. For residential development, return walls and corner side walls shall be decorative masonry. / /_
13. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured _/ /_
products.
D. Parking and Vehicular Access (indicate details on building plans)
1. On flag lots, use a 12-foot driveway within flag to maximize landscape area. _/ /_
E. 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. All private slopes of 5 feet or less 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.
3. 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.
4. Front yard and corner side yard landscaping and irrigation shall be required per the Development _/ /_
Code and/or Innovative Standards - Victoria Community Plan. This requirement shall be in
addition to the required street trees and slope planting.
5. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included /_/_
in the required landscape plans and shall be subject to City Planner review and approval and
coordinated for consistency with any parkway landscaping plan which may be required by the
Engineering Division.
6. All walls shall be provided with decorative treatment. If located in public maintenance areas, the / /_ •
- design shall be coordinated with the Engineering Division.
SC-3/24/99 3
Project No. Tr&DR 15814
Completion Date
F. Environmental •
1. The developer shall provide each prospective buyer written notice of the Foothill Freeway project _/_/_
in a standard format as determined by the City Planner, prior to accepting a cash deposit on any
property.
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 $ 719 , prior to the issuance of building permits, guaranteeing satisfactory
performance and completion of all mitigation measures. These funds may be used by the City
to retain consultants and/or pay for City staff time to monitor and report on the mitigation
measures. Failure to complete all actions required by the approved environmental documents
shall be considered grounds for forfeit.
In those instances requiring long term monitoring (i.e.) beyond final certificate of occupancy), the
applicant shall provide a written monitoring and reporting program to the City Planner prior to
issuance of building permits. Said program shall identify the reporter as an individual qualified
to know whether the particular mitigation measure has been implemented.
G. Other Agencies
1. The applicant shall contact the U.S. Postal Service to determine the appropriate type and location _/_/_
of mail boxes. Multi-family residential developments shall provide a solid overhead structure for
mail boxes with adequate lighting. The final location of the mail boxes 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 DIVISION, (909) 477-2710, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
H. Site Development
1. The applicant shall comply with the latest adopted Uniform Building Code, Uniform Mechanical _/_/_
Code, Uniform Plumbing Code, National Electric Code, Title 24 Accessibility requirements, and
all other applicable codes, ordinances, and regulations in effect at the time of issuance of relative
permits. Please contact the Building and Safety Division for copies of the Code Adoption
Ordinance and applicable handouts.
2. Prior to issuance of building permits for a new residential dwelling unit(s) or major addition to / /_
existing unit(s), the applicant shall pay development fees at the established rate. Such fees may
include, but are not limited to: City Beautification Fee, Park Fee, Drainage Fee, Transportation
Development Fee, Permit and Plan Checking Fees, and School Fees.
3. Street addresses shall be provided by the Building 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.
sc-ir4ro9 4
Project No. TT R DR 15814
Completion Date
New Structures
1. Roofing material shall be installed for wind-resistant roof covering at wind velocity not less than / /_
90 mph.
J. Grading
1. Grading of the subject property shall be in accordance with the Uniform Building Code, City _/ /_
Grading Standards, and accepted grading practices. The final grading plan shall be in substantial
conformance with the approved grading plan.
2. A soils report shall be 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 plans shall be completed and approved prior to issuance of building permits. _/_/_
APPLICANT SHALL CONTACT THE ENGINEERING DIVISION,(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):
50 total feet on Rochester Avenue _/_/_
30 total feet on Lark Drive / /
41 total feet on Highland Avenue / /_
see Special Conditions for intersection right of way / / •
3. Corner property line cutoffs shall be dedicated per City Standards. _/ /_
4. Vehicular access rights shall be dedicated to the City for the following streets, except for /_/_
approved openings: Lark Drive, Rochester and Highland Avenues .
5. 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.
sc.3/24/98 5
Project No. TT&DR 15311
Completion Date
Interior street improvements shall include, but are not limited to, curb and gutter, AC pavement,
drive approaches, sidewalks, street lights, and street trees.
2. Construct the following perimeter street improvements including, but not limited to: _/_/_
Curb& A.C. Side- Drive Street Street Comm Median Bike Other
Street Name Gutter Pvmt walk Appr. Lights Trees Trail Island Trail •
Lark Drive • X
• (e) X X •
Rochester Ave. X X (f) X X
Highland Ave. X X (g) 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 STD. 114. (d) If so marked, an in-lieu of construction fee shall be provided for
this item. (e) 6-foot wide curb adjacent. (f) 5-foot wide meandering sidewalk. (gi sidewalk to
match existing to the west.
3. Improvement Plans and Construction:
a. Street improvement plans, including street trees , street lights, and intersection safety lights _/_/_
on future signal poles, and traffic signal plans shall be prepared by a registered Civil
Engineer and shall be submitted to and approved by the City Engineer. Security shall be
posted and an agreement executed to the satisfaction of the City Engineer and the City
Attorney guaranteeing completion of the public and/or private street improvements, prior
to final map approval or the issuance of building permits, whichever occurs first.
b. Prior to any work being performed in public right-of-way, fees shall be paid and a / /_
construction permit shall be obtained from the City Engineer's Office in addition to any
other permits required.
c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and _/_/_
interconnect conduit shall be installed to the satisfaction of the City.Engineer.
d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction _/_/_
project along major or secondary streets and at intersections for future traffic signals and
interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside
of BCR, ECR, or any other locations approved by the City Engineer.
Notes:
(1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200
feet apart, unless otherwise specified by the City Engineer.
(2) Conduit shall be 3-inch (at intersections) or 2-inch (along streets) galvanized steel
with pull rope or as specified.
e. Handicapped access ramps shall be installed on all corners of intersections per City _/ /_
Standards or as directed by the City Engineer.
f. Existing City roads requiring construction shall remain open to traffic at all times with / /_
adequate detours during construction. Street or lane closure permits are required. A cash
sc-3/24/98 6
•
Project No. TT&DR 15314
Completion Date
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. / /_
4. Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in /_/_
accordance with the City's street tree program.
5. Intersection line of sight designs shall be reviewed by the City Engineer for conformance with _/_/_
adopted policy. On collector or larger streets, lines of sight shall be plotted for all project
intersections, including driveways. Local residential street intersections and commercial or
industrial driveways may have lines of sight plotted as required.
6. A permit shall be obtained from Caltrans for any work within the following right-of-way: Highland _/_/_
and Rochester Avenues
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: Highland Avenue, Rochester Avenue, and Lark Drive .
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.
4. Parkway landscaping on the following street(s) shall conform to the results of the respective /_/_
Beautification Master Plan: The Rochester Parkway shall match the parkway to the east .
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. Public storm drain easements shall be graded to convey overflows in the event of a blockage in /_/_
a sump catch basin on the public street.
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. / /_
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Project No. IT&DR 15814
Completion Date
3. Water and sewer plans shall be designed and constructed to meet the requirements of the _/_/_
Cucamonga County Water District(CCWD), Rancho Cucamonga Fire Protection District, and the
Environmental Health Department of the County of San Bernardino. A letter of compliance from
the CCWD is required prior to final map approval or issuance of permits, whichever occurs first.
P. General Requirements and Approvals
1. Permits shall be obtained from the following agencies for work within their right-of-way: / /_
Caltrans .
2. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for all _/_/_
new street lights for the first six months of operation, prior to final map approval or prior to building
permit issuance if no map is involved.
APPLICANT SHALL CONTACT THE FIRE PREVENTION/NEW CONSTRUCTION UNIT, (909) 477-2730,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
Q. General Fire Protection Conditions
1. Mello Roos Community Facilities District requirements shall apply to this project. / /_
2. Fire flow requirement shall be 1.000 gallons per minute. / /_
a. A fire flow shall be conducted by the builder/developer and witnessed by fire department _/_/_
personnel prior to water plan approval.
b. For the purpose of final acceptance, an additional fire flow test of the on-site hydrants shall _/_/_
be conducted by the builder/developer and witnessed by the fire department personnel
after construction and prior to occupancy.
3. Fire hydrants are required. All required public or on-site fire hydrants shall be installed, flushed / /_
and operable prior to delivery of any combustible building materials on site (i.e., lumber, roofing
materials, etc.). Hydrants flushing shall be witnessed by fire department personnel.
4. Existing fire hydrant locations shall be provided prior to water plan approval. Required hydrants, / /_
if any, will be determined by the Fire District. Fire District standards require a 6" riser with a 4"
and a 2-1/2"outlet. Substandard hydrants shall be upgraded to meet this standard. Contact the
Fire Safety Division for specifications on approved brands and model numbers.
5. Hydrant reflective markers (blue dots) shall be required for all hydrants and installed prior to final _/ /_
inspection.
6. Roadways within project shall comply with the Fire District's fire lane standards, as noted:
X All roadways per Rancho Cucamonga Fire Protection District Ordinance 22. / /_
7. All trees and shrubs planted in any median shall be kept trimmed a minimum of 14'6"from ground _/ /_
up so as not to impede fire apparatus.
8. Plan check fees in the amount of$ 0 have been paid. An additional $ 132 shall be paid:
_ X Prior to fnal_plan approval. _/_/_
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Project No. TT&DR 15814
Completion Date
Note: Separate plan check fees for fire protection systems (sprinklers, hood systems, alarms,
etc.) and/or any consultant reviews will be assessed upon submittal of plans.
9. Plans shall be submitted and approved prior to construction in accordance with 1994 UBC, UFC, / /_
UPC, UMC, NEC, and RCFD Standards 22 and 15.
- APPLICANT SHALL CONTACT THE POLICE DEPARTMENT, (909)477-2800, FOR COMPLIANCE WITH
THE FOLLOWING CONDITIONS:
R. 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. / /_
S. 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.
T. Building Numbering
1. Numbers and the backgrounds shall be of contrasting color and shall be reflective for nighttime /_/_
visibility.
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