HomeMy WebLinkAbout98-60 - Resolutions RESOLUTION NO. 98-60
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL
OF AMENDED TENTATIVE TRACT 15727, A RESIDENTIAL
SUBDIVISION OF 342 SINGLE FAMILY LOTS AND A 5-ACRE
NEIGHBORHOOD PUBLIC PARK ON 82 ACRES OF LAND WITH GATED
PRIVATE STREETS, IN THE LOW-MEDIUM RESIDENTIAL DISTRICT(4-8
DWELLING UNITS PER ACRE), LOCATED ON THE NORTH SIDE OF
FOURTH STREET, WEST OF ARCHIBALD AVENUE, AND BORDERED
BY SIXTH STREET ON THE NORTH, AND MAKING FINDINGS IN
SUPPORT THEREOF-APN: 210-062-02, 11, 13, 17, 18, 19, 26, 32, AND
33.
A. Recitals.
1. On October 9, 1996,the Planning Commission adopted Resolution No. 96-67, thereby
recommending approval, subject to specified conditions, of Tentative Tract No. 15727, which
provides for the development of 342 single family lots and a neighborhood park on 82 acres of
land within the Low-Medium Residential District (4-8 dwelling units per acre).
2. On November 21, 1996, the City Council approved, subject to specified conditions,
Tentative Tract No. 15727 by the adoption of Resolution 96-165.
3. On June 24, 1998, a request was filed by Griffin Industries to amend Tentative Tract
No. 15727 to allow for gated, private streets for the entire residential portion of the tract.
4. On August 26, and continued to August 31, 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.
5. 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 26, and August 31, 1998, including written and oral staff
reports, together with public testimony, this Commission hereby specifically finds as follows:
a. The application applies to property generally located on the north side of Fourth
Street,west of Archibald Avenue and bordered by Sixth Street on the north, with a street frontage
of 625 feet on Sixth Street and 1,835 feet on Fourth Street, a lot depth of 2,565 feet, and which
is presently partially improved with new single family homes; and
b. The property to the north of the subject site is developed with single family
residential,the property to the south consists of apartments and open space flood control facilities,
the property to the east is primarily vacant and underdeveloped and is designated for industrial
park uses, and the property to the west is largely underdeveloped; and
PLANNING COMMISSION RESOLUTION NO. 98-60
AMEND. TT 15727 - GRIFFIN INDUSTRIES
August 31, 1998
Page 2
c. The project, together with conditions of approval, will comply with all applicable
standards of the Development Code; and .
d. The application proposes development at 4.68 dwelling units per acre, which is
within the unit density range of the development district for the properties; and
e. The project is an infill piece with single family residential development to the north
at similar density ranges and; hence, is a logical addition to the neighborhood.
3. Based upon the substantial evidence presented to this Commission during the above-
referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2
above, this Commission hereby finds and concludes as follows:
a. That the Amended Tentative Tract is consistent with the General Plan,
Development Code, and any applicable specific plans; and
b. That the design or improvements of the Amended Tentative Tract is consistent
with the General Plan, Development Code, and any applicable specific plans; and
c. That the site is physically suitable for the type of development proposed; and
d. That the design of the subdivision is not likely to cause substantial environmental
damage and avoidable injury to humans or wildlife or their habitat; and
e. That the Amended Tentative Tract is not likely to cause serious public health
problems; and
f. That the design of the Amended 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; and
g. That the application would not be materially injurious or detrimental to the
adjacent properties and an Environmental Impact Report was prepared and certified by the City
Council by separate Resolution.
4. This Commission hereby finds and certifies that the project has been reviewed and
considered in compliance with the California Environmental Quality Act of 1970, as amended, and
that the Rancho Cucamonga Industrial Area Specific Plan Subarea 16 Redesignation
Environmental Impact Report,that assessed the environmental impacts of Tentative Tract 15727,
was certified on November 20, 1996, by adoption of City Council Resolution No. 96-63.
5. Based upon the facts and information contained in the proposed Negative Declaration,
plus the Rancho Cucamonga Industrial Area Specific Plan Subarea 16 Redesignation
Environmental Impact Report, 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
recommends adoption of a Negative Declaration by the City Council 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
PLANNING COMMISSION RESOLUTION NO. 98-60
AMEND. TT 15727 - GRIFFIN INDUSTRIES
August 31, 1998
Page 3
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 753.5(c) 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.
6. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, 4, and 5
above, this Commission hereby recommends approval of the subject application subject to each
and every condition set forth below and in the Standard Conditions, attached hereto and
incorporated herein by this reference.
Planning Division
1) All applicable Mitigation Measures listed in Table 11-1 of the
"Industrial Area Specific Plan Subarea 16 Redesignation
Environmental Impact Report," as certified by the City Council, shall
be completed as described in the adopted Mitigation Monitoring
Program. The mitigation measures include, but are not necessarily
limited to the following items listed in the Mitigation Monitoring
Program (Exhibit "A"):
T-1, AQ-1, AQ-2, N-1, N-2, SW-1, SW-2, SW-3, SW-4, LU-1,
LU-2, LU-3, LU-4, LU-5, P-1, FP-1, S-1, W-1, SD-1, SD-2, SD-3,
SD-4, and CR-1.
2) A Master Plan of Walls and Phasing Plan shall be submitted and
approved by the Planning Commission prior to the recordation of the
final tract map.
3) Drainage easements provided on Lots 16, 35, 45, 55, 65, and 227
through 230 shall be improved as follows:
a) The drainage easement at the end of "F" Street shall be totally
on Lot 35, the drainage easement at the end of"H" Circle shall
be totally on Lot 45, the drainage easement at the end of "I"
Circle shall be totally on Lot 55, and the drainage easement at
the end of "J" Circle shall be totally on Lot 65.
b) The drainage easements on Lots 16, 35, 45, 55, 65, 227, 228,
229, and 230 shall be improved with irrigation systems and
extensive plantings, the continuous length of the easements,
prior to the final inspection on each lot and subject to City
Planner approval.
PLANNING COMMISSION RESOLUTION NO. 98-60
AMEND. TT 15727 - GRIFFIN INDUSTRIES
August 31, 1998
Page 4
c) Lots 16, 227, 228, 229, and 230 shall be improved with 6-foot
high property line walls adjacent to each drainage easement
from the rear property line to a point in alignment with the front
house wall nearest the property line, and with an 18-inch high
property line wall from the front property line to the beginning of
the 6-foot property line wall, All walls shall comply with an
approved Master Plan of Walls, subject to Planning Commission
approval, and installed prior to final inspection on each lot.
d) Mini sumps shall be provided along the northerly extent of the
cul-de-sacs (within a right-of-entry easement of the northern
properties) at Circles "J," "I," and "H" and "F" Street (between
Lots 35 and 36, 45 and 46, 55 and 56, and 65 and 66), and the
northerly extent of "R" Street (rear of Lots 227, 228, 229, and
230).
4) Landscaping and irrigation shall be installed along Fourth Street in
landscape easements in compliance with a Conceptual Landscape
Plan previously approved by the Planning Commission for public right-
of-way landscape easements. The City Planner and the City
Engineer may consider and approve some reductions in the cobble
hardscape work and increases in the plant material counts while
maintaining the general landscaping theme planned for the north side
of Fourth Street. Landscaping shall be included along the future
parkway area on the west side of Golden Oak Road, between Sixth
Street and the boundary of the private community, to the satisfaction
of the City Engineer and the City Planner. The final plan shall
be submitted to the Design Review Committee for approval.
Landscaping and irrigation shall be installed along Golden Oak Road
in landscape easements to the satisfaction of the City Planner.
5) Where rear lot drainage to a public facility can be achieved along "A"
Street, the lot should be lowered with a rear lot grade break and
depressing the pad the maximum amount possible below the street
fronting the lot.
6) Lots 35, 36, 45, 46, 55, 56, 65, and 66 shall have a minimum width of
75 feet and a minimum side yard structural setback from the out
parcels to the northeast of 30 feet with RV parking accommodations.
Noise attenuation features will be included in the house walls facing
the out parcels to ensure interior ambient noise levels required by the
Development Code.
7) Pedestrian access is to be provided from "A" Street to the adjacent
cul-de-sacs.
8) A disclosure statement shall be incorporated as a deed restriction on
all residential lots informing future owners of the industrial zoned land
to the east of the tract on both sides of Archibald Avenue.
9) The applicant shall fully mitigate the project's school facilities impacts
by entering into a mitigation agreement with the Cucamonga School
District prior to the issuance of any building permits.
PLANNING COMMISSION RESOLUTION NO. 98-60
AMEND. TT 15727 - GRIFFIN INDUSTRIES
August 31, 1998
Page 5
10) Private streets, under the ownership of a Homeowners' Association
may be gated as approved by Design Review 98-16.
11) The Covenants,Conditions, and Restrictions(CC&Rs)and Articles of
Incorporation of the Homeowners' Association are subject to the
approval of the Planning and Engineering Divisions and the City
Attorney. They shall be recorded concurrently with the Final Map or
prior to the issuance of building permits, whichever occurs first. A
recorded copy shall be provided to the City Engineer. The
Homeowners' Association shall submit to the Planning Division a list
of the name and address of their officers on or before January 1 of
each and every year and whenever said information changes.
12) Reciprocal emergency access and drainage easement agreements
shall be provided for the adjacent property to the west in the area
where "Old Post Road" ends at the west property line.
13) Emergency access, vehicle and pedestrian, shall be provided in the
CC&Rs in a manner acceptable to the Police and Fire Departments.
14) .A school bus stop shall be provided at the northeast corner of Golden
Oak Road and Brook Drive. This feature will be identified with
appropriate bus stop signing and paving between the adjacent
sidewalk and curb line. The CC&Rs shall provide for convenient
school bus access into the community for the school district(s) in a
manner similar to Police and Fire Department access.
15) Each gated entry/exit shall conform to minimum City, Police, and Fire
Department standards.
Engineering Division
1) Install ultimate street improvements on the north side of Fourth Street
from Archibald Avenue to Cucamonga Creek Channel including curb
and gutter, sidewalk, street lights, a bus bay west of the existing entry
monument, the intersection curb return, relocation of the most
southerly catch basin on Archibald Avenue, and any traffic signal
upgrades. Off-site street trees may be deferred until development of
the adjacent property. The developer may request a reimbursement
agreement to recover the cost of permanent off-site improvements
from future development of the adjacent property. If the developer
fails to submit for said reimbursement agreement within six months of
the public improvements being accepted by the City, all rights of the
developer to reimbursement shall terminate.
2) Widen the west leg of the Fourth Street/Archibald Avenue intersection
to accept three westbound through lanes from the Major Divided
Arterial section, east of Archibald Avenue. Transition to a Major
Arterial width (two westbound lanes, single left turn lane) a sufficient
distance west of the intersection, to the satisfaction of the City
Engineer.
PLANNING COMMISSION RESOLUTION NO. 98-60
AMEND. TT 15727 - GRIFFIN INDUSTRIES
August 31, 1998
Page 6
3) Relocate up to eight 66 KV power poles as needed to accommodate
the Fourth Street/Archibald Avenue intersection widening and lane
drop.
4) The existing overhead utilities (telecommunications and electrical,
except for the 66 KV electrical) on the project side of Fourth Street
shall be undergrounded from the first pole on the east side of
Archibald Avenue, to the first pole on the west side of the Cucamonga
Creek Channel, prior to public improvement acceptance or
occupancy,whichever occurs first. All services crossing Fourth Street
shall be undergrounded at the same time.
5) Install full frontage improvements along Sixth Street, from the east
tract boundary to the west side of Golden Oak Road. Provide a cross
gutter across Golden Oak Road and a temporary AC curb return on
the west side, within the existing right-of-way. Widen the south side
of Sixth Street as needed, west of Golden Oak Road, install A.C.
berm, and reconstruct affected drive approaches to contain street
flows, as determined by the final drainage study. Extend the widened
section and berm from Golden Oak Road to Hellman Avenue.
Transition to existing pavement east of the east tract boundary, to the
satisfaction of the City Engineer. The developer may request a
reimbursement agreement to recover the cost of permanent off-site
improvements from future development of the adjacent property. If
the developer fails to submit for said reimbursement agreement within
six months of the public improvements being accepted by the City, all
rights of the developer to reimbursement shall terminate.
• 6) An in-lieu fee as contribution to the future undergrounding of existing
utilities (telecommunications and electrical, except for the 66 KV
electrical) on the opposite side of Sixth Street shall be paid to the City
prior to building permit issuance for the 104th house or any phase
that includes that house. The fee shall be one-half the City adopted
unit amount times the length of the project frontage. Unnecessary
power poles on the south side of Sixth Street shall be removed.
7) Install Golden Oak Road full width, including sidewalk and street
lights, from Fourth Street to Sixth Street, with Phase 1 development.
Sidewalks along the park frontage shall be curb adjacent. The
developer may request a reimbursement agreement to recover the
cost of permanent improvements west of the centerline on Golden
Oak Road and north of a projection of the southerly BCR for the park
drive approach, from future development of the adjacent property. If
the developer fails to submit for said reimbursement agreement within
six months of the public improvements being accepted by the City, all
rights of the developer to reimbursement shall terminate.
8) Install traffic signals at Fourth Street and Golden Oak Road and at
Sixth Street and Golden Oak Road. The traffic signal at Fourth Street
shall be operational prior to occupancy of the 100th unit. The traffic
signal at Sixth Street shall be operational prior to occupancy of the
150th unit or opening of the park, whichever occurs first.
PLANNING COMMISSION RESOLUTION NO. 98-60
AMEND. TT 15727 - GRIFFIN INDUSTRIES
August 31, 1998
Page 7
9) Each development phase shall have two points of access and no
temporary "dead end" streets shall be longer than 600 feet.
10) Prepare a final drainage study which addresses the following, to the
satisfaction of the City Engineer:
a) Deleted
b) Substantiate that the existing facilities in Fourth Street can
accommodate all flows reaching them in the ultimate
(developed) condition and that Fourth Street is not adversely
impacted by the lack of a storm drain lateral to pick up the sump
east of Golden Oak Road. Determine the size of reinforced
concrete pipe (RCP) needed to replace existing corrugated
metal pipe (CMP).
c) Provide a section through the flow line high point in Golden Oak
Road, south of Sixth Street, to determine whether any Q100
flows will go south in Golden Oak Road.
d) Provide hydrologic and hydraulic calculations. On-site storm
drains shall be sized to accommodate all tributary areas in the
ultimate (developed) condition.
e) Revise the preliminary drainage study to reflect the Hearthside
Court catch basin between nodes 15 and 16. Also include
pages 8 and 9 missing from the printout for Catchment Area C.
f) Determine the width of the surface overflow easement needed
on Lot 14 to convey Q100 flows for the area tributary to the
sump at the Springbrook Drive/Cedar Glen Place knuckle.
11) Construct all storm drains within the tract boundaries (private) and/or
Fourth Street, to the satisfaction of the City Engineer. The developer
may request a developer-to-developer reimbursement agreement,
against future development within the vacant tributary area, for
oversizing said facilities. If the developer fails to submit for said
reimbursement agreement within six months of the improvements
being accepted by the City, all rights of the developer to
reimbursement shall terminate. Master plan storm drain fee credits,
if any, will be reviewed and determined b the City Engineer.
12) Replace the existing CMP in Fourth Street, between Archibald
Avenue and Golden Oak Road, with appropriately sized RCP.
Reconstruct both catch basins as determined by the final drainage
study and install energy dissipation devices at the pipe outlet on the
south side of Fourth Street.
13) The surface overflow drainage easement on Lot 14 shall be graded
to convey Q100 overflows in the event of blockage in a sump catch
basin and provisions shall be made for overflows to pass through any
walls placed across the easement. Grade Lots 14 and 15, adjacent
PLANNING COMMISSION RESOLUTION NO. 98-60
AMEND. TT 15727 - GRIFFIN INDUSTRIES
August 31, 1998
Page 8
to the surface overflow drainage easement, to drain to Fourth Street
through improved devices. Also design Lots A, B, C, D, and E to
convey surface overflows.
14) Deleted
15) A parkway beautification master plan, including sections reflecting
tree clearances required by Southern California Edison, shall be
developed for Fourth Street which expands upon the existing
designated street trees and follows existing City Standards, to the
satisfaction of the City Engineer. The Fourth Street frontage
landscape treatment shall conform to said beautification master plan.
16) Interim facilities to drain the north property line will not be publicly
maintained. They shall be located on individual lots and there shall
be no public drainage easements. Private cross lot drainage
easements shall be provided as required by, and the design of the
facilities shall be approved by, the Building Official.
17) Deleted
18) Deleted
19) The park on Lot G shall be installed, with all standard neighborhood
park facilities as presently provided forwith public improvement bonds
for Tract 15727-3, prior to occupancy of 30 percent of the units or
prior to building permit issuance for 70 percent of the units,whichever
occurs first. The park design, including grading, shall be approved by
the Parks and Recreation Commission prior to final map approval.
Parcels provided for park development shall be a minimum of 5 acres,
based on the net yield for useable park open space. All dedicated
park lands are to be located on non-restricted developable,
unencumbered lands. This included, but is not limited to: clear title,
no easements, no seismic faults, no grades greater than 10 percent
and free from flood hazard. The public park is not to be included
within the private gated community.
20) All maps which have recorded to date shall be rescinded and new
final maps recorded reflecting the interior private streets. All common
areas for streets, storm drain facilities, sidewalks, street lights, and
utilities shall be contained in a common easement. The surface
overflow drainage easement on Lot 14 shall be private.
21) Revise Sheets 17 and 21 of Drawing 1628 to show the gated
entrances.
22) All interior street and storm drain plans which have already been
approved shall be revised to include the word "Private" in the title
block.
23) Traffic signal plans at Fourth Street and Golden Oak Road shall be
revised to reflect one leg of the intersection being private. Any
PLANNING COMMISSION RESOLUTION NO. 98-60
AMEND. TT 15727 - GRIFFIN INDUSTRIES
August 31, 1998
Page 9
decorative pavement and its effect on conduit specifications shall be
indicated. Provide easements for the City to maintain the equipment.
24) The existing public storm drain easements created by separate
document shall be vacated and replaced with private easements.
25) Existing public landscape easements, created by separate
documents, shall be vacated and shown on the revised maps as
private landscape easements in favor of the Homeowners'
Association. The following easements shall be revised consistent
with the approved Landscape Maintenance District grading plans: Lot
23 in Tract 15727-2; Lots 1 and 6 in Tract 15272-3; and Lot 26 in
Tract 15727-5.
26) Developer shall accept public drainage from Golden Oak Park and
Golden Oak Road north of the north project entry and public and/or
private drainage from adjacent undeveloped properties into the
private street and storm drain system.
27) The line between public and private maintenance shall follow the curb
on the east (park) side of the north entrance.
28) A copy of the CC&Rs approved by the City Attorney is required prior
to approval of the final map.
29) The project CC&Rs shall indicate Homeowners' Association
maintenance including, but not limited to, interior private streets and
storm drains, street lights, sidewalks, landscaping within easements
and lettered lots along Golden Oak Road, perimeter landscaping
along Fourth Street, etc. The CC&Rs shall acknowledge future
acceptance of landscaping between the private curb and a future
perimeter wall on the west side of the north project entrance upon
development of the adjacent property. The CC&Rs shall allow
adjacent properties to join the private community if they so desire. If
adjacent properties do not choose to join, they shall be permitted to
use reciprocal emergency access and/or drainage easements.
7. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 31ST DAY OF AUGUST 1998.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY: j c�
Larry . McNiel, Chairman
ATTEST:
Bra.' Jr! Se it
PLANNING COMMISSION RESOLUTION NO. 98-60
AMEND. TT 15727 - GRIFFIN INDUSTRIES
August 31, 1998
Page 10
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 31st day of August 1998, by the following vote-to-wit:
AYES: COMMISSIONERS: BARKER, MACIAS, MCNIEL, TOLSTOY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
'�`� COMMUNITY DEVELOPMENT
- � ' DEPARTMENT
R 1
LL Sam .
STANDARD CONDITIONS
PROJECT#: AMENDED TENTATIVE TRACT 15727
SUBJECT: A RESIDENTIAL DEVELOPMENT OF 342 SINGLE FAMILY HOMES
APPLICANT: CUCAMONGA CORNERPOINTE LLC
LOCATION: FOURTH STREET& CUCAMONGA CREEK FLOOD CONTROL CHANNEL
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
APPLICANT SHALL CONTACT THE PLANNING DIVISION,(909)477-2750,FOR COMPLIANCE WITH THE FOLLOWING
CONDITIONS:
A. Time Limits Completion Date
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.
2. Approval of Amended Tentative Tract No. 15727 is granted subject to the approval of General _/_/_
Plan Amendment 95-03A, Industrial Area Specific Plan Amendment 95-04, & Development
District Amendment 95-02.
3. 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 Districts
- 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.
4. 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
prior to the recordation of the final map or issuance of building permits for said project, this
condition shall be deemed null and void.
Sc-3/96 1
Project No. AMEND TO TT 15727
Completion Date
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.
5. 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. 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 Industrial Area Specific 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. Revised site plans and building elevations incorporating all Conditions of Approval shall be _/_/_
submitted for City Planner review and approval prior to the issuance of building permits.
4. 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.
5. 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.
6. 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.
7. 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.
8. The Covenants, Conditions, and Restrictions(CC&R's)shall not prohibit the keeping the equine _/ /_
animals where zoning requirements for the keeping of said animals have been met. Individual
lot owners in subdivisions shall have the option of keeping said animals without the necessity of
appealing to boards of directors of homeowners' associations for amendments to the CC&R's.
9. Solar access easements shall be dedicated for the purpose of assuming that each lot or dwelling /_/_
unit shall have the right to receive sunlight across adjacent lots or units for use of a solar energy
system. The easements may be contained in a Declaration of Restrictions for the subdivision
which shall be recorded concurrently with the recordation of the final map or issuance of permits,
whichever comes first. The easements shall prohibit the casting of shadows by vegetation,
structures, fixtures, or any other object, except for utility wires and similar objects, pursuant to
Development Code Section 17.08.060-G-2.
sc-3196 2
Project No. AMEND TO TT 15727
Completion Date
10. 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.
•
C. Trip Reduction
1. Telecommuting center shall be provided for single-family development of 500 or more units or _/ /_
contribute toward the development of one in an amount satisfactory to the City Council.
2. Transit improvements such as bus shelters, bus pullouts, and bus pads shall be provided. / /_
D. Landscaping
1. A detailed landscape and irrigation plan, including slope planting and model home landscaping _/_/_
in this case of residential development, shall be prepared by a licensed landscape architect and
submitted for City Planner review and approval prior to the issuance of building permits or prior
final map approval in the case of a custom lot subdivision.
2. Existing trees required to be preserved in place shall be protected with a construction barrier in /_/_
accordance with the Municipal Code Section 19.08.110,and so noted on the grading plans. The
location of those trees to be preserved in place and new locations for transplanted trees shall be
shown on the detailed landscape plans. The applicant shall follow all of the arborist's
recommendations regarding preservation, transplanting, and trimming methods.
3. All private slopes 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. For single family residential development,all slope planting and irrigations shall be continuously _/_/_
maintained in a healthy and thriving condition by the developer until each individual unit is sold
and occupied by the buyer. Prior to releasing occupancy for those units, an inspection shall be
conducted by the Planning Division to determine that they are in satisfactory condition.
5. Front yard and corner side yard landscaping and irrigation shall be required per the Development / /_
Code. This requirement shall be in addition to the required street trees and slope planting.
6. 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.
7. Landscaping and irrigation systems required to be installed within the public right-of-way on the _/_/_
perimeter of this project area shall be continuously maintained by the developer.
8. All walls shall be provided with decorative treatment. If located in public maintenance areas,the /_/_
design shall be coordinated with the Engineering Division.
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9. Landscaping and irrigation shall be designed to conserve water through the principles of _/_/_
Xeriscape as defined in Chapter 19.16 of the Rancho Cucamonga Municipal Code.
E. Environmental
1. A final acoustical report shall be submitted for City Planner review and approval prior to the _/_/_
issuance of 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. The building plans will be checked
for conformance with the mitigation measures contained in the final report.
F. 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.
APPLICANTS SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 477-2710, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
G. Site Development
1. The applicant shall comply with the latest adopted Uniform Building Code, Uniform Mechanical _/ /_
Code, Uniform Plumbing Code, National Electric Code, 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.
H. 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. 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:
I. 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.
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Project No. AMEND TO TT 15727
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2. Dedication shall be made of the following rights-of-way on the perimeter streets(measured from _/_/_
street centerline):
50-60 total feet on Fourth Street / /
44 total feet on Sixth Street / /
3. Corner property line cutoffs shall be dedicated per City Standards. _/_/_
4. Private drainage easements for cross-lot drainage shall be provided and shall be delineated or / /_
noted on the final map.
5. All existing easements lying within future rights-of-way shall be quitclaimed or delineated on the _/_/_
final map.
6. Easements for public sidewalks and/or street trees placed outside the public right-of-way shall _/_/_
be dedicated to the City.
7. Additional street right-of-way shall be dedicated along the bus bay on Fourth Street, to provide _/_/_
a minimum of 7 feet measured from the face of curbs. Curb adjacent sidewalk shall be used
along the bus bay.
8. The developer shall make a good faith effort to acquire the required off-site property interests _/_/_
necessary to construct the required public improvements, and if he/she should fail to do so, the
developer shall, at least 120 days prior to submittal of the final map for approval, enter into an
agreement to complete the improvements pursuant to Government Code Section 66462 at such
time as the City acquires the property interests required for the improvements. Such agreement
shall provide for payment by the developer of all costs incurred by the City to acquire the off-site
property interests required in connection with the subdivision. Security for a portion of these
costs shall be in the form of a cash deposit in the amount given in an appraisal report obtained
by the developer, at developer's cost. The appraiser shall have been approved by the City prior
to commencement of the appraisal.
J. Street Improvements
1. All public improvements Onterior streets,drainage facilities,community trails,paseos,landscaped _/_/_
areas, etc.) shown on the plans and/or tentative map shall be constructed to City Standards.
Interior street improvements shall include, but are not limited to, curb and gutter, AC pavement,
drive approaches, sidewalks, street lights, and street trees.
2. 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
Fourth Street ✓ ✓ c ✓ ✓ e f
Sixth Street ✓ ✓,b g ✓ ✓
Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement
reconstruction and overlays will be determined during plan check. (c) If so marked, sidewalk
shall be curvilinear per Standard 114. (d) If so marked, an in-lieu of construction fee shall be
provided for this item. (e)Class II Bike Lane in street. (f) Bus bay per Standard 119,west of entry
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Project No. AMEND TO TT 15727
Completion Date
monument on Fourth Street. (g) Sixth Street sidewalk along Park frontage shall be curb
adjacent.
3. Improvement Plans and Construction:
a. Street improvement plans, including street trees , street lights, and intersection safety / /_
lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil
Engineer and shall be submitted to and approved by the City Engineer. Security shall be
posted and an agreement executed to the satisfaction of the City Engineer and the City
Attorney guaranteeing completion of the public and/or private street improvements, prior
to final map approval or the issuance of building permits, whichever occurs first.
b. Prior to any work being performed in public right-of-way, fees shall be paid and a _/_/_
construction permit shall be obtained from the City Engineer's Office in addition to any
other permits required.
c. Pavement striping, marking,traffic signing, street name signing, traffic signal conduit,and /_/_
interconnect conduit shall be installed to the satisfaction of the City Engineer.
d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction _/_/_
project along major or secondary streets and at intersections for future traffic signals and
interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside
of BCR, ECR or any other locations approved by the City Engineer.
Notes:
(1) Pull boxes shall be No.6 at intersections and No.5 along streets,a maximum of 200
feet apart, unless otherwise specified by the City Engineer.
(2) Conduit shall be 3-inch (at intersections) or 2-inch (along streets) galvanized steel
with pull rope or as specified.
e. Handicapped access ramps shall be installed on all corners of intersections per City /_/_
Standards or as directed by the City Engineer.
f. Existing City roads requiring construction shall remain open to traffic at all times with /_/_
adequate detours during construction. Street or lane closure permits are required. A cash
deposit shall be provided to cover the cost of grading and paving,which shall be refunded
upon completion of the construction to the satisfaction of the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be /_/_
installed to City Standards, except for single family residential lots.
h. Street names shall be approved by the City Planner prior to submittal for first plan check. / /_
4. Street improvement plans per City Standards for all private streets shall be provided for review / /_
and approval by the City Engineer. Prior to any work being performed on the private streets, fees
shall be paid and construction permits shall be obtained from the City Engineer's Office in
addition to any other permits required.
5. Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in _/ /_
accordance with the City's street tree program.
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Project No. AMEND TO TT 15727
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6. 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.
K. Public Maintenance Areas
1. 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.
L. 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. A permit from the San Bernardino County Flood Control District and the Army Corps of Engineers _/_/_
is required for work within their rights-of-way.
3. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured _/_/_
from the outer edge of a mature tree trunk.
4. Private storm drain easements shall be graded to convey overflows in the event of a blockage _/_/_
in a sump catch basin on the private street.
M. Utilities
1. .Provide separate utility services to each parcel including sanitary sewerage system,water, gas, _/_/_
electric power, .telephone, and cable TV (all underground) in accordance with the Utility
Standards. Easements shall be provided as required.
2. The developer shall be responsible for the relocation of existing utilities as necessary. _/_/_
3. Water and sewer plans shall be designed and constructed to meet the requirements of the _/_/_
Cucamonga County Water District(CCWD), Rancho Cucamonga Fire Protection District,and the
Environmental Health Department of the County of San Bernardino. A letter of compliance from
the CCWD is required prior to final map approval or issuance of permits, whichever occurs first.
N. General Requirements and Approvals
1. Permits shall be obtained from the following agencies for work within their right-of-way: Southern / /_
California Edison and the City of Ontario.
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.
3. Prior to finalization of any development phase, sufficient improvement plans shall be completed / /_
beyond the phase boundaries to assure secondary access and drainage protection to the
satisfaction of the City Engineer. Phase boundaries shall correspond to lot lines shown on the
approved tentative map.
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Completion Date
APPLICANT SHALL CONTACT THE FIRE PREVENTION/NEW CONSTRUCTION UNIT,(909)477-2730,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
O. 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. All roadways within project shall comply with the Fire District's fire lane standards, as noted:
X Other: See Ordinance No. 22 regarding cul-de-sacs, lengths, and turnaround . / /
7. Plan check fees in the amount of$ 125.00 shall be paid prior to final plan approval. _/_/_
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.
8. Plans shall be submitted and approved prior to construction in accordance with 1994 UBC, UFC, /_/_
UPC, UMC, NEC, and RCFD Standards 22 and 15.
9. All trees and shrubs planted in any median shall be kept trimmed to a minimum of 14 feet, 6 / /_
inches from ground up so as not to impede fire apparatus.
10. A Knox rapid entry key vault shall be installed prior to final inspection. Proof of purchase shall / /_
be submitted prior to final building plan approval. Contact the Fire Safety Division for specific
details and ordering information.
11. Gated/restricted entry(s) require installation of a Knox rapid entry key system. Contact the Fire _/_/_
Safety Division for specific details and ordering information.
12. A $132 Fire District fee and a $1 per "plan page" microfilm fee will be due to the Rancho / /_
Cucamonga Fire Protection District prior to Building and Safety permit issuance.
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