HomeMy WebLinkAbout98-77 - Resolutions RESOLUTION NO. 98-77
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA,CALIFORNIA,APPROVING TENTATIVE TRACT
MAP NO. 15911, A RESIDENTIAL SUBDIVISION OF 55 SINGLE FAMILY
LOTS ON 17 ACRES OF LAND IN THE LOW-MEDIUM RESIDENTIAL
DISTRICT (4-8 DWELLING UNITS PER ACRE) OF THE ETIWANDA
SPECIFIC PLAN, LOCATED AT THE NORTHEAST CORNER OF EAST
AVENUE AND THE SOUTHERN PACIFIC RAILROAD RIGHT-OF-WAY,
AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 227-141-011
AND 012.
A. Recitals.
1. John Friedman has filed an application for the approval of Tentative Tract Map
No. 15911, 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 14th day of October 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 the substantial evidence presented to this Commission during the above-
referenced public hearing on October 14, 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 northeast corner of East Avenue
and the Southern Pacific Railroad right-of-way, with a street frontage of 600 feet, a lot depth of
• 1,320 feet, and which is presently undeveloped; and
b. The property to the north of the subject site is single family residential and vacant
land, the property to the south consists of the railroad right-of-way, the property to the east is the
1-15 Freeway, and the property to the west contains single family residential and undeveloped
land; and
c. The application contemplates a residential subdivision of 55 single family lots on
17 acres of land within the Low-Medium Residential District (4-8 dwelling units per acre) of the
Etiwanda Specific Plan; and
d. The General Plan and the Etiwanda Specific Plan designate a public Community
Trail along the easterly tract boundary and off-site within the railroad easement to the south; and
e. The property is one block away from Etiwanda High School and approximately
two blocks away from Etiwanda Intermediate School and will general traffic and school children
that will use East Avenue and Victoria Street.
PLANNING COMMISSION RESOLUTION NO. 98-77
TT 15911 - FRIEDMAN
October 14, 1998
Page 2
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
Etiwanda Specific Plan; and
b. The design or improvements of the tentative tract is consistent with the General
Plan, Development Code, and Etiwanda Specific Plan; and
c. The site is physically suitable for the type of development proposed; and
d. The design of the subdivision is not likely to cause substantial environmental
damage and avoidable injury to humans and wildlife or their habitat; and
e. The tentative tract is not likely to cause serious public health problems; and
f. The design of the tentative tract will not conflict with any easement acquired by
the public at large, now of record, for access through or use of the property within the proposed
subdivision.
4. Based upon the facts and information contained in the proposed Mitigated Negative
Declaration, together with all written and oral reports included for the environmental assessment
for the application, the Planning Commission finds that there is no substantial evidence that the
project will have a significant effect upon the environment and adopts a Mitigated Negative
Declaration based upon the findings as follows:
a. That the Mitigated Negative Declaration has been prepared in compliance with
the California Environmental Quality Act of 1970, as amended, and the State CEQA guidelines
promulgated thereunder; that said Mitigated Negative Declaration and the Initial Study prepared
therefore reflect the independent judgment of the Planning Commission; and, further, this
Commission has reviewed and considered the information contained in said Mitigated Negative
Declaration with regard to the application.
b. 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 Mitigated Negative Declaration for the project, there is no evidence that the
proposed project will have potential for an adverse impact upon wildlife resources or the habitat
upon which wildlife depends. Further, based upon substantial evidence contained in the Mitigated
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 Division
1) A wall plan shall be submitted for City Planner review and approval
prior to issuance of building permits. The wall plan shall include:
PLANNING COMMISSION RESOLUTION NO. 98-77
TT 15911 - FRIEDMAN
October 14, 1998
Page 3
a) The project shall provide the East Avenue theme wall as the
tract boundary wall on East Avenue (stone pilasters with stucco
walls and river rock planters).
b) The noise attenuation wall at the southeastern boundary shall
match the proposed design for the Route 30 freeway wall.
c) The developer shall provide vines and other plant material in the
rear yard of Lots 15, 16, and 17 to mitigate the appearance of
a massive noise attenuation wall from inside the project.
d) The developer shall provide vine pockets in the perimeter wall
and install vines in the rear yards of Lots 3-17 to deter graffiti on
the noise attenuation wall.
2) The developer shall dedicate and construct a 20-foot Community Trail
along the east tract boundary, with a pedestrian-oriented trail
connection to allow access from the loop street to the Community
Trail.
3) The access to the Community Trail (Lot A) shall be designed
as a pedestrian access with a textured sidewalk and low
maintenance rockscape theme. The access trail shall be designed to
accommodate maintenance vehicles. The width of the access trail
shall "flare out"at the community trail to avoid creating a tunnel effect.
The precise configuration and design treatment of the trail shall be
subject to the review and approval of the City Planner and City
Engineer prior to recordation of the map.
4) Front and side yard landscaping shall be required on Lots 17 and 18
abutting the Community Trail access route. Landscaping shall include
trees to shade the trail and shrubs or groundcover to soften the trail
edge in the front setback.
Engineering Division (All Engineering Conditions annotated with an
asterisk (*) shall be mitigation measures for the project.)
1) The full width of the existing portion of East Avenue shall be removed
and reconstructed to Secondary Arterial standards simultaneous with
widening along the project frontage. Widening shall extend across
the Southern Pacific Railroad right-of-way. Provide pavement
transitions sufficient to accommodate left turn striping into the
proposed tract from the north and AC berm south to Base Line Road
for drainage purposes.
2) The existing overhead utilities(telecommunications and electrical)on
the project side of East Avenue shall be undergrounded from the first
pole off site north of the north project boundary to the first pole off site
south of the Southern Pacific Railroad right-of-way, prior to public
improvement acceptance or occupancy, whichever occurs first. All
services crossing East Avenue shall be undergrounded at the same
time. The developer may request a reimbursement agreement to
recover one-half the City adopted cost for undergrounding from future
development(redevelopment)as it occurs on the opposite side of the
street. If the developer fails to submit for said reimbursement
PLANNING COMMISSION RESOLUTION NO. 98-77
TT 15911 - FRIEDMAN
October 14, 1998
Page 4
agreement within six months of the public improvements being
accepted by the City, all rights of the developer to reimbursement
shall terminate.
3) Construction of improvements within East Avenue shall take into
consideration the Route 30 Freeway construction and Etiwanda High
School traffic and maintain two-way traffic on East Avenue at all
times.
*4) Construct a 6-foot wide paved shoulder on the east side of East
Avenue from this development to Victoria Street, within existing
rights-of-way.
*5) Transportation Development Fees shall be paid prior to final map
approval in anticipation of a City project to install a traffic signal at the
intersection of East Avenue and Victoria Street.
6) Provide an easement to the City for all of Lot E in Tract 15912
containing the proposed Etiwanda/San Sevaine Interim Master Basin
No. 5, prior to final map approval.
*7) Construct Etiwanda/San Sevaine Area 8 Master Plan Storm Drain
facilities in East Avenue from the north tract boundary to, and
including, the relocated interim basin in Tentative Tract 15912, to the
satisfaction of the City Engineer. The developer shall receive credit
for the cost of permanent master plan facilities up to the amount of
the related drainage fees in effect at the time reimbursement is
requested and shall be reimbursed for excess costs from future fee
collection in accordance with City policy. 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) Construct Etiwanda/San Sevaine Interim Master Basin No. 5 as
follows, justified by a final drainage report approved by the City
Engineer:
a) Provide an ultimate design for the basin to serve the entire
Etiwanda/San Sevaine Area 8 developed tributary area north of
Base Line Road.
b) Provide for maintenance vehicle access in the basin design.
c) Install sufficient capacity to mitigate the increased runoff from
this development, with an outlet system capable of handling the
ultimate basin design (entire tributary area) with a minimum
amount of modification as incremental development occurs.
d) An assessment district shall be formed for maintenance of the
detention basin or a maintenance agreement with a refundable
deposit shall be executed to the satisfaction of the City Engineer
and the City Attorney guaranteeing private maintenance of the
facility, but providing the City with the right of access to maintain
the facility if private maintenance is insufficient and allowing the
PLANNING COMMISSION RESOLUTION NO. 98_77
TT 15911 - FRIEDMAN
October 14, 1998
Page 5
City to assess those costs to the developer. Said agreement
shall be recorded to run with the property.
e) Basin shall be completed and operational prior to the issuance
of building permits.
f) The developer may request a reimbursement agreement to
recover the proportionate cost of the land and ultimate basin
related facilities (outlet, etc.) from future development using the
basin. If the developer fails to submit said reimbursement
agreement within six months of the public improvements being
accepted by the City, all rights of the developer to
reimbursement shall terminate.
9) Extend the local storm drain in "C" Drive through Lot A to serve
adjacent property to the northeast. Install a temporary inlet for
undeveloped flows within Lot A near the southeast corner of Lot 18.
All four sump catch basins shall be designed to handle Q100.
10) Construct an interior Community Trail along the southeast tract
boundary, within Lot A, per Standard Drawing 1004 modified as
shown on the approved conceptual grading plan. Public improvement
plans shall include a separate Community Trail plan, subject to
approval of the City Engineer. The pedestrian/maintenance access
paseo portion of Lot A shall conform with ADA and be designed to
accommodate maintenance vehicles. Gates shall be installed to
prohibit public access until such time as the Community Trail is
extended, with key access for City maintenance.
11) Parkway improvements along East Avenue shall be consistent with
Figure 5-28A of the Etiwanda Specific Plan. Tract perimeter walls
shall be located at the top of slope, just outside the landscape
easement. Portions of the river rock planter wall or the perimeter wall
may be used for retaining, if needed.
12) Landscape Maintenance District plans shall incorporate cost efficient,
low maintenance designs, to the satisfaction of the City Engineer.
The maximum slope within publicly maintained landscape areas shall
be 3:1. Where slopes occur, a 1-foot flat area behind the sidewalk
shall be provided. Slopes higher than 6 feet shall have a 2-foot
bench at the top of slope, measured from the wall.
*13) It shall be the developer's responsibility to have the current FIRM
Zone D designation removed from the project area. The developer's
engineer shall prepare all necessary reports, plans, and
hydrologic/hydraulic calculations. A Conditional Letter of Map
Revision (CLOMR) shall be obtained from FEMA prior to final map
approval or issuance of building permits, whichever occurs first. A
Letter of Map Revision (LOMR) shall be issued by FEMA prior to
occupancy or improvement acceptance, whichever occurs first.
Fire District
1) Fire sprinklers for residential dwellings are required in lieu of
secondary access. Notwithstanding, if an adjoining property
PLANNING COMMISSION RESOLUTION NO. 98-77
TT 15911 - FRIEDMAN
October 14, 1998
Page 6
subsequently provides secondary access to the project,the developer
may submit a written request to the Fire District for a waiver of this
condition.
Mitigation Measures
1) A final acoustical report shall be submitted for City Planner review and
approval prior to the issuance of building permits. The acoustical
report shall evaluate exterior noise impacts from the 1-15 Freeway.
The acoustical report shall address the access trail designated as Lot
A and provide recommendations for noise attenuation return walls.
The design of the project shall comply with recommendations in the
report.
2) A noise barrier ranging in height from 6 feet to 17 feet in height will be
necessary along Lots 3 through 22 to mitigate freeway noise. The
noise barrier may be a combination of berming and masonry walls.
In addition, interior noise levels will be mitigated through the
imposition of a "Windows Closed" condition by the means of
mechanical ventilation and upgraded windows.
* All Engineering Conditions annotated with an asterisk shall be
mitigation measures for the project.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 14TH DAY OF OCTOBER 1998.
PLANNING COMM SSION OF THE CITY OF RANCHO CUCAMONGA
•
4 e
BY: at-taw NIP ✓i!
a rryif cNie`l,Chairman
ATTEST: �1_�Gf`tea
i a
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 14th day of October 1998, by the following vote-to-wit:
AYES: COMMISSIONERS: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
COMMUNITY DEVELOPMENT
IF��y I
fu.�la -•�v:
!1,i= DEPARTMENT
STANDARD CONDITIONS
PROJECT#: TENTATIVE TRACT 15911
SUBJECT: A RESIDENTIAL SUBDIVISION OF 55 SINGLE FAMILY LOTS ON 17 ACRES
APPLICANT: JOHN FRIEDMAN
LOCATION: NEC EAST AVENUE AND THE SOUTHERN PACIFIC RAILROAD RIGHT-OF-WAY
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. 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. Approval of Tentative Tract No. 15911 is granted subject to the approval of TT 15912. / /
3. The developer shall commence, participate in, and consummate or cause to be commenced, _/_7_
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.
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
sc-8/27/98 1
Protect No. 17 15911
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.
5. A copy of the signed Resolution of Approval or City Planner's letter of approval, and all Standard _/_/_
Conditions, shall be included in legible form on the grading plans, building and construction
plans, and landscape and irrigation plans submitted for plan check. •
B. Time Limits
1. 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 Etiwanda Specific Plan.
2. 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.
3. 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.
4. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be / /_
located out of public view and adequately screened through the use of a combination of concrete
or masonry walls, berming,and/or landscaping to the satisfaction of the City Planner. For single
family residential developments, transformers shall be placed in underground vaults.
5. 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.
6. All parkways, open areas, and landscaping shall be permanently maintained by the property _/ /_
owner, homeowners'association,or other means acceptable to the City. Proof of this landscape
maintenance shall be submitted for City Planner and City Engineer review and approved prior
to the issuance of building permits.
D. Landscaping
1. A detailed landscape and irrigation plan, including slope planting and model home landscaping /_/_
in the case of residential development, shall be prepared by a licensed landscape architect and
submitted for City Planner review and approval prior to the issuance of building permits or prior
final map approval in the case of a custom lot subdivision.
2. Existing trees required to be preserved in place shall be protected with a construction barrier in / /_
accordance with the Municipal Code Section 19.08.110, and so noted on the grading plans. The
SC.627/96 2
Project No. TT 15911
Completion Date
location of those trees to be preserved in place and new locations for transplanted trees shall be
shown on the detailed landscape plans. The applicant shall follow all of the arborist's
recommendations regarding preservation, transplanting, and trimming methods.
3. All private slopes of 5 feet or 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.
4. All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2:1 or greater /_/_
slope shall be landscaped and irrigated for erosion control and to soften their appearance as
follows: one 15-gallon or larger size tree per each 150 sq.ft.of slope area, 1-gallon or larger size
shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition, slope banks
in excess of 8 feet in vertical height and 2:1 or greater slope shall also include one 5-gallon or
larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be planted in
staggered clusters to soften and vary slope plane. Slope planting required by this section shall
include a permanent irrigation system to be installed by the developer prior to occupancy.
5. For single family residential development, all slope planting and irrigations shall be continuously _/_/_
maintained in a healthy and thriving condition by the developer until each individual unit is sold
and occupied by the buyer. Prior to releasing occupancy for those units, an inspection shall be
conducted by the Planning Division to determine that they are in satisfactory condition.
6. 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. All walls shall be provided with decorative treatment. If located in public maintenance areas, the /_/_
design shall be coordinated with the Engineering Division.
8. On projects which abut the 1-15 Freeway, the developer shall provide landscaping within the _/_/_
freeway right-of-way along the boundary of this project or pay an in-lieu of construction cash
deposit. The landscape and irrigation plans shall be prepared in conformance with Caltrans and
City Standards through the City of Rancho Cucamonga. Plans shall be reviewed and approved
by the City Planner and City Engineer. Landscape and irrigation shall be installed prior to the
release of occupancy of the project. If final approvals and/or installation is not complete at that
time, the City will accept a cash deposit for future landscaping of the Caltrans right-of-way.
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.
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 5719.00, prior to the issuance of building permits, guaranteeing satisfactory
performance and completion,of all mitigation measures. These funds may be used by the City
to retain consultants and/or pay for City staff time to monitor and report on the mitigation
SC.arznse 3
Project No. TT 15911
Completion Date
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.
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.
APPLICANT SHALL CONTACT THE ENGINEERING DIVISION,(909)477-2740,FOR COMPLIANCE WITH
THE FOLLOWING CONDITIONS:
G. 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):
44 total feet on East Avenue / /_
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 quit-claimed or delineated on the _/_/_
final map.
6. 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. This condition applies in particular, but not limited to: Interim
Master Basin No. 5 in Tract 15912.
SC-erziree 4
Project No. TT 15911
Completion Date
H. Street Improvements
• 1. All public improvements(interior streets,drainage facilities,community trails,paseos,landscaped _/_/_
areas, etc.) shown on the plans and/or tentative map shall be constructed to City Standards.
Interior street improvements shall include, but are not limited to, curb and gutter, AC pavement,
drive approaches, sidewalks, street lights, and street trees.
2. 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
East Avenue ✓ J J ✓ J e f
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) Stripe for Class II Bike Lane. (f) Post R26 signs.
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•8/27198 5
Project No. TT 15911
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 1-15 Freeway right-of-way _/_/_
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 landscaped parkways, medians, paseos,
easements, trails or other areas for East Avenue and the Community Trail in Lot A shall be
annexed into the Landscape Maintenance District.
2. Public landscape areas are required to incorporate substantial areas(40%)of mortared cobble /_/_
or other acceptable non-irrigated surfaces.
3. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting _/_/_
Districts shall be filed with the City Engineer prior to final map approval or issuance of building
permits whichever occurs first. Formation costs shall be borne by the developer.
4. All required public landscaping and irrigation systems shall be continuously maintained by the _/_/_
developer until accepted by the City.
5. Parkway landscaping on East Avenue shall conform to the results of the respective Beautification _/_/_
Master Plan.
J. 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. 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.
K. 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.
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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.
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.
L. General Requirements and Approvals
1. Etiwanda/San Sevaine Area Regional Mainline, Secondary Regional,and Master Plan Drainage _/_/_
Fees shall be paid prior to final map approval or prior to building permit issuance if no map is
involved.
2. Permits shall be obtained from SANBAG for work within their right-of-way. / /_
3. 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:
M. 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 fire department personnel after
construction and prior to occupancy.
3. Fire hydrants are required. All required public or on-site fire hydrants shall be installed, flushed, / /_
and operable prior to delivery of any combustible building materials on site(i.e., lumber, roofing
materials, etc.). Hydrants flushing shall be witnessed by fire department personnel.
4. Existing fire hydrant locations shall be provided prior to water plan approval. Required hydrants, _/_/_
if any, will be determined by the Fire District. Fire District standards require a 6-inch riser with
a 4-inch and a 2-1/2-inch outlet. Substandard hydrants shall be upgraded to meet this standard.
Contact the Fire Safety Division for specifications on approved brands and model numbers.
5. Prior to the issuance of building permits for combustible construction, evidence shall be _/_/_
submitted to the Fire District that an approved temporary water supply for fire protection is
available, pending completion of the required fire protection system.
6. Hydrant reflective markers(blue dots)shall be required for all hydrants and installed prior to final / /_
inspection.
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7. All roadways within project shall comply with the Fire District's fire lane standards per Rancho / /_
Cucamonga Fire Protection District Ordinance No. 22.
8. $ 132.00 in Fire District fee(s), 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.
A Fire District fee in the amount of$132.00 shall be paid at the time of Water Plan submittal.
**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.
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