HomeMy WebLinkAbout98-81 - Resolutions RESOLUTION NO. 98-81
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING A REQUEST FOR
AN EXTENSION OF PREVIOUSLYAPPROVED TENTATIVE TRACT MAP
NO. 13951, AND MODIFYING THE CONDITIONS OF APPROVAL
THEREOF, FOR THE DEVELOPMENT OF 30 SINGLE FAMILY LOTS ON
22.56 ACRES OF LAND IN THE VERY LOW RESIDENTIAL DISTRICT,
LOCATED ON THE EAST SIDE OF BERYL STREET, NORTH OF
MANZANITA DRIVE, WEST OF HELLMAN AVENUE, AND MAKING
FINDINGS IN SUPPORT THEREOF - APN: 1061-761-03; 1062-111-03
THROUGH 06; AND 1062-061-01 AND 02.
A. Recitals.
1. Concordia Homes has filed an application for the extension of the approval of approval
of Tentative Tract Map No. 13951, as described in the title of this Resolution. Hereinafter in this
Resolution, the subject Tentative Tract Map Time Extension request is referred to as "the
application."
2. On August 14, 1991, this Commission adopted its Resolution No. 91-114, thereby
approving, subject to specific conditions and time limits, Tentative Tract No. 13951.
3. On the 28th 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.
4. 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 October 28, 1998,including written and oral staff reports,togetherwith
public testimony, this Commission hereby specifically finds as follows:
a. The previously approved Tentative Tract Map is in substantial compliance with the
City's current General Plan, specific plans, ordinances, plans, codes, and policies; and
b. The extension of the Tentative Tract Map approval will not cause significant
inconsistencies with the current General Plan,specific plans,ordinances, plans,codes,and policies;
and
c. The extension of the Tentative Tract Map approval is not likely to cause public
health and safety problems; and
d. The extension is within the time limits established by State law and local ordinance.
PLANNING COMMISSION RESOLUTION NO. 98-81
TT 13951 - CONCORDIA HOMES
October 28, 1998
Page 2
3. 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 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.
4. Based upon the findings and conclusions set forth in paragraphs 1,2, and 3 above,this
Commission hereby grants a time extension for
Tentative Tract Map Applicant Expiration
Tentative Tract 13951 Concordia Homes August 14, 1999
5. Based upon the findings and conclusions set forth in paragraphs 1,2, and 3 above,this
Commission hereby modifies the conditions of approval contained in Resolution No.91-114 and the
Standard Conditions,attached hereto and incorporated herein by this reference,to read as follows:
Planning Division
1) The Equestrian Trail in the northwest section of the tract shall include
a public overflow easement which shall be maintained by the City in the
event of an actual overflow occurrence.
2) A step-through detail shall be provided at the intersection of the
Community Trail and the local equestrian trail to Lots 18 and 22.
3) A standard gate(Detail 1008)shall be provided from Lots 24 and 25 to
the adjacent Community Trail.
4) Sections P-P and Q-Q shall accurately reflect the Community Trail
standard of a 5-foot parkway, 12-foot trail,and 3-foot landscaped area.
PLANNING COMMISSION RESOLUTION NO. 98-81
TT 13951 - CONCORDIA HOMES
October 28, 1998
Page 3
5) The area on the north side of Zimmerman Court between Lots 5 and
8 shall be left open to allow equestrian access between the local trails
forthese two lots. In addition,a disclosure statement shall be provided
to the buyer of Lot 5 indicating that this area is to remain open and
shall not be landscaped or blocked off in any way.
6) A textured,standard trail crossing shall be provided across Beryl Street
on both the north and south sides of Wilson Avenue. A similar
crossing shall also be provided across Wilson Avenue on the east side
of Beryl Street.
7) The local trail at the northwest corner of Lot 24 shall be eliminated
since a local trail directly adjacent to a Community Trail is undesirable.
Rather, a standard gate from Lots 23 and 24 to the Community Trail
shall be provided.
8) Any manhole covers located within private local trail easements shall
be either buried underground or covered with wood or neoprene for
equestrian safety.
9) Prior to the 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 pertaining to the project site to provide in conjunction with
applicable school 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 12 months of
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
s�iall be deemed null and void.
10) Pursuant to provisions of California Public Resources code Section
21089(b),this application shall not be operative,vested orfinal, norwill
building permits be issued or a map recorded, until (1) the Notice of
Determination (NOD) regarding the associated environmental action
is filed and posted with the Clerk of the Board of Supervisors of the
County of San Bernardino; and (2) any and all required filing fees
assessed pursuant to California Fish and Game Code Section 711.4,
together with any required handling charges, are paid to the County
Clerk of the County of San Bernardino. The applicant shall provide the
Planning Department with a stamped and conformed copy of the NOD
together with a receipt showing that all fees have been paid.
11) Tree Removal Permit No. 91-28 is hereby approved subject to the
following:
PLANNING COMMISSION RESOLUTION NO. 98-81
TT 13951 - CONCORDIA HOMES
October 28, 1998
Page 4
a) The Coast Live Oak tree on the west bank of the creek channel
shall be preserved in-place in accordance with the
recommendations of the certified arborist for the project, which
may include filling the creek channel with sandy loam or loamy
sand, removal of deadwood by an arborist, and removal of any
remnant tree house. The applicant shall retain a certified arborist
who shall conduct periodic on-site inspections to supervise the
preservation of the Oak tree. The arborist shall review the
Grading Plans, prior to issuance of permits and shall report their
findings and recommendations to the Planning Division. Further,
the arborist shall re-inspect the health and condition of the Oak
tree, prior to issuance of any grading or building permits and one
year after completion of the tract and shall prepare a report to the
Planning Division of their findings and recommendations.
b) The following five Eucalyptus trees shall be preserved in-place
in accordance with the recommendations of the arborist's report
of July 27, 1998: trees numbered 27, 29, 36, 37, and 38.
c) Trees to be preserved in-place shall be enclosed with a
construction barrier as required by Rancho Cucamonga
Municipal Code Section 19.08.110, and clearly stated on any
Grading Plans.
d) Infested wood shall be chipped, removed and buried at a dump
site or tarped to the ground for minimum six months, sealing the
tarp edges with soil, to prevent emerging borer beetles from
reinfesting other trees or wood.
e) The windrows within the site shall be shall be removed and
replaced with 15-gallon Eucalyptus maculata at 8 feet on center.
The location of replacement trees shall follow the existing
alignment, whenever possible, and shall be shown on the final
Landscape Plan,which is subject to review and approval by the
City Planner, prior to the issuance of building permits.
f) The remaining trees on-site proposed for removal shall be
replaced with the largest grown nursery stock available and their
location shall be shown on the final Landscape Plan to be
reviewed and approved by the City Planner, prior to issuance of
building permits.
12) Right-of-entry shall be obtained for the tree preservation work
associated with the Oak tree, prior to issuance of any grading or
building permits.
Mitigation Measures
1) The developer shall comply with Section 404 of the Clean Water Act
and Section 1603 of the State Fish and Game Code.
PLANNING COMMISSION RESOLUTION NO. 98-81
TT 13951 - CONCORDIA HOMES
October 28, 1998
Page 5
2) The developer shall modify Grading and Wall Plan designs as needed
to avoid negative impacts to the Coast Live Oak tree in the ravine and
to the windrow trees south of the project.
Engineering Division
1) The existing overhead utilities(telecommunications)on the project side
of Hellman Avenue shall be undergrounded along the entire project
frontage extending to the fist pole off-site (north and south), prior to
public improvement acceptance or occupancy,whichever occurs first.
In addition, an in-lieu fee as contribution to the future undergounding
of the utilities on the opposite side of Hellman Avenue shall be paid to
the City, prior to approval of the final map. The fee shall be one-half
the difference between the undergounding cost of the utilities
(electrical) on the opposite side of the street minus those
(telecommunications)on the project side times the length of the project
frontage.
2) The existing overhead utilities(telecommunications and electrical)on
the project side of Beryl Street shall be undergrounded along the entire
project frontage extending to the first pole off-site (north and south),
prior to public improvement acceptance or occupancy, whichever
occurs first. The developer may request a reimbursement agreement
to recover one-half the City adopted cost for undergrounding from
future development as it occurs on the opposite side of the street. If
the developer fails to submit for said reimbursement agreement within
6 months of the public improvements being accepted by the City, all
rights of the developer to reimbursement shall terminate.
3) Construct Community Trails on the south side of Wilson Avenue and
on the east side of Beryl Street.
4) Sidewalks shall be constructed on one side of the interior public streets
as follows:
a) North side of Wilson Avenue
b) North side of Sharp Drive
c) West side of Cousins Place, south of Wilson Avenue
d) East side of Cousins Place, north of Wilson Avenue
e) South side of Zimmerman Court.
5) Both a standard parkway with street trees and sidewalk and a private
local trail within Lot"A" adjacent to the parkway shall be provided on
the north side of Wilson Avenue between Beryl Street and the west
boundary of Lot 17. Provide a 12-foot parkway, trail surfacing and
fencing to the satisfaction of the City Engineer and City Planner.
6) The developer shall grant Lot"A"to the owner of APN: 1061-761-01
to the north. A lot line adjustment to merge Lot "A" with
APN: 1061-761-01 shall be recorded, prior to or concurrent with, the
final map.
PLANNING COMMISSION RESOLUTION NO. 98-81
TT 13951 - CONCORDIA HOMES
October 28, 1998
Page 6
7) Construct Cousins Place along the east tract boundary south of Wilson
Avenue full width, including street lights. Off-site parkway
improvements on the east side of the street may be deferred until
development of the adjacent property. The developer may request a
reimbursement agreement for improvements east of the centerline of
Cousins Place from future development on the adjacent properties. If
the developer fails to submit for said reimbursement agreement within
6 months of the public improvements being accepted by the City, all
rights of the developer to reimbursement shall terminate.
a) Excess land owned by this developer east of Cousins Place and
north of Lot 30 shall be incorporated into the street right-of-way
and a rockscape treatment (no maintenance) installed for the
entire parkway. If the adjacent property owner agrees to a Lot
Line Adjustment, it shall be processed concurrent with the final
map. If that owner does not agree, Cousins Place shall be
shifted 10 feet to the east, with a 50-foot right-of-way along the
Not-A-Part parcel, so as to minimize the amount of hardscape.
8) Beryl Street shall be widened to 22 feet,measured from the centerline,
from the project's north boundary to Manzanita Avenue. The
developer may request reimbursement agreements for off-site
improvements from future redevelopment as it occurs south of the
south project boundary. If the developer fails to submit for said
reimbursement agreement within 6 months of the public improvements
being accepted by the City, all rights of the developer to
reimbursement shall terminate.
9) The developer shall be eligible for credit against and reimbursement of
costs in excess of the Transportation Development Fee for the middle
38 feet of Wilson Avenue and for the ultimate intersection geometrics
at Wilson Avenue/Beryl Street and Wilson/Hellman Avenues in
conformance with City policy.
10) If the easterly leg of the Wilson/Hellman Avenues and/or the westerly
leg of the Wilson Avenue/Beryl Street intersection exists or is under
construction upon final map approval, the developer shall install
adequate traffic signalization and/or signage to make Wilson Avenue
the through street, to the satisfaction of the City Traffic Engineer.
11) There shall be no cross gutters across Wilson Avenue. Provide an
intersection drain in Hellman Avenue and a lateral to the storm drain
in Beryl Street.
12) Construct master Plan Storm Drain line 2F as follows:
a) If a plan check for Tentative Tract 14207 has been initiated to
divert Master Plan flows from line 2E to 2F, then line 2F shall be
upsized to accommodate the additional tributary area and line 2F
shall be installed in Beryl Street from Sunflower Street to Wilson
Avenue, then east on Wilson Avenue,then north along the west
project boundary to connect with the existing 48-inch RCP near
PLANNING COMMISSION RESOLUTION NO. 98-81
TT 13951 - CONCORDIA HOMES
October 28, 1998
Page 7
the north project boundary. The developer shall be eligible for
fee credits and reimbursements for the cost of the portion
designated a City Master Plan facility in accordance with the
City's Storm Drain Master Plan policy. If the developer fails to
submit for said reimbursement agreement within 6 months of the
public improvements being accepted by the City, all rights of the
developer to reimbursement shall terminate.
b) Otherwise, line 2F shall be installed in Beryl Street from
Manzanita Drive to Wilson Avenue,then east on Wilson Avenue,
then north along the west project boundary to connect with the
existing 48-inch RCP near the north project boundary. The
developer shall be eligible for fee credits and reimbursements for
the cost of the portion designated a City Master Plan facility in
accordance with the City's Storm Drain Master Plan policy. If the
developer fails to submit for said reimbursement agreement
within 6 months of the public improvements being accepted by
the City, all rights of the developer to reimbursement shall
terminate.
13) Storm drainage facility plans, including the spillway and overflow route
design, shall be prepared by a registered Civil Engineer and approved
by the City Engineer and San Bernardino County Flood Control District.
14) The existing storm drainage facilities north of the project site shall be
inspected by the City, prior to approval of the storm drain plans.
Unnecessary structures shall be removed and facilities which do not
meet City Standards shall be replaced.
15) Provisions shall be made to accept drainage from all areas currently
draining to the existing earth channel along the west project boundary.
16) Right-of-entry easements shall be obtained for the construction of off-
site drainage facilities, prior to Grading Permit issuance.
17) Provide a flood wall on the south side of Wilson Avenue opposite the
overflow path for the public storm drain north of Wilson Avenue.
18) Provide an overflow path within the public storm drain easement and
private trail easement along the west tract boundary north of Wilson
Avenue to conduct Q100 overflows in the event of blockage of the pipe
inlet north of Lot 12.
19) The existing San Bernardino County Flood Control District(SBCFCD)
easement within and south of Wilson Avenue shall be purchased from
the SBCFCD,prior to final map approval. The portion of that easement
north of Wilson Avenue shall be reduced to what is necessary for a
pipe system, as follows, prior to final map approval:
a) The easement to be retained shall be purchased from SBCFCD
and deeded to the City.
PLANNING COMMISSION RESOLUTION NO. 98-81
TT 13951 - CONCORDIA HOMES
October 28, 1998
Page 8
b) The surplus easement on-site shall be purchased from SBCFCD.
c) The surplus easement on the property to the west shall be
purchased from SBCFCD and deeded to the underlying property
owner.
d) SBCFCD and the City shall enter into an agreement regarding
the operation and maintenance of the storm drain between
Demens Basin No. 2 and Wilson Avenue.
20) Driveways on corner Lots 3, 7, 8, 21, and 26 shall be located as far
from the intersection as possible to reduce conflicts with traffic turning
right.
21) All drive approaches for local trails shall be located on local streets.
22) All trail crossings of public streets shall be located at intersections.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 28TH DAY OF OCTOBER 1998.
PLANNING CO' MISSION OF THE CITY OF RANCHO CUCAMONGA
BY: at .! j v
arry T. Niel, Chairman
ATTES • sfr __ •
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 28th day of October 1998, by the following vote-to-wit:
AYES: COMMISSIONERS: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
1IM COMMUNITY DEVELOPMENT
% . DEPARTMENT
STANDARD CONDITIONS
PROJECT#: Tentative Tract 13951 and Development Review 98-15
SUBJECT:
APPLICANT: Concordia Homes
LOCATION: Located on the east side of Beryl Street, north of Manzanita, west of Hellman Avenue
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR+PROJECL
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-8/27/98 1
Project No. TT13851 Be DR 98-15
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. 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. 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, and the Development
Code regulations.
2. Prior to any use of the project site or business activity being commenced thereon,all Conditions _/ /_
of Approval shall be completed to the satisfaction of the City Planner.
3. 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, _/_I_
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. A detailed plan indicating trail widths, maximum slopes, physical conditions, fencing, and weed /_/_
control,in accordance with City Master Trail drawings,shall be submitted for City Planner review
and approval prior to approval and recordation of the Final Tract Map and prior to approval of
street improvement and grading plans. Developer shall upgrade and construct all trails,including
fencing and drainage devices, in conjunction with street improvements.
a. Local Feeder Trails (i.e., private equestrian easements) shall, at a minimum, be fenced /_/_
with two-rail,4-inch lodgepole"peeler"logs to define both sides of the easement;however,
developer may upgrade to an alternate fence material.
b. Local Feeder Trail entrances shall also provide access for service vehicles, such as _/ /_
veterinarians or hay deliveries,including a 12-foot minimum drive approach. Entrance may
be gated provided that equestrian access is maintained through step-throughs.
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Project No. 7T13851&DR 98-IS
Completion Date
C. Local Feeder Trail grades shall not exceed 0.5% at the downstream end of a trail for a / /_
distance of 25 feet behind the public right-of-way line to prohibit trail debris from reaching
the street. Drainage devices may be required by the Building Official.
d. Provide a 24-foot by 24-foot corral area in the rear yard. Grade access from corral to trail _/_/_
with a maximum slope of 5:1 and a minimum width of 10 feet.
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 building permits.
9. 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.
10. Wood fencing shall be treated with stain, paint, or water sealant. _/_/_
11. On corner side yards, provide minimum 5-foot setback between walls/fences and sidewalk. / /
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.
C. Landscaping
1. 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.
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. 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.
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Project No. 7T13851&DR 98-15
Completion Date
5. All walls shall be provided with decorative treatment. If located in public maintenance areas,the /_/_
design shall be coordinated with the Engineering Division.
D. Environmental
1. 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 $719.00, 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
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.
E. 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:
F. Site Development
1. Plans shall be submitted for plan check and approved prior to construction. All plans shall be _/ /_
marked with the project.file number(i.e., CUP 98-01). 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.
•
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• Project No. 7T13851&DR 98-15
Completion Date
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):
33 total feet on Beryl Street / /_
33 total feet on Hellman 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.
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
Beryl Street X X X X X
Hellman Avenue X X X X X X
•
•
•
Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement
reconstruction and overlays will be determined during plan check. (c) If so marked, sidewalk
shall be curvilinear per Standard 114. (d) If so marked, an in-lieu of construction fee shall be
provided for this item.
3. Improvement Plans and Construction:
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Project No. TT13851&DR 98-15
Completion Date
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 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.
I. 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
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•
Project No. 7T13851&DR 98-15
Completion Date
District: Wilson Avenue, excluding side-on Lots 2, 3, 4, 17, 18, and "A" (trail only to by City-
maintained along Lots 3,4, and 18), and Beryl Street between Wilson Avenue and Sharp Drive.
•
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.
J. Drainage and Flood Control
1. The project(or portions thereof)is located within a Flood Hazard Zone;therefore,flood protection _/_/_
measures shall be provided as certified by a registered Civil Engineer and approved by the City
Engineer.
2. It shall be the developer's responsibility to have the current FIRM Zone A 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.
3. 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.
4. Apermit from the San Bernardino County Flood Control District is required for work within its _/_/_
right-of-way.
5. 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.
6. 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.
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.
•
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.
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Project No. 7713851&DR 98-15
Completion Date
L. General Requirements and Approvals
1. 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. _/ /_
X a. A fire flow shall be conducted by the builder/developer and witnessed by fire /_/_
department personnel prior to water plan approval.
X 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. 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. $132.00 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.
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.
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Project No. 7717851&DR 98-15
Completion Date
APPLICANT SHALL CONTACT THE POLICE DEPARTMENT,(909)477-2800,FOR COMPLIANCE WITH
THE FOLLOWING CONDITIONS:
N. 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. / /_
O. 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.
P. Building Numbering
1. Numbers and the backgrounds shall be of contrasting color and shall be reflective for nighttime /_/_
visibility.
I
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