HomeMy WebLinkAbout99-29 - Resolutions RESOLUTION NO. 99-29
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING VESTING
TENTATIVE TRACT MAP NO. 15871, A RESIDENTIAL SUBDIVISION OF
181 SINGLE FAMILY LOTS ON 62.3 ACRES OF LAND IN THE LOW-
MEDIUM RESIDENTIAL DISTRICT OF THE VICTORIA COMMUNITY
PLAN, LOCATED SOUTHWEST OF HIGHLAND AVENUE AND FUTURE
DAY CREEK BOULEVARD, AND MAKING FINDINGS IN SUPPORT
THEREOF - APN: 227-021-03 AND 13.
A. Recitals.
1. William Lyon Homes has filed an application for the approval of Vesting Tentative Tract
Map No. 15871, 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 November24, 1998,the application for Vesting Tentative Tract 15871 was deemed
complete by the Community Development Department of the City of Rancho Cucamonga.
3. On the 14th day of April 1999, 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 April 14, 1999, including written and oral staff reports, together with
public testimony, this Commission hereby specifically finds as follows:
a. The application applies to property located at the southwest corner of Highland
Avenue and future Day Creek Boulevard with street frontage of 1,000 feet on Highland Avenue
and street frontage on future Day Creek Boulevard of over 2,500 feet and is presently
undeveloped; and
b. The surrounding properties to the south and east are vacant land, to the west is
a utility corridor, and to the north is vacant land consisting of the future Route 30 freeway and
further north, unincorporated County area; and
PLANNING COMMISSION RESOLUTION NO. 99-29
VTT 15871 - WILLIAM LYON
April 14, 1999
Page 2
c. The application contemplates a residential subdivision of 181 single family
residential lots within the Low-Medium Residential District(4-8 dwelling units per acre)and 2 future
commercial lots in the Village Commercial District on 62.3 acres of land of the Victoria Community
Plan; and
d. The subject site contains indicator species of coastal sage scrub habitat. Habitat
assessment and biological protocol surveys were conducted by BonTerra Consulting in March
through May 1998 by biologists permitted by the U.S. Fish and Wildlife Service to determine
potential impacts, particularly to the federally-listed threatened California gnatcatcher and the
endangered San Bernardino kangaroo rat. A spring survey was also conducted on July 2, 1998,
to determine if any sensitive plant species were located on the project site. The report indicates
the habitat on-site is not occupied by either of the two endangered species pursuant to surveys
conducted according to U.S. Fish and Wildlife Service protocol. The report concludes the
dominant plant species on the site are considered non-sensitive; and
e. The site is located south of the future Route 30 freeway, in an urbanized area,
which is heavily impacted by suburban activities(traffic, light and glare, human contact, household
pets). The subject property does not have potential to be included in a multi-species habitat
conservation plan or to be instrumental in reserve design.
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 Vesting Tentative Tract is consistent with the General Plan, Development
Code, and Victoria Community Plan; and
b. The design or improvements of the Vesting Tentative Tract is consistent with the
General Plan, Development Code, and Victoria Community 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 Vesting Tentative Tract is not likely to cause serious public health problems;
and
f. The design of the Vesting 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:
PLANNING COMMISSION RESOLUTION NO. 99-29
VTT 15871 - WILLIAM LYON
April 14, 1999
Page 3
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 or agreed to by the applicant, 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.
d. The Mitigated Negative Declaration for this project includes the environmental
determination for the installation of the Master Plan Storm Drains in Victoria Park Lane and Day
Creek Boulevard north of Victoria Park Lane as set forth in Engineering Division conditions of
approval for the vesting tentative tract map. The biological habitat assessment and surveys
performed for this project included the land area where the storm drain facilities will be
constructed. The installation of the Master Plan Storm Drain in Victoria Park Lane from Day Creek
Boulevard westerly to Day Creek Channel was previously required in the conditions of approval
for Tentative Tract 14534, with a Negative Declaration adopted on October 9, 1996; in the
mitigation measures for General Plan Amendments 96-03B&97-01 and Victoria Community Plan
Amendments 96-01 &97-01 with an Environmental Impact Report certified February 8, 1998; and
in the conditions of approval for Tentative Tract 15875 with a Mitigated Negative Declaration
adopted on October 14, 1998.
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) The design of the Day Creek Boulevard parkway shall conform with
the Day Creek Boulevard Scenic and Recreational Corridor Master
Plan as approved by the Planning Commission.
2) The developer shall submit to detailed plans of the Day Creek
Boulevard parkway for review and approval by the City Planner and
City Engineer, prior to recordation of the final map.
PLANNING COMMISSION RESOLUTION NO. 99-29
VTT 15871 - WILLIAM LYON
April 14, 1999
Page 4
3) The developer shall revise the Vesting Tentative Tract map to provide
parkway sidewalks instead of curb adjacent sidewalks in accordance
with City standards.
4) Prior to recordation of the final map, the developer shall submit a
revised Victoria Community Plan, incorporating the necessary
changes to make the graphics and text to reflect this project, for City
Planner review and approval. Upon acceptance by the City Planner,
the developer shall provide the original graphics and text exhibits for
retention by the City and for use in reproducing and distributing
amended copies of the Victoria Community Plan.
Engineering Division
1) Construct Day Creek Boulevard full width, including a landscaped
median, from Highland Avenue to Victoria Park Lane, with transitions
south of Victoria Park Lane to the satisfaction of the City Engineer.
A City project to complete portions of this segment and south to Base
Line Road is currently under design.
a) The City project installing a portion of Day Creek Boulevard will
establish the centerline of the street. All right-of-way
dedications will be from this centerline.
b) Median openings along Day Creek Boulevard between Base
Line Road and Highland Avenue will only be allowed at
Silverberry Street, Victoria Park Lane, Sugar Gum Street, and
for the future site of the Fire Department facility.
c) If the City's Day Creek Boulevard project is completed, this
development will be required to complete the balance of the full
width improvements. This development shall not receive
Transportation Development Fee credit for the backbone
system, but is eligible for a reimbursement agreement to recover
one-half the cost of street improvements (including street lights
but not including parkway improvements) from development on
the east side of Day Creek Boulevard. This developer will
receive Transportation Development Fee credits for off site
right-of-way acquired south of Victoria Park Lane, as
determined by the City Engineer. If these street improvements
are completed by others, this developer shall reimburse a
proportionate share for frontage improvements.
d) Provide a 20-foot wide number 3 lane for southbound Day
Creek Boulevard or install 360-foot intersection right turn lanes
north of Silverberry Street and Victoria Park Lane and a bus
bay/right turn lane combination south of Highland Avenue.
•
PLANNING COMMISSION RESOLUTION NO. 99-29
VTT 15871 - WILLIAM LYON
April 14, 1999
Page 5
2) Tentative Tract 15875 on the east side of Day Creek Boulevard
provided for consultant services to prepare the Day Creek Boulevard
Beautification Master Plan. These consultant services are estimated
at$36,000. This development(TT 15871) shall pay it's proportionate
share of the consultant services prior to final map approval. The fair
share shall be as determined by the City Engineer.
3) The project's Congestion Management Program/Traffic Impact
Analysis (CMP/TIA) study identified traffic impacts at two locations
which will result in an unacceptable level of service unless mitigated.
The TIA has also determined the amount of this projects fair share
contribution to these mitigations. A cash payment in lieu of
construction as contribution for the following future projects shall be
paid prior to the issuance of building permits or final map approval,
whichever occurs first, in the following amounts:
Recipient
Amount Agency Future Project
$44,988 Caltrans Additional eastbound through lane on SR
30 Freeway between Archibald Avenue
and Day Creek Boulevard.
$18,894 Caltrans Additional westbound through lane on SR
30 Freeway between Day Creek
Boulevard and Archibald Avenue.
4) Complete Victoria Park Lane full width, including a landscaped
median, from the west side of Day Creek Channel to the existing
terminus east of Tentative Tract 15875. Parkway improvements shall
be provided on the north side only from Day Creek Boulevard to Day
Creek Channel. Provide left turn pockets in both directions for
applicable median breaks. This developer is eligible for a
reimbursement agreement to recover the cost of improvements south
of the Victoria Park Lane centerline and east of Day Creek Boulevard
from adjacent developers. 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. If these street improvements are
completed by others, this developer shall contribute the cost of
frontage improvements.
5) Acknowledgment is given to SANBAG's realignment of Highland
Avenue. This subdivision shall provide for the completion of public
improvements after SANBAG construction, full width from Day Creek
• Channel to Day Creek Boulevard, upon development of either
commercial property (Lot 182 or 183). However, should the Route 30
Freeway project not progress in a timely manner, this development
PLANNING COMMISSION RESOLUTION NO. 99-29
VTT 15871 - WILLIAM LYON
April 14, 1999
Page 6
shall also provide frontage improvements to Highland Avenue in its
current location when the commercial property develops. Additional
widening may be required upon development of the commercial lots.
6) The project is located adjacent to the future Route 30 Freeway and
a portion of Highland Avenue which will be relocated as a frontage
road to the freeway. Written verification shall be obtained from
Caltrans that sufficient freeway right-of-way has been provided (but
not necessarily dedicated or acquired) prior to approval of the final
map.
7) The existing overhead utilities (telecommunications and electrical)on
the north side of Highland Avenue are expected to be relocated by
Caltrans with the frontage road relocation, becoming interior to this
map. Upon development of either commercial property, said
overhead utilities shall be undergrounded from the first pole on the
east side of Day Creek Boulevard to the first pole off site west of Day
Creek Channel, prior to public improvement acceptance or
occupancy, whichever occurs first. All services crossing Highland
Avenue shall be undergrounded at the same time. If undergrounding
is not feasible at the time of development, or is completed by others,
an in-lieu fee as contribution to the undergrounding of existing
overhead utilities shall be paid.
8) A trail connection between the Day Creek Boulevard Recreation
Corridor Trail and the Day Creek Channel trail will be required along
Highland Avenue, including the Edison frontage, upon development
of the commercial property. Easement and right-of-way dedications
on the map shall be to the satisfaction of the City Planner and City
Engineer.
9) Silverberry Street from Day Creek Boulevard westerly to Street "A"
shall be a Collector street, 44 feet curb-to-curb in a 66-foot
right-of-way. Align the centerline with Silverberry Street within
Tentative Tract 15875, which is conditioned to provide 23 feet to curb
with a 12-foot parkway north of a projection of the existing terminus
centerline and 18 feet to curb with a 12-foot parkway south of said
centerline.
10) When Collector streets like Silverberry Street and Street"A" meet at
right angles, the predominant traffic flow will be turning. Three-way
stops will be required.
11) Install traffic signals along Day Creek Boulevard at the intersections
of Victoria Park Lane and Highland Avenue. The developer shall
receive credit against, and reimbursement of costs in excess of, the
Transportation Development Fee in conformance with City policy. If
the developer fails to submit for said reimbursement agreement within
PLANNING COMMISSION RESOLUTION NO. 99-29
VTT 15871 - WILLIAM LYON
April 14, 1999
Page 7
six months of the public improvements being accepted by the City, all
rights of the developer to reimbursement shall terminate. If any of the
above are already installed, it will then be the responsibility of the
developer to modify the signals as required with no reimbursement.
12) Install a traffic signal at the intersection of Day Creek Boulevard and
Silverberry Street. This developer is eligible for a reimbursement
agreement to recover one-half the cost of traffic signal improvements
from development on the east side of Day Creek Boulevard. 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. If the signal
is installed by others, this developer shall reimburse their
proportionate share and modify the signal as required.
13) The area bounded on the north and south by Highland Avenue and
Base Line Road and on the east and west by Victoria Windrows tract
homes and approximately 300 feet east of Day Creek Channel
(Edison tower lines) will be considered as a drainage boundary for
this area. The cost of the drainage systems shall be borne by all the
properties lying within the drainage boundary in proportion to the land
areas. Streets and flood control rights-of-way, and utility corridors are
exempt from the calculation. This developer shall install Master Plan
Storm Drains in Victoria Park Lane and Day Creek Boulevard north of
Victoria Park Lane. This developer shall submit a reimbursement
agreement to determine the cost distribution within the drainage area.
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. If
the storm drain installation is completed by others,this developer shall
reimburse the installer.
14) Install local storm drains to convey all development drainage to the
Master Plan Storm Drains. The cost of local storm drains shall be
borne by this development.
a) All sump catch basins shall be designed to handle Q100.
b) Extend the local storm drain system as far on site as needed to
contain Q25 within tops of 6-inch curbs (Q50 at sumps), Q100
within 46-foot rights-of-way and provide a 10-foot dry lane in
Q10.
15) Provide off site pedestrian walkways along routes to school, as
required by the City Engineer, on the north sides of Victoria Park
Lane and Silverberry Street.
PLANNING COMMISSION RESOLUTION NO. 99-29
VTT 15871 - WILLIAM LYON
April 14, 1999
Page 8
16) Provide a public sidewalk connection between Streets"A"and 'H," in
a sidewalk easement, which allows homeowners on lots 156 and 157
to maintain their side yards.
17) All pedestrian accesses, including the A/H connection and the
cul-de-sacs which open onto Victoria Park Lane, shall conform to Title
24 ADA requirements.
18) Obtain permission from Southern California Edison to grade off site
within their easement prior to grading permit issuance or final map
approval, whichever occurs first.
19) Portions of Silverberry Street and Street "A" shall be posted "No
Parking" [R26 or R26(S)] to the satisfaction of the City Engineer.
20) Landscaping along Victoria Park Lane shall be installed according to
current City standards, similar to the landscaping installed with Tract
14534 to the west.
21) Interior streets shall have 6-inch curbs with sidewalk in an easement
outside the 46-foot right-of-way. Where 5-foot curb adjacent sidewalk
is used along corner lots, all above grade facilities shall be placed
behind the sidewalk in a public utility easement. Street "A" and
Silverberry Street east of Street"A"shall have property line adjacent
sidewalk within the right-of-way.
Mitigation Measures
1) The developer shall provide sound attenuation walls and building
upgrades pursuant to the recommendations in a Final Acoustical
Study to be submitted to the Planning Division, prior to issuance of
building permits.
2) The developer shall construct Day Creek Boulevard full width from
Highland Avenue to Victoria Park Lane as set forth in Engineering
Condition No. 1 in this Resolution, to the satisfaction of the City
Engineer.
3) The developer shall complete Victoria Park Lane full width, from
Rochester Avenue to the existing terminus east of Tentative Tract
15875, as set forth in Engineering Condition No. 4 of this Resolution,
to the satisfaction of the City Engineer.
4) The developer shall provide for the completion of public
improvements on Highland Avenue, after SANBAG's realignment of
Highland Avenue, as set forth in Engineering Condition No. 5 to the
satisfaction of the City Engineer.
PLANNING COMMISSION RESOLUTION NO.
VTT 15871 - WILLIAM LYON
April 14, 1999
Page 9
5) The developer shall install traffic signals along Day Creek Boulevard
at the intersections of Victoria Park Lane, Silverberry Street, and
Highland Avenue as set forth in Engineering Condition Nos. 11 and
12 in this Resolution.
6) The City shall not grant final map approval until the project's
Congestion Management Program/Traffic Impact Analysis(CMP/TIA)
study is approved by SANBAG. As determined by the City Engineer,
the developer shall make a fair share contribution to traffic mitigations
as set forth in the approved CMP/TIA.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 14TH DAY OF APRIL 1999.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
/ I
BY: ate L_
Larry ;or'iel, Chairman
mia
ATTEST: ✓`
Brad e'R!r- , Secr
I, Brad Buller, Secretary for 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 April 1999, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
COMMUNITY DEVELOPMENT
e • DEPARTMENT
STANDARD CONDITIONS
PROJECT#: Vesting Tentative Tract 15871
SUBJECT:
APPLICANT: William Lyon Homes
LOCATION: Southwest of Highland Avenue and future Day Creek Boulevard
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. 15871 is granted subject to the approval of Victoria Community /_/_
Plan Amendment 98-02.
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 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. 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.
sc-Il19/99 1
Project No. YIT 15811
Completion Date
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 36 months from the date of approval.
C. Site Development
1. The site shall be developed and maintained in accordance with the approved plans which include _/_/_
site plans,architectural elevations,exterior materials and colors,landscaping,sign program,and
grading on file in the Planning Division, the conditions contained herein, Development Code
regulations, and the Victoria Community Plan.
2. Prior to any use of the project site or business activity being commenced thereon, all Conditions /_/_
of Approval shall be completed to the satisfaction of the City Planner.
3. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for / /_
consistency prior to issuance of any permits (such as grading, tree removal, encroachment,
building, etc.)or prior to final map approval in the case of a custom lot subdivision, or approved
use has commenced, whichever comes first.
4. Approval of this request shall not waive compliance with all sections of the Development Code, /_/_
all other applicable City Ordinances, and applicable Community or Specific Plans in effect at the
time of building permit issuance,
5. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be /_/_
located out of public view and adequately screened through the use of a combination of concrete
or masonry walls, berming,and/or landscaping to the satisfaction of the City Planner. For single
family residential developments, transformers shall be placed in underground vaults.
6. Street names shall be submitted for City Planner review and approval in accordance with the /_/_
adopted Street Naming Policy prior to approval of the final map.
7. All 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.
8. 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.
9. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall /_/_
condition would result, the developer shall make a good faith effort to work with the adjoining
property owners to provide a single wall. Developer shall notify, by mail, all contiguous property
owner at least 30 days prior to the removal of any existing walls/ fences along the project's
perimeter.
•
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.
sc•1/1999 2
Project No. YIT 15871
Completion Date
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.
5. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included / /_
in the required landscape plans and shall be subject to City Planner review and approval and
coordinated for consistency with any parkway landscaping plan which may be required by the
Engineering Division.
6. Special landscape features such as mounding, alluvial rock, specimen size trees, meandering _/_/_
sidewalks (with horizontal change), and intensified landscaping, is required along Day Creek
Boulevard.
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.
E. Environmental
1. The developer shall provide each prospective buyer written notice of the Fourth Street Rock _/ /_
Crusher project in a standard format as determined by the City Planner, prior to accepting a cash
deposit on any property.
2. The developer shall provide each prospective buyer written notice of the Foothill Freeway project / /_
in a standard format as determined by the City Planner, prior to accepting a cash deposit on any
property.
3. 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.
4. 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
sc.tn9/99 3
Project No. VTr 15871
Completion Date
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.
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 BUILDING AND SAFETY DIVISION, (909) 477-2710, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
G. 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. 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.
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. A geological report shall be prepared by a qualified engineer or geologist and submitted at the _/ /_
time of application for grading plan check.
4. The final grading plans shall be completed and approved prior to issuance of building permits. _/_/_
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Project No. VT •15871
Completion Date
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.
2. Dedication shall be made of the following rights-of-way on the perimeter streets(measured from
street centerline):
Day Creek Boulevard total feet on 63-65 / /_
Victoria Park Lane total feet on 90-105 / /
Highland Avenue total feet on 33-45 / /_
3. Corner property line cutoffs shall be dedicated per City Standards. / /_
4. Vehicular access rights shall be dedicated to the City for the following streets, except for _/_/_
approved openings: Day Creek Boulevard, Victoria Park Lane, Highland Avenue.
5. All existing easements lying within future rights-of-way shall be quit-claimed 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 right turn lanes, to provide a minimum of / /_
7 feet measured from the face of curbs. If curb adjacent sidewalk is used along the right turn
lane, a parallel street tree maintenance easement shall be provided.
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. This condition applies in particular, but not limited to: Day
Creek Boulevard and Victoria Park Lane.
J. 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.
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Project No, VTT 15871
Completion Date
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
Day Creek Blvd. X X C X X X G
VictoriaPark Ln. X X C X X X X E G
Highland Avenue X X X X X X F 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) Class III Bike Route signage on
Highland Avenue. (g) No parking signage, R26 or R26(s) as required.
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.
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Project No V I'15871
Completion Date
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/Sanbag for any work within the following right-of-way: _/_/_
Highland Avenue.
K. Public Maintenance Areas
1. A separate set of landscape and irrigation plans per Engineering Public Works Standards shall _/_/_
be submitted to the City Engineer for review and approval prior to final map approval or issuance
of building permits, whichever occurs first. The following landscaped parkways, medians,
paseos, easements, trails or other areas shall be annexed into the Landscape Maintenance
District: Day Creek Boulevard, Victoria Park Lane, and portions of Silverberry Street east of
Street"A"and Street"A" south of Street"E."
2. Public landscape areas are required to incorporate substantial areas (up to 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 the following street(s) shall conform to the results of the respective /_/_
Beautification Master Plan: Day Creek Boulevard, Victoria Park Lane.
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 is required for work within its _/_/_
right-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. 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.
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Project No. VTT 15871
Completion Date
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.
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.
N. General Requirements and Approvals
1. Permits shall be obtained from the following agencies for work within their right-of-way:Southern / /_
California Edison.
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.
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 1,200 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
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Project No. vTr 15871
Completion Date
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.
7. 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. _/_/_
8. $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.
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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