HomeMy WebLinkAbout99-94 - Resolutions RESOLUTION NO. 99-94
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA,CALIFORNIA,APPROVING TENTATIVE TRACT
MAP 15947, A SUBDIVISION OF 31 LOTS ON 9.11 ACRES OF LAND IN
THE LOW-MEDIUM RESIDENTIAL DISTRICT OF THE ETIWANDA
SPECIFIC PLAN, LOCATED ON THE SOUTHWEST CORNER OF BASE
LINE ROAD AND ETIWANDA AVENUE, AND MAKING FINDINGS IN
SUPPORT THEREOF - APN: 227-171-004.
A. Recitals.
1. Regent Homes has filed an application for the approval of Tentative Tract Map 15947,
as described in the title of this Resolution. Hereinafter, in this Resolution, the subject Tentative
Tract Map request is referred to as "the application."
2. On the 13th day of October 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.
3. All legal prerequisites prior to the adoption of this Resolution have occurred.
B. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning
Commission of the City of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts set forth in the Recitals,
Part A, of this Resolution are true and correct.
2. Based upon the substantial evidence presented to this Commission during the above-
referenced public hearing on October 13, 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 on the southwest corner of Base Line
Road and Etiwanda Avenue, with a street frontage of approximately 1,290 feet and lot depth of
approximately 660 feet; and
b. The property to the north is developed with single family homes, the property to
the west has a 40 lot subdivision proposed, and the property to the east and south are vacant ;
and
c. The subdivision design, the lot sizes, and dimensions are consistent with the
Low-Medium District of the Etiwanda Specific Plan; and
d. The development of the site will require the removal of a windrow of seven
eucalyptus trees, a maple and a palm tree, and the relocation of two palm trees. A condition of
approval has been placed requiring a new windrow to be planted in the rear of the lots that backup
to Base Line Road and the relocation of the two palm trees to be planted as a special treatment
at the corner of Base Line Road and Etiwanda Avenue; and
e. Mitigation measures for noise and traffic impacts are placed as a condition of
approval for this project.
PLANNING COMMISSION RESOLUTION NO. 99-94
TT 15947 - Regent Homes
October 13, 1999
Page 2
3. Based upon the substantial evidence presented to this Commission during the above-
referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2
above, this Commission hereby finds and concludes as follows:
a. The tentative tract is consistent with the General Plan, Development Code, and
Etiwanda Specific Plan; and
b. The design or improvements of the tentative tract is consistent with the General
Plan, Development Code, and Etiwanda Specific Plan; and
c. The site is physically suitable for the type of development proposed; and
d. The design of the subdivision is not likely to cause substantial environmental
damage and avoidable injury to humans and wildlife or their habitat; and
e. The tentative tract is not likely to cause serious public health problems; and
f. The design of the tentative tract will not conflict with any easement acquired by
the public at large, now of record, for access through or use of the property within the proposed
subdivision.
4. Based upon the facts and information contained in the proposed Mitigated Negative
Declaration, together with all written and oral reports included for the environmental assessment
for the application, the Planning Commission finds that there is no substantial evidence that the
project will have a significant effect upon the environment and adopts a Mitigated Negative
Declaration and Monitoring Program attached hereto, and incorporated herein by this reference,
based upon the findings as follows:
a. That the Mitigated Negative Declaration has been prepared in compliance with
the California Environmental Quality Act of 1970, as amended, and the State CEQA guidelines
promulgated thereunder; that said Mitigated Negative Declaration and the Initial Study prepared
therefore reflect the independent judgment of the Planning Commission; and, further, this
Commission has reviewed and considered the information contained in said Mitigated Negative
Declaration with regard to the application.
b. Although the Mitigated Negative Declaration identifies certain significant
environmental effects that will result if the project is approved, all significant effects have been
reduced to an acceptable level by imposition of mitigation measures on the project which are listed
below as conditions of approval.
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 the 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.
PLANNING COMMISSION RESOLUTION NO. 99-94
TT 15947 - Regent Homes
October 13, 1999
Page 3
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) All conditions of approval for Conditional Use Permit 99-03 shall apply.
2) A minimum 15-foot sidewalk and landscape easement shall be provided between
Lots 11 and 12 to the satisfaction of the City Planner and City Engineer. The
final design for pedestrian walkway and landscaping shall be subject to City
Planner and City Engineer review and approval prior to issuance of any permits
or recordation of map, whichever comes first.
3) A Conditional Use Permit and a Development Review application shall be
required for any house products.
4) Streetscape along Etiwanda Avenue shall comply with the Etiwanda Avenue
Overlay District.
5) A windrow consisting of 15-gallon size Eucalyptus Maculata, planted at 10 feet
on center, shall be provided to the north side of the site for the tier of lots that
back up to Base Line Road.
6) Tree Removal Permit 99-05 is approved for the removal of the existing windrow
along the south property boundary, the decaying palm tree, and a maple tree at
the northeast side of the site. The applicant/developer shall obtain authorization
from the southerly adjacent property owner for the trees that are at the south
property line. The approval is valid for 60 days from the date of the issuance of
building and/or grading permits.
7) The applicant/developer shall in good faith work with the southerly adjacent
property owner to obtain authorization for the removal of trees at the shared
property line and the overall property boundary grading for interfacing. If the
applicant/developer can not obtain authorization from the southerly adjacent
property owner, the south property boundary perimeter wall shall include
terracing walls, offsetting of walls around existing trees, and/or a combination of
them or other acceptable techniques, subject to City Planner review and approval
prior to issuance of any permit. The design and material of the wall shall be
subject to City Planner review and approval.
8) The two healthy palm trees shall be preserved by relocating to the corner of Base
Line Road and Etiwanda Avenue, subject to City Planner review and approval.
The palms shall be protected by an appropriate construction barrier such as a
chain link fence or other means acceptable to the City Planner, prior to issuance
of any grading or building permits and prior to commencement of work.
Protective barriers shall remain in place during all phases of construction and
may not be removed without written consent of the City Planner and until
construction is complete.
9) Perimeter wall along Base Line Road shall be decorative with a cap subject to
City Planner review and approval.
PLANNING COMMISSION RESOLUTION NO. 99-94
TT 15947 - Regent Homes
October 13, 1999
Page 4
Engineering Division
1) The developer shall provide a Drainage Acceptance Agreement executed by the
owner of the property to the west or prepare an alignment study, acquire
right-of-way and construct the master planned storm drain from the Day Creek
Channel to Tentative Tract 15947. In the event the developer provides for
neither of the options listed and installation of the master planned storm drain is
completed by others prior to this site developing, then this development shall
participate in a fair share cost distribution of the storm drain facilities.
2) In the event the developer provides an executed Drainage Acceptance
Agreement,an interim drainage solution shall be designed to channel the surface
runoff from the project to the existing basin south of Victoria Park Lane to the
satisfaction of the City Engineer.
3) Base Line Road shall be improved from Victoria Park Lane to Etiwanda Avenue
to the satisfaction of the City Engineer. The improvements shall include but not
be limited to pavement, curb, and gutter. The developer shall make a good faith
effort to acquire the required off-site property interest 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 the developer's cost. The appraiser shall be
approved by the City prior to commencement of the appraisal. The developer
may request a reimbursement agreement to recover the cost of permanent off-
site improvements from the future development of the off-site properties fronting
Base Line Road. 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.
4) An emergency access shall be provided to the satisfaction of the City Engineer
and Fire Marshall in the location proposed. In the event the developer cannot
acquire the off-site emergency access as proposed, an alternate access through
Lot 19 may be provided.
5) A fee for reimbursement of one-half the cost of the Base Line Road median
island landscaping, installed by Tract 15732, shall be paid prior to the issuance
of building permits. The amount indicated on the approved reimbursement
agreement is $23,798.00 plus any interest due at the time of payment per City
Council Resolution 97-103.
6) The lettered lot on the south side of Base Line Road shall mirror the treatment
on the north side of Base Line Road, a minimum of 10 feet wide and a maximum
of 12 feet wide.
7) A southbound bus bay/right turn lane shall be installed on Etiwanda Avenue in
conformance with City Standard Drawing 119 for"C" Street.
PLANNING COMMISSION RESOLUTION NO. 99-94
TT 15947 - Regent Homes
October 13, 1999
Page 5
8) Etiwanda Avenue shall be widened and striped south of the project frontage to
provide a northbound left turn lane into the "C" Street to the satisfaction of the
City Engineer.
9) An in-lieu fee as contribution to the future undergrounding of the existing
overhead utilities (telecommunications and electrical, except for the 66kV
electrical)on the opposite side of Etiwanda Avenue shall be paid to the City prior
to the issuance of building permits. The fee shall be one-half of the City adopted
unit amount times the length from the center of Base Line Road to the south
project boundary.
10) An in-lieu fee as reimbursement for the previously undergrounded overhead
utilities (telecommunications and electrical, except for the 66kV electrical) on the
opposite side of Base Line Road shall be paid to the City prior to the issuance of
building permits. The fee shall be one-half of the City adopted unit amount times
the length from the center of Etiwanda Avenue to the west project boundary.
11) The applicant shall reimburse the City for the cost for their proportionate frontage
of the Base Line Road widening and median construction and right-of-ways
purchase for both Base Line Road and Etiwanda Avenue in accordance with
Resolution 90-051.
12) The traffic signal at the intersection of Etiwanda Avenue and Base Line road shall
be modified to the satisfaction of the City Engineer.
13) A sidewalk easement shall be provided to the satisfaction of the City Engineer
between Lots 11 and 12.
Environmental Mitigation Measures
Air Quality
1) The Construction Contractor shall select the construction equipment used on-site
based on low emission factors and high energy efficiency. The Construction
Contractor shall ensure that construction grading plans include a statement that
all construction equipment will be tuned and maintained in accordance with the
manufacturer's specifications.
2) The Construction Contractor shall utilize electric or diesel-powered equipment in
lieu of gasoline-powered engines where feasible.
3) The Construction Contractor shall ensure that construction grading plans include
a statement that work crews will shut off equipment when not in use. During
smog season(May through October),the overall length of the construction period
should be extended, thereby, decreasing the size of the area prepared each day,
to minimize vehicles and equipment operating at the same time.
4) The Construction Contractor shall support and encourage ride-sharing and transit
incentives for construction crew.
PLANNING COMMISSION RESOLUTION NO. 99-94
TT 15947 - Regent Homes
October 13, 1999
Page 6
5) Dust generated by the development activities shall be retained on-site and kept
to a minimum by following the dust control measures listed below.
a. During clearing, grading, earth moving, excavation, or transportation of cut
and fill materials, water trucks or sprinkler systems shall be used to prevent
dust from leaving the site and to create a crust after each day's activities
cease.
b. During construction,water trucks or sprinkler systems shall be used to keep
all areas of vehicle movement damp enough to prevent dust from leaving
the site. At a minimum, this would include wetting down such areas in the
later morning and after work is completed for the day, and whenever wind
exceeds 15 miles per hour.
c. After clearing, grading, earth moving, or excavation is completed;the entire
area of disturbed soil shall be treated immediately by pickup of the soil until
the area is paved or otherwise developed so that dust generation will not
occur.
d. Soil stockpiled for more than two days shall be covered, kept moist, or
treated with soil binders to prevent dust generation.
e. Trucks transporting soil, sand, cut and fill materials, and/or construction
debris to or from the site shall be tarped from the point of origin.
6) The Construction Contractor shall utilize, as much as possible,pre-coated natural
color building materials, water-based or low-VOC coating, and coating transfer
or spray equipment with high transfer efficiency, such as high volume low
pressure (HVLP) spray method, or manual coating applications such as a paint
brush, hand roller, trowel, spatula, dauber, rag, or sponge.
Biological Resources
1) Preservation of two palm trees by relocating them to the corner of Base Line
Road and Etiwanda Avenue.
2) A replacement windrow consisting of 15-gallon size Eucalyptus Maculata planted
at 10 feet on center along the north property boundary, subject to City Planner
review and approval.
3) Follow the preservation requirement listed on page 7 of the Arborist Report dated
December 14, 1998.
Transportation
1) The developer shall fully improve Base Line Road and Etiwanda Avenue in
accordance with City standards.
2) The developer shall pay transportation development fees upon issuance of
building permits, at a rate adopted by the City.
PLANNING COMMISSION RESOLUTION NO. 99-94
TT 15947 - Regent Homes
October 13, 1999
Page 7
3) The traffic signal at Etiwanda Avenue and Base Line Road shall be modified as
necessary to accommodate the increase in traffic due to the construction of the
proposed project.
Noise
1) Increase dwelling setbacks or provide a six-foot high sound wall to protect Lots
12 through 19 shall be required.
2) Mechanical ventilation, such as air-conditions, will be required for Lots 1, 11, 12,
and 25 through 30.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 13TH DAY OF OCTOBER 1999.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY: /,t_4‘fiI , 9 r I
Larry . McNiel, Chairman
ATTEST: 111 _
Br:—rIler, S=�'
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 13th day of October 1999, by the following vote-to-wit:
AYES: COMMISSIONERS: MACIAS, MANNERINO, MCNIEL, STEWART, TOLSTOY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
City of Rancho Cucamonga
slip Fit
MITIGATION MONITORING
�._ PROGRAM
Project File No.: TENTATIVE TRACT 15947
This Mitigation Monitoring Program (MMP) has been prepared for use in implementing the
mitigation measures identified in the Mitigated Negative Declaration for the above-listed project.
This program has been prepared in compliance with State law to ensure that adopted mitigation
measures are implemented (Section 21081.6 of the Public Resources Code).
Program Components - This MMP contains the following elements:
1. Conditions of approval that act as impact mitigation measures are recorded with the action
and the procedure necessary to ensure compliance. The mitigation measure conditions of
approval are contained in the adopted Resolution of Approval for the project.
2. A procedure of compliance and verification has been outlined for each action necessary.This
procedure designates who will take action, what action will be taken and when, and to whom
and when compliance will be reported.
3. The MMP has been designed to provide focused, yet flexible guidelines. As monitoring
progresses, changes to compliance procedures may be necessary based upon
recommendations by those responsible for the program.
Program Management -The MMP will be in place through all phases of the project. The project
planner, assigned by the City Planner, shall coordinate enforcement of the MMP. The project
planner oversees the MMP and reviews the Reporting Forms to ensure they are filled out correctly
and proper action is taken on each mitigation. Each City department shall ensure compliance of
the conditions (mitigation) that relate to that department.
Procedures - The following steps will be followed by the City of Rancho Cucamonga.
1. A fee covering all costs and expenses, including any consultants' fees, incurred by the City
in performing monitoring or reporting programs shall be charged to the applicant.
2. An MMP Reporting Form will be prepared for each potentially significant impact and its
corresponding mitigation measure identified in the Mitigation Monitoring Checklist, attached
hereto. This procedure designates who will take action, what action will be taken and when,
and to whom and when compliance will be reported. All monitoring and reporting
documentation will be kept in the project file with the department having the original authority
for processing the project. Reports will be available from the City upon request at the
following address:
City of Rancho Cucamonga - Lead Agency
Planning Division
10500 Civic Center Drive
Rancho Cucamonga, CA 91730
Mitigation Monitoring Program
TT 15947
October 13, 1999
Page 2
3. Appropriate specialists will be retained if technical expertise beyond the City staffs is needed,
as determined by the project planner or responsible City department, to monitor specific
mitigation activities and provide appropriate written approvals to the project planner.
4. The project planner or responsible City department will approve, by signature and date, the
completion of each action item that was identified on the MMP Reporting Form. After each
measure is verified for compliance, no further action is required for the specific phase of
development.
5. All MMP Reporting Forms for an impact issue requiring no further monitoring will be signed off
as completed by the project planner or responsible City department at the bottom of the MMP
Reporting Form.
6. Unanticipated circumstances may arise requiring the refinement or addition of mitigation
measures.The project planner is responsible for approving any such refinements or additions.
An MMP Reporting Form will be completed by the project planner or responsible City
department and a copy provided to the appropriate design, construction, or operational
personnel.
7. The project planner or responsible City department has the authority to stop the work of
construction contractors if compliance with any aspects of the MMP is not occurring after
written notification has been issued. The project planner or responsible City department also
has the authority to hold certificates of occupancies if compliance with a mitigation measure
attached hereto is not occurring. The project planner or responsible City department has the
authority to hold issuance of a business license until all mitigation measures are implemented.
8. Any conditions (mitigation) that require monitoring after project completion shall be the
responsibility of the City of Rancho Cucamonga Community Development Department. The
Department shall require the applicant to post any necessary funds (or other forms of
guarantee) with the City. These funds shall be used by the City to retain consultants and/or
pay for City staff time to monitor and report on the mitigation measure for the required period
of time.
9. In those instances requiring long-term project monitoring, the applicant shall provide the City
with a plan for monitoring the mitigation activities at the project site and reporting the monitoring
results to the City. Said plan shall identify the reporter as an individual qualified to know
whether the particular mitigation measure has been implemented. The monitoring/reporting
plan shall conform to the City's MMP and shall be approved by the Community Development
Director prior to the issuance of building permits.
•
•
-XI/YE.
0 ■"': ‘-^,.e
C ):-
15. .11:1 ''.:?: .t4:.•
t74*,
---t.T;
(AD. .t..ii
C E
O 0 ,44.2_,, 1WT.
'.19 0
c,i .1- -4-
O 0 /..)")•. Cei 01 Cel Cfc Are .4r
CO Z ,e.;1: N N N N N ,5LWY: el
1-4'
SSP&
a ....
F 0 4,-cs-- •cr_
a 4- :.--,.... c•-) r
O 0 tits N r V■4
•x?...:
Sitt,
C -,./z•( .....4
..
sc. o • „).= - -Ne c - .x - -.•
"' « 4:4; '2 2 "a' E _ ed E 'al E. E 0 E E a) ed E 0 *I
a3 .0 -ru c co .0 76 c co .0 76 .c ca c 1-1; c m .0 a+ n co n a+ n %v._
0 m a 0 m 0 0 D U .0 = 0 .9) F) .._ 0 .9 2 hi- 0 Tlicz
.0• t ;c.-Y1; ti. orb c t ol "E) c t. w 15 c -6. ' 4g c a- 2 -3-- 8 2 A.4
0 0 rn.. 0.7= 2 0 a=•- 2 0 0-= 2 a a t= " 2 al " .21 'a a retZ 0
E > 41:41 < s a a < 3 a a < 3 a a < 3 a a < a a
(.3
S .• ,..
-,....
a' a a• 2'•
C) C '-,t ca al ca al al co co
CO
tn
E .. 0 .1.4., .
O fa 'SI!): 2 0
CO 0
0 0
to 0
0 0)
to
-. 0
0
O 0 0 0 u
= s c a: 4,1. 1 0 a) a) a) 0 0 env.. Cl.)
C C C C C 3'4%1 C
IP C .g. II) 1 0 a 0 to co co its., to
CG T 1- > to, a a < a < a ,-,.., <
>- ..
0
D a)LI 0 ett, Its
.- .. -5 o
- 'a. CD 2 u. i,,/i. 0 0 m 0 0 0
O ct. co
kilt
I-
,
•r.---)
c c gy.
Z -,
O o fr 0 o o o o o
......• a* ii-t3,1 m m m m m m
ai..
a. Ei: ii
1 w
I-
Ix 2 4 4 7i 0 0 0 0 0 0 A 0
U) yr; to
0) 0 t Ice:
;t4S) & ..a. .0 -0
1 ').,%:4, 0 - CD C =
41 - *2 E ' co L 8 fo 4-kl,
O r- rri,f1 2 a)
E 2 0 8
To c .c
0
- ■- .c v,ori• o
cr, a 0 -24-1,_,
W 't C :*er5.• -o .
•.....34 a) > a o II c w
a) 3 w
r 2 0 04 en 0 '5 '0 co .... c 0 aftics o
oi. Eo. c itnt./ c
0 ,- I'L
c.c. .0 .92 CY 0
CD .0 CO .c
a) 3 .2.o : (13
te ?it^k' 00 0 4-, reo g -.T. 0) 5 . ---•,..,
O 0 0 ..-..4:-r-t; .. E -o -
a) To = c a) c E ja -,, o
co
1.3 (13 ° .73. w 4:
fn c E c "-d E
Z L. ra Feis To >., 0 ai E 0 1- 11,,W;n 0
et I- Z 3 „, ' a co 3 a) .-e•
0) 0 4-42 '-...4 C
U. 0 s-,.. 0
0 WI D CU 0 CE .,.., 0 frp. .-
O > -4(' 0 c
.- a c
(1) o) .c a-
cn cu > •--
E o 0.
o 0 c '0'
2 CO , tc 0
Ir. .0 „,„ ' : w 0 0 c co t T) o • - o
5
t-,;.t.; c .0 o o c o
.. - 0 a, m ..... .0 15 a) -. , s s' k4ro.) 0
1Z) 0-
Z C L.€1' 4 a'-1V C -c- 5 -0
a D r•-• 2 o "roc .0 5rn, C
a) 0)0 o 0
i_. 0 g ;,...i.ort! 92. -2 icr) 2
0 .c
a a) ..":k. t 0 C = C c -..G. -0 0 ° =•
E •• 0 ,- 0 .I a 0 r- 0 00 >, c To o .0„..);
6 .- ' 4) .:,V,4 '5 w 00. E - o fl Cl) ..-. co
Z a. gl a cr 16-
. 5 0 t it c 1 co
--..:- .:22 TA
°- a) .>1 5C 4 , CO 4.- •- TE, C0 co c 3 E 17.: cg
I- = = c Z' zi. 2 w o a ,7, o ,- v o .2- Tr 3.- 5
o u;
< Li- 4-I 00) -- 15 c c al co
o 0 15 _, m a c 2 " a 10 8-1=1
..,,-- E (.. 0 o = ch...- 2 b- c 2 a) v ca a) 'in):
0 fJ .... 0 0 -,.7. :--. -u,' as ..- 0 to to n a) 2 0 v -on -- -0
- a) co aa- ,O . CO N 0 ..... c c, o
I- ri :17. a °- - -' S E =, (D -C 0 To ai v 0 m - & 0 La a) t-ea - a)
• L- • E g -rIC 0 0 D :.= 3
0c tg CL a) 0 e 0_ n co = :i..■ LI- CO
N M.
Q yl�y .:.,. #l:•
CO
CM CC�O ,9:•-•
:i?p ...3 k;.
0.. .0 '_ '•'�
y a eC T: ' ma € r
c E 4.-t,I ;.3 ..r - O. c
O O �MA l 2 ° a
w U 'f e." V C 7:4,fi £ �< c o
y,' rst m c
In Z (h t°) 5}�. N N N s M M r$s} c `O O
o y
r -,rk.. 4t-ig '`iw` ^ 8 'm
r��
d L�*II ,suYi 0q10 005 cx
0 yy' C# L L L p
d m Y` ^ t' 5 € O N 0
> G -4" icy 3 3 3 0. m m
. ��
nit .K t
,
j y- .- N m O N CO
C 4 res ?Ca-4 p tLf Z _O q Y i�r, }
'C A IL. c g1-.” y
p U C
CO "' U ` U U a > U U U U T
c m m
t ' m CO m . CO m =r" 0.
CO w O y CO CO fL'A CO \tl �
G
Q m CO CO d G y a
A d d CO ;qt. CO
CO trl.. d CO d :Y y
K
Cu � CO ?e..C d d W Cl) 0) d d. d c e
c € "2-d c y c CO c c
1 CO CO ''3 co 3 )q7 ' a E
V '+T.'44, 'ai•'.y. i>Y S 0 L a
C C Jet.,: a
T. .ma L:. O 0 a y
E _ y;
xys3 ' .2 s Q m 0 0 d
� tL CO 0 r+-1 0 0 CO t• r 0 0 qt
W y C
'Red ,•• ,:i••.i• ye•
1— y -• ra d
Q c c =`" .'gal <.i=�
o
3 d > c
W d W W Eyri a a T o
aC .0 U 0 r U U 0 t U` 0 cs O
N
0 c
re � {{ 0 c
LL ;404:, j': -- : d Z CO U j
O
LL o 1,2.-t, d o ;s' - 3 co 0 y ._ U c a c
a d .'t c N ,42;4.1 4yc o w r c o
CD— m d 4i _ m + 3 c y 3 a ~ Oc O
a H b a 3 a b't1 a 7 d „O'
U n m o tr` 3 c -a,; d « E ' , ¢ m O o w
o °
... J C f'�
"_ c a-•ter o c d a ` y a
U y m m u el 3 H •td o C O :m ;` E.
O 0 d J d m y O o CO C i lit 1 ; CO .47
Z w i y -' ° a c . , CO 0 •> "ir_
CNQ C . >. ` p N .!iy p O ` E.CC . • :
0 rn co c E a m m " CO J v -4 -0 m .' w v CO,<,a~ Z O a N mC W i:- C N Q Cy a c v 0 y c a V ...:0' d d .� CO o CO y
` a .
-11- ° d v W ° C o E CO a CO m an d ._ ,d 0 o 0 m 0 .d
co r"C -• Em }01 o. xc m ;x.: • o Co a ya° °y, '- d
OC O To d m C 'S Q.'1 °O 0 0 y s,'_n`i �° L ° aai fd` E c c o n `8•c C m O C = V O 'S L 22 C d E '� 7 ° C L E m 73 a O t
I— O d d H041 d d ;.. N O d m "�E nu u - ay ;`"3 `o EEm oom m ° oo y. a� m X9 .0 5 c� m a LL
I— " O. (2 e, m O o CQ :°�= d N o ,30 �fz; o o 7,543c0 T �'m o a w O O U
2 e H y F- tr m u Fm, a a m u- 45 ;Z' Co. F_ u H Y 'r . U 0 U m a LL
#4.,,,,,,.,,,..„,
c p
4%
COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
PROJECT#: Tentative Tract 15947 and Conditional Use Permit 99-03
SUBJECT: 31 Single Family Lot Subdivision
APPLICANT: Regent Homes, Inc.
LOCATION: Southwest Corner of Baseline Road and Etiwanda Avenue
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. A copy of the signed Resolution of Approval or City Planner's letter of approval, and all Standard /_/_
Conditions, shall be included in legible form on the grading plans, building and construction
plans, and landscape and irrigation plans submitted for plan check.
B. Time Limits
1. Subdivision approval shall expire, unless extended by the Planning Commission, if building /_/_
permits are not issued or approved use has not commenced within 3 years from the date of
approval.
C. Site Development
1. The site shall be developed and maintained in accordance with the approved plans which include / /_
site plans,architectural elevations,exterior materials and colors,landscaping,sign program,and
grading on file in the Planning Division, the conditions contained herein, Development Code
regulations, and the Etiwanda Specific Plan.
SC-8125199 1
•
Project No.rr 15947&CUP 99-03
Completion Date
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. Occupancy of the facilities shall not commence until such time as all Uniform Building Code and _/_/_
State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be
submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Division
to show compliance. The buildings shall be inspected for compliance prior to occupancy.
4. Revised site plans and building elevations incorporating all Conditions of Approval shall be _/_/_
submitted for City Planner review and approval prior to the issuance of building permits.
5. 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.
6. 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.
7. Street names shall be submitted for City Planner review and approval in accordance with the / /_
adopted Street Naming Policy prior to approval of the final map.
8. All building numbers and individual units shall be identified in a clear and concise manner, _/ /_
including proper illumination.
9. The Covenants, Conditions, and Restrictions(CC&Rs)shall not prohibit the keeping the equine / /_
animals where zoning requirements for the keeping of said animals have been met. Individual
lot owners in subdivisions shall have the option of keeping said animals without the necessity of
appealing to boards of directors of homeowners' associations for amendments to the CC&Rs.
10. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of the / /_
Homeowners'Association are subject to the approval of the Planning and Engineering Divisions
and the City-Attorney. They shall be recorded concurrently with the Final Map or prior to the
issuance of building permits, whichever occurs first. A recorded copy shall be provided to the
City Engineer. The Homeowners'Association shall submit to the Planning Division a list of the
name and address of their officers on or before January 1 of each and every year and whenever
said information changes.
11. 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.
12. 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.
13. 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.
SC-8/25/99 2
Project No.IT 15947 8 CUP 99-03
Completion Date
14. 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 Y%-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.
15. Wood fencing shall be treated with stain, paint, or water sealant. / /_
16. Slope fencing along side property lines may be wrought iron or black plastic coated chain link to _/_/_
maintain an open feeling and enhance views.
17. On corner side yards, provide minimum 5-foot setback between walls/fences and sidewalk. _/_/_
18. For residential development, return walls and corner side walls shall be decorative masonry. _/_/_
19. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured /_/_
products.
D. Parking and Vehicular Access (indicate details on building plans) -
1. Multiple car garage driveways shall be tapered down to a standard two-car width at street. _/_/_
E. Landscaping
1. A detailed landscape and irrigation plan, including slope planting and model home landscaping _/_/_
in the case of residential development, shall be prepared by a licensed landscape architect and
submitted for City Planner review and approval prior to the issuance of building permits or prior
final map approval in the case of a custom lot subdivision.
2. All private slopes of 5 feet or more 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. 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.
5. 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.
•
6. All walls shall be provided with decorative treatment. If located in public maintenance areas,the =/_/_
design shall be coordinated with the Engineering Division.
SC-8/1599 3
•
Project No.TT 15947&CUP 99-03
Completion Date
F. Environmental
1. A final acoustical report shall be submitted for City Planner review and approval prior to the /_/_
issuance of building permits. The final report shall discuss the level of interior noise attenuation
to below 45 CNEL, the building materials and construction techniques provided, and if
appropriate,verify the adequacy of the mitigation measures. The building plans will be checked
for conformance with the mitigation measures contained in the final report.
2. Mitigation measures are required for the project. The applicant is responsible for the cost of _/_/_
implementing said measures, including monitoring and reporting. Applicant shall be required to
post cash, letter of credit, or other forms of guarantee acceptable to the City Planner in the
amount of $ 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.
G. Other Agencies
1. The applicant shall contact the U.S.Postal Service to determine the appropriate type and location /_/_
of mail boxes. Multi-family residential developments shall provide a solid overhead structure for
mail boxes with adequate lighting. The final location of the mail boxes and the design of the
overhead structure shall be subject to City Planner review and approval prior to the issuance of
building permits.
APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 477-2710, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
H. General Requirements
1. Separate permits are required for fencing and/or walls. _/_/_
2. Contractors must show proof of State and City licenses and Workers'Compensation coverage _/ /_
to the City prior to permit issuance.
I. 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 permit application. Please contact the Building and Safety
Division for availability 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. Applicant shall provide
a copy of the school fees receipt to the Building and Safety Division prior to permit issuance.
sc-8125/99 4
Project No.TT 15947&CUP 99-03
Completion Date
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 or holidays.
J. Grading
1. Grading of the subject property shall be in accordance with the Uniform Building Code, City /_/_
Grading Standards, and accepted grading practices. The final grading plan shall be in
substantial conformance with the approved grading plan.
2. A soils report shall be prepared by a qualified engineer licensed by the State of California to _/_/_
perform such work.
3. The final grading plans shall be completed and approved prior to issuance of building permits. /_/_
4. A separate grading plan check submittal is required for all new construction projects and for /_/_
existing buildings where improvements being proposed will generate 50 cubic yards or more of
combined cut and fill. The Grading Plan shall be prepared,stamped, and signed by a California
Registered Civil Engineer.
APPLICANT SHALL CONTACT THE ENGINEERING DIVISION,(909)477-2740,FOR COMPLIANCE WITH
THE FOLLOWING CONDITIONS:
K. Dedication and Vehicular Access
1. Rights-of-way and easements shall be dedicated to the City for all interior public streets, _/ /_
community trails,public paseos,public landscape areas,street trees,traffic signal encroachment
and maintenance, and public drainage facilities as shown on the plans and/or tentative map.
Private easements for non-public facilities (cross-lot drainage, local feeder trails, etc.) shall be
reserved as shown on the plans and/or tentative map.
2. Dedication shall be made of the following rights-of-way on the perimeter streets(measured from
street centerline):
60 total feet on Base Line Road / /_
50 total feet on Etiwanda Avenue _/_/_
3. An irrevocable offer of dedication for roadway purposes shall be made for the private streets. /_/_
4. Corner property line cutoffs shall be dedicated per City Standards. / /_
5. Vehicular access rights shall be dedicated to the City for the following streets, except for _/_/_
approved openings: Base Line Road and Etiwanda Avenue.
6. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the _/ /_
final map.
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.
sc arz5/99 5
Project No.TT 15947&CUP 99-03
Completion Date
L. Street Improvements
1. All public improvements(interior streets,drainage facilities,community trails,paseos,landscaped /_/_
areas, etc.) shown on the plans and/or tentative map shall be constructed to City Standards.
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
Base Line Road x x x x x (f) (g)
Etiwanda Avenue (e) 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) curb shall be cobble rock in conformance with the Etiwanda Specific
Plan per City Standard 105-B. (f) Class II Bike Lane. (g) Post R26(s).
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.
SC EI25/99 6
Project No.TT 15947&CUP 99-03
Completion Date
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.
M. Public Maintenance Areas
1. A separate set of landscape and irrigation plans per Engineering Public Works Standards shall /_/_
be submitted to the City Engineer for review and approval prior to final map approval or issuance
of building permits, whichever occurs first. The following landscaped parkways, medians,
paseos, easements, trails or other areas shall be annexed into the Landscape Maintenance
District: Base Line Road parkway and Etiwanda Avenue parkway.
2. Public landscape areas are required to incorporate substantial areas(40%)of mortared cobble /_/_
or other acceptable non-irrigated surfaces.
3. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting /_/_
Districts shall be filed with the City Engineer prior to final map approval or issuance of building
permits whichever occurs first. Formation costs shall be borne by the developer.
4. All required public landscaping and irrigation systems shall be continuously maintained by the _/_/_
developer until accepted by the City.
5. Parkway landscaping on the following street(s) shall conform to the results of the respective _/_/_
Beautification Master Plan: Base Line Road and Etiwanda Avenue.
N. Drainage and Flood Control
1. A final drainage study shall be submitted to and approved by the City Engineer prior to final map _/_/_
approval or the issuance of building permits,whichever occurs first. All drainage facilities shall
be installed as required by the City Engineer.
O. Utilities
•
1. Provide separate utility services to each parcel including sanitary sewerage system,water,gas, /_/_
electric power, telephone, and cable TV (all underground) in accordance with the Utility
Standards, Easements shall be provided as required.
2. The developer shall be responsible for the relocation of existing utilities as necessary. / /_
sc 43rzsrs9 7
Project No.TT 15947&CUP 99-03
Completion Date
3. Water and sewer plans shall be designed and constructed to meet the requirements of the _/_/_
Cucamonga County Water District(CCWD),Rancho Cucamonga Fire Protection District,and the
Environmental Health Department of the County of San Bernardino. A letter of compliance from
the CCWD is required prior to final map approval or issuance of permits, whichever occurs first.
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.
P. General Requirements and Approvals
1. Etiwanda/San Sevaine Area Regional Mainline,Secondary Regional,and Master Plan Drainage _/ /_
Fees shall be paid prior to final map approval or prior to building permit issuance if no map is
involved. These fees shall be paid for the portion of the tract that falls within the Etiwanda/San
Sevaine Drainage area.
2. A non-refundable deposit shall be paid to the City,covering the estimated operating costs for all _/_/
new street lights for the first six months of operation, prior to final map approval or prior to
building permit issuance if no map is involved. •
APPLICANT SHALL CONTACT THE FIRE PREVENTION/NEW CONSTRUCTION UNIT,(909)477-2730,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
Q. General Fire Protection Conditions
1. Fire flow requirement shall be: 1200 gallons per minute, Per '97 UFC Appendix III-A, 3, (b) _/ /_
(Increase).
a. A fire flow shall be conducted by the builder/developer and witnessed by fire department /_/
personnel prior to water plan approval.
b. For the purpose of final acceptance,an additional fire flow test of the on-site hydrants shall /_/_
be conducted by the builder/developer and witnessed by fire department personnel after
construction and prior to occupancy.
2. 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.
3. 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.
4. Hydrant reflective markers(blue dots)shall be required for all hydrants and installed prior to final / /_
inspection.
5. Roadways within project shall comply with the Fire District's fire lane standards, as noted: _/ /_
a. All roadways per Rancho Cucamonga Fire Protection District Ordinance 32. / /_
6. Fire department access shall be amended to facilitate emergency apparatus. _/ /_
7. Emergency access, a minimum of 26 feet wide,shall be provided,and maintained free and clear / /_
of obstructions at all times during construction, in accordance with Fire District requirements.
sca, s99 8
Project No.TT 15947&CUP 99-03
Completion Date
8. Fire District fee(s), plus a$1 per"plan page"microfilm fee will be due to the Rancho Cucamonga _/_/_
Fire Protection District as follows:
a. $132 for Single Family Residential Tract(per phase).
9. Plans shall be submitted and approved prior to construction in accordance with 1997 UBC,UFC, _/_/_
UPC, UMC, and RCFD Standards 32 and 15 and 1996 NEC.
APPLICANT SHALL CONTACT THE POLICE DEPARTMENT,(909)477-2800,FOR COMPLIANCE WITH
THE FOLLOWING CONDITIONS:
R. Security Hardware
1. A secondary locking device shall be installed on all sliding glass doors. / /_
2. One-inch single cylinder dead bolts shall be installed on all entrance doors. If windows are within _/_/_
40 inches of any locking device, tempered glass or a double cylinder dead bolt shall be used.
3. All garage or rolling doors shall have slide bolts or some type of secondary locking devices. _/_/_
S. Windows
1. All sliding glass windows shall have secondary locking devices and should not be able to be lifted _/_/_
from frame or track in any manner.
T. Building Numbering
1. Numbers and the backgrounds shall be of contrasting color and shall be reflective for nighttime /_/_
visibility.
SC-8/25/99 9