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HomeMy WebLinkAbout16-02 - Resolutions - Design Review 9944 Highland, 112 Unit Residental Care RESOLUTION NO. 16-02 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DESIGN REVIEW NO. DRC2015-00165, THE PROPOSED DEVELOPMENT OF A 112-UNIT RESIDENTIAL CARE FACILITY ON 4.07 ACRES OF LAND IN THE LOW (L) RESIDENTIAL DISTRICT, ON THE NORTH SIDE OF HIGHLAND AVENUE, BETWEEN ARCHIBALD AVENUE AND HERMOSA AVENUE, LOCATED AT 9944 HIGHLAND AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF -APN: 0201-055-49. A. Recitals. 1. The Applicant, SRM Development, filed an application for the approval of Development Review No. DRC2015-00165, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Development Review request is referred to as "the application." 2. On the 13th day of January 2016, the Planning Commission of the City of Rancho Cucamonga conducted a 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 meeting on January 13, 2016, including written and oral staff reports, this Commission hereby specifically finds as follows: a. The application applies to the 4.07 acres of land, basically a rectangular configuration, located on the north side of Highland Avenue. Said property is currently designated as Low Residential; and b. The project site is approximately 310 feet from east to west, and approximately 652 feet from north to south and is presently improved with the Highland Avenue Community Church and School; and C. To the north and east of the site are single-family homes, immediately to the west of the project site is a San Bernardino County flood control channel (partially underground) and beyond that are multi-family homes, and to the south is the 210 Freeway; and d. The project was designed to be architecturally compatible with the design of the existing residential structures to the north, east, and west, and the adjacent church buildings. The design of the proposed building utilizes building massing and architectural features (i.e., stucco PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 2 exterior, tile roof, balconies, etc.) to ensure architectural compatibility with the surrounding community; and e. The related Development Code Amendment DRC2015-00555 proposes to amend the Development Code to permit Residential Care Facilities in the Low (L) and Low- Medium (LM) Residential Districts subject to the approval of a Conditional Use Permit; and f. The related Conditional Use Permit DRC2015-00166 proposes the development of a 112-unit Residential Care Facility on 4.07 acres in the Low (L) Residential District; and g. The related Tentative Parcel Map SUBTPM19619 proposes the subdivision of 9.5 acres into two parcels (Parcel 1 is a 4.07 acre parcel for the Merrill Gardens facility, and Parcel 2 is a 5.43 acre parcel for the existing church) for the proposed development of a 112-unit Residential Care Facility on 4.07 acres in the Low (L) Residential District; and h. The related Tree Removal Permit DRC2015-00174 proposes the removal of 35 non-heritage trees. The 35 trees will be replaced with a minimum of 35 trees with a minimum 15- gallon size tree; and i. The proposed project meets or exceeds all Development Code standards. As conditioned the Residential Care Facility will meet all applicable Development Code standards. 3. Based upon the substantial evidence presented to this Commission during the above- referenced meeting 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 proposed project is consistent with the objectives of the General Plan; and b. The proposed use is in accord with the objectives of the Development Code and the purposes of the district in which the site is located; and C. The proposed use is in compliance with each of the applicable provisions of the Development Code; and d. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 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. Pursuant to the California Environmental Quality Act ("CEQA") and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 3 Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration; and b. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole record before it, finds: (i) that the Mitigated Negative Declaration was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission recommends the City Council adopt the Mitigated Negative Declaration; and C. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission recommends the City Council adopt the Mitigation Monitoring Program for the project; and d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the Planning Director of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750. 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 Conditions of Approval, attached hereto and incorporated herein by this reference. Planning Department 1) Approval is contingent upon City Council approval and enactment of Development Code Amendment DRC2015-00555. 2) Approval is contingent upon City Council adoption of the Mitigated Negative Declaration of environmental impacts for the project and the Mitigation Monitoring Program and all mitigations contained therein. Environmental Mitigation Air Quality Short Term (Construction) Emissions 1) All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust emissions. PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 4 2) The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the midmorning, afternoon, and after work is done for the day. 3) The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are reduced to 15 miles per hour or less. 4) All construction equipment shall be maintained in good operating condition so as to reduce operational emissions. The contractor shall ensure that all construction equipment is being properly serviced and maintained as per manufacturers' specifications. Maintenance records shall be available at the construction site for City verification. 5) Prior to the issuance of any grading permits, the developer shall submit construction plans to the City denoting the proposed schedule and projected equipment use. Construction contractors shall provide evidence that low emission mobile construction equipment will be utilized, or that their use was investigated and found to be infeasible for the project. Contractors shall also conform to any construction measures imposed by the South Coast Air Quality Management District (SCAQMD) as well as City Planning Staff. 6) The construction contractor shall utilize electric or clean alternative fuel powered equipment where feasible. 7) The construction contractor shall ensure that construction-grading plans include a statement that work crews will shut off equipment when not in use. 8) All asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108. 9) All paints and coatings shall meet or exceed performance standards noted in SCAQMD Rule 1113. Paints and coatings shall be applied either by hand or high-volume, low-pressure spray. 10) All construction equipment shall comply with SCAQMD Rules 402 and 403. Additionally, contractors shall include the following provisions: • Reestablish ground cover on the construction site through seeding and watering. • Pave or apply gravel to any on-site haul roads. • Phase grading to prevent the susceptibility of large areas to erosion over extended periods of time. PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 5 • Schedule activities to minimize the amounts of exposed excavated soil during and after the end of work periods. • Dispose of surplus excavated material in accordance with local ordinances and use sound engineering practices. • Sweep streets according to a schedule established by the City if silt is carried over to adjacent public thoroughfares or occurs as a result of hauling. Timing may vary depending upon the time of year of construction. • Suspend grading operations during high winds (i.e., wind speeds exceeding 25 mph) in accordance with Rule 403 requirements. • Maintain a minimum 24-inch freeboard ratio on soils haul trucks or cover payloads using tarps or other suitable means. 11) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and Regional Water Quality Control Board (RWQCB)) daily to reduce PM10 emissions, in accordance with SCAQMD Rule 403. 12) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM,o emissions. Long Term Project Operational Impacts 13) Provide adequate ingress and egress at all entrances to public facilities to minimize vehicle idling at curbsides. 14) Provide preferential parking to high occupancy vehicles and shuttle services. 15) Schedule truck deliveries and pickups during off-peak hours. 16) Improve thermal integrity of the buildings and reduce thermal load with automated time clocks or occupant sensors. 17) Landscape with native and/or drought-resistant species to reduce water consumption and to provide passive solar benefits. 18) Provide lighter color roofing and road materials and tree planting programs to comply with the AQMP Miscellaneous Sources MSC-01 measure. 19) Comply with the AQMP Miscellaneous Sources PRC-03, and Stationary Sources Operations Enhanced Inspection and Maintenance and ADV-MISC to reduce emissions of restaurant operations. PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 6 20) All residential and commercial structures shall be required to incorporate high-efficiency/low-polluting heating, air conditioning, appliances, and water heaters. 21) All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping. 22) All new development in the City of Rancho Cucamonga shall comply with South Coast Air Quality Management District's Rule 445, Wood Burning Devices. Rule 445 was adopted in March 2008 to reduce emissions of PM2.5 and precludes the installation of indoor or outdoor wood burning devices (i.e. fireplaces/hearths) in new development on or after March 9, 2009. Biological Resources 1) Prior to issuance of a Grading Permit, a nesting bird survey that is in conformance with the Migratory Bird Act shall be required to determine whether nesting is occurring. Occupied nests shall not be disturbed unless a qualified biologist verifies through non-invasive methods that either (a) the adult birds have not begun egg-laying or incubation; or (b) the juveniles from the occupied nests are foraging independently and are capable of independent survival. If the biologist is unable to verify one of the above conditions, then no disturbance shall occur within 300 feet of non-raptor nests, and within 5,000 feet of raptor nests, during the breeding season to avoid abandonment of the young. 2) Prior to issuance of a Grading Permit, a Burrowing Owl Survey that conforms to the Department of Fish and Wildlife Staff Report on Burrowing Owl Mitigation shall be submitted to the Planning Department for review. The survey shall include a habitat assessment, survey and impact analysis. Cultural Resources 1) If any prehistoric archaeological resources are encountered before or during grading, the developer will retain a qualified archaeologist to monitor construction activities, to take appropriate measures to protect or preserve them for study. With the assistance of the archaeologist, the City of Rancho Cucamonga will: • Enact interim measures to protect undesignated sites from demolition or significant modification without an opportunity for the City to establish its archaeological value. • Consider establishing provisions to require incorporation of archaeological sites within new developments, using their special qualities as a theme or focal point. PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 7 • Pursue educating the public about the archaeological heritage of the area. • Prepare a mitigation plan consistent with Section 21083.2 Archaeological resources of CEQA to eliminate adverse project effects on significant, important, and unique prehistoric resources, including but not limited to, avoiding archaeological sites, capping or covering sites with soil, planning the site as a park or green space or paying an in-kind mitigation fee. • Prepare a technical resources management report, documenting the inventory, evaluation, and proposed mitigation of resources within the project area. Submit one copy of the completed report with original illustrations, to the San Bernardino County Archaeological Information Center for permanent archiving. 2) The applicant shall contact the San Manuel Band of Mission Indians to discuss monitoring of the project during ground disturbance, and any trenching below the initial grade level, to ensure that prehistoric archaeological resources that may be encountered during grading, and trenching, are protected or preserved for study. The applicant shall submit the results of this consultation to the City prior to issuance of permits for grading of the site. 3) If any paleontological resource (i.e. plant or animal fossils) are encountered before or during grading, the developer will retain a qualified paleontologist to monitor construction activities, to take appropriate measures to protect or preserve them for study. The paleontologist shall submit a report of findings that will also provide specific recommendations regarding further mitigation measures (i.e., paleontological monitoring) that may be appropriate. Where mitigation monitoring is appropriate, the program must include, but not be limited to, the following measures: • Assign a paleontological monitor, trained and equipped to allow the rapid removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities. • Should fossils be found within an area being cleared or graded, divert earth-disturbing activities elsewhere until the monitor has completed salvage. If construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find. • Prepare, identify, and curate all recovered fossils for documentation in the summary report and transfer to an appropriate depository (i.e., San Bernardino County Museum). PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 8 • Submit summary report to City of Rancho Cucamonga. Transfer collected specimens with a copy of the report to San Bernardino County Museum. Geology and Soils 1) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and RWQCB) daily to reduce PM,o emissions, in accordance with SCAQMD Rule 403 or re-planted with drought resistant landscaping as soon as possible. 2) Frontage public streets shall be swept according to a schedule established by the City to reduce PM,o emissions associated with vehicle tracking of soil off-site. Timing may vary depending upon the time of year of construction. 3) Grading operations shall be suspended when wind speeds exceed 25 mph to minimize PM,o emissions from the site during such episodes. 4) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM,o emissions. Greenhouse Gas Emissions Cumulative Short Term (Construction) GHG Emissions 1) The project must comply with all rules that assist in reducing short- term air pollutant emission in compliance with SCAQMD Rule 403 regarding fugitive dust including treating the site with water or other soil-stabilizing agent twice daily or replanting disturbed areas as quickly as possible. 2) The construction contractor shall select construction equipment based on low-emission factors and high energy efficiency and submit. a statement on the grading plan that ensures all construction equipment will be tuned and maintained in accordance with the manufactures' specification. 3) Trucks shall not idle continuously for more than 5 minutes. 4) Alternative fuel powered equipment shall be utilized in lieu of gasoline- or diesel-powered engines where feasible. 5) Construction should be timed so as not to interfere with peak-hour traffic. 6) Ridesharing and transit incentives shall be supported and encouraged for the construction crew. PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 9 Cumulative Long Term (Operational) GHG Emissions 7) Construction and Building materials shall be produced and/or manufactured locally. Use "Green Building Materials" such as materials that are resource efficient, recycled and manufactured in an environmentally friendly way including low-volatile-organic- compound (VOC) materials. 8) Design all buildings to exceed California Building Code Title 24 energy standard including but not limited to any combination of; • Increased insulation. • Limit air leakage through the structure. • Incorporate Energy Star or better rated windows, space heating and cooling equipment, light fixtures, and appliances. • Landscape and develop site utilizing shade, prevailing winds and landscaping. • Install efficient lighting and lighting control systems. • Install light colored "cool" roofs and cool pavements. • Install solar or light emitting diodes (LED's) for outdoor lighting. 9) Prepare a comprehensive water conservation strategy appropriate for the project and include the following; • Install water efficient landscapes and irrigation systems and devices in compliance with the City of Rancho Cucamonga Water Efficient Landscape Ordinance. • Use reclaimed water for landscaping within the project if available and/or install the infrastructure to deliver and use reclaimed water. • Design building to be water efficient by installing water efficient fixtures and appliances including low flow faucets, dual flush toilets and waterless urinals/water heaters. • Design irrigation to control runoff and to remove water to non- vegetated surfaces. 10) Reuse and recycle construction and demolition waste. Provide interior and exterior storage areas for recyclables and green waste in public areas. Educate employees about reducing waste and about recycling. PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 10 Hydrology and Water Quality Construction Activities 1) Prior to issuance of grading permits, the permit applicant shall submit to the Building Official for approval, a Storm Water Pollution Prevention Plan (SWPPP) specifically identifying Best Management Practices (BMPs) that shall be used on-site to reduce pollutants during construction activities entering the storm drain system to the maximum extent practical. 2) An Erosion Control Plan shall be prepared, included in the Grading Plan, and implemented for the proposed project that identifies specific measures to control on-site and off-site erosion from the time ground disturbing activities are initiated through completion of grading. This Erosion Control Plan shall include the following measures at a minimum: a) Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in Southern California, and b) An inspection and maintenance program shall be included to ensure that any erosion which does occur either on-site or off-site as a result of this project will be corrected through a remediation or restoration program within a specified time frame. 3) During construction, temporary berms such as sandbags or gravel dikes must be used to prevent discharge of debris or sediment from the site when there is rainfall or other runoff. 4) During construction, to remove pollutants, street cleaning will be performed prior to storm events and after the use of water trucks to control dust in order to prevent discharge of debris or sediment from the site. 5) Prior to issuance of grading or paving permits, the applicant shall obtain a Notice of Intent (NO]) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number) shall be submitted to the City Building Official for coverage under the NPDES General Construction Permit. Post-Construction Operational 6) Prior to issuance of building permits, the applicant shall submit to the City Building Official for approval of a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The WQMP shall identify the structural and non- structural measures consistent with the Guidelines for New PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 11 Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004. 7) Landscaping plans shall include provisions for controlling and minimizing the use of fertilizers/pesticides/herbicides. Landscaped areas shall be monitored and maintained for at least two years to ensure adequate coverage and stable growth. Plans for these areas, including monitoring provisions for a minimum of two years, shall be submitted to the City for review and approval prior to the issuance of grading permits. 8) Prior to issuance of building permits, the applicant shall submit to the City Building Official for approval of a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The WQMP shall identify the structural and non- structural measures consistent with the Guidelines for New Development and Redevelopment adopted by the City of Rancho Cucamonga in June 2004. 9) Prior to issuance of grading or paving permits, the applicant shall obtain a Notice of Intent (NOI) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number) shall be submitted to the City Building Official for coverage under the NPDES General Construction Permit. Noise Exterior 1) Prior to the issuance of any grading plans a construction-related noise mitigation plan shall be submitted to the City for review and approval. The Plan shall depict the location of the construction equipment and how the noise from this equipment would be mitigated during construction. 2) During all project site excavation and grading, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with the manufacturers' standards. 3) The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site. PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 12 4) The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction. 5) The construction contractor shall obtain the City's approval for its haul plan, with the planned haul truck routes avoiding residential areas to the extent feasible. 6) The construction contractor shall change the timing and/or sequence of the noisiest construction operations to avoid sensitive times of the day. Interior 7) The Level 2 exterior walls of the facade facing the highway where STC39 windows are being recommended should have a minimum STC45. In order to meet an STC45, the exterior wall should have an additional layer of 5/8" gypsum board on the unit. The wall should consist of the following: • 2 layers of 5/8" gypsum board on the unit side. • 2 x 6 wood stud. • R-21 batt insulation. • 3/4" exterior plywood, or 5/8" gypsum sheathing. • Siding. 8) At all other locations a standard exterior wall with 1 layer of 5/8" gypsum board on the unit. 9) To prevent sound leaks the following should be provided: • On concrete slab, the first layer of 5/8" gypsum board on the unit side should be sealed top and bottom with resilient caulk, as well as around the junction boxes. • Window rough-in seams should be no greater than 'W, and all seams should be caulked with resilient caulking. • Seal, caulk, gasket or weather-strip all joints and seams to eliminate air leakage through these assemblies. Includes around window and doorframes, at penetrations through walls, and all other openings in the building envelope. PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 13 10) Construction or grading shall not take place between the hours of 8:00 p.m. and 6:30 a.m. on weekdays, including Saturday, or at any time on Sunday or a national holiday. 11) Construction or grading noise levels shall not exceed the standards specified in Development Code Section 17.66.050, as measured at the property line. Developer shall hire a consultant to perform weekly noise level monitoring as specified in Development Code Section 17.66.050. Monitoring at other times may be required by the Building Official. Said consultant shall report their findings to the Building Official within 24 hours; however, if noise levels exceed the above standards, then the consultant shall immediately notify the Building Official. If noise levels exceed the above standards, then construction activities shall be reduced in intensity to a level of compliance with above noise standards or halted. 12) Haul truck deliveries shall not take place between the hours of 8:00 p.m. and 6:30 a.m. on weekdays, including Saturday, or at any time on Sunday or a national holiday. Additionally, if heavy trucks used for hauling would exceed 100 daily trips (counting both to and from the construction site), then the developer shall prepare a noise mitigation plan denoting any construction traffic haul routes and include appropriate noise mitigation measures. To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 13TH DAY OF JANUARY 2016. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA Ravenel Wimberly, Chairman ATTEST: C��s ��� Candyce B ett, Secretary I, Candyce Burnett, 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 January 2016, by the following vote-to-wit: PLANNING COMMISSION RESOLUTION NO. 16-02 DR DRC2015-00165 — SRM DEVELOPMENT January 13, 2016 Page 14 AYES: COMMISSIONERS: MACIAS. MUNOZ, OAXACA, WIMBERLY NOES: COMMISSIONERS: NONE ABSENT: COMMISSIONERS: FLETCHER ABSTAIN: COMMISSIONERS: NONE Conditions of Approval j�wclto Community Development Develo Department CUCAh10NGA p Project#: DRC2015-00165 DRC2015-00166, DRC2015-00173, DRC2015-00174, DRC2015-00555, DRC2015-01178, SUBTPM19619 Project Name: Merrill Gardens at Rancho Cucamonga Location: 9944 HIGHLAND AVE -020105549-0000 Project Type: Design Review Conditional Use Permit, Development Code Amendment, Minor Exception, Sign Permit Notice of Filing, Tentative Parcel Map, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions 1. The approval of Design Review DRC2015-00165, Conditional Use Permit DRC2015-00166, Tentative Parcel Map SUBTPM19619, and Tree Removal Permit DRC2015-00174 shall be effective upon approval of Development Code Amendment DRC2015-00555 by the City Council. 2. Approval is for the development of a 112-unit Residential Care Facility on 4.07 acres in the Low (L) Residential District, on the north side of Highland Avenue, between Archibald Avenue and Hermosa Avenue, located at 9944 Highland Avenue; APN: 020105549. Standard Conditions of Approval 3. All roof appurtenances, including air conditioners and other roof mounted equipment and/or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets as required by the Planning Department. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Director. Any roof-mounted mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof-mounted mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color scheme of the building. Details shall be included in building plans. 4. For multi-family residential and non-residential development, property owners are responsible for the continual maintenance of all landscaped areas on-site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or decaying plant material shall be replaced within 30 days from the date of damage. 5. 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 Planning Director review and approval prior to the issuance of Building Permits for the development or prior final map approval in the case of a custom lot subdivision. For development occurring in the Very High Fire Hazard Severity Zone, the landscape plans will also be reviewed by Fire Construction Services. 6. 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. 7. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking stalls. w .CityofRC.us Printed 1/5/2016 Project#: DRC2015-00165 DRC2015-00166, DRC2015-00173, DRC2015-00174, DRC2015-00555, DRC2015-01178, SUBTPM19619 Project Name: Merrill Gardens at Rancho Cucamonga Location: 9944 HIGHLAND AVE- 020105549-0000 Project Type: Design Review Conditional Use Permit, Development Code Amendment, Minor Exception, Sign Permit Notice of Filing, Tentative Parcel Map, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Standard Conditions of Approval 8. 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. 9. 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. 10. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per 30 linear feet of building. 11. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 12. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient landscaping per Development Code Chapter 17.82. 13. 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. 14. Copies of the signed Planning Commission Resolution of Approval, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 15. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption and Mitigated Negative Declaration fee in the amount of $2,260.25. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing. 16. Any approval shall expire if Building Permits are not issued or approved use has not commenced within 5 years from the date of approval or a time extension has been granted. 17. All parking lot landscape islands shall have a minimum outside dimension of 6 feet. 18. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). w .CityofRC.us Pnnled:1/5/2016 Page 2 of 8 Project#: DRC2015-00165 DRC2015-00166, DRC2015-00173, DRC2015-00174, DRC2015-00555, DRC2015-01178, SUBTPM19619 Project Name: Merrill Gardens at Rancho Cucamonga Location: 9944 HIGHLAND AVE -020105549-0000 Project Type: Design Review Conditional Use Permit, Development Code Amendment, Minor Exception, Sign Permit Notice of Filing, Tentative Parcel Map, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 19. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and exits shall be striped per City standards. 20. Textured pedestrian pathways and textured pavement across circulation aisles shall be provided throughout the development to connect dwellings/units/buildings with open spaces/plazas/ recreational uses. 21. The signs indicated on the submitted plans are conceptual only and not a part of this approval. Any signs proposed for this development shall comply with the Sign Ordinance and shall require separate application and approval by the Planning Department prior to installation of any signs. 22. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and applicable Community, Specific Plans and/or Master Plans in effect at the time of Building Permit issuance. 23. All building numbers and individual units shall be identified in a clear and concise manner, including proper illumination and in conformance with Building and Safety Services Department standards, the Municipal Code and the Rancho Cucamonga Fire Department(RCFD) Standards. 24. The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Services Department 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. 25. 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 Department, the conditions contained herein, and Development Code regulations. 26. 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 Planning Director. For single-family residential developments, transformers shall be placed in underground vaults. 27. 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 Planning Director and Engineering Services Department review and approved prior to the issuance of Building Permits. 28. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed and approved by the Planning Director and Police Department (909-477-2800) prior to the issuance of Building Permits. Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties. 29. Occupancy of the facilities shall not commence until such time as all California 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 Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. w .CityofRC.us Pnnted:1/5/2016 Page 3 of 8 Project#: DRC2015-00165 DRC2015-00166, DRC2015-00173, DRC2015-00174, DRC2015-00555, DRC2015-01178, SUBTPM19619 Project Name: Merrill Gardens at Rancho Cucamonga Location: 9944 HIGHLAND AVE - 020105549-0000 Project Type: Design Review Conditional Use Permit, Development Code Amendment, Minor Exception, Sign Permit Notice of Filing, Tentative Parcel Map, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 30. 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. 31. 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 Planning Director. 32. 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 owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter. 33. The applicant shall contact the U.S. Postal Service to determine the appropriate type and location of mailboxes. Multi-family residential developments shall provide a solid overhead structure for mailboxes with adequate lighting. The final location of the mailboxes and the design of the overhead structure shall be subject to Planning Director review and approval prior to the issuance of Building Permits. 34. A minimum of 45 trees per gross acre, comprised of the following sizes, shall be provided within the project: 10 percent - 36-inch box or larger, 10 percent - 24- inch box or larger, and 80 percent - 15-gal Ion. 35. 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 Planning Director in the amount of $729 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. Grading Section Standard Conditions of Approval 1. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 2. The applicant shall provide a grading agreement and grading bond for all cut and fill combined exceeding 5,000 cubic yards prior to issuance of a grading permit. The grading agreement and bond shall be approved by the Building and Safety Official. 3. This project shall comply with the accessibility requirements of the current adopted California Building Code. 4. The precise grading and drainage plan shall follow the format provided in the City of Rancho Cucamonga handout"Information for Grading Plans and Permit". w .CityofRC.us Printed:1/5/2018 Page 4 of 8 Project#: DRC2015-00165 DRC2015-00166, DRC2015-00173, DRC2015-00174, DRC2015-00555, DRC2015-01178, SUBTPM19619 Project Name: Merrill Gardens at Rancho Cucamonga Location: 9944 HIGHLAND AVE -020105549-0000 Project Type: Design Review Conditional Use Permit, Development Code Amendment, Minor Exception, Sign Permit Notice of Filing, Tentative Parcel Map, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 5. Grading Inspections: a) Prior to the start of grading operations the owner and grading contractor shall request a pre-grading meeting. The meeting shall be attended by the project owner/representative, the grading contractor and the Building Inspector to discuss about grading requirements and preventive measures, etc. If a pre-grading meeting is not held within 24 hours from the start of grading operations, the grading permit may be subject to suspension by the Building Inspector; b) The grading contractor shall call into the City of Rancho Cucamonga Building and Safety Department at least 1 working day in advance to request the following grading inspections prior to continuing grading operations: i) The bottom of the over-excavation; ii) Completion of Rough Grading, prior to issuance of the building permit; iii) At the completion of Rough Grading, the grading contractor or owner shall submit to the Permit Technicians (Building and Safety Front Counter) an original and a copy of the Pad Certifications to be prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; iv) The rough grading certificates and the compaction reports will be reviewed by the Associate Engineer or a designated person and approved prior to the issuance of a building permit. 6. Prior to the issuance of the Certificate of Occupancy the engineer of record shall certify the functionality of the storm water quality management plan (WQMP) best management practices (BMP) devices. 7. The Water Quality Management Plan (WQMP) shall include a copy of the project Conditions of Approval. 8. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment best management practices (BMP) devices as provided for in the project's Storm Water Quality Management Plan shall be provided for by CC&R's or deeds and shall be recorded prior to the issuance of a grading permit. Said CC&R's and/or deeds shall be included in the project site specific Storm Water Quality Management Plan (WQMP) document prior to approval of the WQMP document and recording of the Memorandum of Agreement of Storm Water Quality Management Plan. 9. In comparing the conceptual grading and drainage plan with the Site and Drainage Plan it is not apparent that the entire individual drainage management areas (DMA) are intercepted and directed to a storm water quality treatment device (BMP). Therefore the project is conditioned to clearly show on the permitted precise grading and drainage plan any required interceptor ditches or additional storm drain inlets/piping to direct the volume of storm water required for treatment to the appropriate treatment device for the drainage management area. In addition, it appears that for drainage management area H (DMA:H) that approximately half of the required storm water required to be treated by-passes the proposed storm water treatment device, therefore the project is conditioned to provide an interceptor ditch/v-gutter at the existing easterly driveway to intercept the required amount of storm water to be treated and directed to the appropriate storm water treatment device for drainage management area H. The required interceptor ditches/storm drain pipes shall be included within the required project drainage study with hydraulic calculations. v .CilyofRC.us Pnnled:1/5/2016 Page 5 of 8 Project#: DRC2015-00165 DRC2015-00166, DRC2015-00173, DRC2015-00174, DRC2015-00555, DRC2015-01178, SUBTPM19619 Project Name: Merrill Gardens at Rancho Cucamonga Location: 9944 HIGHLAND AVE -020105549-0000 Project Type: Design Review Conditional Use Permit, Development Code Amendment, Minor Exception, Sign Permit Notice of Filing, Tentative Parcel Map, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 10. The permitted precise grading plan shall show all roof down drains. In addition, the final project-specific Site and Drainage Plan shall show the direction of flow of all of the building roofs to be tabulated into the drainage management area. 11. Prior to the issuance of a grading permit the precise grading and drainage plan and the final project specific water quality management plan shall be coordinated to show the design (and construction) requirements of the current adopted Municipal Separate Storm Sewers Systems (MS4) Permit for all parcels of Parcel Map 19619, including any required off-site areas which require treatment of the storm water. 12. The Preliminary Water Quality Management Plan (WQMP) prepared by TTG Halladay and Mim Mack Incorporated on July 13, 2015 has been deemed "Preliminary Acceptable' as of August 12, 2015. Prior to the issuance of a grading permit a final project-specific Water Quality Management Plan shall be submitted for review and approval by the Building Official, or his designee. 13. Prior to the issuance of a Grading Permit. the City of Rancho Cucamonga's "Memorandum of Agreement of Storm Water Quality Management Plan" shall be submitted for review and approval by the Building Official and recorded with the County Recorder's Office. 14. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number(WDID). 15. A Grading Bond will be required to be submitted to the Building and Safety Services Department Official for review and approval prior to issuance of a Grading Permit. 16. All roof drainage flowing to the public right of way (Highland Avenue) must drain under the sidewalk through a parkway culvert approved by the Engineering Department. 17. The applicant shall provide a copy of EPA Form 7520-16 (Inventory of Injection Wells) for each structural storm water treatment device(s) which are 10-feet or greater in depth below the surface of the ground, with the Facility ID Number assigned to the Building and Safety Services Department Official prior to issuance of the Grading Permit. 18. The land owner shall provide an inspection report by a qualified person/company on a biennial basis for the underground infiltration chambers to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis all best management practices (BMP"s) as described in the Storm Water Quality Management Plan prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 19. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment best management practices (BMP) devices, as provided for in the project's Storm Water Quality Management Plan, shall be provided for by CC&R's or deeds and shall be recorded prior to the issuance a grading permit. Said CC&R's and/or deeds shall be included in the project site specific Storm Water Quality Management Plan (WQMP) document prior to approval of the WQMP document and recording of the Memorandum of Agreement of Storm Water Quality Management Plan. w .CityofRC.us Pnnted 1/5/2016 Page 6 of 8 Project#: DRC2015-00165 DRC2015-00166, DRC2015-00173, DRC2015-00174, DRC2015-00555, DRC2015-01178, SUBTPM19619 Project Name: Merrill Gardens at Rancho Cucamonga Location: 9944 HIGHLAND AVE - 020105549-0000 Project Type: Design Review Conditional Use Permit, Development Code Amendment, Minor Exception, Sign Permit Notice of Filing, Tentative Parcel Map, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 20. Prior to issuance of a wall permit, on engineered combination garden/retaining walls along the property boundary the structural calculations for the wall shall assume a level toe/heel at the adjacent off-site property (i.e. a manufactured slope is not present). 21. Prior to issuance of a wall permit, a copy of the Grading Special Conditions of Approval shall be included within the engineered wall plans and calculations. 22. Flow lines steeper than 6 percent could be erosive. The applicant shall provide hard lined gutters and swales where concentrated flows exceed 3fps, and anywhere that flow lines exceed 10 percent 23. Prior to removing fences or walls along common lot lines and prior to constructing walls along common lot lines the applicant shall provide a letter from the adjacent property owner(s) allowing work on the adjacent property. 24. Prior to the issuance of a grading permit the applicant shall provide to Building and Safety Services Director a copy of the City of Rancho Cucamonga's Memorandum of Agreement for Storm Water Quality Management Plan for review prior to recordation of the document. The Memorandum of Agreement for Storm Water Quality Management Plan shall be recorded prior to issuance of a grading permit. 25. The land owner shall provide an inspection report on a biennial basis for the underground infiltration chambers to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis as described in the Storm Water Quality Management Plan prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 26. A Storm Water Quality Management Plan (WQMP) shall be approved by the Building and Safety Official and the City of Rancho Cucamonga's "Memorandum of Storm Water Quality Management Plan" shall be recorded prior to the issuance of a grading permit. 27. Grading of the subject property shall be in accordance with current adopted California Building Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan(s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. 28. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. 29. A geologic report shall be prepared by a qualified Engineer or Engineering Geologist and submitted at the time of application for Grading and Drainage Plan review. 30. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of building permits. 31. A separate Grading and Drainage 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 and Drainage Plan shall be prepared, stamped, and wet signed by a California licensed Civil Engineer. u .CityofRC.us Printed:1/5/2016 Page 7 of 8 Project#: DRC2015-00165 DRC2015-00166, DRC2015-00173, DRC2015-00174, DRC2015-00555, DRC2015-01178, SUBTPM19619 Project Name: Merrill Gardens at Rancho Cucamonga Location: 9944 HIGHLAND AVE -020105549-0000 Project Type: Design Review Conditional Use Permit, Development Code Amendment, Minor Exception, Sign Permit Notice of Filing, Tentative Parcel Map, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 32. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust control sign on the project site prior to the issuance of a grading permit. 33. If a Rough Grading and Drainage Plan/Permit are submitted to the Building and Safety Official for review, that plan shall be a separate plan/permit from Precise Grading and Drainage Plan/Permit. 34. A drainage study showing a 100-year, AMC 3 design storm event for on-site drainage shall be prepared and submitted to the Building and Safety Official for review and approval for on-site storm water drainage prior to issuance of a grading permit. All reports shall be wet signed and sealed by the Engineer of Record. 35. It shall be the responsibility of the applicant to acquire any required off-site drainage easements prior to the issuance of a grading permit. 36. It shall be the responsibility of the applicant to acquire any required off-site drainage acceptance easements(s) from adjacent downstream property owner(s) or discharge flows in a natural condition (concentrated flows are not accepted) and shall provide the Building and Safety Official a drainage study showing the proposed flows do not exceed the existing flows prior to the issuance of a grading permit. 37. The Final Grading and Drainage Plan shall show the accessibility path from the public right of way and the accessibility parking stalls to the building doors in conformance with the current adopted California Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and dimensions and comply with the current adopted California Building Code. 38. The Grading and Drainage Plan shall implement City Standards for on-site construction where possible, and provide details for all work not covered by City Standard Drawings. 39. All slopes shall be a minimum 2-foot offset from the public right of way or adjacent private property. 40. Private sewer, water, and storm drain improvements will be designed per the, latest adopted California Plumbing Code. 41. The maximum parking stall gradient is 5 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 42. Roof storm water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. www.CityofRC.us Prinletl:1/5/2016 Page 8 of 6