HomeMy WebLinkAbout16-03 - Resolutions - CUP 9944 Highland, 112 Unit Residental Care RESOLUTION NO. 16-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
• RANCHO CUCAMONGA, CALIFORNIA, APPROVING CONDITIONAL
USE PERMIT NO. DRC2015-00166, THE PROPOSED DEVELOPMENT
OF A 112-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, AND MAKING FINDINGS IN
SUPPORT THEREOF -APN: 0201-055-49.
A. Recitals.
1. The applicant, SRM Development, filed an application for the issuance of Conditional
Use Permit No. DRC2015-00166, as described in the title of this Resolution. Hereinafter in this
Resolution, the subject Conditional Use Permit 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 public hearing on January 13, 2016, including written and oral staff reports, together
with public testimony, 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
exterior, tile roof, balconies, etc.) to ensure architectural compatibility with the surrounding
community; and
PLANNING COMMISSION RESOLUTION NO. 16-03
CUP DRC2015-00166 —SRM DEVELOPMENT
January 13, 2016
Page 2
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 Design Review DRC2015-00165 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.
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 proposed use is in accord with the General Plan, the objectives of the
Development Code, and the purposes of the district in which the site is located; and
b. 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; and
c. The proposed use complies with each of the applicable provisions of the
Development Code.
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
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
PLANNING COMMISSION RESOLUTION NO. 16-03
CUP DRC2015-00166 — SRM DEVELOPMENT
January 13, 2016
Page 3
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
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.
3) All applicable Conditions of Approval as contained in Resolution No.
16-02 approving DRC2015-00165, shall apply.
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
PLANNING COMMISSION RESOLUTION NO. 16-03
CUP DRC2015-00166 — SRM DEVELOPMENT
January 13, 2016
Page 4 A
BY: try._ _ ` \ _ ` .%
Ravenel Wimberly, Chairman
ATTEST:
Candyce rnett, 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:
AYES: COMMISSIONERS: MACIAS, MUNOZ, OAXACA, WIMBERLY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: FLETCHER
ABSTAIN: COMMISSIONERS: NONE
.:t
Conditions of Approval
RANCHO Community Development Department
Project#: DRC2015-00166
Project Name: Merrill Gardens at Rancho Cucamonga
Location: 9944 HIGHLAND AVE -020105549-0000
Project Type: Conditional Use Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Please be advised of the following Special Conditions
1. All applicable Conditions of Approval as contained in DRC2015-00165, shall apply.
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 parking lot landscape islands shall have a minimum outside dimension of 6 feet.
4. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a
curb stop).
5. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and
exits shall be striped per City standards.
6. 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.
7. 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.
8. 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.
9. 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.
www.CityofRC.us
Printed:1/5/2016
Project#: DRC2015-00166
Project Name: Merrill Gardens at Rancho Cucamonga
Location: 9944 HIGHLAND AVE -020105549-0000
Project Type: Conditional Use Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
10. The applicant shall be required to pay California Department of Fish and Wildlife Notice of
Exemption and 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.
11. 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.
12. 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.
13. 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.
14. 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-gallon.
15. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking
stalls.
16. 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.
17. 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.
18. 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.
19. All walls shall be provided with decorative treatment. If located in public maintenance areas, the
design shall be coordinated with the Engineering Services Department.
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Printed:1/5/2016 Page 2 of 7
Project#: DRC2015-00166
Project Name: Merrill Gardens at Rancho Cucamonga
Location: 9944 HIGHLAND AVE - 020105549-0000
Project Type: Conditional Use Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
20. Landscaping and irrigation shall be designed to conserve water through the principles of water
efficient landscaping per Development Code Chapter 17.82.
21. 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.
22. 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.
23. 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.
24. 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.
25. 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.
26. 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.
27. 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.
28. 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.
29. 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.
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Project#: DRC2015-00166
Project Name: Merrill Gardens at Rancho Cucamonga
Location: 9944 HIGHLAND AVE - 020105549-0000
Project Type: Conditional Use Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
30. 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.
31. 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.
32. 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.
Engineering Services Department
Please be advised of the following Special Conditions
1. Highland Avenue frontage improvements to be in accordance with City "Collector" standards as
required and including:
a. Widen the south side of Highland Avenue to 22 feet, measured from the centerline to face of
curb, from about 240 feet east of the east property line to about 125 feet west of the west property
line. Tree removal and replacement subject to Planning Division review.
b. Protect existing curb and gutter and sidewalk on the north side, or repair as required.
c. Protect existing street lights.
d. Provide a signing and striping plan.
e. Install street trees and curbside drain outlets per City standards.
f. The drive approach shall have a minimum width of 35 feet, per City Std. 101, Type C.
2. The existing overhead utilities (telecommunications and electrical, except for 66 kV electrical) on the
project side of Highland Avenue shall be under-grounded from the first pole off site east of the east
project boundary to the first pole off site east of the west project boundary, prior to public
improvement acceptance or occupancy, whichever occurs first. All services crossing Highland
Avenue shall be under-grounded at the same time.
3. A permit from the San Bernardino County Flood Control District is required for Fire District
emergency access or any work within its right-of-way.
4. Off site easements necessary to construct the proposed fire access shall be obtained prior to final
map approval or issuance of building permits, whichever occurs first.
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Project#: DRC2015-00166
Project Name: Merrill Gardens at Rancho Cucamonga
Location: 9944 HIGHLAND AVE - 020105549-0000
Project Type: Conditional Use Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
5. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting
Districts shall be filed with the Engineering Services Department prior to final map approval or
issuance of Building Permits whichever occurs first. Formation costs shall be borne by the
developer.
6. Prior to the issuance of building permits, a Diversion Deposit and related administrative fees shall
be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at
least 50% of all wastes generated during construction and demolition are diverted from landfills, and
appropriate documentation is provided to the City. Permits issued on or after June 2, 2014, must
complete the reimbursement process through the City's Accelerate online portal within 60 days
following the completion of the construction and/or demolition project or the deposit will be forfeited.
Permits issued before June 2, 2014, require the following when applying for a deposit
reimbursement: a completed CD-2 form, a copy of the cashier's receipt showing the deposit
amount, and all weight tickets. Instructions and forms are available at the City's web site,
www.CityofRC.us, under City Hall; Engineering; Environmental Programs.
7. Construct the following perimeter street improvements including, but not limited to:
Highland Avenue
A.C. Pavement
Drive Approach
Street Trees
8. 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.
9. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of
energy, fuel or power to any building or structure which is regulated by technical codes and for
which a permit is required unless, in addition to any and all other codes, regulations and ordinances,
all improvements required by these conditions of development approval have been completed and
accepted by the City Council, except: that in developments containing more than one building,
structure or unit, the development may have energy connections made in equal proportion to the
percentage of completion of all improvements required by these conditions of development
approval, as determined by the City Engineer, provided that reasonable, safe and maintainable
access to the property exists. In no case shall more than 95 percent of the buildings, structures or
units be connected to energy sources prior to completion and acceptance of all improvements
required by these conditions of development approval.
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Project#: DRC2015-00166
Project Name: Merrill Gardens at Rancho Cucamonga
Location: 9944 HIGHLAND AVE - 020105549-0000
Project Type: Conditional Use Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
10. 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 Engineering Services Department 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 galvanized steel with pull rope or as specified.
e. Access ramps for the disabled shall be installed on all corners of intersections per City Standards
or as directed by the City Engineer.
f. Existing City roads requiring construction shall remain open to traffic at all times with adequate
detours during construction. Street or lane closure permits are required. A cash deposit shall be
provided to cover the cost of grading and paving, which shall be refunded upon completion of the
construction to the satisfaction of the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed
to City Standards, except for single-family residential lots.
h. Street names shall be approved by the Planning Manager prior to submittal for first plan check.
11. Approvals have not been secured from all utilities and other interested agencies involved. Approval
of the final parcel map will be subject to any requirements that may be received from them.
12. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the
final map.
13. Water and sewer plans shall be designed and constructed to meet the requirements of the
Cucamonga Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and the
Environmental Health Department of the County of San Bernardino. A letter of compliance from the
CVWD is required prior to final map approval or issuance of permits, whichever occurs first. Such
letter must have been issued by the water district within 90 days prior to final map approval in the
case of subdivision or prior to the issuance of permits in the case of all other residential projects.
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Project#: DRC2015-00166
Project Name: Merrill Gardens at Rancho Cucamonga
Location: 9944 HIGHLAND AVE -020105549-0000
Project Type: Conditional Use Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
14. 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.
15. Dedication shall be made of the following rights-of-way on the perimeter streets (measured from
street centerline): 33 total feet on Highland Avenue
16. Install street trees per City street tree design guidelines and standards as follows. The completed
legend (box below) and construction notes shall appear on the title page of the street improvement
plans. Street improvement plans shall include a line item within the construction legend stating:
"Street trees shall be installed per the notes and legend on Sheet _ (typically Sheet 1)." Where
public landscape plans are required, tree installation in those areas shall be per the public
landscape improvement plans.
Highland Avenue
Botanical Name - Lagerstroemia hybrid "Tuscarora"
Common Name- Pink-Red Crape Myrtle
Min. Grow Space-2'
Spacing -20' O.C.
Size- 24" Box
Construction Notes for Street Trees:
1)All street trees are to be planted in accordance with City standard plans.
2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the
City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments,
as determined by the City inspector.
3) All street trees are subject to inspection and acceptance by the Engineering Services
Department.
Street trees are to be planted per public improvement plans only.
17. The developer shall be responsible for the relocation of existing utilities as necessary.
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