HomeMy WebLinkAbout17-76 - Resolutions - A Subdivision Request For The Development Of 175 RESOLUTION NO. 17-76
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE
TRACT MAP MODIFICATION NO. 16605M, A REQUEST SUBDIVIDE
24.19 ACRES INTO 6 PARCELS FOR THE DEVELOPMENT OF 175
ATTACHED CONDOMINIUM UNITS IN THE MIXED USE (MU) DISTRICT
LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD,
BETWEEN RED HILL COUNTRY CLUB DRIVE AND PACIFIC ELECTRIC
TRAIL RIGHT-OF-WAY; AND MAKING FINDINGS IN SUPPORT
THEREOF - APN: 0207-101-13, 17, 24, 25, 31, 34, AND 41 AND 0207-
112-09 AND 10.
A. Recitals.
1. Pacific Summit-Foothill, LLC, filed an application for the approval of Tentative Tract
Map Modification No. SUBTT16605M, 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 12th day of April, 2006, the Planning Commission adopted its Resolution
No. 06-36, thereby approving Tentative Tract Map SUBTT16605, subject to specific conditions
and time limits.
3. The initial approval of SUBTT16605 was for a duration of 3 years, to expire on
April 12, 2009. The California State Legislature passed a series of Assembly/Senate Bills
automatically extending the approval period of various active tentative maps. SB 1185 extended
the approval period 1-year to April 12, 2010, AB 333 extended the approval period 2-years to
April 12, 2012, AB 208 extended the approval period 2-years to April 12, 2014, and AB 116
extended the approval period 2-years to April 12, 2016.
4. On the 23rd day of March, 2016, the Planning Commission adopted its Resolution
No. 16-16, thereby approving DRC2015-01110 for a 1-year Time Extension for SUBTT16605 to
expire on April 12, 2017.
5. On the 26th day of April, 2017, the Planning Commission adopted its Resolution
No. 17-28, thereby approving DRC2017-00249 for a 1-year Time Extension for SUBTT16605 to
expire on April 12, 2018.
6. On the 9th day of August 2017, the Planning Commission of the City of Rancho
Cucamonga conducted a duly noticed public hearing on the application and continued the
application to the August 23, 2017 Planning Commission meeting.
7. On the 23rd day of August, 2017, 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.
8. All legal prerequisites prior to the adoption of this Resolution have occurred.
PLANNING COMMISSION RESOLUTION NO. 17-76
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August 23, 2017
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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 August 23, 2017, including written and oral staff reports, together
with public testimony, this Commission hereby specifically finds as follows:
a. The project site contains approximately 24.19 acres of a generally irregular
configuration having a topography with a 30 percent or greater slope, located on the north side of
Foothill Boulevard, between Red Hill Country Club Drive and the Pacific Electric Trail, and is
presently vacant; and
b. The project site is located in the Mixed Use (MU) District; and
c. The property to the north contains Condominiums and single-family homes in the
Medium (M) Residential District (8-14 dwelling units per acre) and Low (L) Residential District (2-
4 dwelling units per acre), the property to the south contains office, commercial, and
condominiums uses in the Mixed Use (MU) District and Medium (M) Residential District (8-14
dwelling units per acre), the property to the east contains Route 66 Trailhead and condominiums
in the Medium (M) Residential District (8-14 dwelling units per acre), the property to the west
contains commercial land uses in the Mixed Use (MU) District, and the proposed project
surrounds the Sycamore Inn Restaurant in the Mixed Use (MU) District; and
d. The application contemplates the subdivision of the subject parcel into six (6)
lots for condominium purposes (175 units); and
e. The subdivision of the project site conforms to all applicable development
standards applicable to property in the Mixed Use (MU) District; and
f. The applicant has submitted applications related to the development of the
project site including: General Plan Amendment DRC2016-00206, Tentative Tract Modification
SUBTT16605M, Design Review DRC2012-00672,Variance DRC2016-00207, and Tree Removal
Permit DRC2012-00673 to allow for the subdivision and development of the project site; and
g. All lots will have access to a public right-of-way. Access to the project site will
be via Foothill Boulevard and will include all public right-of-way improvements including
pavement, sidewalk, curb, and gutter on the north side of Foothill Boulevard as well as all right-
of-way improvements on interior streets.
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. That the tentative tract is consistent with the General Plan, Development Code,
and any applicable specific plans; and
PLANNING COMMISSION RESOLUTION NO. 17-76
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August 23, 2017
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b. The design or improvements of the tentative tract is consistent with the General
Plan, Development Code, and any applicable specific plans; 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. 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.
A comment letter was received from the California Department of Fish and
Wildlife (CDFW) on July 27, 2017 in response to the circulated IS/MND. The only comment
CDFW had was in relation to the possible Jurisdictional Waters on the project site. The applicant
and their biologists prepared a Jurisdictional Delineation to address CDFW's comments. The
Jurisdictional Delineation determined that jurisdictional waters were not present on the project
site, but recommended compliance with the CDFW recommended mitigation measure prior to
issuance of any grading permit. The Biological Resources section of the IS/MND, was revised to
include a mitigation measure requiring the applicant to provide proof to the City that the
Streambed Alteration Agreement (1602 Agreement) process has been concluded.
According to CEQA Section 15073.5(a), recirculation of a negative declaration is
required prior to its adoption when it has been substantially revised after public notice of its
availability has been given pursuant to Section 15072. Furthermore, CEQA Section 15073.5(b)
states, "a "substantial revision" of the negative declaration shall mean: (1) a new avoidable
significant effect is identified and mitigation measure or project revisions must be added in order
to reduce the effect to insignificance, or (2) the lead agency determines that the proposed
mitigation measures or project revisions will not reduce potential effects to less than significance
and new measures or revisions must be required." Here, either the CDFW will determine that
notification under Section 1602 of the Fish and Game Code is required for the project, or they will
require the applicant obtain a Streambed Alteration Agreement. The IS/MND was revised to
include a discussion of the Jurisdictional Delineation for the project site and a mitigation measure
PLANNING COMMISSION RESOLUTION NO. 17-76
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requiring a Streambed Alteration Agreement was added to the MND and the project conditions of
approval. The addition of a condition of approval requiring a Streambed Alteration Agreement is
not considered substantial evidence in light of the whole record that cannot be mitigated.
Therefore, the Streambed Alteration Agreement mitigation measure is not a substantial revision
to the MND, and recirculation of the MND is not required; 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 hereby 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 therefore
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 City Planner 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 in
the attached Conditions of Approval and the Mitigation Measures listed below and incorporated
herein by this reference.
Environmental Mitigation
Air Quality
Short Term (Construction) Emissions
1) During grading activity, all construction equipment (>_ 150
horsepower) shall be California Air Resources Board (GARB) Tier 3
Certified or better.
2) 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.
3) 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
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August 23, 2017
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disturbed areas, shall occur at least three times a day, preferably in
the midmorning, afternoon, and after work is done for the day.
4) The contractor shall ensure that traffic speeds on unpaved roads and
Project site areas are reduced to 15 miles per hour or less.
5) 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.
6) 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.
7) The construction contractor shall utilize electric or clean alternative
fuel powered equipment where feasible.
8) The construction contractor shall ensure that construction-grading
plans include a statement that work crews will shut off equipment
when not in use.
9) All asphalt shall meet or exceed performance standards noted in
SCAQMD Rule 1108.
10) 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.
11) 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.
• Schedule activities to minimize the amounts of exposed
excavated soil during and after the end of work periods.
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• 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.
12) 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 PM,() emissions, in accordance with
SCAQMD Rule 403.
13) 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.
Lonq Term Protect Operational Impacts
14) Provide adequate ingress and egress at all entrances to public
facilities to minimize vehicle idling at curbsides.
15) Provide preferential parking to high occupancy vehicles and shuttle
services.
16) Schedule truck deliveries and pickups during off-peak hours.
17) Improve thermal integrity of the buildings and reduce thermal load
with automated time clocks or occupant sensors.
18) Landscape with native and/or drought-resistant species to reduce
water consumption and to provide passive solar benefits.
19) Provide lighter color roofing and road materials and tree planting
programs to comply with the AQMP Miscellaneous Sources MSC-01
measure.
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.
PLANNING COMMISSION RESOLUTION NO. 17-76
SUBTT16605M — PACIFIC SUMMIT-FOOTHILL, LLC
August 23, 2017
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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) Three days prior to the removal of vegetation or ground-disturbing
activities, a breeding 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.
If nests are discovered, they shall be avoided through the
establishment of an appropriate buffer setback, as determined by a
qualified wildlife biologist. The temporary"no construction" area shall
be maintained until the nest has completed its cycle, as determined
by a qualified wildlife biologist. Once the nest cycle is complete and
all nestlings have fledged and have left the nest, construction in the
area may resume.
2) Perform a Burrowing Owl Survey that is in conformance with the
Department of Fish and Wildlife Staff Report on Burrowing Owl
Mitigation and submit the written report outlining the findings to the
California Department of Fish and Wildlife (CDFW) and the Planning
Department within 30 days of groundbreaking activity. The survey
shall include a habitat assessment, survey and impact analysis. The
Burrowing Owl Survey shall follow the following protocol:
• Burrowing Owl Survey methodology shall be based on
Appendix D (Breeding and Non-breeding Season Surveys and
Reports) of the CDFW Staff Report. Results of the pre-
construction survey shall be provided to CDFW and the City. If
the pre-construction survey does not identify burrowing owls on
the project site, then no further mitigation is required. If
burrowing owls are found to be utilizing the project site during
the pre-construction survey, measures shall be developed by
the qualified biologist in coordination with CDFW to avoid
Impacting occupied burrows during the nesting period. These
measures shall be based on the most current CDFW protocols
and will at minimum include establishment of buffer setbacks
from occupied burrows and owl monitoring. If ground-disturbing
PLANNING COMMISSION RESOLUTION NO. 17-76
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August 23, 2017
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activities are delayed or suspended for more than 30 days after
the pre-construction survey, the site shall be resurveyed for
owls.
• During the non-breeding season from September 1 through
January 31, if burrows are occupied by migratory or non-
migratory resident burrowing owls during a pre-construction
survey, burrow exclusion and/or closure may be used to
exclude owls from those burrows. Burrow exclusion and/or
closure should only be conducted by a qualified wildlife biologist
in coordination with CDFW using the most current CDFW
guidelines.
• During the avian nesting season from February 1 through
August 31, if nests are discovered, they shall be avoided
through establishment of an appropriate buffer setback, as
determined by a qualified wildlife biologist. The temporary "no
construction" area would have to be maintained until the nest
has completed its cycle, as determined by a qualified wildlife
biologist. Once the nest cycle is complete and all nestlings have
fledged and have left the nest, construction in the area may
resume.
3) Prior to issuance of any grading permit, the Project Applicant shall
provide to the City of Rancho Cucamonga either of the following:
Written correspondence from the California Department of Fish and
Wildlife stating that notification under Section 1602 of the California
Fish and Game Code is not required for the project; or a copy of a
Department executed Lake or Streambed Alteration Agreement,
authorizing impacts to California Fish and Game Code, section 1602
resources associated with the project.
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.
• Pursue educating the public about the archaeological heritage
of the area.
PLANNING COMMISSION RESOLUTION NO. 17-76
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August 23, 2017
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• 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) 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).
• Submit summary report to City of Rancho Cucamonga.
Transfer collected specimens with a copy of the report to San
Bernardino County Archaeological Information Center for
permanent archiving.
Geology and Soils
1) The site shall be treated with water or other soil-stabilizing agent
(approved by SCAQMD and RWQCB) daily to reduce PM10
emissions, in accordance with SCAQMD Rule 403 or re-planted with
drought resistant landscaping as soon as possible.
PLANNING COMMISSION RESOLUTION NO. 17-76
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2) Frontage public streets shall be swept according to a schedule
established by the City to reduce PM,() 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,() 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,() 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.
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;
PLANNING COMMISSION RESOLUTION NO. 17-76
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• 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.
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.
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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 (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.
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
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.
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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.
10) The developer shall implement the BMPs identified in the WQMP
(David Evans and Associates, April 2017) to reduce construction
pollutants from entering the storm drain system to the maximum
extent practical.
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.
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.
PLANNING COMMISSION RESOLUTION NO. 17-76
SUBTT16605M — PACIFIC SUMMIT-FOOTHILL, LLC
August 23, 2017
Page 14
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.
7) Prior to the issuance of any grading plans, the applicant shall submit
a construction-related noise mitigation plan for Planning Director
review and approval. This plan shall depict the location of
construction equipment and how the noise from this equipment would
be mitigated during construction of the project.
8) During construction, the contractor shall ensure all construction
equipment is equipped with appropriate noise attenuating devices.
9) Idling equipment shall be turned off when not in use.
10) Equipment shall be maintained so that vehicles and their loads are
secured from rattling and banging.
11) In order to meet the 65 CNEL exterior noise standard, noise barriers
ranging from 4 to 5.5 feet (Noise Analysis, Mestre Greve Associates,
July 2015, Exhibit 3) will be required along Foothill Boulevard. The
noise barriers may consist of a wall, berm, or combination of the two.
The noise barriers must have a surface density of at least 3.5 pounds
per square foot, and shall have no openings or gaps. The wall may
be constructed of stud and stucco, 3/8-inch plate glass, or 5/8-inch
Plexiglas, any masonry material, or a combination of these materials.
The first floor exterior living areas are projected to meet the 65 CNEL
outdoor noise standard with the specified noise barriers. The walls
shall be located at the top of slope.
Interior
12) For proper acoustical performance, all exterior windows and doors,
and sliding glass doors must have a positive seal and leaks/cracks
must be kept to a minimum.
13) To prevent sound leaks the following shall 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 %", and all
seams should be caulked with resilient caulking.
• Seal, caulk, gasket or weather-strip all joints and seams to
PLANNING COMMISSION RESOLUTION NO. 17-76
SUBTT16605M — PACIFIC SUMMIT-FOOTHILL, LLC
August 23, 2017
Page 15
eliminate air leakage through these assemblies. Includes
around window and doorframes, at penetrations through walls,
and all other openings in the building envelope.
14) All first-floor rooms are projected to meet the 45 CNEL interior noise
standard through the installation of the exterior noise barriers along
Foothill Boulevard. All rooms, including second and third floor units,
are projected to meet the 45 CNEL interior noise standard without
building upgrades.
15) All buildings exposed to noise levels greater than 57 CNEL will meet
the 45 CNEL interior noise standard only with windows closed.
Adequate ventilation, with windows closed, will be required for those
units adjacent to Foothill Boulevard (Noise Analysis, Mestre Greve
Associates, July 2015, Exhibit 4).
16) 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.
17) 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.
18) 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.
Tribal Cultural Resources
1) The applicant shall contact the Gabrieleno Band of Mission Indians —
Kizh Nation (GBMI-KN) and the San Manuel Band of Mission Indians
(SMBMI) to discuss Tribal Monitoring of the project during all ground
disturbing activities, and any trenching below the initial grade level, to
ensure that cultural resources that may be encountered during
ground disturbances are protected and preserved for study. The
PLANNING COMMISSION RESOLUTION NO. 17-76
SUBTT16605M — PACIFIC SUMMIT-FOOTHILL, LLC
August 23, 2017
Page 16
monitor(s) must be approved by the Tribal Representatives and will
be present on-site during ground disturbing activities. The Native
American Monitor(s) will complete monitoring logs on a daily basis.
The logs will provide descriptions of the daily activities, including
construction activities, locations, soil, and any cultural materials
identified. In addition, the monitor(s) will be required to provide
insurance certificates, including liability insurance, for any
archaeological resource(s) encountered during grading and
excavation activities pertinent to the provisions outlined in the
California Environmental Quality Act, California Public Resources
Code Division 13, and Section 21083.2 (a) through (k). The on-site
monitoring shall end when the project site grading and excavation
activities are completed, or when the Tribal Representatives and
monitor have indicated that the site has a low potential for
archeological resources. The applicant shall submit the results of
these consultations to the City prior to issuance of grading permits for
the project site.
2) In the event that human remains or funerary objects are encountered
during any activities associated with the project, work in the
immediate vicinity(within a 100-foot buffer of the find) shall cease and
the County Coroner shall be contacted pursuant to State Health and
Safety Code§7050.5, and that code shall be enforced for the duration
of the project.
Prior to the start of ground disturbing activities, the land owner shall
arrange a designated site location within the footprint of the project
for the respectful reburial of the human remains and/or ceremonial
objects. Any discoveries of human skeletal material shall be
immediately reported to the County Coroner. The monitor will then
notify the Qualified Archaeologist and the construction manager who
will call the coroner. Work will continue to be diverted while the
coroner determines whether the remains are Native American. The
discovery is to be kept confidential and secure to prevent any further
disturbance. If Native American, the coroner will notify the NAHC as
mandated by state law who will then appoint a Most Likely
Descendent. In the case where discovered human remains cannot
be fully documented and recovered on the same day, the remains will
be covered with muslin cloth and a steel plate that can be moved by
heavy equipment placed over the excavation opening to protect the
remains. If this type of steel plate is not available, a 24-hour guard
should be posted outside of working hours. The Tribe(s) will make
every effort to recommend diverting the project and keeping the
remains in situ and protected. If the project cannot be diverted, it may
be determined that burials will be removed. The Tribe(s) will work
closely with the Qualified Archaeologist to ensure that the excavation
is treated carefully, ethically, and respectfully. If data recovery is
approved by the Tribe(s), documentation shall be taken which
includes at a minimum detailed descriptive notes and sketches.
Additional types of documentation shall be approved by the Tribe(s)
PLANNING COMMISSION RESOLUTION NO. 17-76
SUBTT16605M — PACIFIC SUMMIT-FOOTHILL, LLC
August 23, 2017
Page 17
for data recovery purposes. Cremations will either be removed in bulk
or by means as necessary to ensure completely recovery of all
material. If the discovery of human remains includes 4 or more
burials, the location is considered a cemetery and a separate
treatment plan shall be created. The project applicant shall consult
with the Tribe(s) regarding avoidance of all cemetery sites. Once
complete, a final report of all activities is to be submitted to the NAHC.
The Tribe(s) do NOT authorize any scientific study or the utilization
of any invasive diagnostics on human remains.
3) In the event that Native American cultural resources are discovered
during project activities, all work in the immediate vicinity of the find
(within a 60-foot buffer) shall cease and a qualified archaeologist
meeting Secretary of Interior standards shall be hired to assess the
find. Work on the other portions of the project outside of the buffered
area may continue during this assessment period. The archaeologist
shall contact the GBMI-KN and the SMBMI for input regarding the
preservation, retention and final disposition of any discovered cultural
resources. The archaeologist shall prepare a mitigation plan and
technical resources management report, which shall document the
inventory, evaluation, and proposed mitigation of resources within the
project area. Additionally, the GBMI-KN and the SMBMI will be
contacted if any such find occurs and be provided information and
permitted/invited to perform a site visit when the archaeologist makes
his/her assessment, so as to provide Tribal input.
All archaeological resources unearthed by project construction
activities shall be evaluated by the Qualified Archaeologist and Native
Monitor. If the resources are Native American in origin, the Tribe(s)
shall coordinate with the landowner regarding treatment and curation
of these resources. Typically, the Tribe(s) will request reburial or
preservation for educational purposes. If a resource is determined by
the Qualified Archaeologist to constitute a "historical resource"
pursuant to CEQA Guidelines Section 15064.5(a) or has a "unique
archaeological resource" pursuant to Public Resources Code Section
21083.2(g), the Qualified Archaeologist shall coordinate with the
applicant and the City to develop a formal treatment plan that would
serve to reduce impacts to the resources. The treatment plan
established for the resources shall be in accordance with CEQA
Guidelines Section 15064.5(f) for historical resources and Public
Resources Code Sections 21083.2(b) for unique archaeological
resources. Preservation in place (i.e., avoidance) is the preferred
manner of treatment. If preservation in place is not feasible,
treatment may include implementation of archaeological data
recovery excavations to remove the resource along with subsequent
laboratory processing and analysis. Any historic archaeological
material that is not Native American in origin shall be curated at a
public, non-profit institution with a research interest in the materials,
such as the San Bernardino County Museum, if such an institution
agrees to accept the material. If no institution accepts the
PLANNING COMMISSION RESOLUTION NO. 17-76
SUBTT16605M — PACIFIC SUMMIT-FOOTHILL, LLC
August 23, 2017
Page 18
archaeological material, they shall be donated to a local school or
historical society in the area for educational purposes.
4) In the event that significant Native American historical resources, as
defined by CEQA(as amended, 2015), are discovered and avoidance
cannot be ensured, an SOI-qualified archaeologist shall be retained
to develop a cultural resources Treatment Plan, as well as a
Discovery and Monitoring Plan, the drafts of which shall be provided
to the GBMI-KN and the SMBMI for review and comment.
All in-field investigations, assessments, and/or data recovery enacted
pursuant to the finalized Treatment Plan shall be monitored by a
GBMI-KN and SMBMI Tribal Participant(s).
The Lead Agency and/or applicant shall, in good faith, consult with
GBMI-KN and the SMBMI on the disposition and treatment of any
artifacts or other cultural materials encountered during the project.
5) Non-Native American artifacts shall be inventoried, assessed, and
analyzed for cultural affiliation, personal affiliation (prior ownership),
function, and temporal placement. Subsequent to analysis and
reporting, these artifacts shall be subjected to curation or returned to
the Property Owner/Developer, as deemed appropriate.
Once ground-altering activities have ceased or the Project
Archaeologist determines that monitoring activities are no longer
necessary, monitoring activities may be discontinued following
notification to the City of Rancho Cucamonga Planning
Department.
6. The Secretary to this Commission shall certify to the adoption of this Resolution.
APPROVED AND ADOPTED THIS 23 DAY OF AUGUST 2017.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
Francisco Oaxaca, Chairman
J�S
ATTEST: CtL._/
&AA-7i
Carte Burnett, 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 23rd day of August 2017, by the following vote-to-wit:
PLANNING COMMISSION RESOLUTION NO. 17-76
SUBTT16605M — PACIFIC SUMMIT-FOOTHILL, LLC
August 23, 2017
Page 19
AYES: COMMISSIONERS: FLETCHER, OAXACA, WIMBERLY
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: MACIAS, MUNOZ
ABSTAIN: COMMISSIONERS: NONE
Conditions of Approval
i
:ivI t° Community Development Department
CI CAONG‘
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Please be advised of the following Special Conditions
1. Approval is for the subdivision of 24.19 acres into 6 parcels and for the development of 175
attached condominium units in the Mixed Use (MU) District located on the north side of Foothill
Boulevard, between Red Hill Country Club Drive and Pacific Electric Trail Right-of-Way
2. Provide additional parking spaces in the vicinity of the Live/Work units to ensure adequate parking is
available for commercial uses.
3. Provide a pedestrian connection to the Pacific Electric Trail along the east side of the project site,
subject to approval by the San Bernardino County Transportation Authority (SBCTA).
4. Provide additional landscaping adjacent to the project perimeter wall to the northwest of the
Sycamore Inn.
5. For slope planting south of the existing residences along the project's north boundary utilize a tree
species and spacing that protects the views of homeowners living north of the project site.
Standard Conditions of Approval
6. For all residential development, provide conduit from each unit/lot and a pull box to connect to the
street. Provide interior structured wiring for each house/building with minimum Category 5 copper
wire, Radio Grade 6 coaxial cable, and a central distribution panel, prior to release of occupancy
(fiber-to-the building, FTTB). Plans shall be submitted for Planning Department and Building Official
review and approval prior to issuance of Building Permits.
7. All dwellings shall have the front, side and rear elevations upgraded with architectural treatment,
detailing and increased delineation of surface treatment subject to Planning Department review and
approval prior to issuance of Building Permits.
8. 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. Such screening shall be architecturally integrated with the building design
and constructed to the satisfaction of the Planning Department. 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.
www.CityofRC.us
Printed:8/23/2017
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
9. 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 Department in the
amount of $767 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.
10. 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 Planning Department 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.
11. The developer shall provide each prospective buyer written notice of the City Adopted Special
Studies Zone for the Red Hill Fault, in a standard format as determined by the Planning
Department, prior to accepting a cash deposit on any property.
12. 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.
13. Approval of Tentative Tract SUBTT16605 Modification is granted subject to the approval of General
Plan Amendment DRC2016-00206, Design Review DRC2012-00672, Variance DRC2016-00207,
and Tree Removal Permit DRC2012-00673.
14. Copies of the signed Planning Commission Resolutions of Approval, Conditions of Approval, and all
environmental mitigations shall be included on the plans (full size). This includes Planning
Commission Resolution No.'s 17-76 (for Tentative Tract Map SUBTT16606M), 17-77 (for Design
Review DRC2012-00672), 17-78 (for Variance DRC2016-00207), and 17-79 (for Tree Removal
Permit DRC2012-00673). 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 $2,266.25. 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. Tentative Tract 16605 Modification shall expire, unless extended by the Planning Commission,
unless a complete final map is filed with the Engineering Services Department within 3 years from
the date of the approval.
www.CityofRC.us
Printed:8/23/2017 Page 2 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
17. For multi-family residential, 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.
18. Existing trees required to be preserved in place shall be protected with a construction barrier in
accordance with the Development Code Section 17.80.050, and so noted on the grading plans.
The location of those trees to be preserved in place and new locations for transplanted trees shall
be shown on the detailed landscape plans. The applicant shall follow all of the arborist's
recommendations regarding preservation, transplanting, and trimming methods.
19. Front yard and corner side yard landscaping and irrigation shall be required per the Development
Code. This requirement shall be in addition to the required street trees and slope planting.
20. 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 Department 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.
21. 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.
22. 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.
23. 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:
24. Special landscape features such as mounding, alluvial rock, specimen size trees, meandering
sidewalks, and intensified landscaping, is required along Foothill Boulevard.
25. Tree maintenance criteria shall be developed and submitted for Planning Department review and
approval prior to issuance of Building Permits. These criteria shall encourage the natural growth
characteristics of the selected tree species.
26. Landscaping and irrigation shall be designed to conserve water through the principles of water
efficient landscaping per Development Code Chapter 17.82.
www.CityofRC.us
Printed:8/23/2017 Page 3 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
27. 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 Department review and approval prior to the
issuance of Building Permits.
28. All units shall be provided with garage door openers if driveways are less than 18 feet in depth from
back of sidewalk.
29. All parking lot landscape islands shall have a minimum outside dimension of 6 feet.
30. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a
curb stop). Parallel parking spaces shall be 9 feet wide by 24 feet long.
31. Plans for any security gates shall be submitted for the Planning Department, City Engineer, and
Rancho Cucamonga Fire Protection District review and approval prior to issuance of Building
Permits. For residential development, private gated entrances shall provide adequate turn-around
space in front of the gate and a separate visitor lane with call box to avoid cars stacking into the
public right-of-way.
32. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and
exits shall be striped per City standards.
33. 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.
34. Access gates to the rear yards shall be constructed from a material more durable than wood gates.
Acceptable materials include, but are not limited to, wrought iron and PVC.
35. 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.
36. Construct block walls between homes (i.e., along interior side and rear property lines), rather than
wood fencing for permanence, durability, and design consistency.
37. 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.
'38. 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.
39. 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.
www.CityofRC.us
Printed:8/23/2017 Page 4 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
40. A uniform hardscape and street furniture design including seating benches, trash receptacles,
free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with
the architectural style. Detailed designs shall be submitted for Planning Department review and
approval prior to the issuance of Building Permits.
41. On corner side yards, provide minimum 5-foot setback between walls/fences and sidewalk. The
5-foot wall/fence setback and the parkway shall have landscape and irrigation in addition to the
required street trees. Detailed landscape and irrigation plans shall be submitted for Planning
Department review and approval prior to issuance of Building Permits. The parkway landscaping
including trees, shrubs, ground covers and irrigation shall be maintained by the property owner. The
developer shall provide each prospective buyer written notice of the parkway maintenance
requirement, in a standard format as determined by the Planning Department, prior to accepting a
cash deposit on any property.
42. 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 Department and Engineering Services Department
review and approved prior to the issuance of Building Permits.
43. For multiple-family development, laundry facilities shall be provided as required by the Development
Code.
44. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed and approved by
the Planning Department 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.
45. 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.
46. 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.
47. 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 Department.
48. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be
submitted for Planning Department review and approval prior to the issuance of Building Permits.
49. Where rock cobble is used, it shall be real river rock. Other stone veneers may be manufactured
products.
50. Street names shall be submitted for Planning Department review and approval in accordance with
the adopted Street Naming Policy prior to approval of the final map
www.CityofRC.us
Printed:8/23/2017 Page 5 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
51. If no centralized trash receptacles are provided, all trash pick-up shall be for individual units with all
receptacles shielded from public view.
52. Any approval for Design Review DRC2012-00672, Variance DRC2016-00207, and Tree Removal
Permit DRC2012-00673 shall expire if Building Permits are not issued within 5 years from the date
of approval, or a time extension has been granted.
53. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in
the required landscape plans and shall be subject to Planning Director review and approval and
coordinated for consistency with any parkway landscaping plan which may be required by the
Engineering Services Department.
54. 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.
55. All walls shall be provided with decorative treatment. If located in public maintenance areas, the
design shall be coordinated with the Engineering Services Department.
56. The Covenants, Conditions and Restrictions shall restrict the storage of recreational vehicles on this
site unless they are the principal source of transportation for the owner and prohibit parking on
interior circulation aisles other than in designated visitor parking areas.
57. 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 Services
Department 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 Department 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.
58. 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.
59. 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.
60. Slope fencing along side property lines may be wrought iron or black plastic coated chain link to
maintain an open feeling and enhance views.
Engineering Services Department
Please be advised of the following Special Conditions
www.CityofRC.us
Printed:8/23/2017 Page 6 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Please be advised of the following Special Conditions
1. Foothill Boulevard shall be improved in accordance with the City's "Major Divided
Arterial" standards along the entire project frontage.
a. Parkway improvements, including special streetlights, street trees and sidewalk, shall conform to
the Foothill Boulevard District guidelines outlined in the Development Code and the Route
66/Foothill Boulevard Visual Improvement Plan.
b. Complete parkway improvements on the north side between the Pacific Electric Trail bridge and
the adjacent Sycamore Inn property. City has already installed the curb and gutter. Add parkway
improvements including sidewalk, street trees, streetlights and curbside drain outlets, per Standard
Drawing 107-B or 107-C as needed.
c. Right turn lane, per Standard Drawing 119 (Bus Bay-Right Turn Lane option), shall be at least
150 feet in length with a 60-foot transition. The right turn lane shall be based off existing Foothill
Boulevard elevations.
d. Provide an interim physical barrier (at the project entrance) to left turns to the satisfaction of the
City Engineer.
e. Provide 8,600 Lumen LED streetlights. The street lights shall be owned by the City. Developer
shall be responsible to coordinate and pay all costs to provide SCE power on City owned street
lights. Coordinate with City staff for design and installation requirements.
f. Foothill drive approach shall have a 20-foot radius for the inbound right turn and a least a 31-foot
radius for the outbound right turn, with sidewalk crossing the approach close to perpendicular at the
zero curb face. Right-of-way dedication shall encompass the full public sidewalk crossing.
Driveway median and accent paving shall not extend into the public right-of-way.
g. Entry gates shall conform to the City's Residential Project Gated Entrance design guideline.
h. Provide traffic signage and striping as required including northbound and southbound left turn and
through movement time restrictions on Red Hill Country Club Drive at Foothill Boulevard during the
peak hours.
i. Construct access ramps at the street type entrance on Foothill Boulevard to comply with current
ADA requirements. A detail will have to be added to the street improvement plan showing the design
details, elevations, and grades of the access ramp to
substantiate they comply with current ADA requirements.
www.CityofRC.us
Printed:8/23/2017 Page 7 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Please be advised of the following Special Conditions
2. Provide the fair share contribution for the Year 2035 as stated in the project traffic impact study for
Foothill Boulevard at San Bernardino Road. Ultimate improvements include construction of a
3rd westbound and a 3rd eastbound through lane, restriping the northbound shared left
turn/through lane into a shared left turn/through/right turn lane and modifications to the traffic
signal.
3. Make a in-lieu contribution for a prorated share of the cost of the future improvements along the
project frontage, to the future centerline of Foothill Boulevard. Final construction cost estimate to be
approved by the City Engineer.
4. Red Hill Country Club Drive shall be improved in accordance with the City's "Local Street" standards
along the project frontage.
a. Provide curb and gutter, asphalt pavement, sidewalk, street trees and a drive approach for
emergency vehicle access on the east side of the existing street.
b. Drive approach for emergency vehicle access on Red Hill Country Club Drive shall be installed
per Standard Drawing 105-C, with thicker concrete or reinforced sidewalk to meet Fire District
standards.
c. Provide a minimum 6-foot curb adjacent sidewalk width. Install retaining walls as needed.
d. Provide 5800 Lumen HPSV-equivalent LED streetlights along the frontage. The street lights shall
be owned by the City. Developer shall be responsible to coordinate and pay all costs to provide
SCE power on City owned street lights. Coordinate with City staff for design and installation
requirements.
e. Provide traffic signage and striping as required.
5. Parkways shall slope at 2 percent from 1 foot behind the sidewalk to the top of the curb, along all
street frontages.
6. Dedicate Lots A, B and C from the approved Tentative Map to the City.
7. Provide a copy of the on-site landscaping plans for Engineering Services Department review
regarding conformance with Foothill Boulevard beautification master plan.
8. Add the following note to any private landscape plans that show street trees; "All improvements
within the public right-of-way, including street trees, shall be installed per the public improvement
plans". If there is a discrepancy between the public and private plans, the street improvement plans
will govern.
www.CityofRC.us
Printed:8/23/2017 Page 8 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Please be advised of the following Special Conditions
9. Extend Master Plan Storm Drain Line III-1 from Foothill Boulevard to Red Hill Country Club Drive.
The applicant shall submit a detailed hydrology study to engineering and said study shall be
approved by the City Engineer prior to final map approval or the issuance of a Building Permit,
whichever occurs first. Said study shall include the existing, interim and the ultimate proposed
hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes
of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of
all the runoff generated on- and off-site. If there are any impacts to the downstream channel, the
City will require full installation of the Master Plan Storm Drain culvert, south of Foothill Boulevard,
along with any right-of-way acquisition and easements that may be required. Standard drainage
fees for the site shall be credited to the cost of permanent master plan facilities, in accordance with
City Policy. The developer may request a reimbursement agreement to recover over sizing costs, in
excess of fees from future development within the same tributary area. If the developer fails to
submit for said reimbursement agreement within six months of the public improvements being
accepted by the City, all rights of the developer to reimbursement shall terminate.
a. Construct private, on-site storm drains to collect all project runoff, and discharges from adjacent
properties to the north and convey to the Master Plan Storm Drain.
b. Provide manholes at public-private junctions.
10. Maintenance access shall be granted to the City for the on-site portion of the master plan storm
drain. All manholes shall be easily accessible.
11. Private drainage facilities shall prevent developed flows from entering the Pacific Electric Trail
right-of-way. Existing inlet facilities for culverts in the SBCTA right-of-way shall be protected. Final
drainage study shall address whether those culverts can be used for runoff from perimeter slopes or
undeveloped portions of the project site. Also, surface drainage shall not flow over City right-of-way
or maintained areas. Provide intercept of surface drainage such as by use of v-gutters and provide
for drainage to enter street through parkway culverts.
12. The existing overhead utilities (telecommunications and electrical) fronting the project site shall be
removed or placed underground, prior to public improvement acceptance or occupancy, whichever
occurs first. All services crossing Foothill Boulevard and/or Red Hill Country Club Drive shall be
undergrounded at the same time. The developer may request a reimbursement agreement to
recover one-half the City adopted cost for undergrounding from future development (or
redevelopment) as it occurs on the opposite side of the street. If the developer fails to submit said
reimbursement agreement within six months of the public improvements being accepted by the City,
all rights of the developer to reimbursement shall terminate.
a. All existing overhead utilities located on site shall be removed or placed underground.
www.CityofRC.us
Printed:8/23/2017 Page 9 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Please be advised of the following Special Conditions
13. It shall be the developer's responsibility to have the current FIRM Zone A designation removed from
the project area. The developer shall provide drainage/or flood protection facilities sufficient to
obtain an unshaded "X" designation. The developer's engineer shall prepare all necessary reports,
plans, hydrologic/hydraulic calculations. A Conditional Letter of Map Revision (CLOMR) shall be
required prior to grading permits. A Letter of Map Revision (LOMR) shall be issued by FEMA prior
to certificate of occupancy.
14. Master Plan Storm Drain Line III-1 shall be constructed and aligned so that it remains within the
developer's property before connecting into the existing storm drain in the Foothill Boulevard
right-of-way. A permanent storm drain easement shall be granted to the City for the public storm
drain lines within the developer's property prior to acceptance of the improvements. As an
alternative option to constructing the storm drain line and securing easements within the developer's
property, at its sole cost and expense, the developer may voluntarily obtain a perpetual easement
through the property located at 8318 Foothill Boulevard (Sycamore Inn) for such storm drain lines.
Should the developer not obtain the necessary easement prior to the filing of the final map with the
City, this alternative option shall be void and the developer shall construct the storm drain lines
exclusively within the developer's property.
Standard Conditions of Approval
15. 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.
16. 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.
www.CityofRC.us
Printed:8/23/2017 Page 10 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
17. 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 pvc with pull rope or as specified.
e. The proposed development is slated to be included in the City's Fiber Optic / Broadband service
business plan that would provide a City owned Fiber-to-the-Premise (FTTP) infrastructure.
Proposed fiber optic conduits and vaults will be placed underground within a duct and structure
system to be installed by the Master Developer per Standard Drawing 135-137.
The size, placement and location of the conduit and vaults shall be shown on the Street
Improvement and/or Public Improvement Plans and subject to the Engineering Services
Department's review and approval prior to the issuance of building permits or final map approval,
whichever comes first.
f. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA
standards or as directed by the City Engineer.
g. 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.
h. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed
to City Standards.
i. Street names shall be approved by the Planning Manager prior to submittal for first plan check.
18. 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.
www.CityofRC.us
Printed:8/23/2017 Page 11 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
19. 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.
Foothill Boulevard in ROW and Median
Botanical Name- Prunus blireina
Common Name- N.C.N.
Min. Grow Space- 3'
Spacing - 20' O.C.
Size - 15 gallon
Foothill Boulevard On-site
Botanical Name- Platanus acerifolia
Common Name- London Plane Tree
Min. Grow Space- 7'
Spacing -40' O.C.
Size - 15 gallon
Red Hill Country Club Drive
Botanical Name- Platanus acerifolia
Common Name- London Plane Tree
Min. Grow Space- 7'
Spacing -40' O.C.
Size - 15 gallon
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.
20. 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.
21. Parkway landscaping on the following street(s) shall conform to the results of the respective
Beautification Master Plan: Foothill Boulevard
www.CityofRC.us
Printed:8/23/2017 Page 12 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
22. Provide separate utility services to each building 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.
23. The developer shall be responsible for the relocation of existing utilities as necessary.
24. 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.
25. 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.
26. Permits shall be obtained from the following agencies for work within their right of way: San
Bernardino County Transportation Authority (SBCTA)
27. 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.
28. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for all
new streetlights for the first six months of operation, prior to final map approval.
29. Corner property line cutoffs shall be dedicated per City Standards.
30. Dedication shall be made of the following rights-of-way on the perimeter streets (measured from
street centerline):
60 total feet on Foothill Boulevard
30 total feet on Red Hill Country Club Drive
31. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the
final map.
32. 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 to the right-of-way.
33. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured
from the outer edge of a mature tree trunk.
www.CityofRC.us
Printed:8/23/2017 Page 13 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
34. Reciprocal access easements for all parcels and maintenance agreements ensuring joint
maintenance of all common roads, drives, or parking areas shall be provided by CC&R's or deeds
and shall be recorded prior to, or concurrent with the final map.
Grading Section
Standard Conditions of Approval
1. Prior to issuance of a grading permit the precise grading and drainage plan shall follow the format
provided in the City of Rancho Cucamonga handout "Information for Grading Plans and Permit".
2. Grading of the subject property shall be in accordance with current adopted California Building Code
and/or the California Residential 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.
3. 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.
4. 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.
5. 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.
6. 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 prior to the issuance of a grading or building permit.
7. 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. All dust control sign(s)
shall be located outside of the public right of way.
8. If a Rough Grading and Drainage Plan/Permit are submitted to the Building and Safety Official for
review, the rough grading plan shall be a separate plan submittal and permit from Precise Grading
and Drainage Plan/Permit.
9. Prior to the issuance of a grading permit the applicant shall obtain written permission from the
adjacent property owner(s) to construct wall(s) on property line(s) or provide a detail(s) showing the
perimeter wall(s) to be constructed offset from the property line.
10. Prior to issuance of a grading permit 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.
www.CityofRC.us
Printed:8/23/2017 Page 14 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
11. The Grading and Drainage Plan shall implement City Standards for on-site construction where
possible, and shall provide details for all work not covered by City Standard Drawings.
12. Prior to issuance of a grading permit the grading plan shall show that all manufactured slopes shall
be a minimum 2-foot offset from the public right of way, permitted line, or the adjacent private
property. All slope offsets shall meet the requirements of the current adopted California Building
Code.
13. Prior to the issuance of a grading plan for multi-family projects, the private streets and drive aisles
within multi-family developments shall include street plans as part of the Grading and Drainage Plan
set. The private street plan view shall show typical street sections. The private street profile view
shall show the private street/drive aisle centerline.
14. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum
parking stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the,
current adopted California Building Code.
15. 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.
16. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond
project boundary.
17. This project shall comply with the accessibility requirements of the current adopted California
Building Code.
18. 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.
19. All roof drainage flowing to the public right of way (Foothill Boulevard) must drain under the sidewalk
through a parkway culvert approved by the Engineering Department. This shall be shown on both
the grading and drainage plan and Engineering Services Department required plans.
vww.CityofRC.us
Printed:8/23/2017 Page 15 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
20. Prior to issuance of a grading or building permit, the permitted grading plan (or architectural site
plan) set shall show in each of the typical sections and the plan view show how the separations
between the building exterior and exterior ground surface meet the requirements of Sections
CBC1804.3/CRC R401.3, CBC2304.11.2.2/CRC R317.1(2) and CBC2512.1.2/CRC R703.6.2.1 of
the current adopted California Building Code/Residential Code.
21. Prior to issuance of a grading permit, the applicant shall obtain a signed and notarized letter from
the adjacent property owner(s) for ALL work proposed on the adjacent property. The letter shall be
scanned and pasted onto the permitted grading plan set. The letter shall show on either the title
sheet or a detail sheet of the grading and drainage plan set.
22. Prior to approval of the project-specific storm water quality management plan, the applicant shall
submit to the Building Official, or his designee, a precise grading plan showing the location and
elevations of existing topographical features, and showing the location and proposed elevations of
proposed structures and drainage of the site.
23. 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. The report shall contain water surface profile
gradient calculations for all storm drain pipes 12-inches and larger in diameter. All reports shall be
wet signed and sealed by the Engineer of Record. In addition, the project specific drainage study
shall provide inlet calculations showing the proper sizing of the water quality management plan
storm water flows into the proposed structural storm water treatment devices.
24. It shall be the responsibility of the applicant to acquire any required off-site drainage easements
prior to the issuance of a grading permit.
25. 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
or building permit.
26. Roof 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.
27. 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.
This shall be shown on the grading and drainage plan prior to issuance of a grading permit.
www.CityofRC.us
Printed:8/23/2017 Page 16 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
28. Prior to issuance of a grading permit the applicant shall demonstrate that the storm water run-off will
not adversely affect the downstream properties and that the water may legally discharge to the
downstream properties. The engineer of record shall show on the final permitted grading and
drainage plan one (1) or more of the following items are met: a) There is sufficient downstream
capacity to accept the proposed storm water flows and that the downstream property owner have
provided permission to accept the upstream storm water flows; b) a legal document/entity exists
allowing developed storm water flows to be discharged to the property lower in elevation; c) a storm
drain system to safely convey the storm water flows to a public storm drain system without causing
flooding to adjacent property(ies).
29. Private sewer, water, and storm drain improvements will be designed per the latest adopted
California Plumbing Code. Private storm drain improvements shall be shown on the grading and
drainage plan.
30. Prior to the issuance of the Certificate of Occupancy or final sign off by the Building Inspector the
engineer of record shall certify the functionality of the storm water quality management plan
(WQMP) storm water treatment devices and best management practices (BMP).
31. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy
of the project Conditions of Approval.
32. Reciprocal access easements for all parcels and maintenance agreements ensuring joint
maintenance of all storm water quality structural/treatment devices and best management practices
(BMP) 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 approval of the Water Quality Management
Plan. 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.
33. Prior to the issuance of a grading permit, the grading and drainage plan shall show concrete
drainage swales at the toe of slopes and discharge the water to an approved drainage facility.
34. 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.
35. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification
Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan
document.
36. The applicant shall provide a copy of a completed EPA Form 7520-16 (Inventory of Injection Wells)
for each underground infiltration device, with the Facility ID Number assigned, to the Building and
Safety Services Department Official prior to issuance of the Grading Permit and/or approval of the
project-specific Water Quality Management Plan. A copy of EPA Form 7520-16 shall be scanned
and pasted onto the permitted grading plan set, and a copy of said form shall be included in the
project-specific Water Quality Management Plan.
www.CityofRC.us
Printed.8/23/2017 Page 17 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
37. The land owner shall provide an inspection report by a qualified person/company on a biennial basis
for the Class V Injection Wells/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
(WQMP) prepared for the subject project. All costs associated with the underground infiltration
chamber are the responsibility of the land owner.
38. The land owner shall provide an inspection report on a biennial basis for the structural storm water
treatment devices, commonly referred to as BMPs, 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.
39. The land/property owner shall follow the inspection and maintenance requirements of the approved
project specific Water Quality Management Plan and shall provide a copy of the inspection reports
on a biennial basis to the City of Rancho Cucamonga Environmental Program Manager.
40. A final project-specific Storm Water Quality Management Plan (WQMP) shall be approved by the
Building and Safety Director, or his designee, 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 or any building permit.
41. Prior to the start of landscaping operations, the landscape architect and the landscape contractor
shall provide a sample of the weed fabric barrier to the Project Planner, City of Rancho Cucamonga
Planning Department. The weed barrier shall be permeable.
42. The final project-specific water quality management plan (WQMP) shall include executed
maintenance agreements along with the maintenance guidelines for all proprietary structural storm
water treatment devices (BMP's). In the event the applicant cannot get the proprietary device
maintenance agreements executed prior to issuance of a grading permit, the applicant is required to
submit a letter to be included within the WQMP document, and scanned and pasted onto the Site
and Drainage Plan which states that prior to issuance of a certificate of occupancy with applicant
shall enter into a contract for the maintenance of the proprietary storm water treatment device. If the
proprietary storm water treatment device is part of a residential subdivision, prior to the sale of the
residential lot, the developer shall include maintenance agreement(s) as part of the sale of the
residential lot to the buyer. A copy of the maintenance agreements to be included in the sale of the
property shall be included within the WQMP document.
43. Prior to issuance of a grading permit and approval of the project specific water quality management
plan all private storm water catch basin inlets shall include insert filters to capture those pollutants of
concern as addressed in the in the final project-specific water quality management plan (WQMP). At
a minimum catch basin insert filters to capture trash and other floating debris. All catch basin insert
filters shall be maintained on a regular basis as described in the "Inspection and Maintenance
Responsibility for Post Construction BMP" section of the final project-specific water quality
management plan.
www.CityofRC.us
Printed:8/23/2017 Page 18 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
44. Prior to issuance of a grading permit the Final Project-Specific Water Quality Management Plan
shall include a completed copy of "Worksheet H: Factor of Safety and Design Infiltration Worksheet"
located in Appendix D "Section VII — Infiltration Rate Evaluation Protocol and Factor of Safety
Recommendations, ..." of the San Bernardino County Technical Guidance Document for Water
Quality Management Plans. The infiltration study shall include the Soil Engineer's recommendations
for Appendix D, Table VII.3: Suitability Assessment Related Considerations for Infiltration Facility
Safety Factors".
45. Prior to approval of the final project-specific water quality management plan the applicant shall have
a soils engineer prepare a project-specific infiltration study for the project for the purposes of storm
water quality treatment. The infiltration study and recommendations shall follow the guidelines in the
current adopted "San Bernardino County Technical Guidance Document for Water Quality
Management Plans".
46. The subject project, shall accept all existing off-site storm water drainage flows and safely convey
those flows through or around the project site. If existing off-site storm water drainage flows mix with
any on-site storm water drainage flows, then the off-site storm water drainage flows shall be treated
with the on-site storm water drainage flows for storm water quality purposes, prior to discharging the
storm water drainage flows from the project site.
47. Prior to the issuance of a certificate of occupancy by the Building Official, or his designee, the civil
engineer of record shall file a Water Quality Management Plan (WQMP) Post Construction Storm
Water Treatment Devices As-Built Certificate with the Environmental Programs Coordinator, City of
Rancho Cucamonga Engineering Services Department.
48. As the use of drywells are proposed for the structural storm water treatment device, to meet the
infiltration requirements of the current Municipal Separate Storm Sewers Systems (MS4) Permit,
adequate source control and pollution prevention control BMPs shall be implemented to protect
groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration shall be
evaluated prior to infiltration and discussed in the final project-specific Water Quality Management
Plan document.
www.CityofRC.us
Printed:8/23/2017 Page 19 of 20
Project#: SUBTT16605M, DRC2012-00672, DRC2016-00207, and DRC2012-00673
Project Name: Sycamore Heights
Location: APN: 0207-101-13, 17, 24, 25, 31, 34, and 41 and 0207-112-09 and 10
Project Type: Tentative Tract Map, Design Review, Variance, and Tree Removal Permit
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
49. GROUND WATER PROTECTION:
Prior to approval of the final project specific water quality management plan (WQMP), the WQMP
document shall meet the requirements of the State Water Resources Control Board Order No.
R8-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm
Sewers Separation (MS4) Permit reads:
Section XI.D(Water Quality Management Plan Requirements).8(Groundwater Protection):
Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not
designed to primarily function as infiltration devices (such as grassy swales, detention basins,
vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum
requirements to protect groundwater:
a. Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of
ground water quality objectives.
b. Source control and pollution prevention control BMPs shall be implemented to protect
groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration should be
evaluated prior to infiltration.
c. Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large
commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial
parking lot as '100,000 sq. ft. or more of commercial development to include parking lot (with 100 or
more vehicle traffics), OR, by means of 5,000sqft or more of allowable space designated for parking
purposes').
d. Unless adequate pre-treatment of runoff is provided prior to infiltration structural infiltration
treatment BMPs must not be used for areas of industrial or light industrial activity{77}, areas subject
to high vehicular traffic (25,000 or more daily traffic); car washes; fleet storage areas; nurseries; or
any other high threat to water quality land uses or activities.
e. Class V injection wells or dry wells must not be placed in areas subject to vehicular{78} repair or
maintenance activities{79}, such as an auto body repair shop, automotive repair shop, new and
used car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility
that does any vehicular repair work.
f. Structural infiltration BMP treatment shall not be used at sites that are known to have soil and
groundwater contamination.
g. Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any
water supply wells.
h. The vertical distance from the bottom of any infiltration structural treatment BMP to the historic
high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support
beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is
maintained.
i. Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water
Code Section 13050.
The final project-specific water quality management plan shall specifically address items, a., b., and
c. above.
www.CityofRC.us
Printed:8/23/2017 Page 20 of 20