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HomeMy WebLinkAbout17-77 - Resolutions - A Request To Develop 175 Attached Condominium Units RESOLUTION NO. 17-77 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT REVIEW NO. DRC2012-00672, A REQUEST TO DEVELOP 175 ATTACHED CONDOMINIUM UNITS ON 24.19 ACRES OF LAND IN MIXED USE (MU) DISTRICT, LOCATED ON THE NORTH SIDE OF FOOTHILL BOULEVARD, BETWEEN RED HILL COUNTRY CLUB DRIVE AND THE 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 Development Review No. DRC2012-00672, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Development Review request is referred to as "the application." 2. On the 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. 3. On the 23rd day of August 2017, the Planning Commission of the City of Rancho Cucamonga conducted a meeting or duly noticed public hearing on the application and concluded said meeting on that date. 4. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon the substantial evidence presented to this Commission during the above- referenced meeting 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 PLANNING COMMISSION RESOLUTION NO. 17-77 DRC2012-00672 — PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 2 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 proposed project will be a gated community with 1 vehicle entrance on Foothill Boulevard, located west of the Sycamore Inn restaurant, and 1 Emergency Vehicle Access (EVA) gate on Red Hill Country Club Drive; and e. The proposed project density is 7.23 dwelling units per acre; and f. The application contemplates the development of 44 two- and three-story condominium buildings for the development of 175 attached dwelling units; and g. The 175 units are provided throughout the project site in 44 individual buildings, each containing between 3 and 6 residential units. Units are provided in either a two-story or three-story building complex. There are 26 two-story units, 29 feet tall, with units ranging in size from 1,296 square feet to 1,701 square feet and 18 three-story units, 35 feet tall, with units ranging in size from 1,672 square feet to 2,108 square feet; and h. The proposed unit mix will consist of 28 two-bedroom units (at 1,296 square feet), 119 three-bedroom units (ranging in size from 1,540 square feet to 2,108 square feet) and 28 four-bedroom units (ranging in size from 1,976 square feet to 1,995 square feet). The 9 live/work units include 2 two-bedroom units (with 1,531 square feet of living area and 249 square feet of commercial floor area) and 7 three-bedroom units (ranging in size from 1,782 square feet to 1,916 square feet of living area and 249 square feet of commercial floor area); and i. Proposed architectural styles include Santa Barbara and Provence, and include 360 degree architectural elements such as: tile roofs, stucco finish, multi-paned windows, metal balconies, wood shutters, and additional architectural embellishments; and j. A total of 9 live/work units are provided adjacent to the Foothill Boulevard driveway, with adjacent parking and pedestrian access; and k. Parking for the project site is provided in two-car garages for each unit, providing 350 parking spaces, 9 parking spaces for the live/work units, and 130 open parking spaces. 3. Based upon the substantial evidence presented to this Commission during the above- referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The proposed project is consistent with the objectives of the General Plan; and b. The proposed use is in accord with the objectives of the Development Code and the purposes of the district in which the site is located; and c. The proposed use is in compliance with each of the applicable provisions of the Development Code; and PLANNING COMMISSION RESOLUTION NO. 17-77 DRC2012-00672 — PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 3 d. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the project will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a 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 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 PLANNING COMMISSION RESOLUTION NO. 17-77 DRC2012-00672 — PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 4 evidence that the project will have a significant effect on the environment. The Planning Commission further finds that the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. Based on these findings, the Planning Commission recommends the City Council adopt the Mitigated Negative Declaration; and c. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission 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 below and in the Standard Conditions, attached hereto and incorporated herein by this reference. Planning Department 1) All Conditions of approval as contained in Planning Commission Resolution No. 17-75 shall apply. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 23RD DAY OF AUGUST 2017. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Francisco Oaxaca, Chairman ATTEST: Candyc rnett, Secretary PLANNING COMMISSION RESOLUTION NO. 17-77 DRC2012-00672 — PACIFIC SUMMIT-FOOTHILL, LLC August 23, 2017 Page 5 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: AYES: COMMISSIONERS: FLETCHER, OAXACA, WIMBERLY NOES: COMMISSIONERS: NONE ABSENT: COMMISSIONERS: MACIAS, MUNOZ ABSTAIN: COMMISSIONERS: NONE Conditions of Approval } jAct1c' Community Development Department 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 projects 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. www.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