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HomeMy WebLinkAbout16-27 - Resolutions - Approving Development Review, A the Corner of Foothill Boulivard and East Avenue RESOLUTION NO. 16-27 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT REVIEW DRC2014-01130, A REQUEST FOR SITE PLAN AND ARCHITECTURAL REVIEW OF A 190-UNIT, MULTI-FAMILY RESIDENTIAL DEVELOPMENT WITH 3,246 SQUARE FEET OF COMMERCIAL SPACE OR LIVE/WORK UNITS ON A SITE LOCATED ON 8.8 ACRES OF LAND WITHIN THE MIXED USE (MU) ZONING DISTRICT AT THE NORTHWEST CORNER OF FOOTHILL BOULEVARD AND EAST AVENUE; AND MAKING FINDINGS IN SUPPORT THEREOF—APN'S: 1100-201-03, 04 AND 07. A. Recitals. 1. Foothill and East, LLC filed an application for the approval of Development Review DRC2014- 01130, 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 27th day of April 2016, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and continued said hearing to May 11, 2016. 3. On the 11th day of May 2016, 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. 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 public hearings of April 27, 2016 and continued to May 11, 2016, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The project site is made up of three (3) parcels totaling 8.8 gross acres of land located at the northwest corner of Foothill Boulevard and East Avenue; and b. The site is vacant with a water pumping facility operated by the Cucamonga Valley Water District near the northwest corner of the project site and a grove of Eucalyptus trees that were planted prior to 1938 and were historically used as a wood lot; and c. The site is bounded by vacant land to the north in the Community Commercial (CC) zoning district; by a multi-family development to the south in the Medium (M) Development District; by a flood control facility and single-family residences in the City of Fontana to the east; and, by utility easements to the west in the Open Space (OP) District; and d. The development consists of 190 units including 69 one bedroom units (769 - 774 square feet), 107 two bedroom units (1,068 — 1,322 square feet), 14 three bedroom units (1,352 square feet) and 3,246 square feet of commercial tenant space; and PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130 — FOOTHILL AND EAST, LLC May 11, 2016 Page 2 e. The project includes 384 parking spaces, 38 parking spaces deficient from meeting the parking requirement if developed as a Mixed Use project. A Minor Exception (DRC2016-00169) has been submitted (DRC2016-00169) to reduce the required parking by 38 parking spaces: and f. A Development Code Amendment (DRC2014-01132) to: a) clarify permitted uses in the Mixed Use Zoning Districts by amending Development Code Table 17.36.020-2 (Development Standards for Mixed Use Zoning Districts) by adding 2 separate footnotes clarifying the permitted uses within the Mixed Use Districts and b) modify the facts, figures and tables in Development Code Section 17.36.020, to add the project site as Mixed Use area #14 to the current 13 Mixed Use areas and modify Figures 17.38.060-1 and 17.38.060-15, to change the project site from Community Commercial to Mixed Use (Subarea 4 Map); and g. A Zoning Map Amendment (DRC2014-01131) is included to change the zoning designation from Community Commercial (CC) to Mixed Use (MU). h. A Tentative Tract Map (SUBTT19945) is included for a one lot subdivision for condominium purposes; and i. A Tree Removal Permit (DRC2014-01134) is included for the removal of 184 eucalyptus trees; and j. A Uniform Sign Program is included providing text and illustrations for the proposed project monumentation (La Mirage on Route 66) for the overall project and wall signs for the potential commercial units; and k. The project exceeds the number of recreational amenities required by the Development Code and includes amenities that meet the interests of residents of all ages. 3. Based upon the substantial evidence presented to this Commission during the above-referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The proposed project is consistent with the General Plan. The General Plan land use designation for the project site is Mixed Use (MU). The General Plan has a stated policy (Policy LU-4.1) to provide new mixed use development opportunities along the Foothill Boulevard corridor to allow residential, commercial and civic uses, and to accommodate both transit and automobiles. The proposed project is located adjacent to a transit stop and provides the opportunity for a potential mixed use development; and b. The proposed use is in accord with the objective of the Development Code and the purposes of the district in which the site is located. The project will be consistent with the Development Code with approval of the related Zoning Map Amendment (DRC2014-01131), which changes the zoning designation from Community Commercial (CC) to Mixed Use (MU), in conformance with the General Plan land use designation; and c. The proposed use is in compliance with each of the applicable provisions of the Development Code. The project will be in compliance with the Development Code with approval of the related Development Code Amendment (DRC2014-01131) to: a) clarify permitted uses in the Mixed Use PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130— FOOTHILL AND EAST, LLC May 11, 2016 Page 3 Zoning Districts by amending Development Code Table 17.36.020-2 (Development Standards for Mixed Use Zoning Districts) by adding 2 separate footnotes clarifying the permitted uses within the Mixed Use Districts, b) modify the facts, figures and tables in Development Code Section 17.36.020, to add the project site as Mixed Use area #14 to the current 13 Mixed Use areas within the City and Figures 17.38.060-1 and 17.38.060-15, to change the project site from Community Commercial to Mixed Use (Subarea 4 Map) and Minor Exception DRC2016-00169, to reduce the required number of parking spaces; and d. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The Initial Study Part II outlines potential environmental impacts related to the project and identifies project specific mitigation measures that reduce these impacts to less-than-significant. 4. Based upon the facts and information contained in the application, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that no subsequent or supplemental environmental document is required pursuant to the California Environmental Quality Act (CEQA) in connection with the review and approval of this application based upon the following findings and determinations: 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. 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 that the City Council adopt the Mitigated Negative Declaration. 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 that the City Council adopt the Mitigation Monitoring Program for the project. d. The custodian of records for the Initial Study, Mitigated Negative Declaration and all other materials which constitute the record of proceedings upon which the Planning Commission's recommendation is based is the Planning Director of the City of Rancho Cucamonga. Those documents are available for public review in the Planning Department of the City of Rancho Cucamonga located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730, telephone (909) 477-2750. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference. PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130— FOOTHILL AND EAST, LLC May 11, 2016 Page 4 Planning Department 1) Approval is for the site plan and architecture of a 190-unit mixed use development with 3,246 square feet of commercial space located at the northwest corner of Foothill Boulevard and East Avenue; APN's: 1100-201- 03, 04 and 07. The 3,246 square feet of commercial space may alternatively be developed as live/work units. 2) The approval of DRC2014-01130 is subject to approval by the City Council of Development Code Amendment DRC2014-01132, to eliminate Development Code Section 17.38.060 (H) (8) and Zoning Map Amendment DRC2014- 01131, to change land use designation from Community Commercial (CC) to Mixed Use (MU). 3) The approval is also subject to Planning Commission approval of Tentative Tract Map SUBTT19945; Minor Exception DRC2016-00169, Tree Removal Permit DRC2014-01134 and Uniform Sign Program DRC2015-00318. 4) Approval is contingent upon City Council adoption of the Mitigated Negative Declaration of environmental impacts for the project and the Mitigation Monitoring Program and all mitigations contained therein. 5) The total number of residential units is contingent on the applicant obtaining legal access rights from the adjacent easement holders to develop parking within the easement areas. If agreements cannot be reached with the easement holders, the total number of residential units shall be reduced by a commensurate ratio to the number of parking spaces lost. The agreement shall be submitted and deemed adequate prior to the approval of building permits. 6) A Parking Management Plan shall be submitted prior to final Planning Department approval of the completed project and shall at minimum include requirements that a parking pass program be implemented and that the use of the garages and carports be strictly monitored. The Planning Director may periodically review and require additional parking mitigation measures if it is determined that the on-site parking is inadequate to meet the parking demand. 7) The project shall include adequate covered parking spaces to meet the minimum covered parking requirement. 8) The final design of the carports shall be reviewed and approved by the Planning Director during the plan check. 9) Prior to approval of building permits, an updated noise study shall be submitted verifying whether the existing Cucamonga Valley Water District pumping station, which is located adjacent to the project site, will adversely impact the project site. If it is determined that mitigation measures are PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130— FOOTHILL AND EAST, LLC May 11, 2016 Page 5 necessary to bring the noise levels produced by the water pumps into compliance with City noise requirements, the plans shall integrate those mitigation measures, including off-site mitigation measures. If necessary, the adequacy of sound attenuation barriers shall be verified by an acoustical engineer. 10) The project shall provide adequate access to the Cucamonga Valley Water District to maintain their pumping station. A letter or equivalent legal documentation from the Cucamonga Valley Water District shall be submitted verifying that this condition has been met to their satisfaction. 11) All perimeter walls and metal fences exposed to public view shall be decorative and include a decorative pilaster at each change in direction of either the wall or metal fence. Fences and walls facing East Avenue shall be compliant with the requirement for the East Avenue theme wall. 12) The final design of the bus shelter bus shelter shall be reviewed and approved by the Planning Director. Environmental Mitigation Air Quality 1) All clearing, grading, earth-moving, or excavation activities shall cease when winds exceed 25mph per SCAQMD guidelines in order to limit fugitive dust emissions. 2) The contractor shall ensure that all disturbed unpaved roads and disturbed areas within the Project are watered at least three (3) times daily during dry weather. Watering, with complete coverage of disturbed areas, shall occur at least three times a day, preferably in the midmorning, afternoon, and after work is done for the day. 3) The contractor shall ensure that traffic speeds on unpaved roads and Project site areas are reduced to 15 miles per hour or less. 4) All construction equipment shall be maintained in good operating condition so as to reduce operational emissions. The contractor shall ensure that all construction equipment is being properly serviced and maintained as per manufacturers' specifications. Maintenance records shall be available at the construction site for City verification. 5) Prior to the issuance of any Grading Permits, the developer shall submit construction plans to 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. PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01 1 30 — FOOTHILL AND EAST, LLC May 11, 2016 Page 6 6) The construction contractor shall utilize electric or clean alternative fuel powered equipment where feasible. 7) The construction contractor shall ensure that construction-grading plans include a statement that work crews will shut off equipment when not in use. 8) All asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108. 9) All paints and coatings shall meet or exceed performance standards noted in SCAQMD Rule 1113. Paints and coatings shall be applied either by hand or high-volume, low-pressure spray. 10) All construction equipment shall comply with SCAQMD Rules 402 and 403. Additionally, contractors shall include the following provisions: • Reestablish ground cover on the construction site through seeding and watering. • Pave or apply gravel to any on-site haul roads. • Phase grading to prevent the susceptibility of large areas to erosion over extended periods of time. • Schedule activities to minimize the amounts of exposed excavated soil during and after the end of work periods. • Dispose of surplus excavated material in accordance with local ordinances and use sound engineering practices. • Sweep streets according to a schedule established by the City if silt is carried over to adjacent public thoroughfares or occurs as a result of hauling. Timing may vary depending upon the time of year of construction. • Suspend grading operations during high winds (i.e., wind speeds exceeding 25 mph) in accordance with Rule 403 requirements. • Maintain a minimum 24-inch freeboard ratio on soils haul trucks or cover payloads using tarps or other suitable means. 11) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and Regional Water Quality Control Board [RWQCB]) daily to reduce PM,() emissions, in accordance with SCAQMD Rule 403. 12) Chemical soil-stabilizers (approved by SCAQMD and RWQCB) shall be applied to all inactive construction areas that remain inactive for 96 hours or more to reduce PM,() emissions. 13) Provide adequate ingress and egress at all entrances to public facilities to minimize vehicle idling at curbsides. 14) Provide preferential parking to high occupancy vehicles and shuttle services. PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130— FOOTHILL AND EAST, LLC May 11, 2016 Page 7 15) Schedule truck deliveries and pickups during off-peak hours. 16) Improve thermal integrity of the buildings and reduce thermal load with automated time clocks or occupant sensors. 17) Landscape with native and/or drought-resistant species to reduce water consumption and to provide passive solar benefits. 18) Provide lighter color roofing and road materials and tree planting programs to comply with the AQMP Miscellaneous Sources MSC-01 measure. 19) Comply with the AQMP Miscellaneous Sources PRC-03, and Stationary Sources Operations Enhanced Inspection and Maintenance and ADV-MISC to reduce emissions of restaurant operations. 20) All commercial facilities shall post signs requiring that trucks shall not be left idling for prolonged periods (i.e., in excess of 10 minutes). 21) All commercial facilities shall designate preferential parking for vanpools. 22) All commercial site tenants with 50 or more employees shall be required to post both bus and Metrolink schedules in conspicuous areas. 23) All commercial site tenants with 50 or more employees shall be required to configure their operating schedules around the Metrolink schedule to the extent reasonably feasible. 24) All residential and commercial structures shall be required to incorporate high-efficiency/low-polluting heating, air conditioning, appliances, and water heaters. 25) All residential and commercial structures shall be required to incorporate thermal pane windows and weather-stripping. 26) .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) Site brushing, grading and/or removal of any vegetation within 300 feet of any known raptor or migratory songbird nesting location will not be permitted during the spring/summer, songbird, breeding season which is February 1 to August 31 of each year, in order to ensure compliance with the Migratory Bird Treaty Act or construction and ground disturbing activities will not take place within 300 feet of nesting songbirds or raptors or 500 feet for burrowing owls if the biologist is unable to verify whether (a) adult birds have not begun PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130 — FOOTHILL AND EAST, LLC May 11, 2016 Page 8 egg-laying or incubation; or (b) the juveniles from the occupied nests are foraging independently and are capable of independent survival. A biological monitor shall be present to prevent impacts within this active nest zone during construction by flagging the Environmentally Sensitive Areas (ESAs) with wooden stakes and flagging or tape around the work-exclusion perimeter. The work-exclusion zone will be maintained until a qualified wildlife biologist determines that the nesting cycle is complete. 2) A small mammal exclusion fence will be installed around the north and west perimeter of the project site during winter months to prevent transient access to the site from potentially occurring Species of Special Concern or SBKR or LAPM in the unlikely event that they are present in the grasslands off site. 3) Runoff from the project must be treated and directed to a storm drain system that does not drain into the Etiwanda Creek Channel south of Foothill Boulevard. 4) 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 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. PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130 — FOOTHILL AND EAST, LLC May 11, 2016 Page 9 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. 5) Provide a fire exclusion wall around the project site, subject to approval by the City of Rancho Cucamonga and the local fire department to avoid accidental ignitions on highly flammable grasslands adjacent to the project site. 6) Should any future improvements be required outside of the project footprint and parcel boundaries, they should be subject to environmental review. 7) Prevent ponding of water during construction and eliminate access to open water sources during construction that would attract sensitive species. 8) Plant 52 peppermint gum, E. nicholii spaced 11 feet on center along the north and west property lines and 36 date palms as recommended by the landscape architect. 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. • 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 a 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. PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130 — FOOTHILL AND EAST, LLC May 11, 2016 Page 10 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 Museum. 3) A Gabrieleno Band of Mission Indians certified Native American shall be onsite during any and all ground disturbances. Geology and Soils 1) The site shall be treated with water or other soil-stabilizing agent (approved by SCAQMD and RWQCB) daily to reduce PM,() emissions, in accordance with SCAQMD Rule 403 or re-planted with drought resistant landscaping as soon as possible. 2) Frontage public streets shall be swept according to a schedule established by the City to reduce PM,() emissions associated with vehicle tracking of soil off-site. Timing may vary depending upon 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. PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130 — FOOTHILL AND EAST, LLC May 11, 2016 Page 11 Greenhouse Gasses 1) The project must comply with all rules that assist in reducing short-term air pollutant emission in compliance with SCAWMD 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 contactor 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 construction crew. 7) Construction and Building materials shall be produced and/or manufactured locally. Use "Green Building Materials" such as materials that are resource efficient, recycled and manufactured in an environmentally friendly way including low-volatile-organic-compound (VOC) materials. 8) Design all buildings to exceed California Building Code Title 24 energy standard including but not limited to any combination of: • Increased insulation • Limit air leakage through the structure • Incorporate Energy Star or better rated windows, space heating and cooling equipment, light fixtures, and appliances • Landscape and developed site utilizing shade, prevailing winds and landscaping • Install efficient lighting and lighting control systems • 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: PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130 — FOOTHILL AND EAST, LLC May 11, 2016 Page 12 • 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. Educated employees about reducing waste and about recycling. Hydrology and Water Quality 1) Prior to issuance of Grading Permits, the permit applicant shall submit to the Building Official for approval, a Storm Water Pollution Prevention Plan (SWPPP) specifically identifying Best Management Practices (BMPs) that shall be used on-site to reduce pollutants during construction activities entering the storm drain system to the maximum extent practical. 2) An Erosion Control Plan shall be prepared, included in the Grading Plan, and implemented for the proposed project that identifies specific measures to control on-site and off-site erosion from the time ground disturbing activities are initiated through completion of grading. This Erosion Control Plan shall include the following measures at a minimum: a) Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in Southern California, and b) An inspection and maintenance program shall be included to ensure that any erosion which does occur either on-site or off-site as a result of this project will be corrected through a remediation or restoration program within a specified time frame. 3) During construction, temporary berms such as sandbags or gravel dikes must be used to prevent discharge of debris or sediment from the site when there is rainfall or other runoff. 4) During construction, to remove pollutants, street cleaning will be performed prior to storm events and after the use of water trucks to control dust in order to prevent discharge of debris or sediment from the site. 5) Prior to issuance of 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 PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130— FOOTHILL AND EAST, LLC May 11, 2016 Page 13 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. 6) 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. 7) Landscaping plans shall include provisions for controlling and minimizing the use of fertilizers/pesticides/herbicides. Landscaped areas shall be monitored and maintained for at least two years to ensure adequate coverage and stable growth. Plans for these areas, including monitoring provisions for a minimum of two years, shall be submitted to the City for review and approval prior to the issuance of grading permits. 8) The developer shall implement the BMPs identified in the Water Quality Management Plan prepared by (Madole and Associates - December. 22 2014) to reduce construction pollutants from entering the storm drain system to the maximum extent practical. Noise 1) The developer shall construct noise barriers around patios and balconies located along the east side of Building 1, along the south side and southeast corner of Building 4, and along the entire south and second and third floors of the east side of Building 5. The barrier walls shall be 4 feet in height at first floor receivers and 3.5 feet in height at second and third floor receivers, and shall meet the minimum design standards detailed within the Acoustical Analysis Report (Kinsinger Environmental Consulting — December 11, 2014 and revised on January 25, 2016). 2) The developer shall have an exterior-to-interior noise analysis performed by an acoustical consultant when building plans become available, prior to the issuance of building permits, in order to demonstrate that residential units on site will have interior noise levels that meet the noise standards of the City of Rancho Cucamonga by detailing appropriate project design features for meeting such standards. 3) 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. PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130 — FOOTHILL AND EAST, LLC May 11, 2016 Page 14 4) Business operations shall maintain a noise level at 60dB or less during the hours of 10:00 p.m. until 7:00 p.m. No loading and unloading activities including opening, closing, or other handling of boxes, crates, containers, building materials, garbage cans, or other similar objects between the hours of 10:00 p.m. and 7:00 p.m. in a manner which would cause a noise disturbance to residential areas. 5) See mitigation measure 2 above related to providing acoustical analysis at time of building plan check to demonstrate that the residential units will have interior noise levels that meet City of Rancho Cucamonga noise standards. 6) 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. 7) Construction or grading noise levels shall not exceed the standards specified in Development Code Section 17.66.050, as measured at the property line. The 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 during all project site excavation and grading on the site. The project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturer's standards. 8) The perimeter block wall shall be constructed as early as possible in first phase. 9) 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. To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings. PLANNING COMMISSION RESOLUTION NO. 16-27 DRC2014-01130— FOOTHILL AND EAST, LLC May 11, 2016 Page 15 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 11TH DAY OF MAY 2016. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA 11111 BY:� :a Ravenel Wimberly, Chairman ATTEST: ?>\/1/4G1— Candyce Burn , 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 11th day of May 2016, by the following vote-to-wit: AYES: COMMISSIONERS: FLETCHER, MUNOZ, OAXACA, WIMBERLY NOES: COMMISSIONERS: NONE ABSENT: COMMISSIONERS: MACIAS ABSTAIN: COMMISSIONERS: NONE Conditions of Approval RANCHO CommunityDevelopmentDepartment I1� f,92aI01`GA Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: --- 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE g ' Pat 6ffllb iPPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 1. The applicant shall agree to defend at his sole expense any action brought against the City, its agents, officers, or employees, because of the issuance of such approval, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any Court costs and attorney's fees which the City, its agents, officers, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his obligations under this condition. 2. Copies of the signed Planning Commission Resolution of Approval or Approval Letter, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 3. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption and Mitigated Negative Declaration fee in the amount of $2,260.25. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing. 4. Any approval shall expire if Building Permits are not issued or approved use has not commenced within 5 years from the date of approval or a time extension has been granted. 5. 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. 6. Mitigation measures are required for the project. The applicant is responsible for the cost of implementing said measures, including monitoring and reporting. Applicant shall be required to post cash, letter of credit, or other forms of guarantee acceptable to the Planning Director in the amount of $729 prior to the issuance of Building Permits, guaranteeing satisfactory performance and completion of all mitigation measures. These funds may be used by the City to retain consultants and/or pay for City staff time to monitor and report on the mitigation measures. Failure to complete all actions required by the approved environmental documents shall be considered grounds for forfeit. 7. 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 Director 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. www.CityofRC.us Printed:5/5/2016 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: -- - 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE gaPrLaa gi bilia PPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 1. Foothill Boulevard frontage improvements to be in accordance with City"Major Divided" standards from Cornwall Avenue to East Avenue, as required and including: a. Provide curb, gutter, a.c. pavement, sidewalk, street trees (along development frontage only), 9500 Lumens HPSV-equivalent LED street lights, commercial drive approaches, access ramps at intersections, R26(s) "No Stopping" signs and asphalt pavement, on the north side. Join existing improvements installed as part of Tract 16882. b. Provide 47 feet of travel way from street centerline to north curb face, except at bus bay (additional 11 feet). c. Provide a westbound bus bay/right turn lane for easterly driveway. d. Revise traffic signing and striping, as required. e. Dedication shall be made on Foothill Boulevard, a minimum of 60 feet, measured from street centerline. Additional street right-of-way shall be dedicated along bus bay, to provide a minimum of 8 feet measured from the face of the curb. f. Proposed bus shelter shall be constructed outside the public right-of-way and shall be privately maintained. g. Developer may request a reimbursement agreement to recover costs of permanent offsite improvements from future developer of the adjacent property, west of the centerline of the combined easements for MWD, SCE and the Gas Company to the west and east of the east site boundary. If the developer fails to submit for said reimbursement within 6 months of the public improvements being accepted by the City, all rights of the developer to reimbursement shall terminate. h. No median breaks allowed in Foothill Boulevard median. i. Extend eastbound left turn pocket to total of 350 in storage length. j. Pavement reconstruction and overlays will be determined during plan check. www.CityofRC.us Printed:5/5/2016 Page 2 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: --- 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE PdP Bpi VY110 (B PPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 2. East Avenue frontage improvements to be in accordance with City"Secondary"standards as required and including: a. Dedicate right-of-way and provide curb, gutter, sidewalk, street trees and 9500 Lumen HPSV-equivalent LED street lights and commercial drive approach. b. Provide 32 feet of travel way from centerline to west curb face. c. Driveway to be in accordance with City Driveway Policy. The distance from the signalized intersection shall be measured from BCR to near edge of driveway to be a minimum of 200 feet. d. Revise traffic signing and striping as required. e. Pavement reconstruction and overlays will be determined during plan check. 3. Modify existing Traffic Signal at Foothill Boulevard and East Avenue, to the satisfaction of the City Engineer. 4. The Foothill Boulevard frontage shall be designed in accordance with the City adopted Foothill Boulevard Historic Route 66 Visual Improvement Plan including street lights. This VIP designates trees, pedestrian crossings at intersections, featuring colored pavement emblazoned with the Route 66 logo, special sidewalk treatments, artwork and a historic post and a cable roadway safety barrier. Said enhancements within the parkway area shall be maintained by the developer and shall be included in the CC & R's. In addition, refer to Exhibit E of the Visual Improvement Plan for the design and construction of the Entry Monument, date palms and other VIP improvements. 5. Revise Dwg. 2255-D to show proposed lateral and catch basin in Foothill Boulevard and junction structure for private storm drain connection. Also, revise Dwg. 2295-D to show the conversion of the temporary CMP to a standard catch basin in East Avenue. 6. The existing overhead utilities (telecommunications and electrical, except for the 66 KV electrical) on the project side of Foothill Boulevard shall be undergrounded from the first pole offsite east of East Avenue to the first pole offsite west of the westerly project boundary, prior to public improvement acceptance or occupancy whichever occurs first. All service utility lines crossing Foothill Boulevard shall be undergrounded too. The developer cannot request a reimbursement agreement to recover one-half the City adopted cost for undergrounding, Instead the City shall provide a portion of collected monies from the developer to the south, DRC2006-00540, paid for as an in-lieu fee for future undergrounding of said overhead utilities. a. Relocation of 66KV power poles by Southern California Edison Company if necessary shall be paid for and coordinated by the developer on Foothill Boulevard and East Avenue. www.CityofRC.us Printed:5/5/2016 Page 3 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: -- - 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE ASEPIYAMVS6111780§5iPPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 7. The existing overhead utilities (telecommunications and electrical, except for the 66 KV electrical) on the project side of East Avenue shall be undergrounded from the first pole offsite south of south project boundary to the first pole offsite south of Foothill Boulevard, prior to public improvement acceptance or occupancy whichever occurs first. All service utility lines crossing East Avenue shall be undergrounded too. 8. The development requires installation of fiber optics conduits, vaults and manholes per City Standard Plans 135-137 on Foothill Boulevard. Also, the improvement plans need to show the location and limits of the conduits, vaults and manholes with construction notes using Standard Plans 135-137. 9. Site is located within Area 8 (modified) of the Etiwanda/San Sevaine Area Drainage Policy. Development within the Etiwanda/San Sevaine Drainage Area is responsible for the City's adopted drainage fee (master plan and regional) as well as reimbursement to other development, or the City, for oversizing of local drainage facilities as determined by the City Engineer. City fees shall be paid prior to first building permit. a. For the Middle Etiwanda Drainage Area, the Master Plan drainage fee is $ 32,199.00 per net acre. Fees are subject to periodic review and increase. b. For Drainage Area 8, the Regional Mainline drainage fee is $ 7,800.00 and there is no Secondary Regional Fee. Fees are subject to periodic review and increase. 10. Permits shall be obtained from the following agencies for work within their right-of-way, prior to issuance of building permits: Southern California Edison Company, Southern California Gas Company and Cucamonga Valley Water District. a. Provide Cucamonga Valley Water District access to their property as well as Southern California Edison Company and Southern California Gas Company. 11. An in-lieu fee for one-fourth the cost of constructing special pavers within the Foothill/East Avenue intersection shall be paid to the City prior to the issuance of building permits. The fee amount shall be based on the square footage of the intersection. 12. The final Tract Map has to be approved and recorded prior to issuance of building permits. Standard Conditions of Approval 13. Dedication shall be made of the following rights-of-way on the perimeter streets (measured from street centerline): 60 total feet on Foothill Boulevard 44 total feet on East Avenue 14. Corner property line cutoffs shall be dedicated per City Standards. www.CityofRC.us Printed:5/5/2016 Page 4 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: -- - 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE PaPPOA etIaVb oIno PPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 15. All existing easements lying within future rights-of-way shall be quit-claimed or delineated on the final map. 16. Easements for public sidewalks placed outside the public right-of-way shall be dedicated to the City. 17. 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. 18. 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. 19. Construct the following perimeter street improvements including, but not limited to: Foothill Boulevard Curb & Gutter A.C. Pavement Curvilinear Sidewalk Drive Approach Street Lights Street Trees Median Island Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement reconstruction and overlays will be determined during plan check. 20. Construct the following perimeter street improvements including, but not limited to: East Avenue Curb& Gutter A.C. Pavement Sidewalk Drive Approach Street Lights Street Trees Pavement reconstruction and overlays will be determined during plan check. www.CityofRC.us Printed:5/5/2016 Page 5 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: --- 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE PanYiae-c:UNIJW& 3%PPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 21. Improvement Plans and Construction: a. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits, whichever occurs first. b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer. d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along major or secondary streets and at intersections for future traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR,or any other locations approved by the City Engineer. Notes: 1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200 feet apart, unless otherwise specified by the City Engineer. 2) Conduit shall be 3-inch galvanized steel with pull rope or as specified. e. Access ramps for the disabled shall be installed on all corners of intersections per City Standards or as directed by the City Engineer. f. Existing City roads requiring construction shall remain open to traffic at all times with adequate detours during construction. Street or lane closure permits are required. A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer. g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards, except for single-family residential lots. h. Street names shall be approved by the Planning Manager prior to submittal for first plan check. 22. 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:5/5/2016 Page 6 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: --- 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minorno Exception, Tree Removal Permit, Uniform Sign ALL OF THE reaV �it' M?M I PPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 23. 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 Activity Centers Botanical Name - Lagerstroemia hybrid Common Name- Lavender Crape Myrtle Hybrid Min. Grow Space-3' Spacing - 20' O.C. Triangular Spacing Size -24" Box Construction Notes for Street Trees: 1)All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Services Department. 4) Street trees are to be planted per public improvement plans only. www.CityofRC.us Printed:5/5/2016 Page 7 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: -- - 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE RYPEatifiteekbilnaltMPPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 24. 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 Non Activity Centers -Accent Tree Botanical Name- Prunus blireiana Common Name- NCN Min. Grow Space-3' Spacing - 20'O.C. Informal Groupings, not more than 25% of total frontage trees 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. 4) Street trees are to be planted per public improvement plans only. 25. 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 Non Activity Centers (Preferred Tree Species) Botanical Name- Platanus acerifolia Common Name - London Plane Tree Min. Grow Space-7' Spacing -40' O.C. Informal Groupings Size- 15 Gallon www.cityofRc.us Printed:5/5/2016 Page 8 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: --- 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE Pi2Pavih l�s gill( niPPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 26. 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 Non Activity Centers (Acceptable Species) Botanical Name - Platanus racemosa Common Name- California Sycamore Min. Grow Space-8' Spacing-50' O.C. Informal Groupings Size- 15 Gallon 27. 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. East Avenue Botanical Name- Eucalyptus cladocalyx Common Name- Sugar Gum Min. Grow Space -6' Spacing-40' O.C. Size- 15 Gallon 28. 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. 29. Parkway landscaping on the following street(s) shall conform to the results of the respective Beautification Master Plan/Visual Improvement Plan: Foothill Boulevard 30. 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. 31. A final drainage study shall be submitted to and approved by the City Engineer prior to final map approval or the issuance of Building Permits, whichever occurs first. All drainage facilities shall be installed as required by the City Engineer. www.CftyofRC.us Printed:5/5/2016 Page 9 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC201 4-01 1 34, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: --- 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE g152rLalii10 L)Wi 5iPPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 32. Adequate provisions shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 33. Provide separate utility services to each parcel including sanitary sewerage system, water, gas, electric power, telephone, and cable TV (all underground) in accordance with the Utility Standards. Easements shall be provided as required. 34. The developer shall be responsible for the relocation of existing utilities as necessary. 35. 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. 36. 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. 37. Permits shall be obtained from the following agencies for work within their right of way: Southern California Edison Company, Southern California Gas Company and Cucamonga Valley Water District. 38. 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 or prior to Building Permit issuance if no map is involved. 39. 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. Fire Prevention / New Construction Unit Standard Conditions of Approval www.CityofRC.us Printed:5/5/2016 Page 10 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC201 4-01 1 34, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: --- 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE PaPPIS eMBI 9PPLY TO YOUR PROJECT: Fire Prevention / New Construction Unit Standard Conditions of Approval 1. The current edition California Building/Fire Codes, the RCFPD Ordinance and Fire Alarm Standard 9-3 require the fire alarm/fire sprinkler systems to be monitored by a Central Station monitoring system. A manual and or automatic fire alarm system may also be required based on the use and occupancy of the building. Plan check approval and a Building Permit are required prior to the installation of a fire alarm or a sprinkler monitoring system. Plans and specifications shall be submitted to Fire Construction Services in accordance with RCFPD Fire Alarm Standard. Refer to the specified documents for the system requirements. 2. Automatic fire sprinklers shall be installed in buildings as required by the current editions of the California Fire Code, the Rancho Cucamonga Fire Protection District Ordinance and/or any other applicable standards that require an approved automatic fire sprinkler system to be installed. 3. The amount of parking provided and any alternative solution to mitigate deficiencies from establish parking regulations must be approved by the planning department after consultation with the Fire Marshal. Building and Safety Services Department Standard Conditions of Approval 1. Submit two sets of structural calculations, two sets of energy conservation calculations, and a soils report. Architect's/Engineer's stamp and "wet" signature are required prior to plan check submittal. 2. Submit five complete sets of plans including the following: a. Site/Plot Plan; b. Foundation Plan and reverse foundation plan (when applicable); c. Floor Plan; d. Roof and Floor Framing Plan and reverse Roof and Floor Framing Plan (when applicable); e. Electrical Plans (2 sets, detached) including the size of main switch, number and size of service entrance conductors, panel schedules, and single line diagrams; f. Plumbing and Sewer Plans, including isometrics, underground diagrams, water and waste diagram, sewer or septic system location, fixture units, gas piping, and heating and air conditioning; and g. Planning Department Project Number (i.e., TT, CUP, DR, etc.) clearly identified on the outside of all plans. 3. Contractors must show proof of State and City licenses and Workers' Compensation coverage to the City prior to permit issuance. 4. Separate permits are required for fencing and/or walls. 5. NOTE: ANY REVISIONS MAY VOID THESE REQUIREMENTS AND NECESSITATE ADDITIONAL REVIEW (S). 6. The structures must be equipped with automatic fire sprinklers in accordance with current edition of N FPA. www.CityofRC.us Printed:5/5/2016 Page 11 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC201 4-01 1 34, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: -- - 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minorno Exception, Tree Removal Permit, Uniform Sign ALL OF THE P&@rLalY e L 1?BCJ iPPLY TO YOUR PROJECT: Building and Safety Services Department Standard Conditions of Approval 7. Provide draft stops in combustible attics and concealed spaces, in accordance with CBC. 8. Provide draft stops in attics in line with common walls when required. 9. Exterior walls shall be constructed of the required fire rating in accordance with CBC. 10. Fire resistive construction of the multi-family dwellings shall be in accordance with the CBC. 11. Provide compliance with the California Building Code (CBC) for property line clearances considering use, area, and fire-resistive construction. 12. Provide compliance with the California Building Code for required occupancy separations. 13. Openings in exterior walls shall be protected in accordance with CBC. 14. Roofing material shall be installed per the manufacturer's"high wind" instructions. 15. Project shall comply with the accessibility requirements the current edition of the California Building Code 16. The Building and Safety Official shall provide street addresses after tract/parcel map recordation and prior to issuance of Building Permits. 17. Construction activity shall only occur in accordance with the times noted in Chapter 17.66 050 D-4 of the Development Code. 18. Prior to issuance of Building Permits for a new residential project or major addition, the applicant shall pay development fees at the established rate. Such fees may include, but are not limited to: City Beautification Fee, Park Fee, Drainage Fee, Transportation Development Fee, Permit and Plan Check Fees, and School Fees. Applicant shall provide a copy of the school fees receipt to the Building and Safety Services Department prior to permit issuance. 19. Submit pool plans to the County of San Bernardino's Environmental Health Services Department for approval. 20. Plans shall be submitted for plan check and approved prior to construction. All plans shall be marked with the project file number (i.e., TT, CUP, DR, etc.). The applicant shall comply with the latest adopted California Codes, and all other applicable codes, ordinances, and regulations in effect at the time of permit application. Contact the Building and Safety Services Department for availability of the Code Adoption Ordinance and applicable handouts. 21. Construct trash enclosure(s) per City Standard (available at the Planning Division's public counter). Grading Section Standard Conditions of Approval 1. Grading of the subject property shall be in accordance with current adopted California Building Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan(s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. www.CityofRC.us Printed:5/5/2016 Page 12 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: --- 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE P12Pd e g 18 lIPPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 2. 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. 3. 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. 4. 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. 5. 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 permit. 6. 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. 7. 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. 8. 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. The drainage analysis shall include all upstream off-site storm water flows. Off-site storm water flows may be analyzed using AMCII, 25-year storm event criteria. 9. It shall be the responsibility of the applicant to acquire any required off-site drainage easements prior to the issuance of a grading permit. 10. 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. 11. 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. 12. 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. www.cityofRc.us Printed:5/5/2016 Page 13 of 18 Project#: SUBTT19945CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: -- - 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE giReatifig iblIMP 8 PPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 13. 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. 14. Private sewer, water, and storm drain improvements will be designed per the, latest adopted California Plumbing Code. Storm drain improvements shall be shown on the grading and drainage plan. 15. 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. 16. Roof storm water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 17. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 18. 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. 19. This project shall comply with the accessibility requirements of the current adopted California Building Code. 20. 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". 21. 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. 22. Prior to the issuance of the Certificate of Occupancy the engineer of record shall certify the functionality of the storm water quality management plan (WQMP) best management practices (BMP)devices. www.Cityofr2C.us Printed:5/5/2016 Page 14 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: --- 1 1 00201 03-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minorno Exception, Tree Removal Permit, Uniform Sign ALL OF THE Ff9PLaO 1; �Ut biffat 5iPPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approvat 23. The Water Quality Management Plan (WQMP) shall include a copy of the project Conditions of Approval. 24. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment best management practices (BMP) devices as provided for in the project's Storm Water Quality Management Plan shall be provided for by CC&R's and shall be recorded prior to the issuance of a grading permit. Said CC&R's 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. 25. Prior to the issuance of a grading permit, the applicant shall provide both legal and physical access to the Cucamonga Valley Water District property along the north boundary of the project. The legal access shall be shown on either the Final Map or by a separate instrument. The physical access shall be shown on the precise grading and drainage plan. 26. 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. 27. 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. 28. The applicant shall provide a copy of EPA Form 7520-16 (Inventory of Injection Wells) with the Facility ID Number assigned to the Building and Safety Services Department Official prior to issuance of the Grading Permit. 29. 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. 30. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment best management practices (BMP) devices, as provided for in the project's Storm Water Quality Management Plan, shall be provided for by CC&R's or deeds and shall be recorded prior to the issuance a grading permit. Said CC&R's and/or deeds shall be included in the project site specific Storm Water Quality Management Plan (WQMP) document prior to approval of the WQMP document and recording of the Memorandum of Agreement of Storm Water Quality Management Plan. 31. Prior to issuance of a wall permit, on engineered combination garden/retaining walls along the property boundary the structural calculations for the wall shall assume a level toe/heel at the adjacent off-site property (i.e. a manufactured slope is not present). This shall be shown in the typical sections of the grading and drainage plan. www.CityofRC.us Printed:5/5/2016 Page 15 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: --- 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE PaLaii d t-WP W PPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 32. Prior to issuance of a wall permit, a copy of the Grading Special Conditions of Approval shall be included within the engineered wall plans and calculations. 33. 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 34. The land owner shall provide an inspection report 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 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. 35. This project is conditioned to accept all upstream off-site storm water flows onto this project site to be routed, through the project site to a storm drain system. 36. This project shall provide legal and physical to the property along the northerly property line owned by Cucamonga Valley Water District. 37. Prior to issuance of a grading permit the applicant shall provide a letter from the adjoining property owner(s)allowing grading on the adjacent property(ies). 38. Prior to issuance of a grading permit, the applicant shall provide correspondence from the gas company noting the gas company has review the proposed improvements over the gas company easement and that the gas company does not have any further comments regarding said improvements over the gas easement. 39. The land 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. The Preliminary Water Quality Management Plan (WQMP) has been deemed "Acceptable". Prior to the issuance of a grading permit a final project-specific Water Quality Management Plan shall be submitted for review and approval by the Building Official. 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. All roof drainage flowing to the public right of way (Foothill Boulevard and East Avenue) must drain under the sidewalk through a parkway culvert approved by the Engineering Department. www.CityofRC.us Printed:5/5/2016 Page 16 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: -- - 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minoro Exception, Tree Removal Permit, Uniform Sign ALL OF THE P�'PPoL�1I8IVsPPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 43. 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. 44. 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. 45. 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. 46. 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". 47. Prior to issuance of a grading permit, the permitted grading 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. 48. 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. www.CityofRC.us Printed:5/5/2016 Page 17 of 18 Project#: SUBTT19945 CEQA2014-00027, DRC2014-01130, DRC2014-01131, DRC2014-01132, DRC2014-01133, DRC2014-01134, DRC2015-00318, DRC2016-00169 Project Name: Foothill & East Location: --- 110020103-0000 Project Type: Tentative Tract Map CEQA Review, Design Review, Development Code Amendment, General Plan Amendment, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE goPLaaVi l r� 'b ?ol i PPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 49. 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. www.CityofRC.us Printed:5/5/2016 Page 18 of 18