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HomeMy WebLinkAbout16-28 - Resolutions - Reducing The Required Parking, Corner of Foothill Blvd And East Ave RESOLUTION NO. 16-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING MINOR EXCEPTION DRC2016-00169, A REQUEST TO REDUCE THE REQUIRED PARKING BY UP TO 38 SPACES RELATED TO THE DEVELOPMENT OF A 190-UNIT, MULTI- FAMILY RESIDENTIAL DEVELOPMENT WITH 3,246 SQUARE FEET OF COMMERCIAL SPACE OR LIVE WORK UNITS ON A PROJECT SITE OF 8.8 ACRES OF LAND WITHIN THE MIXED USE (MU) ZONING DISTRICT AT THE NORTHWEST CORNER OF FOOTHILL BOULEVARD AND EAST AVENUE— APN'S: 1100-201-03, 04 AND 07. A. Recitals. 1. Foothill and East, LLC filed an application for the approval of Minor Exception DRC2016- 00169, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Minor Exception 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 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. 16-28 DRC2016-00169— FOOTHILL AND EAST, LLC May 11, 2016 Page 2 e. The applicant has filed a Minor Exception (DRC2016-00169) to reduce the required parking by 38 parking spaces (9 percent). Minor Exceptions permit an up to 25 percent reduction in the required on-site parking. 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 Minor Exception is consistent with the General Plan or any applicable specific plan or development agreement. The proposed reduction of the required number of parking spaces is consistent with the General Plan, which has stated policies to support development projects that require infill development to be designed for pedestrians and automobiles equally, and to provide connections to transit and bicycle facilities. (General Plan Policy LU.2). The project is located adjacent to a transit stop, provides 174 secure bicycle parking spaces and provides convenient access to pedestrians and automobiles. b. The proposed development is compatible with the existing and proposed land uses in the surrounding area. The proposed high density/mixed use project is located on a major thoroughfare that is in near proximity to similar multi-family projects. c. The proposed Minor Exception to the specific development standard(s) is necessary to allow creative design solutions compatible with the desires of the community and/or to accommodate unique site conditions. The proposed reduction in the parking standards is necessary to allow increased residential density on the project site, which is located adjacent to a transit stop. 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 3,246 square feet of commercial tenant space. d. The granting of the Minor Exception will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district and will not be detrimental to public health safety or welfare or materially injurious to properties or improvement in the vicinity. The proposed reduction in the required number of parking spaces is not a grant of special privilege in that the Development Code allows flexibility to reduce the required number of parking spaces where it has been demonstrated that the project will provide adequate parking for all of the proposed on- site uses. The applicant has submitted a parking study (LSA; August 18, 2015) verifying the adequacy of the proposed number of on-site parking spaces. 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 PLANNING COMMISSION RESOLUTION NO. 16-28 DRC2016-00169— FOOTHILL AND EAST, LLC May 11, 2016 Page 3 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 Department 1) Approval is to reduce the required parking by up to 38 parking related to the development 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. 2) The approval of DRC2016-00169 is subject to approval by the City Council of Development Code Amendment DRC2014-01132 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 Development Review DRC2014-01130, Tentative Tract Map SUBTT19945, 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. PLANNING COMMISSION RESOLUTION NO. 16-28 DRC2016-00169 — FOOTHILL AND EAST, LLC May 11, 2016 Page 4 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 BY: Ravenel Wimberly, Chairman ATTEST: Candy urnett, 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 Community Development Department oNGA 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 gataaV1 g elinoI APPLY 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 PdatviI gVIN6 C8 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 goTiftYpiiNgb5106111789MPPL Y 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 PaLaaNgL 15?B9PPLY 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 PtYPEOWNOVINIVIOMIPPLY 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 go2PolVilhigetilerilolff5iPPLY 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, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE gi2P+5149igtfternanIPPLY 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, Minorno Exception, Tree Removal Permit, Uniform Sign ALL OF THE PI:92P8 �i t�1l8N5 iPPLY 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 La&VIidtfteM Q iPPLY 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.CityofRC.us Printed:5/5/2016 Page 9 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 gi:5Piaa vine 6f18 9PPLY 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 l 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, 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 gd@rLaoUiiNrs I IWb9 PPLY 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 NFPA. www.CityofRC.us Printed:5/5/2016 Page 11 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, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE PaPLa&tiNigttle lB W PPLY 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, Minorr Exception, Tree Removal Permit, Uniform Sign ALL OF THE PaPPap1�i1 I�i 11Wl 1QS iPPLY 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#: 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 Pi2E5Vtge /8` EPPLY 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.CityofRC.us Printed:5/5/2016 Page 14 of 18 Project#: SUBTT19945CEQA2014-00027, DRC201 4-01 1 30, 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 PIRPOWAVNIMVAMIPPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 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 PIEVE8vineeeffibilitag5IPPLY 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, Minor Exception, Tree Removal Permit, Uniform Sign ALL OF THE ga@PaitifigtIMPIOMPPLY 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 �SW 18 Q ALL OF THE ganitI 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