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HomeMy WebLinkAbout16-51 - Resolutions - Approving Minor Exception, Located At the Northeast Corner Of Foothill BLVD RESOLUTION NO. 16-51 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING MINOR EXCEPTION DRC2016-00455, A REQUEST TO REDUCE ON-SITE PARKING BY 25% FOR THE DEVELOPMENT OF A 182-UNIT MULTI- FAMILY RESIDENTIAL DEVELOPMENT (INCLUDING 5 LIVE-WORK UNITS) ON 4.78 ACRES OF LAND IN THE MIXED USE (MU) DISTRICT, LOCATED AT THE NORTHEAST CORNER OF FOOTHILL BOULEVARD AND HERMOSA AVENUE; AND MAKING FINDINGS IN SUPPORT THEREOF -APN: 1077-601-13 AND 1077-601-14. A. Recitals. 1. The applicant, Charles Joseph Associates, filed an application for the approval of Minor Exception DRC2016-00455 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 26th day of October, 2016, the Planning Commission of the City of Rancho Cucamonga conducted a noticed public hearing on the application and concluded said hearing on that date. 3. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon the substantial evidence presented to this Commission during the above-referenced public hearing on October 26, 2016, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to approximately 4.78 acres of land, basically a rectangular configuration, located at the northeast corner of Foothill Boulevard and Hermosa Avenue and is currently designated Mixed Use; and b. The project site is approximately 363 feet from east to west and 619 feet from north to south and the southerly half of the site contains a liquor store (Shop& Go), a motel (Motel 66), and a closed night club (Rock the Keys); the northerly half of the site is vacant; and c. The property to the north contains single-family homes; to the east is the Villaggio on Route 66 workforce apartment complex (DRC2006-00633), and an existing vacant single-family residential house that has been used commercially; to the south is a multi-tenant office building and restaurant (Kick Back Jacks); and to the west are commercial uses (Xtreme Autosound) and an older multi-family residential complex; and PLANNING COMMISSION RESOLUTION NO. 16-51 MINOR EXCEPTION DRC2016-00455 — CHARLES JOSEPH ASSOCIATES October 26, 2016 Page 2 d. The related Design Review application (DRC2016-00006) is a request to develop a 182-unit multi-family residential development (including 5 live-work units), located at the northeast corner of Foothill Boulevard and Hermosa Avenue; and e. The proposed project meets or exceeds all Development Code standards. As conditioned, the proposed apartment complex will meet all applicable Mixed Use (MU) District Development Code standards for multiple family residential development. 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 in 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 (Policy LU-2.2). The proposed project provides 293 on-site parking spaces, as well as 42 secure bicycle parking spaces, and provides convenient access for both pedestrians and automobiles; and b. The proposed development is compatible with existing and proposed land uses in the surrounding area. The proposed high density mixed use project is located on a major commercial thoroughfare that provides bus service. Further, the project plan is in near proximity to similar multi-family projects and nearby commercial land uses; and c. The proposed 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. 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 major arterial and provides the opportunity for a mixed use development with convenient access to alternative transportation modes. Additionally, the applicant will provide up to 16 additional on-street parking spaces that will offset the 95 parking space reduction; and 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 properties or improvements 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 the applicant has demonstrated that the project will provide adequate parking for all on-site uses. The applicant has submitted a parking study (Linscott, Law, & Greenspan, Engineers; May 4, 2016) verifying the adequacy of the proposed number of on-site parking spaces. Additionally, the Parking Analysis was subject to peer review (Nelson/Nygaard Consulting Associates, July 5, 2016) to verify its adequacy. 4. Based upon the facts and information contained in the proposed Mitigated Negative Declaration, together with all written and oral reports included for the environmental assessment for the application, the Planning Commission finds that there is no substantial evidence that the PLANNING COMMISSION RESOLUTION NO. 16-51 MINOR EXCEPTION DRC2016-00455 — CHARLES JOSEPH ASSOCIATES October 26, 2016 Page 3 project will have a significant effect upon the environment and adopts a Mitigated Negative Declaration and Monitoring Program attached hereto, and incorporated herein by this reference, based upon the findings as follows: a. Pursuant to the California Environmental Quality Act (CEQA) and the City's local CEQA Guidelines, the City staff prepared an Initial Study of the potential environmental effects of the project. Based on the findings contained in that Initial Study, City staff determined that, with the imposition of mitigation measures, there would be no substantial evidence that the project would have a significant effect on the environment. Based on that determination, a Mitigated Negative Declaration was prepared. Thereafter, the City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration; and b. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration and, based on the whole 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 adopts the Mitigated Negative Declaration; and c. The Planning Commission has also reviewed and considered the Mitigation Monitoring Program for the project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during project implementation. The Planning Commission therefore adopts the Mitigation Monitoring Program for the project; and d. The custodian of records for the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and all other materials which constitute the record of proceedings upon which the Planning Commission's decision 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 attached standard conditions incorporated herein by this reference. Planning Department 1) Approval of this Minor Exception application is subject to Planning Commission approval of Design Review DRC2016-00006. 2) All applicable Conditions of Approval as contained in Resolution No. 16-49 approving DRC2016-00006, shall apply. 3) Approval is for a Minor Exception to reduce the required on-site parking by 95 parking spaces related to development of a 182-unit multi-family residential development (including 5 live-work units) on 4.78 acres of land in the Mixed Use (MU) District, located at the PLANNING COMMISSION RESOLUTION NO. 16-51 MINOR EXCEPTION DRC2016-00455 — CHARLES JOSEPH ASSOCIATES October 26, 2016 Page 4 northeast corner of Foothill Boulevard and Hermosa Avenue; APN: 1077-601-13 and 1077-601-14. 4) The Development Code requires 388 parking spaces based on a summation of uses within the project site. The proposed Minor Exception will reduce on-site parking by 95 parking spaces to provide a total of 293 parking spaces on-site through a combination of garage, carport, and open parking spaces. 5) A Parking Management Plan shall be submitted for Planning Director review and approval prior to occupancy. The Parking Management Plan shall include, at a minimum, requirements that the use of the garages and carports will 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 project's ongoing parking demand. 6) The applicant proposes providing up to 16 on-street parking spaces on the along the east side of Hermosa Avenue. These on-street parking spaces do not count towards meeting the required on site parking requirement for the project. Final design of the striping plan for the Hermosa Avenue on street parking shall be subject to review and approval by the Engineering Services Director. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 26TH DAY OF OCTOBER 2016. PLANNING C MISSION OF THE CITY OF RANCHO CUCAMONGA BY: Francisco Oaxaca, Chairman ATTEST: 111 Candyc4: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 26th day of October 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 tIt ***:*;j RANCHO Community Development Department CUCAMONGA Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions 1. Approval is for the development of a 182-unit multi-family residential development (including 5 live-work units) on 4.78 acres of land in the Mixed Use (MU) District, located at the northeast corner of Foothill Boulevard and Hermosa Avenue; APN: 1077-601-13 and 1077-601-14. 2. Approval of this Design Review application is contingent upon Planning Commission approval of Tree Removal Permit DRC2016-00007 and Minor Exception DRC2016-00455. 3. A Parking Management Plan shall be submitted for City Planner review and approval prior to occupancy. The Parking Management Plan shall include, at a minimum, requirements that the use of the garages and carports will be strictly monitored. The City Planner may periodically review and require additional parking mitigation measures if it is determined that the on-site parking is inadequate to meet the project's ongoing parking demand. 4. On-street parking along the east side of Hermosa Avenue may be provided to support this Design Review application. The final design and number on-street parking spaces shall be subject to City Planner and City Engineer review and approval. 5. Demolition of the existing structures shall meet or exceed requirements of SCAQMD Rule 1403 - Asbestos Emissions from Demolition/Renovation Activities. 6. The ground floor of the 5 Live/Work units facing Foothill Boulevard shall be occupied only by non-residential uses. Standard Conditions of Approval 7. All roof appurtenances, including air conditioners and other roof mounted equipment and/or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets as required by the Planning Department. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the City Planner. Any roof-mounted mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof-mounted mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color scheme of the building. Details shall be included in building plans. www.CityofRC.us Printed:10/27/2016 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 8. 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 City Planner 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. 9. 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 City Planner 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. 10. 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. 11. Copies of the signed Planning Commission Resolution of Approval, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 12. Crime Free Multi-Family Housing Program - The owner shall cause the manager and any resident manager to complete the training for and enroll the project in the San Bernardino County Crime Free Multi-Family Housing Program. 13. 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. 14. 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. 15. For multi-family residential development, property owners are responsible for the continual maintenance of all landscaped areas on-site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or decaying plant material shall be replaced within 30 days from the date of damage. www.CityofRC.us Printed:10/27/2016 Page 2 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 16. A detailed landscape and irrigation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for City Planner review and approval prior to the issuance of Building Permits for the development or prior final map approval in the case of a custom lot subdivision. For development occurring in the Very High Fire Hazard Severity Zone, the landscape plans will also be reviewed by Fire Construction Services. 17. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking stalls. 18. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the required landscape plans and shall be subject to City Planner review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Services Department. 19. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per 30 linear feet of building. 20. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 21. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient landscaping per Development Code Chapter 17.82. 22. The applicant shall contact the U.S. Postal Service to determine the appropriate type and location of mailboxes. Multi-family residential developments shall provide a solid overhead structure for mailboxes with adequate lighting. The final location of the mailboxes and the design of the overhead structure shall be subject to City Planner review and approval prior to the issuance of Building Permits. 23. All parking lot landscape islands shall have a minimum outside dimension of 6 feet. 24. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). 25. Plans for any security gates shall be submitted for the City Planner, City Engineer, and Rancho Cucamonga Fire Protection District review and approval prior to issuance of Building Permits. For residential development, private gated entrances shall provide adequate turn-around space in front of the gate and a separate visitor lane with call box to avoid cars stacking into the public right-of-way. 26. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and exits shall be striped per City standards. 27. Textured pedestrian pathways and textured pavement across circulation aisles shall be provided throughout the development to connect dwellings/units/buildings with open spaces/plazas/ recreational uses. 28. The signs indicated on the submitted plans are conceptual only and not a part of this approval. Any signs proposed for this development shall comply with the Sign Ordinance and shall require separate application and approval by the Planning Department prior to installation of any signs. www.CityofRC.us Printed:10/27/2016 Page 3 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 29. Unless exempt, directory monument sign(s) shall be provided for apartment, condominium, or town homes prior to occupancy and shall require separate application and approval by the Planning Department and the RCFPD prior to issuance of Building Permits for the signs in question. (Chapter 17.74.040 B-4) 30. A Uniform Sign Program for this development shall be submitted for City Planner review and approval prior to issuance of Building Permits. 31. 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. 32. All building numbers and individual units shall be identified in a clear and concise manner, including proper illumination and in conformance with Building and Safety Services Department standards, the Municipal Code and the Rancho Cucamonga Fire Department (RCFD) Standards. 33. The developer shall submit a construction access plan and schedule for the development of all lots for City Planner and Engineering Services Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 34. The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, and Development Code regulations. 35. For multiple-family development, provide exterior lockable storage space as required by the California Green Building Code. 36. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the City Planner. 37. A uniform hardscape and street furniture design including seating benches, trash receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Department review and approval prior to the issuance of Building Permits. 38. All parkways, open areas, and landscaping shall be permanently maintained by the property owner, homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance shall be submitted for City Planner and Engineering Services Department review and approved prior to the issuance of Building Permits. 39. For multiple-family development, laundry facilities shall be provided as required by the Development Code. 40. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed and approved by the City Planner and Police Department (909-477-2800) prior to the issuance of Building Permits. Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties. www.CityofRC.us Printed:10/27/2016 Page 4 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 41. Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 42. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 43. Prior to any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the City Planner. 44. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/fences along the project perimeter. 45. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for City Planner review and approval prior to the issuance of Building Permits. 46. Trash receptacle(s) are required and shall meet City standards. The final design, locations, and the number of trash receptacles shall be subject to City Planner review and approval prior to the issuance of Building Permits. 47. Bicycle storage spaces shall be provided at a rate equivalent to 5 percent of all required motorized vehicle parking, with a minimum of one rack with a capacity for two bicycles. Engineering Services Department Please be advised of the following Special Conditions 1. Hermosa is a Secondary Arterial and will need to be widened to 32 feet from curb to centerline from Foothill to northern tract boundary. Dedicate the necessary right-of-way to the satisfaction of the city engineer. www.CityofRC.us Printed:10/27/2016 Page 5 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 2. Hermosa Avenue frontage improvements to be in accordance with City "Secondary" standards as required and including: A. Provide curb, gutter, sidewalk, and driveway. B. Proposed driveway shall be for Emergency Vehicle Access only. Provide a Limited Access Curb per City Standard Plan 105-C to discourage potential residential access. Because the proposed driveway is Emergency Vehicle Access only, a median curb is not required along Hermosa Avenue. C. Provide signing and striping plans. In the future if the City determines that the Level of Service is unacceptable at the intersection of Foothill Boulevard and Hermosa Avenue, the City may remove on-street parking in order to add an additional northbound lane. D. Provide 9500 Lumen HPSV-equivalent LED street lights as required. Coordinate with City staff for design and installation requirements. E. Relocate and modify traffic signal and related equipment as required. F. Revise signing and striping. 3. Foothill Boulevard frontage improvements to be in accordance with City "Major Divided Arterial" standards as required and including: A. Provide curb and gutter and sidewalk at the ultimate condition including, but not limited to, 1 left turn lane, 3 travel lanes, and 1 bike lane. B. The driveway approach along Foothill shall be designed as far east as possible. C. Provide 16000 Lumen HPSV-equivalent LED street lights as required. Coordinate with City staff to design street lights. D. Provide signing and striping plans. E. Relocate and modify traffic signal and related equipment. F. Revise signing and striping. G. No median breaks on Foothill Boulevard. H. Parkway improvements shall be in conformance with the Foothill Boulevard Historic Route 66 Visual Improvement Plan, including streetlights and an in-lieu fee for special pavers within the intersection. www.CityofRC.us Printed:10/27/2016 Page 6 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 4. Existing overhead utilities shall be placed underground on both streets along the entire frontage of the existing parcel per the Existing Overhead Utility Requirements Policy, prior to public improvement acceptance or occupancy, whichever occurs first. 5. Hermosa striping must delineate parking stalls from travel lane. Provide signing and striping to guide traffic away from the first parking stall at the south end, and to guide traffic away from the protruding curb north of the project property line. 6. Development impact fees will be applied at the building permit. Note: fees are subject to change annually 7. The street lights shall be owned by the City. Developer shall be responsible to coordinate and pay all costs of street lights and to provide power to City owned street lights. Standard Conditions of Approval 8. Corner property line cutoffs shall be dedicated per City Standards. 9. Easements for public sidewalks placed outside the public right-of-way shall be dedicated to the City. 10. The separate parcels contained within the project boundaries shall be legally combined into one parcel prior to issuance of Building Permits. 11. 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. 12. 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. 13. 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. 14. Add the following note to any private landscape plans that show street trees: "All improvements within the public right-of-way, including street trees, shall be installed per the public improvement plans." If there is a discrepancy between the public and private plans, the street improvement plans will govern. www.CityofRC.us Printed:10/27/2016 Page 7 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 15. Construct the following perimeter street improvements including, but not limited to: Curb & Gutter A.C. Pvmt Side-walk Drive Appr. Street Lights Street Trees Comm Trail Median Island Bike Trail Other Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement reconstruction and overlays will be determined during plan check. (c) If so marked, sidewalk shall be curvilinear per Standard 114. (d) If so marked, an in-lieu of construction fee shall be provided for this item. 16. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of energy, fuel or power to any building or structure which is regulated by technical codes and for which a permit is required unless, in addition to any and all other codes, regulations and ordinances, all improvements required by these conditions of development approval have been completed and accepted by the City Council, except: that in developments containing more than one building, structure or unit, the development may have energy connections made in equal proportion to the percentage of completion of all improvements required by these conditions of development approval, as determined by the City Engineer, provided that reasonable, safe and maintainable access to the property exists. In no case shall more than 95 percent of the buildings, structures or units be connected to energy sources prior to completion and acceptance of all improvements required by these conditions of development approval. www.CityofRC.us Printed:10/27/2016 Page 8 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 17. Improvement Plans and Construction: a. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits, whichever occurs first. b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer. d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along major or secondary streets and at intersections for future traffic signals and interconnect wiring. Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer. Notes: 1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200 feet apart, unless otherwise specified by the City Engineer. 2) Conduit shall be 3-inch 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. I. All public improvements (interior streets, drainage facilities, community trails, paseos, landscaped areas, etc.) shown on the plans and/or tentative map shall be constructed to City Standards. Interior street improvements shall include, but are not limited to, curb and gutter, AC pavement, drive approaches, sidewalks, street lights, and street trees. www.CityofRC.us Printed:10/27/2016 Page 9 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 18. 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. Street Name Botanical Name Common Name Min. Grow Space Spacing Size Qty. Construction Notes for Street Trees: 1)All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Services Department. Street trees are to be planted per public improvement plans only. 19. 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. 20. The developer shall be responsible for the relocation of existing utilities as necessary. 21. 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. 22. 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. Grading Section Standard Conditions of Approval 1. 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. www.CityofRC.us Printed:10/27/2016 Page 10 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 2. Grading of the subject property shall be in accordance with current adopted California Building Code and/or the California Residential Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan(s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. 3. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. 4. A geologic report shall be prepared by a qualified Engineer or Engineering Geologist and submitted at the time of application for Grading and Drainage Plan review. 5. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of building permits. 6. A separate Grading and Drainage Plan check submittal is required for all new construction projects and for existing buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and wet signed by a California licensed Civil Engineer prior to the issuance of a grading permit. 7. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust control sign on the project site prior to the issuance of a grading permit. All dust control sign(s) shall be located outside of the public right of way. 8. If a Rough Grading and Drainage Plan/Permit are submitted to the Building and Safety Official for review, the rough grading plan shall be a separate plan submittal and permit from Precise Grading and Drainage Plan/Permit. 9. 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. 10. It shall be the responsibility of the applicant to acquire any required off-site drainage easements prior to the issuance of a grading permit. 11. 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) and/or removing existing fences, or provide a detail(s) showing the perimeter wall(s)to be constructed offset from the property line. 12. 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. 13. 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:10/27/2016 Page 11 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 14. 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. 15. 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. 16. 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. 17. 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. 18. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 19. 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. 20. This project shall comply with the accessibility requirements of the current adopted California Building Code. 21. 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". 22. 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. 23. 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) storm water treatment devices and best management practices (BMP). 24. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. www.CityofRC.us Printed:10/27/2016 Page 12 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 25. 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. 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. All roof drainage flowing to the public right of way (Foothill Boulevard and Hermosa Avenue) must drain under the sidewalk through a parkway culvert approved by the Engineering Department. This shall be shown on both the grading and drainage plan and Engineering Services Department required plans. 29. The applicant shall provide a copy of a completed 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 and/or approval of the project-specific Water Quality Management Plan. A copy of EPA Form 7520-16 shall be scanned and pasted onto the permitted grading plan set, and a copy of said form shall be included in the project-specific Water Quality Management Plan. 30. 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. 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. 32. 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. www.CityofRC.us Printed:10/27/2016 Page 13 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 33. 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. 34. 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. 35. 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. 36. 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". 37. 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. 38. 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:10/27/2016 Page 14 of 15 Project#: DRC2016-00006 LLA2016-00006 Project Name: The Vinter on Foothill Location: --- 107760113-0000 Project Type: Design Review Lot Line Adjustment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 39. 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:10/27/2016 Page 15 of 15