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HomeMy WebLinkAbout18-72 - Resolution - Approving Tree Removal, Located Within the Low Residental District RESOLUTION NO. 18-72 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TREE REMOVAL PERMIT DRC2017-01022 TO REMOVE A TOTAL OF SEVEN HERITAGE TREES IN CONJUNCTION WITH THE DEVELOPMENT OF A TWO- STORY RESIDENTIAL CARE FACILITY TOTALING 88,896 SQUARE FEET WITH 79 ASSISTED LIVING UNITS, 26 MEMORY CARE UNITS WITH A TOTAL OF 115 BEDS ON A 3.11 ACRE SITE LOCATED WITHIN THE LOW (L) RESIDENTIAL DISTRICT SOUTH OF AND ABUTTING 19TH STREET, APPROXIMATELY 400 FEET WEST OF AMETHYST AVENUE AT 9417 19TH STREET; AND MAKING FINDINGS IN SUPPORT THEREOF -APN: 0202-061-05 AND 0202-061-49. A. Recitals. 1. Jeffrey Demure and Associates filed an application for the issuance of Tree Removal Permit DRC2017-01022, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Tree Removal Permit request is referred to as "the application." 2. On the 10th day of October 2018, 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 10, 2018, including written and oral staff reports,together with public testimony, this Commission hereby specifically finds as follows: a. The project site is comprised of two parcels totaling 3.11 acres and is located along the south side of 19th Street, approximately 400 feet west of Amethyst Avenue. The site contains a total of three single-family residences and accessory structures and has street improvements along 19th Street, including street, curb, gutter, landscaped parkway and sidewalk.The site also currently contains on-site perimeter block walls and wooden fences. There is a 22-foot grade difference, which generally slopes from the northwest to the southeast corner of the site; and b. The applicant proposes to remove a total of seven heritage trees at the project site; and c. The applicant also proposes to construct and operate an assisted living facility.The project site is located within the Low(L) Residential District. According to Table 17.30.030-1 of the PLANNING COMMISSION RESOLUTION NO. 18-72 TRP DRC2017-01022 - JEFFREY DEMURE +ASSOCIATES October 10, 2018 Page 2 Development Code, assisted living facilities are a permitted use within the Low (L) Residential District, subject to the approval of a conditional use permit; and d. This application is being processed concurrently with two separate applications, Design Review 2017-01023 and Conditional Use Permit DRC2017-01022 for a proposal to demolish three existing single-family residences and accessory structures and develop and operate a two- story residential care facility totaling 88,896 square feet with 79 assisted living units and 26 memory care units with a total of 115 beds on a 3.11 acre site located south of and abutting 19th Street approximately 400 feet west of Amethyst Avenue at 9417 19th Street (APNs: 0202-061-05 and 0202-061-49); and e. The existing General Plan Land Use and Zoning Designations for the project site and adjacent properties are as follows: Land Use General Plan Zoning Site Single-Family Residences Low Residential Low (L) Residential District Sunlit Gardens Assisted Living Medium (M) Residential North Facility and multi-family Medium Residential District residential condominiums South Single-Family Residences Low Residential Low (L) Residential District East Single-Family Residences Low Residential Low (L) Residential District West Single-Family Residences Low Residential Low (L) Residential District f. The trees are not designated as historically significant; and g. The applicant has submitted an arborist report, which was prepared by licensed arborist Jim Borer on December 3, 2018, which assessed the health of the individual trees. The report observed that seven of the trees are generally poor-quality and not good candidates for preservation or relocation; and h. It is necessary to remove the trees in order to construct improvements which allow economic enjoyment of the property; and i. There are a total of nine heritage trees existing on-site; the removal of the seven heritage trees is not anticipated to affect the established character of the area and the property values, as the proposed project involves the installation of 15-gallon, 24- and 36-inch trees at a minimum rate of one tree per 30 linear feet along the property line and one tree per 3 parking spaces; and j. It is necessary to remove the trees to construct required improvements within the public street right-of-way or within a flood control or utility right-of-way. Two Mexican Fan Palm heritage trees currently exist within the right-of-way. A condition of approval is included with this project that requires a licensed arborist to determine whether the trees qualify as good candidates for relocation on-site prior to certificate of occupancy. If the trees are determined to be good candidates,then the applicant shall relocate the trees on-site to a location approved by the Planning Director. However, if the trees are not considered to be relocatable, then the trees shall be removed and replaced with a species to be approved by the Planning Department; and k. The trees cannot be preserved by pruning and proper maintenance or relocation rather than removal.According to the arborist report,the trees are generally poor-quality specimens that have been under-maintained, pruned using non-standard methodologies, and have been PLANNING COMMISSION RESOLUTION NO. 18-72 TRP DRC2017-01022 - JEFFREY DEMURE +ASSOCIATES October 10, 2018 Page 3 allowed to develop defects that compromise their appearance as well as their structural integrity. Their canopies are, with the exception of tree numbers 3 and 5, generally vigorous and robust exposing reasonably good dispositions for long-term viability non-withstanding their poor structural integrity; and I. The trees do not constitute a significant natural resource of the city; and m. The trees are not noted in any Specific Plan, Community Plan, or condition of approval; and n. On August 28, 2018, the applicant held a neighborhood meeting at the Rancho Cucamonga Adult Sports Center located at 8303 Rochester Avenue from 6:00 pm to 8:00 pm. All property owners within 660 feet of the subject property were notified. Attendees included the applicant, architect, project planner and a total of sixteen(16)nearby property owners/residents; and o. The project was reviewed by the Design Review Committee and Technical Review Committee on September 4, 2018. Both Committees discussed the project and recommended the project move forward to the Planning Commission for their review; and p. This item was advertised as a public hearing with a regular legal advertisement in the Inland Valley Daily Bulletin newspaper, the property was posted, and notices were mailed to all property owners within a 660-foot radius of the project site. 3. Based upon the substantial evidence presented to this Commission during the above- referenced meeting and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. Every effort has been made to incorporate the tree(s) into the design of the project and the only appropriate alternative is the removal of the trees. However, the proposed project will involve the replacement of the trees that are proposed to be removed at a ratio above the City's minimum standard. Therefore, the project will contain a substantially larger number of trees upon completion; and b. The removal of the trees will not have a negative impact on the health, safety, or viability of surrounding trees, nor will it negatively impact the aesthetics or general welfare of the surrounding area. The trees slated for removal do not constitute a significant natural resource as the trees in the surrounding area are not dependent for their survival or are they significant because of their size, species, location or aesthetic qualities. 4. The Planning Department Staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City's CEQA Guidelines. The project qualifies under as a Class 32 exemption under State CEQA Guidelines Section 15332-In-Fill Development Projects for the following reasons: (1)the project is consistent with the applicable General Plan designations and all applicable General Plan policies as well as with the applicable zoning designation and regulations, (2)the proposed development occurs within the city limits on a project site of no more than five acres substantially surrounded by urban uses, (3) the project site has no value as habitat for endangered, rare or threatened species, (4) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and (5) the site can be adequately served by all required utilities and public services. PLANNING COMMISSION RESOLUTION NO. 18-72 TRP DRC2017-01022 - JEFFREY DEMURE +ASSOCIATES October 10, 2018 Page 4 The General Plan land use designation of Low Residential and zoning designation of Low (L) Residential District of the site permit the development and operation of assisted living facilities.The project complies with the City's development standards and design guidelines, including setback, height, lot coverage and design requirements. The project site is located within the City limits, is under five acres, and is surrounded by existing residential development and City infrastructure. The applicant prepared a trip generation analysis and it was determined the amount of trips generated by the project would not create a significant impact. It was also determined through the review of the project's preliminary water quality plan that the project would not result in a significant effect relating to the water quality of the site or surrounding properties. Salem Engineering Group, Inc. prepared an Air Quality and Greenhouse Gas Assessment on December 21, 2017 which determined that"emissions associated with construction and operation are below the significance thresholds for all phases and pollutants. Thus, the emissions associated with construction and operation of the project would not result in a significant impact." Salem Engineering Group also prepared a Noise Study dated April 10, 2018 was prepared for the project and concluded that "ambient noise levels are compatible with nursing home and similar uses, such as the proposed assisted living and memory care facility, and would result in acceptable interior noise levels for future residents, and project operation would not expose nearby sensitive receptors to new operational noise sources or substantially increase roadway noise in the project vicinity. In addition, project construction noise and vibration impacts would be less than significant with adherence to existing regulatory requirements (RCM-1 through RCM-4) and noise reduction measures incorporated as part of the project (PDF-1 and PDF-2). Therefore, no additional noise recommendations are necessary to reduce noise impacts to a less than significant level." A Biological Resource Evaluation (BRE) was prepared for the project site, which is currently occupied by a total of three single-family dwelling units. The BRE indicated the project site contains no wetlands or waters, no remaining natural communities; therefore, the site could not support these, or other special-status species. Standard conditions will be added to the project's conditions of approval, which are required by the General Plan FPEIR, that will reduce potential impacts to migratory birds that might be found onsite. Based on an Arborist Report prepared by Jim Borer on December 3, 2017, the project site contains a total of nine heritage trees, seven of which are generally in poor health. For reasons specified in the arborist report, conditions of approval were added to the project to allow seven of the nine heritage trees to be removed for the development and require the 2twoMexican Fan Palms to be re-evaluated to determine whether they are good candidates for relocation on-site to be incorporated into the projects landscaping. Therefore,for the reasons specified above, there is no substantial evidence that the project may have a significant effect on the environment. The Planning Commission has reviewed the Planning Department's determination of exemption, and based on its own independent judgment, concurs in the staff's determination of exemption. 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. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 10TH DAY OF OCTOBER 2018. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA PLANNING COMMISSION RESOLUTION NO. 18-72 TRP DRC2017-01022 - JEFFREY DEMURE +ASSOCIATES October 10, 2018 Page 5 Rich Macias, Chairman ATTEST: ai4)4, Candyce rnett, 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 10th day of October 2018, by the following vote-to-wit: AYES: COMMISSIONERS: GUGLIELMO, MACIAS, MUNOZ, OAXACA, WIMBERLY NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Conditions of Approval L. RkNel10 Community Development Department CUCAMONGA Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR- Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions 1. 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 Planning Director. 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. 2. Prior to issuance of a certificate of occupancy, the applicant shall set up a meeting with American Medical Response, Inc. (AMR), Planning Department and Fire District staff to develop solutions to reduce potential noise impacts to the adjacent neighborhood. 3. This project is subject to the public art requirement outlined in Chapter 17.124 of the Development Code. No final approval, such as a final inspection or a certificate of occupancy, for any development project subject to this chapter shall be granted or issued unless and until the requirements of this chapter have been met. In consideration of any phasing plan or project completion schedule, the city may accept bonds or other surety to assist in the completion of the project, provided they are in a form and manner acceptable to the planning director and city attorney. 4. The applicant shall set up a meeting with Planning Department and Fire District staff, prior to issuance of a certificate of occupancy, to develop solutions to reduce potential noise impacts to the adjacent neighborhood. 5. Prior to issuance of Certificate of Occupancy, a report shall be submitted by a licensed arborist to determine whether the 2 existing Mexican fan palm trees qualify as good candidates for relocation onsite. If the trees are determined to be good candidates for relocation, then the applicant shall relocate the trees onsite to a location approved by the Planning Director. However, if the trees are not considered to be good candidates for relocation, then the trees shall be removed and replaced with a species to be approved by the Planning Department. 6. The applicant shall adhere to the noise-attenuating Project Design Features (PDF-1 and PDF-2) and Regulatory Compliance Measures (RCM-1 through RCM-4) specified within the Noise Study prepared by Salem Engineering Group, Inc. on April 10, 2018. Standard Conditions of Approval www.CityofRC.us Printed:10/2/2018 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR-Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 7. 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. 8. Copies of the signed Planning Commission Resolution of Approval and all Conditions of Approval 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. 9. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption fee in the amount of $50.00. 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 or within 5 days of the date of project approval. 10. 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. 11. Any modification or intensification of the approved use, including revisions in the operations of the business including changes to the operating days/hours; change in the location on-site or within the building of the use/activity that is approved by this Conditional Use Permit; improvements including new building construction; and/or other modifications/intensification beyond what is specifically approved by this Conditional Use Permit, shall require the review and approval by the Planning Director prior to submittal of documents for plan check/occupancy, construction, commencement of the activity, and/or issuance of a business license. The Planning Director may determine that modifications or intensifications of use require the submittal of an application to modify this Conditional Use Permit for review by the City. 12. Approval of this request shall not waive compliance with all sections of the Development Code and all other applicable City Ordinances in effect at the time of Building Permit issuance. 13. The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Services Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 14. The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping and grading on file in the Planning Department, the conditions contained herein, and the Development Code regulations. 15. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director. For single-family residential developments, transformers shall be placed in underground vaults. www.CityofRC.us Printed:10/2/2018 Page 2 of 14 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR- Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 16. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed and approved by the Planning Director 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. 17. 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. 18. 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.). 19. Prior to any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Director. 20. Six-foot decorative block walls shall be constructed along the project perimeter as shown on the approved site plan and wall and fence plan. 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. 21. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). 22. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and exits shall be striped per City standards. 23. Textured pedestrian pathways and textured pavement shall be provided in all areas shown on the approved site plan, conceptual grading plan and conceptual landscape plan. 24. The landscape architect of record shall provide a signed certification on company letterhead certifying that all project-related landscaping has been installed per the approved landscape plans. This is subject to Planning Director review and approval prior to the issuance of a Certificate of Occupancy for the development. 25. A detailed landscape and irrigation plan shall be prepared by a licensed landscape architect and submitted for Planning Director review and approval prior to the issuance of Building Permits for the development. The plan shall be consistent with the approved Conceptual Landscape Plan, as approved by the Planning Commission. 26. A minimum of 20 percent of trees planted within industrial projects, and a minimum of 30 percent within commercial and office projects, shall be specimen size trees-24-inch box or larger. 27. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking stalls. www.CityofRC.us Printed:10/2/2018 Page 3 of 14 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR- Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 28. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the required landscape plans and shall be subject to Planning Director review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Services Department. 29. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 30. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient landscaping per Development Code Chapter 17.82. Engineering Services Department Please be advised of the following Special Conditions 1. 19th Street frontage improvements to be in accordance with City "Secondary Arterial" standards as required and including: A. Provide, protect, or repair curb & gutter, sidewalk, drive approach, streetlights, and traffic signing &striping. B. Drive approach shall be in accordance with the City Driveway Policy including minimum distance to the intersection. 2. The existing overhead utility lines fronting the property shall be undergrounded at the developers expense, extending to the first pole off-site (east and west) and shall include all services crossing 19th Street. 3. A reimbursement agreement, URA 19, was processed for the undergrounding of the existing overhead utilities on the opposite side of 19th Street and must be paid prior to issuance of building permits. Standard Conditions of Approval 4. A final drainage study shall be submitted to and approved by the City Engineer prior to the issuance of Building Permits. All drainage facilities shall be installed as required by the City Engineer. 5. Adequate provisions shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 6. The separate parcels contained within the project boundaries shall be legally combined into one parcel prior to issuance of Building Permits. www.CityofRC.us Printed:10/2/2018 Page 4 of 14 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR- Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 7. **CD Information Required Prior to Sign-Off for Building Permit Prior to the issuance of building permits, if valuation is greater or equal to $100,000, a Diversion Deposit and a related administrative fee shall be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at least 65% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City. Applicant must identify if they are self-hauling or utilizing Burrtec prior to issuance of a building permit. Proof of diversion must be submitted to the Environmental Engineering Division within 60 days following the completion of the construction and/or demolition project. Contact Susan Shaker, Environmental Engineering, at(909) 774-4062 for more information. Instructions and forms are available at the City's website, www.cityofrc.us, under City Hall / Engineering/ Environmental Programs/Construction & Demolition Diversion Program. 8. 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. 9. 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:10/2/2018 Page 5 of 14 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR-Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 10. 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 - 19th Street Botanical Name- Lagerstroemia hybrid Muskogee Common Name Lavender Crape Myrtle Hybrid Spacing -20' OC Size- 15 gallon minimum 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. 11. 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. 12. 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. 13. The developer shall be responsible for the relocation of existing utilities as necessary. 14. 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. 15. 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. Building and Safety Services Department Please be advised of the following Special Conditions www.CityofRC.us Printed:10/2/2018 Page 6 of 14 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR- Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Building and Safety Services Department Please be advised of the following Special Conditions 1. When the Entitlement Review is approved submit complete construction drawings including structural calculations, energy calculations and soils report to Building and Safety for plan review in accordance with the current edition of the CA Building and Fire Codes including all local ordinances and standards which are effective at the time of Plan Check Submittal. The new structures are required to be equipped with automatic fire sprinklers per the CBC and Current RCFPD Ordinance. Disabled access for the site and building must be in accordance to the State of CA and ADA regulations. If it is anticipated that there will be a need for temporary fire protection water supply and/or temporary fire access, submit a separate plan for review and approval that complies with RCFD Standard 33-3. Grading Section Standard Conditions of Approval 1. Prior to issuance of a grading permit the precise grading and drainage plan shall follow the format provided in the City of Rancho Cucamonga handout"Information for Grading Plans and Permit". 2. Grading of the subject property shall be in accordance with current adopted California Building Code and/or the California Residential Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan(s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. 3. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. 4. 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 or building 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. 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. www.CityofRC.us Printed:10/2/2018 Page 7 of 14 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR-Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 9. 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. 10. 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. 11. 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. 12. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking stall gradient at 7 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 13. 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. 14. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 15. This project shall comply with the accessibility requirements of the current adopted California Building Code. 16. 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. www.CityofRC.us Printed:10/2/2018 Page 8 of 14 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR-Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 17. All roof drainage flowing to the public right of way 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. 18. Prior to issuance of a grading or building permit, the permitted grading plan (or architectural site plan) set shall show in each of the typical sections and the plan view show how the separations between the building exterior and exterior ground surface meet the requirements of Sections CBC1804.3/CRC R401.3, CBC2304.11.2.2/CRC R317.1(2) and CBC2512.1.2/CRC R703.6.2.1 of the current adopted California Building Code/Residential Code. 19. 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. 20. Prior to approval of the project-specific storm water quality management plan, the applicant shall submit to the Building Official, or his designee, a precise grading plan showing the location and elevations of existing topographical features, and showing the location and proposed elevations of proposed structures and drainage of the site. 21. A drainage study showing a 100-year, AMC 3 design storm event for on-site drainage shall be prepared and submitted to the Building and Safety Official for review and approval for on-site storm water drainage prior to issuance of a grading permit. The report shall contain water surface profile gradient calculations for all storm drain pipes 12-inches and larger in diameter. All reports shall be wet signed and sealed by the Engineer of Record. In addition, the project specific drainage study shall provide inlet calculations showing the proper sizing of the water quality management plan storm water flows into the proposed structural storm water treatment devices. The drainage study shall include all off-site storm water flows which are accepted onto the project site. 22. It shall be the responsibility of the applicant to acquire any required off-site drainage easements prior to the issuance of a grading permit. 23. Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 24. Flow lines steeper than 6 percent could be erosive. The applicant shall provide hard lined gutters and swales where concentrated flows exceed 3fps, and anywhere that flow lines exceed 10 percent. This shall be shown on the grading and drainage plan prior to issuance of a grading permit. 25. Private sewer, water, and storm drain improvements will be designed per the latest adopted California Plumbing Code. Private storm drain improvements shall be shown on the grading and drainage plan. 26. Prior to the issuance of the Certificate of Occupancy or final sign off by the Building Inspector the engineer of record shall certify the functionality of the storm water quality management plan (WQMP) storm water treatment devices and best management practices (BMP). 27. 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:10/2/2018 Page 9 of 14 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR- Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 28. 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. 29. 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. 30. The applicant shall provide a copy of a completed EPA Form 7520-16 (Inventory of Injection Wells) for each underground infiltration device, with the Facility ID Number assigned, to the Building and Safety Services Department Official prior to issuance of the Grading Permit and/or approval of the project-specific Water Quality Management Plan. A copy of EPA Form 7520-16 shall be scanned and pasted onto the permitted grading plan set, and a copy of said form shall be included in the project-specific Water Quality Management Plan. 31. 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. 32. The land owner shall provide an inspection report on a biennial basis for the structural storm water treatment devices, commonly referred to as BMPs, to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis as described in the Storm Water Quality Management Plan prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 33. The land/property owner shall follow the inspection and maintenance requirements of the approved project specific Water Quality Management Plan and shall provide a copy of the inspection reports on a biennial basis to the City of Rancho Cucamonga Environmental Program Manager. 34. The Site and Drainage Plan in the final project-specific Water Quality Management Plan shall show the locations of all roof downspout drains. if required for storm water quality purposes, the downspouts shall include filters. 35. Prior to the issuance of a building permit or Engineering Services Department issued right of way permit, the applicant shall submit to the Building Official, or his designee, a final project specific water quality management plan for review and approval, and shall have said document recorded with the San Bernardino County Recorder's Office. 36. 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:10/2/2018 Page 10 of 14 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR- Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 37. 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. 38. 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. 39. Prior to issuance of a grading permit the Final Project-Specific Water Quality Management Plan shall include a completed copy of "Worksheet H: Factor of Safety and Design Infiltration Worksheet" located in Appendix D "Section VII — Infiltration Rate Evaluation Protocol and Factor of Safety Recommendations, ..." of the San Bernardino County Technical Guidance Document for Water Quality Management Plans. The infiltration study shall include the Soil Engineer's recommendations for Appendix D, Table VIl.3: Suitability Assessment Related Considerations for Infiltration Facility Safety Factors". 40. 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". 41. 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. 42. Prior to the issuance of a certificate of occupancy by the Building Official, or his designee, the civil engineer of record shall file a Water Quality Management Plan (WQMP) Post Construction Storm Water Treatment Devices As-Built Certificate with the Environmental Programs Coordinator, City of Rancho Cucamonga Engineering Services Department. www.CityofRC.us Printed:10/2/2018 Page 11 of 14 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR- Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 43. As the use of drywells are proposed for the structural storm water treatment device, to meet the infiltration requirements of the current Municipal Separate Storm Sewers Systems (MS4) Permit, adequate source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration shall be evaluated prior to infiltration and discussed in the final project-specific Water Quality Management Plan document. www.CityofRC.us Printed:10/2/2018 Page 12 of 14 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR-Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 44. GROUND WATER PROTECTION: Prior to approval of the final project specific water quality management plan (WQMP), the WQMP document shall meet the requirements of the State Water Resources Control Board Order No. R8-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm Sewers Separation (MS4) Permit reads: Section XI.D(Water Quality Management Plan Requirements).8(Groundwater Protection): Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to primarily function as infiltration devices (such as grassy swales, detention basins, vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect groundwater: a. Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of ground water quality objectives. b. Source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration should be evaluated prior to infiltration. c. Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial parking lot as '100,000 sq. ft. or more of commercial development to include parking lot (with 100 or more vehicle traffics), OR, by means of 5,000sqft or more of allowable space designated for parking purposes'). d. Unless adequate pre-treatment of runoff is provided prior to infiltration structural infiltration treatment BMPs must not be used for areas of industrial or light industrial activity{77}, areas subject to high vehicular traffic (25,000 or more daily traffic); car washes; fleet storage areas; nurseries; or any other high threat to water quality land uses or activities. e. Class V injection wells or dry wells must not be placed in areas subject to vehicular{78} repair or maintenance activities{79}, such as an auto body repair shop, automotive repair shop, new and used car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility that does any vehicular repair work. f. Structural infiltration BMP treatment shall not be used at sites that are known to have soil and groundwater contamination. g. Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any water supply wells. h. The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained. i. Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water Code Section 13050. 45. Prior to issuance of a grading permit for non-residential projects the applicant shall show on the electrical plans and the permitted grading plan set the location for a future installation of an Electric Vehicle (EV) charging station/parking area per the current adopted California Green Building Standards Code, section 5.106.5.3. www.CityofRC.us Printed:10/2/2018 Page 13 of 14 Project#: DRC2017-01023 DRC2017-01022, DRC2017-01024 Project Name: EDR-Sage Alta Loma Location: 9417 19TH ST-020206149-0000 Project Type: Design Review Conditional Use Permit, Tree Removal Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 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". Note: The use of the Custom Soil Resource Report for San Bernardino County Southwestern Part by the United States Department of Agriculture, Natural Resource Conservation Service for natural soils is not acceptable for soil groundwater infiltration rates for this project. 47. Prior to issuance of a grading permit the applicant shall show on the site plan and the permitted grading plan set for non-residential projects the designated parking for clean air vehicles per the current adopted California Green Building Standards Code, section 5.106.5.2. www.CityofRC.us Printed:10/2/2018 Page 14 of 14