2008-03 ' RESOLUTION NO. 08-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF GRAND TERRACE APPROVING SITE AND ARCHITECTURAL
REVIEW 08-09 AND CONDITIONAL USE PERMIT 08-05 AND
ADOPTING A MITIGATED NEGATIVE DECLARATION TO
CONSTRUCT DEVELOP A 41,000 SQUARE FOOT COMMERCIAL
CENTER; FINDING THE VACATION OF RIGHT OF WAY
CONSISTENT WITH THE GENERAL PLAN; AND RECOMMENDING
THAT THE CITY COUNCIL APPROVE TENTATIVE PARCEL MAP
08-02 AND ADOPT A MITIGATED NEGTATIVE DECLARATION
LOCATED AT THE NORTHWEST CORNER OF BARTON ROAD AND
MOUNT VERNON AVENUE ZONED BRSP-VILLAGE COMMERCIAL
AND ADMINISTRATIVE PROFESSIONAL (ASSESSOR'S PARCEL
NUMBERS 0275-251-14,21 27,30, 31,32, 55, 73 AND 74)
WHEREAS,the Applicant, Dr. Robert Ha,represented by David Leonard of David
Leonard Associates, has applied for the approval of Site and Architectural Review(SA) 08-09,
Conditional Use Permit(CUP) 08-05, Tentative Parcel Map 08-02 (Tentative Map No. 19131) and
Environmental (E) 08-02 to redevelop and re-subdivide approximately 3.6 acres of land by
demolishing existing structures, retaining a 6,900 square foot commercial building, and
constructing a 24-hour 14,820 square foot drug store with prescription pick up window, a 24-hour
13,969 square foot grocery store, and a 5,300 square foot multi-tenant restaurant with associated
parking, landscaping, and lighting("Project"). The project site is zoned Village Commercial
within the Barton Road Specific Plan and Administrative Professional and is located at the
northwest corner of Barton Road and Mount Vernon Avenue.
WHEREAS, the Applicant submitted a concurrent application for the Vacation of a
portion of Britton Way.
WHEREAS, an environmental Initial Study was prepared pursuant to the California
Environmental Quality Act (CEQA), which was circulated for public review from November
26, 2008 to December 15, 2008. The Initial Study determined that the project would not have a
significant effect on the environment because mitigation measures have been incorporated into the
project to reduce all potential impacts to insignificant levels with respect to Geology,
Transportation/Circulation, Biological Resources, Hazards,Noise and Cultural Resources and a
Mitigated Negative Declaration was prepared.
WHEREAS, on December 18, 2008, the Planning Commission conducted a duly
noticed public hearing on the Project at the Grand Terrace Council Chambers located at 22795
Barton Road, Grand Terrace, California 92313 and concluded the hearing on said date.
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE,BE IT RESOLVED by the Planning Commission of the City of
Grand Terrace:
1. Pursuant to Section 15073.5 of CEQA the revisions to the Mitigated Negative Declaration
do not create new avoidable impacts requiring re-circulation of the Mitigated Negative
Declaration.
2. The Planning Commission hereby finds that,based on the Initial Study, the public hearing,
and substantial evidence in the record, the Project will not have a significant effect on the
environment because all potential environmental impacts have been mitigated to a level of
non-significance through the incorporation of mitigation measures in the project approval.
The Mitigated Negative Declaration and Mitigation Monitoring Plan prepared in
connection with the Project have been reviewed and considered and reflect the independent
judgment of the Planning Commission, and are hereby adopted.
3. The Planning Commission finds as follows with respect Site and Architectural Review
08-09:
a. The proposed project is consistent with the intent of the Grand Terrace Municipal
Code and the General Plan. The Project is consistent with the intended land uses
for the General Commercial and Office Commercial land use designations which
promote the establishment of commercial uses. The Project is consistent with the
- intended land uses contemplated in the General Plan Update which indicates that
the General Commercial designation provides for retail and related commercial
uses, including neighborhood shopping centers, and the Office Commercial land
use designation are used a buffer between residential areas and general commercial
areas. Permitted uses may include office/administrative uses and support retail and
commercial uses, such as the restaurant building. The proposed land uses are
consistent with General Plan Land Use Implementation Policies to encourage
development of retail and general commercial uses.
The proposed Project site is zoned `BSRP-Village Commercial" and
"Administrative Professional" (AP). The BSRP-Village Commercial zoning
designation is intended to allow for varied types of commercial development such
as cafes,bakeries, gift shops, florist shops,bookstores, and other similar
commercial retail uses of a scale and quality that are compatible with a pedestrian-
oriented village atmosphere. The AP zoning designation is intended for banks,
offices,medical clinics; and conditionally permits uses that are included as a part of
the C-2 zoning category and similar to other conditionally permitted uses.
Restaurants are an included use in the C-2 zoning category, are reasonably similar
to retail uses, and are consistent with the AP zone.
b. The location and configuration of all structures associated with this project are
visually harmonious with this site and surrounding sites and structures, that they do
not interfere with the neighbors'privacy, that they do not unnecessarily block scenic
views from other structures and/or public areas and are in scale with the townscape
Page 2 of 9
and natural landscape of the area. The design and appearance of the structures are
consistent with adjacent commercial development. They height of the buildings are
less than 28 feet in height except for a few architectural elements which extend to
approximately 30 feet in height. The site will be appropriately landscaped to blend
in with existing development and views of Blue Mountain will not be significantly
impacted.
C. The architectural design of structures, their materials and colors are visually
harmonious with surrounding development,natural landforms, are functional for
the proposed project and are consistent with the Grand Terrace Municipal Code.
The Project has been designed in conformance design guidelines of the City and the
Barton Road Specific Plan. The use of stucco is permissible when surfaces are
articulated to provide visual interest. The Barton Road Specific Plan encourages
building architecture that have a rich surfaces and/or textures, that articulate with
the use of insets, trellises, and articulation of wall planes. The buildings are
proposed to have a stucco finish with the incorporation of a ledger tone
wainscoting, variation in building wall planes, the use of trellises, and insets.
d. The plan for landscaping and open spaces provides a functional and visually
pleasing setting for the structures on this site and is harmonious with the natural
landscape of the area and nearby developments. In accordance with City Codes the
Project will incorporate perimeter and parking lot landscaping. Landscaped area is
less than required as allowed through the lot consolidation development incentive;
however, the landscaping provided will be visual pleasing, functional and in
keeping with adjacent developments.
e. There is no indiscriminate clearing of property, destruction of trees or natural
vegetation or the excessive and unsightly grading of hillsides, thus the natural of
the city, it's setting and natural landforms are preserved. Grading is limited to that
necessary to establish building pads and meet accessibility mandates.
f. The design and location of all signs associated with this project are consistent with
the scale and character of the building to which they are attached or otherwise
associated with and are consistent with the Grand Terrace Municipal Code. A sign
program will be required and its review will ensure compliance with the Municipal
Code and Barton Road Specific Plan.
g. Conditions of approval for this project necessary to secure the purposes of the
Grand Terrace have been applied to the Project.
4. The Planning Commission finds as follows with respect Conditional Use Permit 08-05:
a. The proposed use will not be detrimental to the health, safety, morals, comfort or
general welfare of the persons residing or working within the neighborhood of the
proposed project or within the city. An Environmental Initial Study was prepared
which determined that potential Project related impacts can be reduced to levels of
Page 3 of 9
insignificance, and mitigation measures and conditions of approval have been
incorporated into the Project. Construction of the Project will not preclude the
development or use of adjacent properties.
b. The proposed use will not be injurious to property or improvements in the
neighborhood or within the city. The Project will be built in accordance with
applicable codes, meets all applicable setbacks and development standards as
permitted in the Barton Road Specific Plan and will benefit the community by
providing a drug store, specialty market, retail and food uses.
C. The proposed use will be consistent with the latest adopted General Plan. The
Project is consistent with the intended land uses of the City and the Municipal
Code. The Project is consistent with the Noise Element to require new commercial
development adjacent to residential to incorporate noise mitigation and to comply
with the City's Noise Ordinance. It is promotes the Natural Resources Element
regarding energy conservation; Visual Resources because it does not significantly
impact view corridors; and Community Design because it provides for retail and
general commercial uses.
d. Conditions necessary to secure the purposes of this chapter are made a part of the
conditional use permit.
5. The Planning Commission hereby finds that the Vacation of Right of Way is consistent
with the General Plan, including the Circulation Element because Britton Way is not a
roadway depicted on the Master Plans of Streets and Highways.
6. The Planning Commission hereby recommends that the City Council approve Tentative
Parcel Map 08-02 (Tentative Parcel Map No. 19131) and adopt the Mitigated Negative
Declaration prepared for the Project.
BE IT FURTHER RESOLVED that Site and Architectural Review 08-09, Conditional Use
Permit 08-05 and Environmental 08-03 are hereby approved subject to the following conditions,
and the Mitigation Monitoring Program attached hereto.
1. Site and Architectural Review 08-09 and Conditional Use Permit 08-05 are approved
based on the application materials submitted by Dr. Robert Ha,represented by David
Leonard Associates on August 27, 2008, including the site plan,preliminary grading plan,
preliminary utility plan dated December 11, 2008, Walgreens and Fresh &Easy building
elevations dated November 14, 2008, new restaurant and existing re-facade building
elevations dated October 29, 2008,building floor plans dated October 29, 2008,
conceptual landscaping plan dated October 29, 2008, tentative parcel map dated
December 11, 2008, and color and materials board dated November 14, 2008. All plans
shall be consistent in terms of property lines, easement location and dimensions and other
measurements. This approval includes the 24-hour operation of a Walgreen's drug store
and pharmacy pick up window; a 24-hour Fresh &Easy specialty market with off-site
alcohol sales and outdoor display of merchandise; a 5,300 multi-tenant restaurant
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- building, which may include alcohol sales; and fagade improvements to an existing 6,900
square foot multi-tenant commercial building.
2. This approval shall expire twelve (12)months from the date of adoption of this resolution
unless building permits have been issued and a substantial investment has occurred; all
conditions of approval have been met; or a time extension has been granted by the City,
in accordance with Chapter 18.63 of the Zoning Code. Time extensions shall be filed at
least sixty(60) days prior to the expiration date.
3. Approval of Site and Architectural Review 08-09 and Conditional Use Permit 08-05 shall
not be effective unless and until, the City Council approves Tentative Parcel Map 08-02
(Tentative Parcel Map No.19131), and a Vacation of Right of Way.
4. The applicant shall defend, indemnify, and hold harmless the City of Grand Terrace and
its officers, employees, and agents from and against any claim, action, or proceeding
against the City of Grand Terrace, its officers, employees, or agents to attack, set aside,
void, or annul any approval or condition of approval of the City of Grand Terrace
concerning this project, including but not limited to any approval or condition of approval
of the Planning Commission, or Community and Economic Development Director. The
City shall promptly notify the applicant of any claim, action, or proceeding concerning
the project and the City shall cooperate fully in the defense of the matter. The City
reserves the right, at its own option, to choose its own attorney to represent the City, its
officers, employees, and agents in the defense of the matter.
5. The project shall be constructed in accordance with all the approved plans and conditions
of approval, including but not limited to site plans, grading plans,wall plans, and building
elevations.
6. The applicant shall pay all applicable development impact fees, and demonstrate the
payment of school impact fees to the Building and Safety Department.
7. Construction and operational activities associated with the project shall comply with the
regulations of the City's Noise Ordinance, Chapter 8.108 of the Grand Terrace Municipal
Code.
8. Upon approval of these conditions and prior to becoming final and binding, the applicant
must sign and return an"Acceptance of Conditions" form. The form and content shall be
prepared by the Community and Economic Development Department.
9. The applicant shall comply with all requirements of the City of Grand Terrace Director of
Building and Safety/Public Works, including the conditions of approval contained in the
Director's memorandum dated December 10, 2008, attached hereto as Exhibit 1.
10. The applicant shall comply with all requirements of the San Bernardino County Fire
- . Department, Office of the Fire Marshal Community Safety Division, including the
conditions of approval contained in their letter dated September 8, 2008, attached hereto
as Exhibit 2.
Page 5 of 9
- 11. The applicant shall comply with the Mitigation Monitoring Plan prepared for the project,
attached hereto as Exhibit 3.
12. A precise grading plan with soils report shall be submitted to the Building and Safety
Department for review and approval.
13. The applicant shall incorporate into the project design all existing easements within the
project boundaries, or obtain abandonment of said easements from the affected easement
holder(s). If this requirement cannot be accomplished, the project shall be redesigned.
14. The location and method of screening for all roof-mounted and building-mounted
equipment shall be demonstrated on the elevations, including but not limited to kitchen
exhaust vents, air conditioning and heating units,utility boxes, and backflow devices. All
equipment shall be screened from public view and designed to be an integral component
of the building design. All roof-mounted equipment shall be screened from view by
parapet walls or other architectural means. The applicant shall demonstrate to the
satisfaction of the Community and Economic Development Director that no roof-
mounted equipment will be visible from the public right-of-way. Screening shall be
compatible with main structures and include landscaping where appropriate.
15. All ground mounted equipment, including utility boxes, shall be screened in a manner
that does not impede traffic visibility.
16. The location of all building-mounted light fixtures shall be shown on the elevations. A
detail of said fixtures shall be shown on the elevations, and fixtures shall be decorative
and complementary to the building architecture.
17. Building elevations shall show that all exposed retaining walls are a treated with a
decorative masonry product.
18. Prior to the issuance of building permits, the applicant shall submit three (3) copies of a
photometric plan to the Building and Safety Division for review and approval by the
Community and Economic Development Department. The photometric plan shall include
details of all lighting fixtures and luminaires and demonstrate compliance with the
following: (PLN)
a. Show the location of light standards and fixtures, including building-mounted light
fixtures, to illuminate the parking area and other areas accessible to members of the
public and the proposed illumination levels of these lights, extending ten (10) feet
beyond the property line.
b. Illumination shall not create off-site light and glare, and shall be designed to reflect
away from residential districts and public roadways.
C. Maximum permitted luminaire height shall be eighteen(18) feet within parking
lots.
d. No lighting shall create illumination on an adjacent property which exceeds five (5)
foot-candles (measured at ground level).
Page 6 of 9
19. Prior to the issuance of building permits, the applicant shall submit three (3) copies of
landscape and irrigation plans to the Community and Economic Development
Department for review and approval. These plans shall demonstrate compliance with the
design requirements contained in the Barton Road Specific Plan, Zoning Code, and
Municipal Code, and shall be substantially consistent with the preliminary landscape plan
dated October 29, 2008. The plans shall include the incorporation of potted plants along
building entrances and outdoor seating areas. Except that the applicant may incorporate
potted plants at the front of Fresh&Easy or keep the planter depicted at the front of
Fresh &Easy. A minimum of 24-inch box tree sizes shall be incorporated throughout the
site.
20. Parking stalls adjacent to street frontages shall be screened through the use of a
combination of a low profile wall, and or enhanced landscape material.
21. The ends of the parallel parking shall be enhanced with landscape planters, as determined
by the Community and Economic Development Director.
22. Access rights shall be granted to the City for the purpose of allowing access over private
drives within the development for all City vehicles, including police, fire, and other
emergency vehicles. The document(s)recording this access shall be prepared by the
applicant for review and approval by the City Engineer, prior to recordation.
23. Easements for all on-site facilities,public and private, shall be reviewed and approved by
the City Engineer prior to recordation. Such easements may include,but are not limited
to, sewer,water, electric, gas, telephone, storm drains, detention basins, and landscaping.
24. The applicant shall provide for reciprocal access with the property to the west of the site,
identified as Assessor's Parcel Number 0275-251-16.
25. The site plan shall demonstrate that the new restaurant structure is set back fifteen(15)
feet from the north property line.
26. The,proposed dining/sitting area shown on the east side of the existing commercial
building, adjacent to Mount Vernon Avenue, shall not encroach into the public right of
way.
27. Architectural elements to provide visual interest shall be incorporated into the north
building elevation for the proposed 5,300 square foot restaurant building to the
satisfaction and approval of the Community and Economic Development Director.
28. All perimeter walls and trash enclosures walls shall be decorative, which may include the
incorporation or combination of stucco, split-face block, stone veneer and/or other
materials that match the colors and materials of the project.
29. Loading and unloading delivery activities shall be restricted between the hours of 11:00
p.m. and 6:00 a.m. for all uses on the site.
Page 7 of 9
30. Outdoor display of merchandise shall be taken indoors between the hours of 11:00 p.m.
�- and 6:00 a.m., or at the close of business, whichever comes first, for all uses on the site.
31. The drug store pick up window shall be for the exclusive use the pharmacy, and related
pharmacy transactions, such as prescription drop off and pick up and similar medicinal
items sold at the pharmacy department. In no event, shall food, beverages, including
alcoholic beverages, or other non-pharmacy related items be sold through the pick up
window facility.
32. The site plan shall depict the installation of stop signs and striping at the Walgreens
pharmacy pick up window lane for vehicles exiting the lane and cross traffic.
33. All pick up window speakers must be internally located within the building wall or
pedestal mounted. Noise levels generated by the pick up window shall not exceed 55 dbl
as measured from the nearest residential property.
34. All operators of food sales must obtain the requisite permits and clearances from the
County of San Bernardino, Environmental Health Services Division.
35. The striping plan shall address the eastbound left turn into Project Access 1 from Barton
Road. While there is an existing two-way left turn lane in this area, some modification of
the existing striping westerly of the project site may be necessary to address the project
driveway,particularly given the transition from the two way left turn to lane to the raised
median which begins just east of this access..
36. The applicant shall prepare Covenants, Conditions, and Restrictions (CC&R's) for the
commercial center and submit the CC&R's to the City for review and approval. The
CC&R's shall include provisions for the maintenance of common area improvements
including landscaping,perimeter fencing, infrastructure improvements, and parking areas;
and structural BMP's identified in the WQMP. The CC&R's shall be recorded on the
property, and the applicant shall be responsible for all City Attorney costs regarding
review of said CC&R's.
37. Decorative paving, measuring a minimum of fifteen(15) feet wide shall be installed at all
project entrances, and within the Britton Way drive aisle.
38. Routine maintenance activities, including parking lot cleaning, shall be prohibited
between the hours of 10:00 p.m. and 7:00 a.m.
39. In the event of an unforeseen encounter of subsurface materials suspected to be of
archaeological or paleontological significance, all grading or excavation shall cease in the
immediate area, and the find left untouched until a qualified professional archaeologist or
paleontologist, whichever is appropriate, is contacted and called in to evaluate the find
and make recommendations as to disposition, mitigation, and/or salvage. The applicant
shall be liable for costs associated with the professional investigation.
l
Page 8 of 9
�^ 40. Prior to initiation of business activities and opening of the business to the general public,
the applicant shall obtain a Business License from the Finance Division, which shall be
maintained as long as the business is in operation.
41. The applicant shall be responsible for regular and ongoing upkeep and maintenance of the
site, including parking lot paving condition and striping, clearing of trash, weeds and
debris, lighting, and other site improvements. All parking facilities shall be maintained in
good condition. The maintenance thereof may include,but shall not be limited to the
repaving, sealing, and striping of a parking area and the repair, restoration and/or
replacement of any parking area design features when deemed necessary by the City to
insure the health, safety, and welfare of the general public.
42. All on-site and parkway landscaping shall be maintained by the applicant in good
condition at all times.
43. All on-site utilities shall be placed underground, as determined by the Public Works
Director. All frontage utilities shall be placed underground, as feasible in coordination
with the utility companies.
44. Outdoor dining furniture shall be constructed of quality materials and workmanship, and
shall be subject to the review and approval of the Community and Economic
Development Director.
PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace,
California, at a regular meeting held on the 18th day of December, 2008.
AYES: Chairman Wilson, Commissioner McNaboe
NOES: Commissioner Comstock
ABSENT: V6ce Chair Addington, Commissioner Phelps
ABSTAIN:
ATTEST:
Brenda Mesa Doug Wilson
City Clerk Chairman, Planning Commission
Page 9 of 9
Exhibit 1
Building and Safety/Public Works Department Conditions of ApPREtE
_�i��CC IVED
Date: December 10,2008 DEC 10 2008
Applicant: Cote'.' &comic
pp ' Barton Circle,LLC. Dr. Robert Ha Development Dew
Site Location: Barton Square,Northwest Corner of Barton Road and Mount Vernon
Avenue.
W.O.# 1241-54509 SA 08-099 CUP 08-05, E-08-03
Provide four(4) construction plans and information for review of the proposed project. Below is
a list of the plans and documents needed for plan review. The initial plan review usually will take
three weeks on most projects. , You have received work order number 12-8-5450, for the
proposed project. This number will be needed to obtain information regarding your plan review.
A plan review fee and permit fee will be charged at the time plans are approved and are ready to
issue.
Provide the following sets of plans and documents.
Public Work&Eneineerinr submittal's required at,/ust,elan review.
(2) Parcel Map 19131
(2) Title Reports
(1) Grant Deed showing all easements.
(2) Street Utility Plans
(1) Street Water Plans.
(1) Street Sewer Plans.
(2) Storm Water Plans
(1) Dedications of right of way prepared by a licensed Civil Engineer.
(4) Street improvement plans prepared by a licensed Civil Engineer.
(1) Street Vacation Application, (Britton Way)
(2) Proposed utility easement documents for Britton Way vacation.
Building and Safety submittal's required at first elan review for each building
(4) Architectural Plans
(4) Structural Plans
(2) Structural Calculations
(4) Plot/Site Plans
(4) Electrical Plans
(4) Electrical Load Calculations
(4) Plumbing Plans/isometrics, Water, Sewer and Gas
1
h (4) Mechanical Plans
(4) Mechanical Duct Layout Plans
(2) Roof and Floor Truss Plans
(2) Title 24 Energy Calculations
(4) Precise Grading Plan
(2) Water Quality Management Plan, (WQMP)and Erosion Control Plan
(2) Storm Water Pollution Prevention Plan, (SWPPP)
(2) Soils reports that includes percolation information for any proposed storm water facility.
Buddinr& Safetv/Pablic Works General Inftormadfon
All structures shall be designed in accordance with the 2007 California Building Code, 2007
California Mechanical Code, 2007 California Plumbing Code, and the 2007 California Electrical
Code adopted by the State of California and the City of Grand Terrace.
All construction work performed in the public right of way shall comply with the San Bernardino
County Public Works Standards and the City of Grand Terrace Specifications for Construction
Within Public Right of Way.
The Developer/Owner is responsible for the coordination of the final occupancy. The
Developer/Owner shall obtain clearances from each department and division prior to requesting a
final building inspection from Building & Safety. Each agency shall sign the bottom of the
Building& Safety Job Card.
Building& Safety inspection requests and Public Works inspection requests can be made twenty
four (24) hours in advance for next day inspection. Please contact (909) 825-3825. You may
also request inspections at the Building& Safety public counter.
All construction sites must be protected by a security fence and screening. The fencing and
screening shall be maintained at all times. The city right of way next to the construction site shall
be maintained at all times to protect pedestrians.
Toilet facilities shall be provided for construction workers. Toilet facilities shall be maintained in
a sanitary condition at all times. Construction toilet facilities of the non sewer type shall
conform at ANSI ZA.3.
All construction materials which are not used shall be recycled. Receipts from the recycled
company responsible for accepting the materials shall be kept in the construction office for
viewing by the City Inspector. Copies of the recycle receipts shall be given to the City Inspector.
Construction projects which require temporary electrical power shall obtain an Electrical Permit
from Building & Safety. No temporary electrical power will be granted to a project unless one
of the following items are in place and approved by Building& Safety.
(A) Installation of a construction trailer. or,
(B) Security fenced and screened area where the electrical power will be located.
2
t
- Installation of construction/sales trailers must be located on private property. No trailers can be
located in the public street right of way.
Construction vehicles and construction workers vehicles shall be parked on site at all times.
Work hours are from 7:00 a.m. to 7:00 p.m. or sundown.
Public Works and E ,eineerin,f Conditions
1. The applicant shall pay all development impact fees prior to obtaining Grading permits.
2. All on site utilities are required to be underground to all new proposed structures.
3. Performance Labor and Materials Bonds are required before work begins in the right of
way.
4. All proposed public street improvements shall be designed by persons registered and
licensed pursuant to the Business and Professions Code.
5. The applicant shall dedicate and construct all missing and proposed public improvements
on Barton Road and Mount Vernon Avenue to include any required improvements to
Britton Way. The missing public improvements shall include, but are not limited to,
Pavement, curb, gutter, sidewalk, driveway approach, comer ramps, cross gutters and
street light and all necessary right of way construction.
6. Curb return radius at all entrances and exit driveways shall be set at 35-feet minimum.
r
The curb radius at the northwest comer of Britton Way and Mount Vernon Avenue can
- be reduced to no less than 15 feet to accommodate a disabled ramp and a building
structural column in this area Creative disabled ramp designs can be proposed to allow
for a greater radius above 15 foot on this comer. All traffic sight lines shall be checked
against San Berardino County Transportation Department Standards.
7. Developer shall purchase and install Opticom devises on any new traffic signal light.
8. In the event the traffic impact analysis or the traffic engineer requires a traffic signal
signal activation devices shall be placed within the entrance and exit driveways, the
public right of way shall be notched to include devices. All disabled ramp areas at any
public curb return shall be entirely within public right of way using similar notch
configurations.
9. Existing disabled ramp and radius on the northwest comer of Mount Vernon and Barton
shall be upgraded to comply with current standards and ADA requirements.
10. Applicant shall obtain and submit a street vacation application from the Public Works
Department. Street vacation process will take ten to twelve weeks, (attached).
11. Street work performed on Mount Vernon Avenue will be required to incorporate
petromate underpayment prior to paving repairs. All street repairs and work in the public
right of way shall be in accordance with the City of Grand Ten-ace Paving Policy.
12. Pursuant to the City of Grand Terrace Circulation Element, a landscaped median is
required on Barton Road from Mount Vernon Avenue west to the projects limits. The
median will be constructed with an opening west of the median to allow full turning
access in and out of the projects westerly driveway. The City reserves the right to study
�- movements generated from the westerly driveway in the event the City finds that this area
has encounter vehicular movement problems.
3
y- 13. Applicant shall make all necessary public right of way improvements as required by the
City Traffic Engineer.
14. Submit Tentative Parcel Map 19131, and all standard engineering conditions of approval
used by the City.
15. Submit storm drain alteration plans for the existing storm drain in Britton Way.
Banding Permit Conditions
1. Prior to issuance of Building Permits, on site water service shall be installed and
approved by the responsible agency. On site Fire Hydrants shall be approved by the Fire
Department. No flammable materials will be allowed on the site until the Fire Hydrants
are established and approved.
2. Prior to issuance of permits, site grading and pad certifications shall be submitted to
Building& Safety. Prior to concrete placement, submit a certification for the finish floor
elevations and set backs of structures. The certification needs to reflect that the structures
are in conformance with the Precise Grading Plans. Compaction reports shall accompany
pad certifications.
r
3. Prior to issuance of Building Permits,provide a certificate from the Colton Joint Unified
School District stating that all school fees have been paid.
4. Prior to issuance of Building Permits,provide Building& Safety with a will service letter
from Riverside Highland Water Company. (909) 825-4128.
5. Pay all required State storm water fees and provide copy of payment along with the
Notice of Intent prior to grading permits.
6. Prior to demolition of existing buildings on the proposed site, provide asbestos and lead
paint reports from a licensed hygienist for Building and Safety review. Notify South
Coast Air Quality Management with necessary documentation prior to start of building
demolition.
7. All construction projects shall comply with the National Pollutant Discharge Elimination
Systems (NPDES). NPDES reports shall be submitted with project plans at time of plan
review.
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TY
COUNTY FIRE DEPARTMENT CO PUBLIC' Exhibit 2
rxh SERb...__ --
OFFICE OF THE FIRE MARSHAL PAT A. DENNEN
i Community Safety Division Fire Chief
620 South"E"Street—San Bernardino,CA 92415-0179 County Fire Warden
(909)38&SM-(909)386-"W-(909)386-8466
Fax(909)386-84M
SEPTEMBER 8,2008 EXPIRATION: SEA-MAWED
S
BARTON PLAZA EP -8 2008
DR. ROBERT HA Commumity&Economic
FILE: CUP GT08/29001 Development Department
LOCATION: BARTON RD&VERNON AVE—GRAND TERRACE
PROJECT TYPE: CONDITIONAL USE PERMIT—3 BLDGS
NUMBER OF LOTS(if applicable): N/A
APN:
PLANNER INDEX: SPR 08-09,CUP 08-05,TPM 08-03
PLANNER: SANDRA MOLINA
Dear Applicant:
With respect to the conditions of approval regarding the above referenced project, the San Bernardino County Fire
Department requires the following fire protection measures to be provided in accordance with applicable local
ordinances,codes,and/or recognized fire protection standards.
The following information of this document sets forth the FIRE CONDITIONS and STANDARDS of which are applied
to this project.
FIRE CONDITIONS.-
Jurisdiction. The above referenced project is under the jurisdiction of the San Bernardino County Fire Department
herein ("Fire Department"). Prior to any construction occurring on any parcel, the applicant shall contact the Fire
Department for verification of current fire protection requirements. All new construction shall comply with the current
Uniform Fire Code requirements and all applicable statutes, codes, ordinances and standards of the Fire Department.
[F-1]
Additional Reauirements. In addition to the Fire requirements stated herein, other on site and off site improvements
may be required which cannot be determined from tentative plans at this time and would have to be reviewed after
more complete improvement plans and profiles have been submitted to this office.[F-1a]
Fire Eauioment—Aareement/Surety. The applicant shall execute an agreement with the County of San Bernardino,
frf applicable- San Bemardino County Redevelopment Agency) and the Fire Department, to ensure that all fire
equipment necessary to serve the project is available when necessary or the applicant may submit surety in a form
and amount acceptable to County Counsel and the Fire Chief. [F-71
Access Reauirements. The applicant shall submit emergency/evacuation road access plans to the Fire Department
for review and approval. These plans shall include: (check all that apply).[F-9]
II Primary Access Route. The plan shall show all planned road widening with minimum widths of twenty-six
feet(26') unobstructed[FS1/FS2/FS3 NO shoulder parking allowed,with an unobstructed vertical clearance of no less
than 14 feet 6 inches(14'61, and with grades not exceeding twelve percent(12%).
-1.] Secondary Access Route. The plan shall show all planned road widening with minimum widths of twenty
feet (20') unobstructed, with NO shoulder parking allowed, with an unobstructed vertical clearance of no less than 14
feet 6 inches (14'6"), and with grades not exceeding twelve percent(12%).
CUP GT0N29001
SEPTEMBER 8,2008
PAGE 2
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❑ Road Width Variance Tumouts. The plan shall show required turnouts as mitigation for the requested
variance to allow road widths to be no less than feet in width and for lengths not exceeding feet, in
lieu of the required minimum width of (26) feet for primary access and twenty feet(207 for secondary access). The
turnouts shall be a minimum 6 feet wide and 40 feet long and shall be installed approximately every six hundred(600)
feet along the reduced segment of the roadway. These turnouts are to be designed, spaced and constructed as
determined by the Fire Department. The turnouts are to be located at all fire hydrants and at any other point
determined necessary for fire protection or other emergency response purpose.
❑ Planned width and location'of all internal access drives and parking areas.
❑ Written verification of legal access to the project site (and each phase) from the County
maintained road for both the primary and secondary access routes.
❑ Other (list)
Access. The development shall have a minimum of 2 points of vehicular access. These are for firetemergency
equipment access and for evacuation routes. Standard 902.2.1
Sinole Story Road Access Width:
All buildings shall have access provided by approved roads, alleys and private drives with a minimum twenty six (26)
foot unobstructed width and vertically to fourteen (14) feet six (6) inches in height. Other recognized standards may
be more restrictive by requiring wider access provisions.
Multi-Story Road Access Width:
Buildings three(3)stories in height or more shall have a minimum access of thirty(30)feet unobstructed width and
vertically to fourteen(14)feet six(6) inches in height. [F-41]
Private Road Maintenance. For all tracts and large developments the applicant shall submit plans for all private
roads and/or fire access roads to the Fire Department. The applicant shall construct and maintain all such roads. In
addition, the applicant shall provide to the Fire Department a signed maintenance agreement as detailed in the
General Requirement conditions (Fire #F-9) for ongoing road maintenance and snow removal (where applicable).
This shall include all primary and secondary access routes that are not otherwise maintained by a public agency.
Standard 902.2.1_[F-47]
Water Svstem Commercial. A water system approved and inspected by the Fire Department is required. The
system shall be operational, prior to any combustibles being stored on the site. The applicant is required to provide a
minimum of one new six(6) inch fire hydrant assembly with two (2) two and one half(2 1/2) inch and one (1)four(4)
inch outlet. All fire hydrants shall be spaced no more than three hundred (300) feet apart (as measured along
vehicular travel-ways)and no more than one hundred fifty(150)feet from any portion of a structure. [F-54]
Water Svstem Certification. The applicant shall provide the Fire Department with a letter from the serving water
company,certifying that the required water improvements have been made or that the existing fire hydrants and water
system will meet distance and fire flow requirements. Fire flow water supply shall be in place prior to placing
combustible materials on the job-site. [F-57]
Fire.Sprinkler-NFPA #13.. An automatic fire sprinkler system complying with NFPA Pamphlet #13 and the Fire
Department standards is required. The applicant shall hire a Fire Department approved fire sprinkler contractor. The
fire sprinkler contractor shall submit three (3) sets of detailed plans to the Fire Department for review and approval.
The plans (minimum 1/8" scale) shall include hydraulic calculations and manufactures specification sheets. The
y__-,,ontractor shall submit plans showing type of storage and use with the applicable protection system. The required
_ees shall be paid at the time of plan submittal. Standard 101.1 [F-59]
CUP GT08J29001
SEPTEMBER 8,2008
PAGE 3
Fire Alarm. An automatic monitoring fire alarm system complying with the California Fire Code, NFPA and all
applicable codes is required for 100 heads or more.The applicant shall hire a Fire Department approved fire alarm
contractor. The fire alarm contractor shall submit three(3)sets of detailed plans to the Fire Department for review and
approval. The required fees shall be paid at the time of plan submittal. Standard 1007.1.1 FA. [F-62]
Hood And Duct SuDoression. An automatic hood and duct fire extinguishing system is required. A Fire Department
approved designer/installer shall submit three (3) sets of detailed plans (minimum 1/8" scale) with manufactures'
specification sheets to the Fire Department for review and approval. The required fees shall be paid at the time of plan
submittal. [F-65]
Street Sion. This project is required to have an approved street sign (temporary or permanent). The street sign shall
be installed on the nearest street comer to the project. Installation of the temporary sign shall be prior any combustible
material being placed on the construction site. Prior to final inspection and occupancy of the first structure, the
permanent street sign shall be installed. Standard 901.4.4 [F72]
Hvdrant Markinq. Blue reflective pavement markers indicating fire hydrant locations shall be installed as specified by
the Fire Department. In areas where snow removal occurs or non-paved roads exist,the blue reflective hydrant marker
shall be posted on an approved post along the side of the road, no more than three(3)feet from the hydrant and at least
six(6)feet high above the adjacent road. Standard 901.4.3. [F80]
Commercial Addressina. Commercial and industrial developments of 100,000 sq. ft or less shall have the street
address installed on the building with numbers that are a minimum six(6) inches in height and with a three quarter(314)
inch stroke. The street address shall be visible from the street. During the hours of darkness, the numbers shall be
"Iectrically illuminated (internal or external. Where the building is two hundred (200) feet or more from the roadway,
--_dditional non-illuminated contrasting six (6) inch. numbers shall be displayed at the property access entrances.
Standard 901.4.4[F82]
Kev Box. An approved Fire Department key box is required. The key box shall be provided with a tamper switch and
shall be monitored by a Fire Department approved central monitoring service. In commercial, industrial and multi-
family complexes,all swing gates shall have an approved fire department Knox Lock. Standard 902.4[F85]
Fire Extinauishers. Hand portable fire extinguishers are required. The location, type, and cabinet design shall be
approved by the Fire Department. [F88]
Fire Lanes. The applicant shall submit a fire lane plan to the Fire Department for review and approval. Fire lane curbs
shall be painted red. The"No Parking, Fire Lane"signs shall be installed on public/private roads in accordance with the
approved plan. Standard 901.4[F93]
ADDITIONAL REQUIREMENTS:
1) Vegitation management to provide minimum twenty six(26)feet width and fourteen(14)feet six(6) inches
height clearances for fire apparatus access roads.
2) Any planned roof top solar energy generating system will require a separate submittal to fire department for
approval.
Sincerely,
MARK ANDERSON, Fire Prevention Specialist
San Bernardino County Fire Department
community Safety Division
MA:wc
ExhV _ 3
MITIGATION MONITORING AND COMPLIANCE PROGRAM CHECKLIST
Project File Name: Barton Plaza Project Applicant: Dr. Robert Ha
Prepared by: City of Grand Terrace Date: December 2008
Verified
11'J*C(Jt1U11CY Verification Verification Inifials
E•a; Y 1 1 aYian3? $p1 a 'rKi 4 $ IN
'a`, �.f +7�� + , ' i;
-1: The design and construction Building Prior to Prior to . Review of Withhold Building
of all structures and facilities within Official or Construction issuance of construction
the project limits shall be in designee Permit
Building documents
accordance with the regulations and Permit
recommendations established by the
City of Grand Terrace, applicable
and appropriate measures identified
in the Uniform Building Code,
and/or the site-specific geotechnical
investigation prepared for the
proposed project.
RACGT0802Witigation Monitoring Plan.doc(12/11/2008)
1
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Prior to the issuance of Building Prior to Prior to Evidence of *. Withhold Grading
grading permits, the project Official or grading issuance of payment of Permit
proponent shall participate in a fair- designee Grading Permit required fees
share contribution, via the payment submitted to
of traffic signal impact fees, for the City.
installation of a traffic signal at the
study area intersections of:
a. Mount Vernon Avenue/Grand
Terrace Road;
b. Mount Vernon AvenueNan
Buren Avenue; and
C. Mount Vernon Avenue/Main
Street.
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2
Mollitorill(' 1-'I-C(lticllc Verification -'.ro n'
TRANS-02 Prior to the issuance of Building Prior to Prior to Evidence of Withhold Grading
grading permits, the project Official or grading issuance of payment of
proponent shall participate in a fair- designee 1 Permit Grading Permit required fees
share funding, via the payment of
arterial improvement fees, for submitted to
construction of: City.
a. An additional southbound left-
turn lane at the I-215 southbound
ramps intersection with Barton
Road; and
b. An additional eastbound through
lane at the Barton Road
intersection with the I-215
northbound ramps.
These improvements shall require
widening the Barton Road bridge
deck of I-215 to provide two through
lanes in the eastbound direction
between the I-215 southbound and
northbound ramps.
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3
Nliti-atioll Nlellstil Responsible Verified
TRANS-03 Prior to the issuance of Building Prior to Prior to Evidence of Withhold Grading
grading permits, the project Official or grading issuance of payment of Permit
proponent shall participate in a fair- designee Grading Permit required fees
share funding, via payment - of submitted to
arterial improvement fees, for City.
construction of:
a. An additional northbound left-
turn lane and exclusive
eastbound right-turn lane at the
Michigan Avenue/Barton Road
intersection; and
b. A right-turn overlap phase for
the eastbound right-turn
movement shall be added to the
signal operations at the Michigan
Avenue/Barton Road
intersection.
R:\CGT0802\MiLigation Monitoring Plan.doc(12/1 v2008)
4
I\
Verified
Mollitol-illo FretillellcN Verification Verification Initials Coin ph�l lice
TRANS-04 Prior to the issuance of City Engineer Prior to Prior to Concurrence Withhold Grading
grading permits, the project or designee grading issuance of by the City Permit
proponent shall provide evidence to Grading Permit that the
the City that the following required
improvements have been included in improvements
construction plans: are
a. Construction left-turn pocket appropriately
included in
with storage for at least two construction
vehicles south of Britton Way; documents.
and
b. Complete half-section
improvements to Mount Vernon
Avenue and Barton Road
adjacent to the project.
RACGT0802Witigation Monitoring Plan.doc(12/11/2008) 5
TRANS-05 Prior to the issuance of City Engineer Prior to Prior to Concurrence Withhold Grading
grading permits, the project or designee grading issuance of by the City Permit
proponent shall provide evidence to Grading Permit that the
the City that the following required
improvements and standards have
been included in construction plans: improvements
are
a. Project Access 1/Barton Road appropriately
allowance of a break in the included in
median to allow left turns into construction
project site; documents.
b. Project Access 2/Barton Road is
restricted to right-in/right-out
access;
c. Project Access 3/Mount Vernon
Avenue is restricted to right-
in/right-out access
d. A 50 foot left-turn pocket at
Project Access 1/Barton Road if
a raised median along Barton
Road is constructed west of
Project Access 1.
e. A left turn pocket for vehicles
traveling north on Mount Vernon
Avenue south of the intersection
with Britton Way. The left turn
pocket shall be of sufficient
length to accommodate at least
R:\CGT0802\Mitigation Monitoring Plan.doc 02/I 1/2008)
6
_
two vehicles (50 feet) and is
recommended to be back-to-back
with the existing left-turn lane on
Mount Vernon Avenue/Barton
Road.
f. Sight distance at all project
access points should be reviewed
with respect to Caltrans and City
of Grand Terrace sight distance
standards at the time of
preparation of final grading,
landscape, and street
improvements;
g. Install stop signs, stop bars, and
stop legends at all project access
points; and
h. Internal traffic signing/striping
should be implemented in
conjunction with detailed
construction plans for the
project.
R:\CGT0802\Mitigation Monitoring Plan.doc(12/1 l/2008) 7
Verified
BIO-Ol Removal of existing on-site Building During Prior to the Submittal of Withhold grading
trees must be conducted outside the Official or construction issuance of evidence to City permits and/or stop work
avian nesting season (February designee grading that apre- order for grading
through August). If construction permits construction nest operations
occurs during the avian nesting season, the project applicant shall survey(ifrequired)has
provide evidence to the City that a been conducted
pre-construction nesting bird survey and the inclusion
has been conducted within 7 days n construction
prior to any ground disturbance in documents
activities. If birds are found to be appropriate
of
nesting inside or within 250 feet(500 measures to
feet for raptors) of the area of tisfy the intent
constraint, the nest or nesting tree sa a this measure.
plus a 250-foot buffer must be of
flagged and avoided until it is
determined by a qualified biologist
that active nesting no longer is
occurring.
RACGr0802Witigation Monitoring Plan.doc(12/11/2008) 8
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HAZ-01 Prior to the initiation of City Building Prior to Prior to the Submittal to the Withhold demolition
demolition activities, the applicant and Safety initiation of issuance of City of evidence permit
shall provide evidence to the City Official or demolition demolition of notification
that contractors and subcontractors designee permits required to
conducting work in the affected satisfy the intent
structures have been appropriately of this measure
notified to the presence and location
of ACM and have been informed that
disturbance of ACM is prohibited.
HAZ-02 Prior the demolition of the City Building Prior to Prior to Submittal to the Stop work order for
on-site structures, the applicant shall and Safety demolition demolition of City of evidence further demolition
provide evidence to the City that Official or structures that hazardous activities and/or citation
ACM has been appropriately designee materials have
removed and disposed of. The been
removal of any on-site ACM shall be appropriately
performed by a certified and licensed disposed of per
asbestos abatement contractor. All applicable
removal, disposal, and handling of regulations.
any ACM shall be in accordance
with current federal, State, and local
agency ordinances, laws, and
regulations.
RACGT0802\Mitigation Monitoring Plan.doc(12/11/2008) 9
1
Responsihic Verified
HAZ-03 The City shall be City Planning Prior to Prior to Submittal of Withhold grading
immediately notified in the event Official or grading and issuance of evidence to City permits
malodorous or discolored soils, designee during grading that the
liquids, containers, or other materials construction permits construction
known or suspected to contain documents
hazardous materials and/or include
contaminants are encountered during appropriate
on-site demolition, grading and measures to
construction. Earthmoving activities satisfy the intent
in the vicinity of said material shall of this measure
be halted until the extent and nature
of the suspect material is determined
by qualified personnel (as
determined by the City). The
removal and/or disposal of any such
contaminants shall be in accordance
with all applicable local, state, and
federal standards.
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NOS-01 During all project site Building _ Throughout During grading On-site Stop work order and/or
excavation and grading on site, the Official or construction and inspection citation
project contractors shall equip all designee construction
construction equipment, fixed or activities
mobile, with properly operating and
maintained mufflers consistent with
manufacturers' standards.
RACM802Witigation Monitoring Plan.doc(12/11/2008) 10
Responsible Verified
1111plelilellfill" Action
Compliance
NOS-02 The project contractor shall Building Throughout During grading On-site Issuance of a Stop Work
place all stationary construction Official or construction and inspection Order and/or citation
equipment so that emitted noise is designee construction
directed away from sensitive activities
receptors nearest the project site.
NOS-03 The construction contractor Building Throughout During grading On-site Issuance of a Stop Work
shall locate equipment staging in Official or construction and inspection Order and/or citation
areas that would create the greatest designee construction
distance between construction- activities
related noise sources and noise-
sensitive receptors nearest the project
site during all project construction.
NOS-04 On-site construction Building Throughout During grading On-site Issuance of a Stop Work
activities shall be restricted to the Official or construction and inspection Order and/or citation
hours permitted under the City's designee construction
Noise Ordinance. The Noise activities
Ordinance limits construction
activities between the hours of 7:00
a.m. and 8:00 p.m. on weekdays and
Saturdays.
RACGT0802\Mitigation Monitoring Plan.doc(12111/2008) l 1
Illiplellielifill" Action
Vurificatioll ia Is Compliance
NOS-05 A four-foot shielding wall Building Prior to Prior to On-site Issuance of a Stop Work
shall be constructed along the Official or Occupancy Occupancy inspection Order and/or citation
northern portion of the west side of designee
the Fresh & Easy building loading
dock to reduce the impact of
operational noise from the loading
dock on the residential sensitive
receptors to the northwest of the
project.
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CUL-01 In the event that a City Planner or Throughout Prior to Submittal of Issuance of a Stop Work
paleontological, archeological, designee construction issuance of evidence to City Order and/or citation
and/or historical resource are grading that the
uncovered during the course of the
construction phase of the project, Permits construction
ground disturbing activities in the documents
vicinity of the find should be include
redirected until the nature and extent appropriate
of the find can be evaluated by a measures to
qualified archaeologist and/or satisfy the intent
paleontologist (as determined by the of this measure
City). Any such resource uncovered
during the course of project-related
to grading or construction shall be
recorded and/or removed per
applicable City and/or State
regulations.
RACGT0802\Miligation Monitoring Plan.doc(12/11/2008)
12