HomeMy WebLinkAbout1994/04/27 - Agenda PacketCITY OF
RANCHO CUCAMONGA
PLANNING COMMISSION
AGENDA
WEDNESDAY
APRIL 27, 1994
7:00 P.M.
RANCHO CUCAMOHGA CIVIC CENTER
COUNCIL CHAMBER
10500 CIVIC CENTER DRIVE
RANCHO CUCAMONGA, CALIFORNIA
III.
IV.
Pledge of Allegiance
Roll Call
chairman Barker
Vice Chairman McNiel
Commissioner Lumpp
Commissioner Melcher
Commissioner Tolstoy __
Announcements
Consent Calendar
The following Consent Calendar items are expected
to be routine and non-controversial. They will be
acted on by the Commission at one time without
discussion. If anyone has concern over any item,
it should be removed for discussion.
DESIGN REVIEW FOR TRACT 13703 - SHEFFIELD HOMES
- The design review of the detailed site plan
and building elevations for a previously
recorded tract consisting of 55 lots on 11
acres of land in the Low Medium Residential
District (4-8 dwelling units per acre), located
on the west side of Haven Avenue, north of
Banyan Street, across from Chaffey College -
APN: 201-563-38 through 92.
V. Public Hearings
The following items are public hearings in which
concerned individuals may voice their opinion of
the related project. Please wait to be recognized
by the Chairman and address the Commission by
stating your name and address. All such opinions
shall be limited to 5 minutes per individual for
each project. Please sign in after speaking.
Be
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De
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CONSIDERATION OF ENVIRONMENTAL IMPACT REPORT -
GENERAL DYNAMICS - A public hearing on a final
EIR for the General Dynamics Rancho Cucamonga
Subarea Specific Plan 93-01, General Plan
Amendment 93-02A, Industrial Area Specific Plan
Amendment 93-03, and Tentative Parcel Map 14647
for the redevelopment of 380 acres of land that
would include recreational, commercial, and
retail facilities surrounding an 18-hole golf
course, bounded on the south by 4th Street, on
the east by Milliken Avenue, on the north by
the A. T. & S. F. (Metrolink) Railroad, and on
the west by Cleveland Avenue and Utica Avenue -
APN: 209-272-01, 04, 07, and 08; 210-081-22
and 23; 210-082-02, 11, 17, 37, 38, and 39; and
210-361-01 through 26.
SPECIFIC PLAN 93-01 - GENERAL DYNAMICS - A plan
for the redevelopment of 380 acres of land that
would include recreational, commercial, and
retail facilities surrounding an 18-hole golf
course, bounded on the south by 4th Street, on
the east by Milliken Avenue, on the north by
the A. T. & S. F. (Metrolink) Railroad, and on
the west by Cleveland Avenue and Utica Avenue -
APN: 209-272-01, 04, 07, and 08; 210-081-22
and 23; 210-082-02, 11, 17, 37, 38, and 39; and
210-361-01 through 26.
ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN
AMENDMENT 93-02A - GENERAL DYNAMICS A proposed
amendment to change the land use map from
Industrial Park and General Industrial to Mixed
Use and Open Space and other related amendments
in conjunction with the Subarea 18 Specific
Plan for 380 acres of land generally located
north of 4th Street and west of Milliken Avenue
- APN: 209-272-01, 04, 07, and 08; 210-081-22
and 23; 210-082-02, 11, 17, 37, 38, and 39; and
210-361-01 through 26.
ENVIRONMENTAL ASSESSMENT AND INDUSTRIAL AREA
SPECIFIC pLAN AMENDMENT 93-03 - GENERAL
DYNAMICS - A proposed amendment to create a new
Subarea 18, bounded on the south by 4th Street,
on the east by Milliken Avenue, on the north by
the A. T. & S. F. (Metrolink) Railroad, and on
the west by Cleveland Avenue and Utica Avenue,
and other related amendments to provide
consistency with the Subarea 18 Specific Plan -
APN: 209-272-01, 04, 07, and 08; 210-081-22
and 23; 210-082-02, 11, 17, 37, 38, and 39; and
210-361-01 through 26.
ENVIRONMENTAL ASSESSMENT; VACATION OF CLEVELAND
AVENUE BETWEEN 4TH AND 6TH STREETS, THOMAS
ST-REET, VINCENT A~U~~-~. AND 7TH STREET EAST OF
CLEVELAND AVENUE; AND TENTATIVE PARCEL MAP
14647 - GENERAL DYNAMICS - A subdivision of 380
acres of land into 15 parcels in the General
Industrial designation (Subareas 10 and 11) and
the Industrial Park designation (Subarea 12) of
the Industrial Area Specific Plan, bounded on
the south by 4th Street, on the east by
Milliken Avenue, on the north by the A. T. & S.
F. (Metrolink) Railroad, and on the west by
Cleveland Avenue and Utica Avenue - APN:
209-272-01, 04, 07, and 08; 210-081-22 and 23;
210-082-02, 11, 17, 37, 38, and 39; and
210-361-01 through 26.
Ge
VARIANCE 94-02 - ORTIZ - A request to construct
a 6-foot high solid fence within the front yard
setback of an existing single family
residential parcel in the Very Low Residential
designation (less than 2 dwelling units per
acre), located at 5333 Hermosa Avenue -
APN: 1074-231-08.
He
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE
PERMIT 94-11 - BHP STEEL U.S. A. (SUPRACOTE) -
A request to construct a 93,500 square foot
addition to connect two existing industrial
buildings in the General Industrial designation
(Subarea 8) of the Industrial Area Specific
Plan, located on the north side of Arrow Route
at Oakwood Place - APN: 208-961-18 and 19.
Staff recommends issuance of a Negative
Declaration.
CONDITIONAL USE PERMIT 94-09 - PETROSSI -
A request to establish an indoor soccer
facility, including 2 soccer rinks, snack bar,
pro-shop, and arcade, within an existing
industrial building in the General Industrial
designation (Subarea 8) of the Industrial Area
Specific Plan, located at 11120 Tacoma Drive -
APN: 209-471-05.
VI. New Business
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW
94-02 - CRHO ARCHITECTS, INC. - A request to
construct an 8,540 square foot restaurant on a
2.2 acre parcel in the office Park designation
of the Terra Vista Planned Community, located
at the northeast corner of Foothill Boulevard
and Spruce Avenue - APN: 1077-421-58. Staff
recommends issuance of a Negative Declaration.
VII.
VIII.
IX.
X.
DEVELOPMENT REVIEW 94-03 - MATLOCK ASSOCIATES
- A request to construct a 4,710 square foot
multi-purpose building of a previously approved
church master plan in the Low Residential
designation (2-4 dwelling units per acre),
located at the west side of Jasper Street
between Base Line Road and Lomita Drive -
APN: 202-026-13.
Director's Reports
L. 1994 DESIGN AWARDS - Oral report
Public Co~ents
This is the time and place for the general public
to address the Commission. Items to be discussed
here are those which do not already appear on this
agenda.
Co~ssion Business
&djournment
The Planning Commission has adopted Administrative
Regulations that set an 11:00 P.M. adjournment
time. If items go beyond that time, they shall be
heard only with the consent of the Commission.
VICINITY MAP
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CITY HALL
CITY OF
RANCHO CUCAMONGA
DATE:
TO:
FROM:
BY:
SUBJECT:
CITY OF RANCHO CUCAMONGA
STAFF REPORT
April 27, 1994
Chairman and Members of the Planning Commission
Brad Buller, City Planner
Steve Hayes, Associate Planner
DESIGN REVIEW FOR TRACT 13703 - SHEFFIELD HOMES - The design review
of the detailed site plan and building elevations for a previously
recorded tract consisting of 55 lots on 11 acres of land in the Low
Medium Residential District (4-8 dwelling units per acre), located
on the west side of Haven Avenue, north of Banyan Street, across
from Chaffey College - APN: 201-563-38 through 92.
PROJECT AND SITE DESCRIPTION:
ae
Surrounding Land Use and Zoning:
North - Single Family Residential; Low Medium Residential (4-8 dwelling
units per acre).
South - Flood Control Retention Basin and Co~nunity Trail; Flood Control
East - Chaffey College; Low Medium Residential (4-8 dwelling units per
acre)
West - Single Family Residential; Low Medium Residential (4-8 dwelling
units per acre)
General Plan Designations:
Project Site - Low Medium Residential (4-8 dwelling units per acre)
North - Low Medium Residential
South - Open Space
East - School
West - Low Medium Residential
Ce
Site Characteristics: The entire site has been rough graded and slopes
from north to south at approximately 8 percent. Curb and gutter currently
exist along Haven Avenue. Riverwood Place also has curb and gutter along
its frontage, which was installed in conjunction with the Northwoods
development north and west of the project site.
BACKGROUND: Tentative Tract 13703 was originally approved by the Planning
Co~m~ission on April 27, 1988. Approval included the subdivision of the
11 acre site into 55 lots along with the conceptual site planning, grading,
landscaping, and building elevations for development. The three approved
house designs ranged in size from 1,668 to 2,237 square feet, with the
smallest being a one-story product. Subsequently, this tract was recorded but
only rough grading permits were issued. Since that time, the new property
owner (Sheffield Homes) purchased the recorded tract and elected to propose
new homes for the lots.
ITEM A
PLANNING CO~4ISSION STAFF REPORT
DR 13703 - SHEFFIELD HOMES
April 27, 1994
Page 2
ANALYSIS:
General: Three different floor plan types are proposed from 1,747 to
2,336 square feet on lots that range in size from 5,119 to 11,458 square
feet and average 6,640 square feet. The one-story plan has a two-car
garage, while the smaller two-story model has a three-car garage. The
largest two-story model offers the option of having a three-car garage or
a two-car garage with a bonus room. Lot 2 is plotted with the smaller
two-story model and a side-on garage to meet the constraints of this
lot. The Haven Avenue Community Trail will extend across the frontage of
this project. However, individual lots will not be allowed horses due to
their small size, hence, local trail system through the site is not
required. The main vehicular access to the project off Haven Avenue
(Amber Lane) is located to line up with the signalized main driveway into
Chaffey College. The Riverwood Place frontage, which is part of the
Northwoods development, will be required to be landscaped in conjunction
with development to this site and to be maintained by the Northwoods
Homeowners Association in perpetuity.
ifssues: At the time of original approval, the City Development Standards
]permitted side yard setbacks to be a minimum of 5 feet on both interior
side property lines in the Low Medium Residential Development District.
The lots within this tract are typically around 50 feet in width along San
Andreas Drive and approximately 60 feet elsewhere. Since that time, the
Development Code has been amended and now requires a 10-foot minimum
setback on one interior side property line. Staff feels this application
complies with the intent of the Code because the original prototype for
these lots was approved with 5 and 7-foot interior side yard setbacks. At
]Least one lot along San Andreas Drive would have to be eliminated if the
current standards were applied. While there are 15 situations where the
required setbacks are not being met, only 6 of these have the house
plotted at the minimum 5-foot setback line on both interior sides. In
addition, the applicant has agreed to plot at least 20 percent of the lots
with a minimum 10-foot setback on the garage side property line to
facilitate recreational vehicle access in the side and rear yard areas.
Given the narrow width of lots, the reduction in the number of situations
where homes have been plotted at the 5-foot minimum setbacks, the greater
building separations, and RV storage access, staff feels that the
Commission should support the unit plotting as proposed with applicable
conditions included in the attached Resolution of Approval.
Design Review Co~ittee: The Design Review Co~ittee (Lumpp, Bullet)
reviewed the application on March ~5, 1994 and recommended approval
subject to conditions in the attached Resolution of Approval. The Design
Review Co~nittee Action Comments are attached for your convenience (see
Exhibit "G").
Neighborhood Meeting: Since this project does not require a public
hearing and is an infill project, staff suggested to the applicant that a
neighborhood meeting be held to inform residents of the immediate area
about the new proposal. As of the writing of this report, no neighborhood
PLANNING COMMISSION STAFF REPORT
DR 13703 - SHEFFIELD HOMES
April 27, 1994
Page 3
meetings have been held. However, the applicant has been in contact with
the President of the Northwoods Homeowners Association and the property
management company. In addition, Sheffield Homes has posted a large sign
on the property along Haven Avenue to inform the public of the
development.
RECOMMENDATION: Staff recommends that the Planning Co~a~ission approve the
design review for Tentative Tract 13703 through adoption of the attached
Resolution of Approval with conditions.
City Planner
BB:SH:mlg
Attachments:
Exhibit "A" - Vicinity Map
Exhibit "B" - Site Precise Grading Plan
Exhibit "C" - Landscape Plan
Exhibit "D" - Building Elevations
Exhibit "E" - Floor Plans
Exhibit "F" - Design Review Committee Comments
Resolution of Approval with Conditions
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DESIGN REVIEW COMMENTS
6:40 - 7:30
Steve Hayes
March 15, 1994
DESIGN ~EVIEW FOR TRACT 13703 - SHEFFIELD HOMES - The design review of
the detailed site plan and building elevations for a previously recorded
tract consisting of 55 lots on 11 acres of land in the Low Medium
Residential District (4-8 dwelling units per acre), located on the west
side of Haven Avenue, north of Banyan Street, across from Charley
College - APN: 201-563-38 through 92.
Design Parameters:
The site in question is currently vacant and slopes from north to south
at approximately 8 percent. To the north and west is the Northwoods
residential subdivision. A San Bernardino County Flood Control District
retention basin and co,unity trail exist i-w~ediately south of the
site. On the east side of Haven Avenue is Charley College. A Colunity
Trail is planned to extend the length of the Haven Avenue frontage. The
main vehicular access to the project off Haven Avenue (Amber Lane) is
located to line up with the signalized main driveway into Chaffey
College. There are three models proposed (the smallest of which is one-
story) ranging in size from 1,747 to 2,336 square feet on lots ranging
in size from 5,119 to tl,458 square feet and averaging 6,640 square
feet.
Background:
Tentative Tract 13703 was approved by the Planning Co-~ission on
April 27, 1988. This approval included the subdivision map plus the
development/design review of single fa~ly homes on the 55 lots. The
three house designs ranged in size from 1,668 to 2,237 square feet, with
the s~11est being a one-story product.
The following colents are intended to provide an outline for Coiltree
discussion.
Major Issues: The following broad design issues will be the focus of
Colittee discussion regarding this project.
Staff feels no ~jor issues exist with this proposal.
DESIGN REVIEW COMMENTS
TRACT 13707 - SMEFFIELD HOMES
March 15, 1994
Page 2
Secondary Issues:
time permitting,
design issues:
Once all of the major issues have been addressed, and
the Committee will discuss the following secondary
Generally, staff feels the architectural plans represent an upgrade
of the originally approved architecture for the site. However,
staff suggests minor architectural revisions (in addition to the
highlighted policies) as follows:
a)
Heavier or double timber co1,,mn elements and should be used to
give a more substantial and secured look;
b)
The roof overhang on the rear elevation of the Plan 2 model is
awkward and should be revised. Staff suggests clipping the
main roofline at the ridge to provide the desired effect;
c)
The roof and fascia should be wrapped under the window element
on the front of the Plan 2C garage; and
The proposed use of siding should be considered by the
Committee.
e) The brick veneer accent material should continue the length of
the garage of the Plan 2C side-on garage elevation.
2. Pilasters should be incorporated into the walls on project
perimeters and in corner side yard situations.
Policy Issues: The following items are a matter of Planning Co~mission
policy and should be incorporated into the project design without
discussion:
Decorative paving should be provided within in~ividual driveways.
Return walls and retaining walls exposed to public view should be
composed of decorative ~sonry or a decorative finish.
3e
Some units should be plotted with a l0 to ~2-foo~ garage side yard
setback unobstructed by walls, slopes, etc., to allow recreational
vehicle parking and storage in the side and rear yard areas.
Units should be plotted to allow a greater variety of front yard
setbacks.
5. Individual driveways should be located as far as possible from
street intersections on corner lots.
DESIGN REVIEW COMMENTS
TRACT 13703 - SHEFFIELD HOMES
March 15, 1994
Page 3
A fourth b~ilding elevation should be added for each floor plan
type.
Provide extra deep setbacks for two-story homes on corner lots.
One-story massing is preferred on corner lots.
Some units should be replotted on lots where identical or similar
elevations are plotted on adjacent or across the street lots.
Chimney stacks should utilize the applicable accent material used
on that house.
10. Vary wall setbacks along Haven Avenue to increase visual interest.
Staff reco~nends that the Design Review Committee reco01nend approval of
the project to the Planning Co-~%ssion subject to conditions as
recommended by the Co~lnittee.
Design Review Co~m/ttee Action:
Members Present: Heinz Lumpp, Brad Bullet
Staff Planner: Steve Hayes
The Design Review Co~ittee recommended approval of the project to the
Planning Co-~ission subject to the following con~itions:
The design of the shed roof overhang and the related projecting
architectural element should be revised on the Plan 2 model for
further review of the Design Review Committee prior to scheduling
the project for Planning Comtssion review. Suggestions include
extending the gable roof and fascia of the element to be better
integrated with the overall design.
A mtnin~m 6-foot by 6-foot timber element should be used for all
support columns in patio areas.
The applicant should have the option of wrapping the roof and
fascia under the window above the Plan 20 garage.
4e
The use of wood siding as an accent material was acceptable to the
Co---ittee.
5e
The use of brick veneer on the Plan 2C si~e-on garage model was
acceptable to the Co~l~ittee.
DESIGN REVIEW COMMENTS
TRACT 13703 - SHEFFIELD HOMES
March 15, 1994
Page 4
10.
11.
12.
13.
14.
15.
Pilasters should be incorporated into the design of all block walls
(including the Haven Avenue streetscape wall) exposed to public
view.
The Co~nittee concurred with the applicant that decorative paving
in individual driveways could consist of various patterns and
textures of concrete, as long as the walkway leading to the front
door is also designed this way.
The Co~ittee reco~ended that the applicant attempt to maximize
the number of lots where units can be plotted with a 10 to 12-foot
setback on the garage side to allow recreational vehicle access and
storage to the rear and garage side yard areas.
The Co~=nittee felt a fourth building elevation would not have to be
added to the mix as long as at least three Plan 3 models with bonus
room options were built in the initial phases of development.
The Co~nittee reco~ended that chi~eys can remain stucco as
proposed as long as chimney cap treatments vary from plan to plan.
The unit on Lot 2 should be shifted northwest to increase the
amount of open space on the south side, given this is the rear
elevation of the house. This may be accomplished by reducing the
unit to a 2-car garage and/or reducing the width of the drainage
area between the retaining wall and garage.
The Committee suggested t_hat the applicant may desire to delete the
double doors on the front of the Plan 3 model for security reasons.
Porches should be increased in size, subject to review and approval
of the City Planner.
The final design of the combination retaining/block wall used on
corner lots should be reviewed by staff on the final grading plan,
prior to the issuance of a precise grading permit.
Policy Issues nos. 2, 7 and 8 should be conditioned as part of the
approval of this project.
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING DESIGN REVIEW FOR
TENTATIVE TRACT 13703, THE DESIGN REVIEW OF THE DETAILED
SITE PLAN AND BUILDING ELEVATIONS FOR A PREVIOUSLY
RECORDED TRACT CONSISTING OF 55 LOTS ON 11 ACRES OF LAND
IN THE LOW MEDIUM RESIDENTIAL DISTRICT (4-8 DWELLING
UNITS PER ACRE), LOCATED ON THE WEST SIDE OF RAVEN
AVENUE, NORTH OF BANYAN STREET, ACROSS FROM CHAFFEY
COLLEGE, AND MAKING FINDINGS IN SUPPORT THEREOF -
APN: 201-563-38 THROUGH 92.
A. Recitals.
1. Sheffield Homes has filed an application for the Design Review of
Tentative Tract No. 13703, as described in the title of this Resolution.
Hereinafter in this Resolution, the subject Design Review request is referred
to as "the application."
2. On April 27, 1988, the Planning Commission adopted its Resolution
No. 88-76 for the subject property to be subdivided into 55 lots in their
present configuration. The Final Map was recorded consistent with the
Tentative Tract Map approval.
3. On April 27, 1994, the Planning Commission of the City of Rancho
Cucamonga held a meeting to consider the application.
4. All legal prerequisites prior to the adoption of this Resolution
have occurred.
B. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the
Planning Commission of the City of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts
set forth in the Recitals, Part A, of this Resolution are true and correct.
2. Based upon substantial evidence presented to this Commission
during the above-referenced meeting on April 27, 1994, including written and
oral staff reports, this Commission hereby specifically finds as follows:
a. That the proposed project is consistent with the objectives
of the General Plan; and
b. That the proposed design is in accord with the objectives of
the Development Code and the purposes of the district in which the site is
located; and
c. That the proposed design is in compliance with each of the
applicable provisions of the Development Code; and
PLANNING COMMISSION RESOLUTION NO.
DR 13703 - SHEFFIELD HOMES
April 27, 1994
Page 2
d. That the proposed design, together with the conditions
applicable thereto, will not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
3. Based upon the findings and conclusions set forth in paragraphs 1
and 2 above, this Commission hereby approves the application subject to each
and every condition set forth below and in the Standard Conditions, attached
hereto and incorporated herein by this reference.
Plannin~ Division
1)
The final design of the rear elevation of the
Plan 2 model shall be consistent with the latest
revised drawing reviewed by the Design Review
Committee, as shown in the Conceptual Building
Elevations.
2)
The minimum 6-foot by 6-foot timber element
shall be used for all support columns in patio
areas.
3)
4)
5)
The applicant shall have the option of wrapping
the roof and fascia under the window above the
Plan 2C garage.
Pilasters shall be incorporated into the design
of all block walls (including the Haven Avenue
streetscape wall) exposed to public view.
Decorative paving in individual driveways shall
consist of various patterns and textures of
concrete, as well as the walkway leading to the
front door.
6)
7)
8)
9)
The site plan shall be revised, to the
satisfaction of the City Planner, to plot a
minimum of 20 percent of the lots with a minimum
10-foot free and clear area in the garage side
yard to allow recreational vehicle storage
access in private side and rear yards.
A minimum of three Plan 3 models shall be
constructed with the bonus room option in the
initial two phases of development.
Chimney cap treatments shall be located between
plans to the satisfaction of the City Planner.
The unit on Lot 2 shall be shifted north to
increase the amount of open space on the south
side, given that this is the rear elevation of
PLANNING COMMISSION RESOLUTION NO.
DR 13703 - SHEFFIELD HOMES
April 27, 1994
Page 3
the house. Options that may be considered
include reducing the unit to a two-car garage
and/or reducing the width of the drainage area
between the retaining wall and garage.
10) Porches shall be increased in size, subject to
review and approval of the City Planner.
11)
The final design of the combination
retaining/block wall used on corner lots shall
be reviewed by staff on the final grading plan,
prior to the issuance of a precise grading
permit.
12)
Return walls and retaining walls exposed to
public view shall be composed of decorative
masonry or a decorative finish. The final
location of all return walls shall be reviewed
and approved by the City Planner prior to the
issuance of building permits.
Extra deep setbacks shall be provided for two-
story homes on corner lots. Some corner lots
shall be plotted with a single story model to
the satisfaction of the City Planner.
14)
Some units shall be replotted to avoid identical
or similar elevations being plotted on adjacent
or across-the-street lots, to the satisfaction
of the City Planner.
15)
A Minor Exception application shall be submitted
for review and approval of the City Planner for
any walls in excess of 6 feet but less than
8 feet in height. The application shall be
approved by the City Planner prior to issuance
of building permits.
En~ineerin~ Division
1)
The developer shall obtain written agreement
from the Northwoods Homeowners Association to
maintain landscaping installed in the east side
of Riverwood Place, adjacent to the west tract
boundary of Tract 13703. Landscape plans shall
be prepared, to the satisfaction of the City
Planner, prior to building permit issuance and
installed prior to occupancy. If the Homeowners
Association does not agree to assume maintenance
of the east parkway for Riverwood Place, then
this area shall have full parkway width sidewalk
PLANNING COMMISSION RESOLUTION NO.
DR 13703 - SHEFFIELD HOMES
April 27, 1994
Page 4
installed. Revise the street improvement plans
(Drawing No. 1028) to show sidewalk or street
trees.
4. The Secretary to this Commission shall certify the adoption of
this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 1994.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Buller, Secretary
I, Brad Buller, 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 27th day of April 1994, by the following vote-to-wit:
AYES:
COMMISSIONERS:
NOES:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
n DEPARTMENT OF
.,n COMMUNITY DEVELOPMENT
STANDARD CONDITIONS
_. /'~?,
I
APPLICANT: ~ r . _
Those items checked are Conditions of Approval.
APPLICANT SHALL CONTACT THE PLANNING DIVISION, (909) 989-1861, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
A. Time Limits
1.Approval shall expire, unless extended by the Planning Commission, if building permits are ---J
not issued or approved use has not commenced within 24 months from the date of approval.
2. Development/Design Review shall be approved prior to / / ___/ /
3. Approval of Tentative Tract No. is granted subject to lhe approval of .~J /.__
4. The developer shall commence, participate in, and consummate or cause to be commenced, / /
participated in, or consummated, a Melio-Roos Community Facilities District (CFD) for the
Rancho Cucamonga Fire Protection Distdct to finance construction and/or maintenance ol
a fire station to serve the development. The station shall be located, designed, and built to
all specifications of the Rancho Cucamonga Fire Protection District, and shall become the
District's property upon completion. The equipment shall be selected by the District in
accordance with its needs. In any building of a station, the developer shall comply with all
applicable laws and regulations. The CFD shall be formed by the District and the developer
by the time recordation of the final map occurs.
Prior to recordation of the final map or the issuance of building permits, whichever comes
first, the applicant shall consent to, or participate in, the establishment of a Melio-Roos
Community Facilities District lot the construction and maintenance of necessary school
facilities. However, if any school district has previously established such a Community
Facilities District, the applicant shall, in the alternative, consent Io the annexation of the
project site into the territory of such existing District prior to the recordation of the final map
or the issuance ol building permits, whichever comes first. Further, if the affected school
district has not 1ormed a MelIo-Roos Community Facilities District within twelve months from
the date of approval of Ihe project and prior to the recordation of the !inal map or issuance
of building permits lot said project, this condition shall be deemed null and void.
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S~- [2/93
Compicuor~ D~¢
This condition shall be waived if the City receives notice that tl~e applicant and all affected
school districts have entered into an agreement to privately accommodate any and all school
impacts as a result of this project.
Prior to recordation of the final map or prior Io issuance of building permits when no map is
involved, written certification from the affected water district that adequate sewer and water
facilities are or will be available to serve the proposed project shall be submitted to the
Department of Community Development. 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 issuance
of permits in the case of all other residential projects.
B. Site Development
1. The site shall be developed and maintained in accordance with the approved plans which
include site plans, arcfiitectural elevations, extedor materials and colors, landscaping, sign
program, and grading on file in the Planning Division, the conditions contained herein,
Development Code regulations, and
Specific Plan and
Planned Community.
2. Prior to any use of the project site or business activity being commenced thereon, all
Conditions of Approval shall be completed to the satisfaction of the City Planner.
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Occupancy of the facility shall not commence until such time as all Uniform Building Code and
State Fire Marshall's regulations have been complied with. Prior to occupancy, plans shall
be submitled to the Rancho Cucamonga Fire Protection District and the Building and Safety
Division to show compliance. The building shall be inspected for compliance prior to
occupancy.
4. Revised site plans and building elevations incorporating all Conditions of Approval shall be
submitted for City Planner review and approval prior to issuance of building permits.
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All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for
consistency pdor to issuance of any permits (such as grading, tree removal, encroachment,
building, etc.), or prior to final map approval in the case of a custom lot subdivision, or
approved use has commenced, whichever comes first.
Approval of this request shall not waive compliance with all sections of the Development
Code, all other applicable City Ordinances, and applicable Community Plans or Specific
Plans in effect at the time of Building Permit issuance.
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A detailed on-site lighting plan shall be reviewed and approved by the City Planner and
Sheritf's Department (989-6611 ) pdor 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.
8. If no centralized trash receptacles are provided, all trash pick.up shall be for individual units
with all receptacles shielded lrom public view.
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9. Trash receptacle(s) are required and shall meet City standards. The final design, locations, / .
and the numl:)er of trash receptacles shall de subject to City Planner review and approval
prior to issuance of I~ilding permits.
/ 10. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall _ /
be located oul of public view and adequately screened through the use of a combination of
concrete or masonry walls, betming, ancl/or landscaping to the satisfaction of the City
Planner.
12/93
1 1. Street names shall be submitted for City Planner review and approval in accorclance with
the adopted Street Naming Policy prior to approval of the final map.
12. All building numbers and individual units shall be identified in a clear and concise manner,
including proper illumination.
13. A detailed plan indicating trail widlhs, maximum slopes, physical conditions, fencing, and
weed control, in accordance with City Master Trail drawings, shall be submitted for City
Planner review and approval prior to approval and recordation ol the Final Tract Map and prior
to approval of street improvement and grading plans. Developer shall upgrade and construct
all trails, including fencing and drainage devices, in conjunction with street improvements.
14. The Covenants, Condilions and Restrictions (CC&Rs) shall not prohibit the keeping of equine
animals where zoning requirements for the keeping of said animals have been met. Individual
lot owners in subdivisions shall have the option ol keeping said animals without the necessity
of appealing to boards of directors or homeowners' associations Ior amendments to the
CC&Rs.
15. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles ol Incorporation of the
Homeowners' Association are subject to the approval ot the Planning and Engineering
Divisions and the City Attorney. They shall be recorded concurrently with the Final Map or
pdor to the issuance ol building permits, whichever occurs first. A recorded copy shall be
provided to the City Engineer.
16. All parkways, open areas, and landscaping shall be permanently maintained by the property
owner, homeowners' association, or other means acceptable to the City. Proof of this
landscape maintenance shall be submitted for City Planner and City Engineer review and
approval prior to issuance of building permits.
17. Solar access easements shall be dedicated for the purpose of assuming that each lot or
dwelling unil shall have the right to receive sunlight across adjacent lots or units for use ot
a solar energy system. The easements may be contained in a Declaration of Restrictions for
the subdivision which shall be recorded concurrently with the recordation ol the !inal map or
issuance of permits, whichever comes first. The easements shall prohibit the casting of
shadows by vegetation, structures, fixtures or any other object, except 1or utility wires and
similar objects, pursuant to Development Code Section 17.08.060-G-2.
18. The project contains a designated Historical Landmark. The site shall be developed and
maintained in accordance with the Historic Landmark Alteration Permit No.
· Any further modifications to the site including, but not limited to, exterior alterations and/or
interior alterations which affect the exterior of the buildings or structures, removal ol landmark
trees, demolition, reiocation, reconstruction of buildings or structures, or changes to the site,
shall require a modification to the Historic Landmark Alteration Permit subject to Historic
Preservation Commission review and approval.
C. Building
1.
SC- 12/93
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Design
An aitemative energy system is required to provide domestic hot water for all dwelling units
and for heating any swimming pool or spa, unless other alternative energy systems are
demonstrated to be of equivalent capacity and efficiency, All swimming pools installed at the
time of initial development shall be supplemented with solar healing. Details shall be
included in the building plans and shall be submitted for City Planner review and approval
prior to the issuance of building permits.
All dwellings shall have the front, side and rear elevations upgraded with architectural
treatment, detailing and increased delineation of sudace treatment subject to City Planner
review and approval pdor to issuance ol building permits.
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3. Standard patio cover plans for use by the Homeowners' Association shall be submitted for
City Planner and Building Official review and approval prior to issuance of building permits.
All roof appurtenances, including air conditioners and other roof mounted equipment and/or
projections, shall be shielded from view and the sound buffered from adjacent properties and
streets as required by the Planning Division. Such screening shall be architecturally
integrated with the building design and constructed to the satisfaction of the City Planner.
Details shall be included in building plans.
D. Parking and Vehicular Access (incllcate detalia on bull(ling plans)
All parking lot landscape islands shall have a minimum outside dimension of 6 feet and shall
contain a 12-inch walk adjacent to the parking stall (including (:uFo).
'rextured pedestrian pathways and textured pavement across circulation aisles shall be
provided throughoul the development to connect dwellings/units/buildings with open spaces/
plazas/recreational uses.
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All parking spaces shall be double striped per City standan:Is and all driveway aisles,
entrances, and exits shall be striped per City standards.
All units shall be provided with garage door openers if driveways are less than 18 feet in
depth from back of sidewalk.
The Covenants, Conditions and Restrictions shall restrict the storage of recreational vehicles
on this site unless they are the principal source of transportation for the owner and prohibit
parking on interior circulation aisles other than in designated visitor parking areas.
Plans for any security gates shall be submitted for the City Planner, City Engineer, and
Rancho Cucamonga Fire Protection District review and approval prior to issuance of building
permits.
E. Landscaping (for publicly maintained landscape areas, refer to Section N.)
~ 1. A detailed landscape and irrigation plan, including slope planting and model home landscap-
ing in the case of residential development, shall be prepared by a licensed landscape
a~chitect and submitted for City Planner review and approval prior to the issuance of building
permits or prior final map approval in lhe case of a custom lot sulxlivision.
Existing trees required to be preserved in place shall be protected with a construction barder
in acco rclanca with the Municipal Code Section 19.08.110, and so noted on the grading plans.
The location of those trees to be preserved in place and new locations for transplanted trees
shall be sho~vn on the detailed landscape plans. The applicant shall follow all of the arborist's
recommendations regarding preservation, transplanting and Idmming methods.
A minimum of trees per gross acre, comprised of the following sizes, shall be provided
within the project: % - 48- inch box or larger, % - 36- inch box or larger,
__ % - 24- inch box or larger, % - 15-gallon, and __ % - 5 gallon;
4. A minimum of % of trees planted within the project shall be specimen size trees -
24-inch box or larger.
5. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for ever three
parking stalls, sufficient to shade 50'/, o! the parking area at solar noon on August 21.
C.~plcuor~ D~te:
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SC-12/93
6. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one
tree per 30 linear feet of building.
All private slope banks 5 feet or less in vertical heighl and of 5:1 or greater slope, but less than
2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for
erosion control. Slope planting required by this section shall include a permanent irrigation
system to be installed by the developer prior to occupancy.
AIIprivateslopesinexcessof 5feet,butlesstl~an8 leet inverticalheightandof2:lorgreater
slope shall be landscaped and irrigated for erosion control and to soften their appearance as
follows: one 15-gallon or larger size tree per each 150 sq. It. of slope area, 1 -gallon or larger
size shrub per each 100 sq. It. of slope area, and appropriate ground cover. In addition, slope
banks in excess of 8 feet in vertical height and of 2:1 or greater slope shall also include one
5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be
planted in staggered clusters to soften and vary slope plane. Slope planting required by this
section shall include a permanent irrigation system to be installed by the developer prior to
occupancy.
For single family residential development, all slope planting and irrigation shall be continu-
ously maintained in a healthy and thdving condition by the developer until each individual unit
is sold and occupied by Ihe buyer. Prior to releasing occupancy for those units, an inspection
shall be conducted by the Planning Division to determine that they are in satisfactory
condition.
10, For multi-family residential and non-residential development, property owners are respon-
sible for the continual maintenance of all landscaped areas on-site, as well as contiguous
planted areas within the public rignt-of-way. All landscaped areas shall be kept free lrom
weeds and debris and maintained in a healthy and thriving condition, and shall receive
regular pruning, fe~lilizing, mowing, and trimming. Any damaged, deed, diseased, or
decaying plant material shall be replaced within 30 days from the date ol damage.
11. Front yard landscaping shall be required per the Development Code and/or
· This requirement shall be in addition to the required
street trees and slope planting.
12. The linal design of the perimater parkways, walls, landscaping, and sidewalks shall be
included in the required landscape plans and shall be subject to City Planner review and
approval and coordinated for consistency with any parkway landsc&oing plan which may be
required by the Engineering Division.
13. Special landscape features such as mounding, alluvial rock, specimen size trees, meander-
ing sidewalks (with horizontal change), and intensilied landscaping, is required along
14. Landscaping and irrigation systems required to be installed within the public right-of.way on
the perimeter of tiffs project area Shall be continuously maintained by tho developer.
15. All walls shall be provided with decorative treatment. If located in public maintenance areas,
the design shall be coordinated with the Engineering Division.
16. Tree maintenance criteria shall be developed and submitted for City Planner review and
approval prior to issuance of building permits. These criteda sitall encourage the natural
growth characteristics of the selected tree species.
17. Landscaping and irrigation shall be designed to consewe water through the principles of
Xeriscape as defined in Chapter 19.16 of the Rancl~o Cucamonga Municipal Code.
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sc. 12/93
F. Signs
The signs indicated on the submitted plans are conceptual only and not a part of this approval.
Any signs proposed for this development shall comply with the Sign Orciinance and shall
require separate application and approval by the Planning Division prior to installation of any
signs.
2. A Uniform Sign Programforthisdevelopment shall be submitted for City Planner review and
approval pdor to issuance of building permils.
Directory monument sign(s) shall be provided for apartment, condominium, or townhomes
prior to occupancy and shall require separate application and approval by the Planning
Division prior to issuance of building permits.
G. Environmental
The developer shall provide each prospective buyer written notice of the Fourth Street Rock
Crusher project in a standard format as determined by the City Planner, prior to accepting a
cash deposit on any property.
The developer shall provide each prospective buyer written notice of the City Adopted
.Special Studies Zone for the Red Hill Fault, in a standard format as determined by the City
.Planner, prior to accepting a cash deposit on any property.
*The developer shall provide each prospective buyer written notice of the Foothill Freeway
project in a standard format as determined by the City Planner, prior to accepting a cash
deposit on any property.
A final acoustical report shall be submifted for City Planner review and approval prior to the
issuance of building permits. The final report shall discuss the level ol interior noise
attenuation to below 45 CNEL, the building materials and construction lechniques provided,
and it appropriate, verify the adequacy of the mitigation measures. The building plans will be
checked for conformance with the mitigation measures contained in lhe final report.
H. Other Agencies
V/ 1. EmergencysecondaryaccessshallbeprovldedinaccordancewithRanchoCucamongaFire
Protection District Standards.
Emergency access shall be provided, maintenance free and clear, a minimum of 26 leer wide
at all times dudng construction in accordance with Rancho Cucamonga Fire Protection
District requirements,
Prior to issuance of building permits for combustible construction, evidence shall be
submitted to the Rancho Cucamonga Fire Protection District that temporary water supply for
life protection is available, pending completion of required fire protection system.
The applicant shall contact the U. S. Postal Service to determine Ihe appropriate type and
k:~cation of mail boxes. Multi-family residential developments shall provide a solid overhead
structure lot mail boxes with adequate lighting. The final location of the mail boxes and the
design of lhe overhead structure shall be subject to City Planner review and approval prior
to the issuance of building permits.
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SC-12/93
For projects using septic tank facilities, writlen certification of acceptability, including all
supportive informalion, sitall be obtained from the San Bernardino County Department of
Environmental Health and submitted to the Building Official prior to the issuance of Septic
Tank Permits, and prior to issuance of building permits.
APPLICANTS SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 989-1863, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
I. Site Development
1. The applicant shall comply with lhe latest adopted Uniform Building Code, Uniform Mechani-
cal Code, Uniform Plumbing Code, National Electric Code, and all other applicable codes,
ordinances, and regulations in effect at the time of issuance of relative permits. Please
contact the Building and Safety Division for copies of the Code Adoption Ordinance and
applicable handouts.
Prior to issuance of building permits for a new residential dwelling unit(s) or major addition
to existing unit(s), the applicant shall pay development fees at the established rate. Such fees
may include, but are not limited to: City Beautificaticn Fee, Park Fee, Drainage Fee, Systems
Development Fee, Permit and Plan Checking Fees, and School Fees.
Prior to issuance of building permits for a new commercial or industrial development or
addition to an existing development, the applicant shall pay development fees at the
established rale. Such fees may include, but are not limited to: Systems Development Fee,
Drainage Fee, School Fees, Permit and Plan Checking Fees.
4. Street addresses shall be provided by the Building Official, after tract/parcel map recordation
and prior to issuance of building permits.
J. Existing Structures
K. Grading
~,/ 1.
Provide compliance with the Uniform Building Code for the property line clearances
considering use, area, and fire-resistiveness of existing buildings.
Existing buildings shall be made to comply with correct building and zoning regulations tor
the intended use or the building shall be demolished.
Existing sewage disposal lacilities shall be removed, filled and/or capped to corr~ly wilh the
Uniform Plumbing Code and Uniform Building Code.
Underground on-site utilities are to be located and shown on building plans sul~nitted for
building permit application.
Grading ol the subject property shell be in accordance with the Uniform Building Code, City
Grading Standards, and accepted grading practices. The final grading plan shall be in
substantial conformance with the approved grading plan.
A soils report shell be prepared by a qualilied engineer licensed by the State of California to
perform such work.
The development is located within the soil erosion control bounclades; a Soil Disturbance
Permit is required. Please contact San Bernardino County Department of Agriculture at (714)
387-2111 for permit application. Documentalion of such permit shall be submitted to the City
prior !o the issuance ol rough grading permit.
A geological report Shall be prepared by a qualified engineer or geologist and submitted at
the time of application for grading plan check.
The final grading plans shall be completed and approved prior to issuance of building permits.
~plcuo~ DaLe:
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sc-t2/g3
6. As a custom-lot subdivision, the following requirements snail be met:
a. Surety shall be posted and an agreement executed guaranteeing completion of all on-site
drainage facilities necessary for dewatering all parcels to the satisfaction of the Building
and Safety Division prior to final map approval and prior to the issuance of grading permits.
b. App~:opriate easements for safe disposal of drainage water that are conducted onto
or over'adjacent parcels, are to be delineated and recorded to the satisfaction of the
Building and Safety Division pdor to issua'nce of grading and building permits.
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c. On-site drainage improvements, necessary for dewatering and protecting the subdivided
properties, are tO be installed pdor to issuance ol building permits for construction upon
any parcel that may be subject to drainage flows entering, leaving, or within a pamel
relative to which a b~ilding permit is requested.
d. Final grading plans f~each parcel are to be submitted to the Building and Safety
Division for approval prior to issuance of building and grading permits. (This may be on an
incremental or composite basis.) '
e. All slope banks in excess of 5 feet in vertical height shall be seeded with native grasses
or planled with ground cover for erosion control upon completion of grading or some other
alternative method of erosion conitel shall be comJ~leted to the satisfaction ol the Building
Official. In addition a permanent irr{g,ation system shall be provided. This requirement
does not release the applicant/developer Irpm compliance with the slope planting
requirements of Section 17.08.040 I ol the ~velopmeht Code.
APPLICANT SHALL CONTACT THE ENGINEERING [:~'ISI~)N, (909) 989-1862, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS: / \,.
L. Dedication and Vehicular Access / ~.
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1. Rights-of-way and easements shaft be dedicaled to the~,City for all interior public streets,
community trails, public paseos,/public landscape areas, ~{reet Irees, and public drainage
facilities as shown on the plan~"and/or tentative map. Pdvatp easements for non-public
facilities (cross-lot drainage, lecal feeder trails, etc.) shall be re'served as shown on the plans
and/or tentative map. ,/ ~
2. Dedicalion shall be made of the following rights-of-way on the pe~, eter streets
(measured !tom street/centerline): ~
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3. An irrevocable offer of dedication for -foot wide roadway easement sh made / /-
for al143rivate streets or drives. \,
4. N~n~-vehicular access shall be dedicated to the City for the following streets:
///oReciprocal access easements shall be provided ensudng access to all parcels by CC&Rs
~' by deeds and shall be recorded concurrently with the map or pdor to the issuance of
building permitS, where no map is involved.
12/93 8
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DATE:
TO:
CITY OF RANCHO CUCAMONGA
STAFF REPORT
April 27, 1994
Chairman and Members of the Planning Co~ission
FROM: Rick Gomez, Community Development Director
BY:
Dan Coleman, Principal Planner
SUBJECT:
SPECIFIC PLAN 93-01 - GENERAL DYNAMICS A plan for the
redevelopment of 380 acres of land that would include recreational,
commercial, and retail facilities surrounding an 18-hole golf
course, bounded on the south by 4th Street, on the east by Milliken
Avenue, on the north by the A. T. & S. F. (Metrolink) Railroad, and
on the west by Cleveland Avenue and Utica Avenue.
CONSIDERATION OF ENVIRONMENTAL IMPACT REPORT - GENERAL DYNAMICS - A
public hearing on a Final EIR for the General Dynamics Rancho
Cucamonga Subarea Specific Plan 93-01, General Plan Amendment
93-02A, Industrial Area Specific Plan 93-03, and Tentative Parcel
Map 14647 for the redevelopment of 380 acres of land that would
include recreational, commercial, and retail facilities surrounding
an 18-hole golf course, bounded on the south by 4th Street, on the
east by Milliken Avenue, on the north by the A. T. & So F.
(Metrolink) Railroad, and on the west by Cleveland Avenue and Utica
Avenue.
SUMMARY: After many public hearings, workshops, and months of work by the
Planning Commission, staff, and applicant, the final Subarea 18 Specific Plan
and related Final Environmental Impact Report have been completed for your
final review and consideration. It is intended that this meeting will provide
a forum for final Commission comments on the Specific Plan text and Final
Environmental Impact Report for the purpose of making a final recommendation
to the City Council.
ANALYSIS: The Specific Plan proposes a multi-use development composed of 11
interrelated planning areas organized around the central golf course
amenity. Distinguishing elements of the concept plan include an 18-hole
championship golf course with clubhouse and related training facilities, a
hotel/conference facility, a mixed-use commercial center, and a Metrolink
Station. The planning areas range in size from 16 acres up to 28 acres.
Approximately 75 acres of the site are fully developed with three
industrial/office buildings. The Specific Plan addresses potential adaptive
reuses for these three buildings.
The Planning Commission's deliberations have focused upon several key
issues: land use flexibility, master planning, and regulatory procedures
(i.eo, the review process for future development). The Commission's concerns
have been addressed through revisions in the document or with Conditions of
Approval, as follows:
ITEMS B & C
PLANNING COMMISSION STAFF REPORT
SP 93-01 & FEIR - GENEP~L DYNAMICS
April 27, 1994
Page 2
De
Land Use Flexibility/Retail Development - The key to the Subarea 18
Specific Plan is flexibility in land use because of the unique setting of
this project around a golf course, the uncertainties in the market, and
the continuing evolution of industry and retail trade. A wide range of
].and use options is proposed for all planning areas. The Co~ission will
also consider the mix of land uses with the review of each master plan to
ensure that the land use mix and conceptual physical layout of each
planning area is appropriate.
Master Plans - The consensus of the Co~ission was that the goal of the
City to obtain a proper balance and mixture of land uses and the
applicant's desire for land use flexibility, could be achieved through a
Master Plan process for each planning area. The Specific Plan regulatory
procedures have been revised consistent with the Commission's discussion
to require a Master Plan at the time of the first development application
or subdivision.
Regulatory Procedures: Various changes were proposed to the City's review
process for Development Review applications, subdivisions, and Conditional
Use Permits. These changes were intended to streamline the process and
provide flexibility for the developer. The final language being proposed
reflects the Commission's direction and is supported by staff.
Design Guidelines (Level of Detail): The Co~ission's major concern was
that unifying design elements were needed to create a distinguishing
character for the 380 acre project. The Commission agreed that design
concepts should be put in place by General Dynamics to guide future
developments. These concepts should include entry statements, signage,
and street furniture (e.g., light standards, benches, bollards, etc.).
These guidelines should be approved by the Commission prior to the
development of any planning area other than the golf course/driving range.
Infrastructure Phasing: The Planning Commission supported the phasing of
improvements; however, they expressed concern with the applicant's
proposal not to underground utilities along the A. T. & S. F. railroad
line. Past Commission practice, consistent with the City's adopted policy
for utility undergrounding, has been to require developers to underground
along any public right-of-way, including railroad corridors. Also, the
Co~ission indicated they were willing to defer undergrounding for the
golf course frontage along 4th Street because of the short length
involved. Therefore, the Planning Co~m~ission reco~aended the following:
4th Street - The golf course developer should be responsible for
undergrounding utilities; however, actual undergrounding may be
deferred until such time as the adjoining planning area develops, if
secured by an in-lieu fee.
6th Street - Underground utilities between Cleveland and planning
area IX with the golf course development.
* A. T. & S. F. - Underground utilities with golf course.
PLANNING COMMISSION STAFF REPORT
SP 93-01 & FEIR - GENERAL DYNAMICS
April 27, 1994
Page 3
FINAL ENVIRONMENTAL IMPACT REPORT: The Final Environmental Impact Report
(FEIR), including responses to comments, has been completed. The responses to
co~nents and additional traffic analysis are packaged as an appendix (see
attached). The FEIR has been prepared in accordance with CEQA and State
guidelines and staff supports the adequacy of the document. The executive
summary at the beginning of the document lists the potentially significant
impacts and their mitigation measures, and the potential for unavoidable
adverse impacts. The FEIR identifies three impacts that would not be reduced
to a level of less than significant after implementation of the proposed
mitigation measures:
Agricultural Land Loss: The loss of approximately 305 acres of producing
vineyards would also occur under the existing Industrial Area Specific
Plan land use designations. Since the project includes a ~55-acre golf
course, the potential exists for conversion back to agricultural use,
which would not be possible under the current Industrial Area Specific
Plan. Therefore, development of the proposed project is considered to
have a lesser significant and unavoidable impact.
Cumulative Traffic Increase: Each development within the project will be
required to mitigate all on-site traffic and specified off-site impacts
through installation of frontage improvements consistent with the City of
Rancho Cucamonga's General Plan Circulation Element, as well as contribute
to the City's Transportation Development Nexus Fee program for off-site
impacts. However, the project will incrementally contribute to cumulative
impacts to the regional circulation system, even after mitigation.
Specifically, the project will contribute to reductions of levels of
service, although Congestion Management Plan standards (i.e., Intersection
Level of Service E) will be maintained.
Ce
Air Quality: During construction of the project, a measurable increase in
airborne dust will occur. This "fugitive dust" would be reduced by
implementing the measures required by the South Coast Air Quality
Management District; however, the level of dust would still be significant
for the duration of grading and excavation activity. The dust problem
would also occur under the existing Industrial Area Specific Plan.
The City Council must balance the benefits of this proposed project against
its unavoidable environmental risks in determining whether to approve the
project. If the benefits outweigh the unavoidable adverse effects, these
effects may be considered "acceptable." California Environmental Quality Act
requires the City to adopt a written statement of its views that the
significant unavoidable adverse impacts are acceptable due to the overriding
concerns. This statement is included in the project approval Resolution.
MITIGATION MONITORING PROGRAM: State law requires the City to adopt a
monitoring program for the changes to the project which are required or
mitigation measures which are adopted. Essentially this is a reporting
program designed to ensure compliance during project implementation. The
attached Mitigation Monitoring Plan (MMP) for the Subarea ~8 Specific Plan
PLANNING COMMISSION STAFF REPORT
SP 93-01 & FEIR - GENERAL DYNAMICS
April 27, 1994
Page 4
will be adopted by City Council as part of the project approval findings. The
MMP will be in place through all phases of the project, from initial design
through construction and operation.
The MMP identifies each adopted measure or required changes in the project
design which mitigate or avoid significant environmental effects. For each
mitigation, the MMP lists who is responsible for implementing (i.e., developer
or City); when the mitigation is implemented (i.e., design, plan check,
construction, etc.); and who is responsible for monitoring and enforcing the
mitigation. The MMP also establishes the reporting format and is intended to
provide a means for decision-makers to gauge the effectiveness of mitigation
measures.
RECOMMENDATION: Staff recon~ends that
approval of the Subarea 18 Specific Plan
including the Mitigation Monitoring Plan,
Resolutions.
C~mmuni t~e lopment Director
the Planning Co~ission reco~nend
and certification of the FEIR,
through adoption of the attached
PJ~:DC:sp
~ttachments:
Exhibit "A" - Planning Commission Minutes of January 26, 1994
Exhibit "B" - Planning Commission Minutes of February 23, 1994
Exhibit "C" - Planning Commission Minutes of March 23, 1994
Draft Environmental Impact Report (previously transmitted)
Response to Con~nents (previously transmitted)
Mitigation Monitoring Plan
Resolution for Specific Plan
Resolution for Final Environmental Impact Report
Ge
DRAFT SUBSEOUENT ENVIRONMENTAL IMPACT REPORT - GENERAL DYNAMICS - A public
hearing on a Draft Subsequent EIR for the General Dynamics Rancho
Cucamonga Subarea Specific Plan 93-01, General Plan Amendment 93-02A, and
Industrial Area Specific Plan Amendment 93-03 for the redevelopment of 380
acres of land that would include recreational, commercial, and retail
facilities surrounding an 18-hole golf course, bounded on the south by 4th
Street, on the east by Milliken Avenue, on the north by the A. T. & S. F.
(Metrolink) Railroad, and on the west by Cleveland Avenue and Utica
Street.
DIRECTOR'S REPORTS
SPECIFIC PLAN 93-01 - GENERAL DYNAMICS - A plan for the development of 380
acres of land that would include recreational, commercial, and retail
facilities surrounding an 18-hole golf course, bounded on the south by 4th
Street, on the east by Milliken Avenue, on the north by the A. T. & S. F.
(Metrolink) Railroad, and on the west by Cleveland Avenue and Utica
Street.
Dan Coleman, Principal Planner, introduced the applicant's representatives.
Steve Eimer, Stephen Eimer & Associates, Inc., 10900 East 4th Street, $601,
Rancho Cucamonga, gave a brief overview of the history of the project. He
said the 170-acre golf course was suggested to help create an identity and
stimulate other types of uses. Me stated the golf course was envisioned to be
a public course with ancillary services including an indoor training
facility. He commented they need flexibility on the remainder of the project
in order to secure users. He indicated that the Specific Plan lays out nine
separate planning areas on the periphery of the golf course and he outlined
the proposed uses in the various areas. Me specified the Metrolink Station
with nearby convenience retail and service uses, office, Research and
Development, manufacturing, commercial, and hotel/conference center. He
stated they want to move through the process fairly quickly and start
construction on the golf course in the fall.
Robert Smith, RTKL, 818 West Seventh Street, Los Angeles, showed a Japanese
magazine that had featured their firm. Me gave a brief history of his firm
and said they specialize in multi-use projects. He complimented staff for
their professionalism. He noted that the overall parcel is large. He
observed that parcels would have dual frontage with streetscape on one side
and the golf course on the other. He thought the corner of Milliken Avenue
and 4th Street would have the most intensive use. Me felt some of the
existing buildings in Planning Areas II and IV could be reused.
Jeff Kudlac, Kudlac Associates, 10900 East 4th Street, $601, Rancho Cucamonga,
stated he was available to answer questions.
Tom Smith, Michael Brandman Associates, 2530 Red Hill Avenue, Santa Ana,
discussed the process used in preparing the Draft Environmental Impact Report
(DEIR). He reported that during scoping of the DEIR, there had been meetings
with other public agencies such as SANBAG, SCAG, the school districts,
Cucamonga County Water District, etc. He observed that the DEIR identified
Planning Commission Minutes
-8-
January 26, 1994
three significant unavoidable impacts: the loss of agricultural land,
cumulative traffic impacts, and air quality impacts during the construction
phase. He stated that the General Plan already adopted by the City had
already confirmed the loss of the agricultural land.
Lee Card, LSA Associates, Inc., One Park Plaza, Suite 500, Irvine, stated they
had prepared a traffic impact analysis consistent with the requirements of the
County's Congestion Management Program. He said they used the traffic model
from the City of Fontana and population and employment projections from SCAG
and SANBAG. He estimated internal trip capture between users to be
10 percent. Mr. Card observed the project was compared to the previously
approved Industrial Area Specific Plan. He remarked that five intersections
were identified as needing specific improvements either with or without the
project and those improvements conform to the General Plan Circulation
Element. He said the recommended improvements were included as mitigations
with the project to pay on a fair-share basis.
Tom Smith discussed the air quality impacts during the construction phase and
stated the project would exceed allowable emissions as stated in the CEQA Air
Quality Handbook adopted in 1993 by the South Coast Air Quality Management
District (SCAQMD).
Mr. Coleman stated that the Planning Commission would be holding a meeting on
February 23, 1994. He said the public review period for the DEIR would close
on March 10 and staff was available to meet with the public.
Commissioner Melcher requested that the hearing on the DEIR be left open so
that people could make oral comments instead of only written comments. He
asked[ if a Notice of Availability had been prepared.
Mr. Coleman responded affirmatively and stated that a Notice of Completion had
been sent to all public agencies. He said copies of the DEIR were available
at the Planning Division counter and in the public library. He noted that the
City is not required to have a public hearing under CEQA regulations.
Commissioner Lumpp also felt the public hearing should be left open.
Commissioner McNiel felt the project had been greeted with enthusiasm. He
thought the air quality ramifications which are not due to construction should
also be considered.
Commissioner Lumpp stated that the City would have to adopt a Statement of
Overriding Considerations because of the unavoidable impacts and he noted that
no matter what is done, the air quality standards would not be met. He felt
it would be helpful to have a definition section in the Specific Plan,
particularly with relation to Section 6, the Implementation Program. He also
thought it would be beneficial to have a graphic representation of the
proposed approval process and how it compares to the existing approval
process.
Commissioner McNiel acknowledged that the project is on a rigid time table and
he did not wish to interfere with the process; however, he preferred leaving
Planning Commission Minutes
-9-
January 26, 1994
the public hearing open for comments on the DEIR if that would not extend the
time line.
Chairman Barker asked if keeping the public hearing open would delay the
process.
Mr. Buller suggested that the DEIR public hearing could be continued to
February 23, 1994, when the Specific Plan was scheduled to be considered by
the Planning Commission. He acknowledged that keeping the hearing open allows
greater flexibility for the public to submit comments.
Chairman Barker felt that would be appropriate.
Motion: Moved by McNiel, seconded by Melcher, to continue Draft Subsequent
Environmental Impact Report for Specific Plan 93-01, General Plan Amendment
93-02A, and Industrial Area Specific Plan 93-02A to February 23, 1994. Motion
carried by the following vote:
AYES:
NOES:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
BARKER, LUMPP, MCNIEL, MELCHER
NONE
TOLSTOY -carried
COMMENTS
There no additional public
COMMISSION
There was no
Lonal Commission business.
ADJOURNMENT
Motion: Moved by McNiel, :onded by Melcher, to adjourn.
9:27 p.m. - The Planning C~ission adjourned to a
Commission goals and priorit~e~at 5:00 p.m. on February 8,
Tolstoy residence, 9540 Hillsidebad, Rancho Cucamonga. That
adjourn to 5:00 p.m. on February g~1994, at the City Council
Civic Center Drive, Rancho Cucamonga.~
on Planning
~4, at the
[ng will
10500
Respectfully submitted,
Secretary
Planning Commission Minutes
-10-
January 26, 1994
~DAR
TO CONDITIONAL USE PERMIT
modify )r scheme for a gas station
center, in Commercial District (
Boulevard S Plan, located at 9082
APN: 208-101-17 20, 49, and 50.
UNOCAL - A request to
Rancho Town shopping
of the Foothill
Boulevard -
Motion: Moved by Lumpp,
absent, to adopt the Consent
~d by McNiel, carried 4-0-1 .cher
PUBLIC HEARINGS
DRAFT SUBSEQUENT ENVIRONMENTAL IMPACT REPORT - GENERAL DYNAMICS - A public
hearing on a Draft Subsequent EIR for the General Dynamics Rancho
Cucamonga Subarea Specific Plan 93-01, General Plan Amendment 93-02A, and
Industrial Area Specific Plan Amendment 93-03 for the redevelopment of 380
acres of land that would include recreational, commercial, and retail
facilities surrounding an 18-hole golf course, bounded on the south by 4th
Street, on the east by Milliken Avenue, on the north by the A. T. & S. F.
(Metrolink) Railroad, and on the west by Cleveland Avenue and Utica
Street. (Continued from January 26, 1994)
DIRECTOR'S REPORTS
Co
SPECIFIC PLAN 93-01 - GENERAL DYNAMICS - A plan for the development of 380
acres of land that would include recreational, commercial, and retail
facilities surrounding an 18-hole golf course, bounded on the south by 4th
Street, on the east by Milliken Avenue, on the north by the A. T. & S. F.
(Metrolink) Railroad, and on the west by Cleveland Avenue and Utica
Street.
Dan Coleman, Principal Planner, presented the staff report. He reported that
staff had received the screen check copy of the Mitigation Monitoring Program
and it would be forwarded to the Commission prior to the final review on
April 27, 1994. He stated that revised proposed language on master plans was
before the Commissioners. He said the applicant proposes providing a master
plan at the time the property is subdivided and once the Planning Commission
approved the master plan, subsequent reviews would be handled at staff level
by the City Planner. He said an example of such a master plan was the recent
Olive Garden Master Plan in which the Commission had approved a conceptual
site plan, general building locations, access points, circulation, and some
representation of where office and retail uses might go. He said the second
level of master plan proposed by the applicant and staff is a more detailed
master plan which would deal with specific buildings. He showed the Bixby
Ranch Business Park guidelines, which include detailed design guidelines for
archktecture, theme of materials, massing, colors, landscaping, etc.
Planning Commission Minutes
-2-
February 23, 1994
'Ne r
Chairman Barker opened the public hearing.
Commissioner McNiel noted the proposal is a departure from what has been done
in the past in that the Planning Commission currently reviews the buildings
and the proposal would have the Commission approving a master plan. He said
he did not oppose such a plan so long as the master plan is definitive in
identifying the materials and architectural elements the Commission would
normally handle. He questioned who would be the arbitrator of disputes
between staff and the applicant regarding implementation of the master plan.
Brad Buller, City Planner, stated the City Planner would make a decision which
could be appealed to the Planning Commission or the matter could be heard by
the Commission by mutual consent. He said any decisions by the Commission
would be appealable to the City Council.
Commissioner McNiel asked if the master plan would identify by example the
type of architecture, etc. which would be presented.
Mr. Buller said the applicant was also proposing a tiered master plan review
so that a portion of a planning area could be developed prior to completing
the detailed level of that master plan. He said staff supports that
flexibility to provide the applicant a chance to market the property in the
planning areas.
Commissioner McNiel stated he appreciated what the applicant was trying to
accomplish, but he was concerned that the City not write a blank check in the
interest of flexibility.
Chairman Barker opened the public hearing.
Jeff Kudlac, Kudlac Associates, 10900 East 4th Street, Rancho Cucamonga,
stated he and others on the planning team were available to answer
questions. He said they have had a variety of productive meetings with staff
and he was pleased with the progress.
Chairman Barker stated he had read market studies from two development groups
citing the need for additional retail. He asked if General Dynamics had
prepared such a study.
Mr. Kudlac stated they have done a lot of analysis regarding the market for
golf. He said they were trying to create some synergy and activity related to
the golf course and this would be an all new market.
Chairman Barker asked if they had done a market study on retail uses.
Mr. Kudlac replied they have done a fiscal analysis which was included in the
Specific Plan. He said they have tried to provide flexibility because they
believe they can create a market.
Chairman Barker asked if the master plan would include standards for mixing
different types of land uses.
Planning Commission Minutes
-3-
February 23, 1994
Mr. Kudlac said it would and noted that design details would also be part of
the master plan. Me said staff had shared some master plans and discussed the
level of detail and he understood the level of detail that would be expected
by the Commission in the master plan process.
Chairman Barker asked if professional golf tournaments were anticipated.
Mr. Kudlac replied they had not come to any conclusions in that respect. He
felt it will be a championship quality course but said they had not determined
what future activities would be occurring there.
Chairman Barker felt any tournaments or other large events could cause parking
problems.
Mr. Kudlac responded they expected to have reciprocal access easements and
parking. He felt such instances could be accommodated and thought it would be
addressed within the master plans for the planning areas.
Commissioner McNiel felt there is some risk because of the unique aspect of
the project as compared to typical golf courses. He noted that the proximity
of the Metrolink station could be an asset.
Mr. Buller noted the applicant had prepared a composite of development
activity and land uses around the project.
Mr. Kudlac showed the exhibit identifying existing and proposed projects as
well as designated land uses. He said they wanted to take advantage of the
changing land uses to the south. Me observed the project has great freeway
access. He felt the proposed flexibility and mixed-use concept would allow
them to respond to market changes as the changes continue to happen over the
next 10 to 15 years.
Commissioner Lumpp questioned if there was enough justification in the EIR for
the Council to make a determination regarding the overriding consideration
relating to the loss of agricultural land.
Tom Smith, Michael Brandman Associates, 2530 Red Mill Avenue, Santa Ana, felt
there is sufficient language. He felt there was adequate evidence in the
record because the finding had already been made with the certification of the
EIR for the Industrial Area Specific Plan and said they had referenced that
certification action by the City.
Commissioner Lumpp asked for clarification on a program versus a focused EIR.
Mr. Smith responded that a program EIR is intended to be comprehensive enough
to allow development to occur without the need for preparation of another
EIR. He said in that respect, this document was intended to be a program EIR
for the Specific Plan. Me said individual master plans under the specific
plan would have environmental review and would be compared against the
specific plan and the evaluation in the EIR for consistency. He said their
program EIR was focused because during the initial study, certain issues were
determined not to have potential for generating environmental impacts and the
Planning Commission Minutes
-4-
February 23, 1994
EIR focused on the issues which were thought to have potential impacts. He
said the initial study documentation was included.
Commissioner Lumpp questioned why the traffic analysis concentrated on the
p.m. peak. He thought the trip generation factors used for various uses
appeared to be low. He thought perhaps factors should be based on number of
parking spaces provided or number of rounds on the golf course rather than the
acreage. He also noted the factor for the theatres used the number of screens
rather than the number of seats or parking spaces. He thought the total
project trip generation factors appear low. He noted that the traffic
mitigation measures for 2010 indicate significant improvements will be
necessary to certain surrounding streets. He asked who would pay for those
improvements.
Dan James, Senior Civil Engineer, stated that transportation fees are
collected with development and those fees are used to pay for improvements
throughout the City.
Mr. Smith said the consultant who had prepared the traffic analysis would
respond to staff with answers on the traffic issues. He said they used a
process which complies with the Congestion Management Plan framework
established by SANBAG. He reported they are having continuing discussions
with SANBAG and City staff to be sure they are comfortable with the
analysis. He stated they had used the standard trip generation factors
established by the Institute of Traffic Engineers based on uses throughout the
country.
Commissioner Lumpp said he was not questioning the rates in the analysis but
he was more interested in the multiplying factor being used; i.e. acreage and
screens.
Mr. Kudlac said the traffic analysis had taken a conservative approach
considering maximum build-out with 100 percent occupancy.
Hearing no further testimony, Chairman Barker closed the public hearing. He
asked for comments on the land use flexibility and master plan proposal.
Commissioner McNiel noted the Commission had once entertained the concept of a
blanket conditional use permit and it was a terrifying concept. He said he
did not want to resist progress, but he was having a hard time getting
comfortable with the concept.
Mr. Buller agreed with the applicant that there are no other similar projects
and said staff believes it deserves the flexibility in order to be successful.
Commissioner Tolstoy asked what would happen if the process did not work.
Mr. Bullet said changes can be made if the process does not work.
Chairman Barker said that if the Commission could agree on a master plan as
the checkpoint system, then the process could be streamlined. He expressed
faith the applicant had the skills to prepare a master plan which would be
Planning Commission Minutes
-5-
February 23, 1994
vastly superior to the Bixby Ranch one. He said he understood the concept,
but in looking at the Bixby Ranch Master Plan there were gigantic holes where
things could go wrong. He commented the master plan would have to be detailed
enough to allow the Commissioners to be comfortable with relinquishing
control.
Commissioner McNiel supported the concept; however, he noted the master plans
would be subject to interpretation. He said he wanted to be sure the master
plans are tight enough to protect staff and the City would not suffer. He
wanted to be sure all documents are carefully reviewed.
Commissioner Tolstoy concurred.
Commissioner Lumpp said he was comfortable with the process. He felt the only
thing which will be developed initially will be the golf course.
Commissioner Tolstoy said it was his understanding that a master plan would be
required for any subdivision.
Mr. Coleman confirmed that was correct.
Chairman Barker said he would like to see a master plan so clear and perfect
it can be used as a guide for the rest of California.
Commissioner Tolstoy was concerned that there is not enough staff to handle
the additional burdens of this project.
Mr. Buller said that it is not known at this time if deferring more matters to
staff will place an extra burden because staff would be relieved of some
activities necessary to forward the matters to the Commission. He said that
time saved would then be used to review the matters which had been delegated
to staff. He said it is hoped the time will balance out.
Commissioner Tolstoy observed that every year the Commission reviews the
Planning Division work program and there are many things which cannot be
accomplished because of lack of time. He was concerned that all other
activities in the City might suffer because of a new process being used for
the General Dynamics project.
Chairman Barker concurred.
C COMMENTS
Ther~ ~re no additional
comments.
COMMISSION iNESS
There was no
.onal Commission busi
Planning Commission Minutes
-6-
February 23, 1994
CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION MINUTES
Regular Meeting
March 23, 1994
Vice Chairman McNiel called
!a Planning Commission to
Chamber at Rancho C%
Dri% Rancho Cucamonga, Californi
,f allegiance.
Regular Meeting of the City of Rancho
~er at 7:00 p.m. The meeting was held in
%onga Civic Center, 10500 Civic Center
Vice Chairman McNiel then led in the
ROLL
PRESENT:
David
Lumpp,
Tolstoy
~rker (arrived 7:02 p.m.), Heinz
rry McNiel, John Melcher, Peter
ABSENT: None
STAFF PRESENT:
Richard Alcorn, Code Enforce nt Supervisor; Brad Buller,
ity Planner; Dan Coleman, P: :ipal Planner; Nancy Fong,
%ior Planner; Rick GomE Community Development
D ~ctor; Ralph Hanson, Deputy :y Attorney; Joe Henry,
Po Lieutenant; Dan James, ~nior Civil Engineer;
Bert Associate Engineer; ~il Sanchez, Planning
Commi~ .on Secretary
ANNOUNCEMENTS
There were no announcements.
APPROVAL OF MINUTES
Motion: Moved by Melcher, seconded by T¢ oy, carried 4-0-0-1 with
abstaining, to adopt the minutes of March 9, )4, as amended.
DIRECTOR'S REPORTS
SPECIFIC PLAN 93-01 - GENERAL DYNAMICS - A plan for the development of 380
acres of land that would include recreational, commercial, and retail
facilities surrounding an 18-hole golf course, bounded on the south by 4th
Street, on the east by Milliken Avenue, on the north by the A. T. & S. F.
(Metrolink) Railroad, and on the west by Cleveland Avenue and Utica
Street.
Dan Coleman, Principal Planner, presented the staff report.
Commissioner Melcher observed that staff recommended that a more definitive
design theme be established for the project through either a design manual or
master plan for the project. He asked if staff recommended that the Specific
Plan be approved as is with the design theme to follow later.
Mr. Coleman affirmed that was correct.
Commissioner Melcher noted the staff report indicated a potential need for
buffering the golf course by sound walls. He questioned what would trigger
the need for a sound wall around the golf course.
Mr. Coleman stated that the General Plan sets noise standards for golf courses
and the Draft EIR identified some specific areas where those standards may be
exceeded. He noted that there would be more answers at the April 27, 1994,
meeting when the final EIR will be considered. He said that staff would like
to focus on the areas around the club house.
Commissioner Melcher commented that golf courses can generally be viewed from
surrounding areas. He felt it would be a shame to close off views of the
course with walls.
Brad Buller, City Planner, stated that specific language regarding noise
levels of golf courses was included when the General Plan was drafted. He
thought the authors had probably envisioned golf courses only being
constructed up in the foothills rather than along major streets. He stated
staff did not see a reason for placing a sound barrier between the course and
the street.
Commissioner Melcher asked for verification regarding maximum building height.
Mr. Coleman stated that a hotel could be a maximum of eight stories or 90
feet, whichever is greater, and office buildings could be up to six stories or
90 feet, whichever is greater.
Commissioner Lumpp asked for clarification regarding the proposed Floor Area
Ration (FAR) requirement.
Mr. Coleman
standards.
center.
said staff was still working with the applicant on FAR
He noted a higher FAR is recommended for a hotel/conference
Chairman Barker invited public comment.
Jeff Kudlac, Steve Eimer & Associates, 10900 East 4th Street, Building 601,
Rancho Cucamonga, stated they agreed with most of the comments made by staff
in the staff report. He stated he would like to discuss the Planning
Commission's policy regarding undergrounding of overhead utilities. He said
there are currently three locations with overhead utilities: the railroad
right-of-way at the northern end of the property, the southern end of 6th
Street, and the 4th Street alignment. He said they had submitted an
Planning Commission Minutes
-2- March 23, 1994
infrastructure phasing program to the City shown as Exhibit A of the staff
report. Me noted they had initially requested that they delay the
undergrounding of the utilities along 6th Street and 4th Street until
development occurs in one of the adjacent planning areas. He noted that
currently there is an overhead above 66 kv on the railroad right-of-way and
that would remain in place. He acknowledged that the City's current policy
would require them to underground communications lines on the same poles. He
said they will be creating a berm effect from the railroad down to the golf
course and using landscaping to mitigate noise and improve the view from the
course. He felt the cost was not justified to underground the utilities since
the lines would not be seen from the golf course. He requested that the
Commission consider leaving the communications line above ground. Me offered
to underground the line on 6th Street from Cleveland to the eastern edge of
the golf course at the time the course is developed but defer undergrounding
on 4th Street until development in adjacent planning areas. Me showed a board
of the proposed updated alignment of the golf course with the club house moved
to 6th Street, a golf maintenance facility located at the end of Cleveland
Street, and the course extending down to 4th Street. Mr. Kudlac requested
that the minimum landscape requirement within the planning areas be reduced
because the golf course would be over 170 acres of greenscape. Me said the
Specific Plan should reflect that the proposed hotel is possible in a number
of planning areas so each of those planning areas should have the ability to
have a higher FAR only if the hotel occurs there. He said they had worked
with staff on the language regarding the master plan and were in agreement
with what was presented this evening.
Commissioner Tolstoy felt a hotel would be a great asset to the project and he
thought it may be a good selling point to have the hotel within walking
distance of the club house.
Mr. Kudlac stated they were looking at a number of possible planning areas for
a hotel. He commented they hope to create a shuttle and/or pedestrian system
throughout the project. He said their most important concern at the present
time is the function of the golf course. He commented they were trying to
relate the golf course to the demographics of Rancho Cucamonga rather than a
resort. Me said they want to relate to office users and the community.
Commissioner McNiel questioned if there is any language with respect to the
relationship between the golf course and any surrounding buildings. He wanted
to avoid having 70-foot poles with netting to protect the buildings.
Mr. Buller indicated the specific plan does not specify a distance from the
golf driving range to buildings but does set perimeter setbacks for the layout
of holes (page 5-25). Me indicated that once the layout of the golf course is
known it may be possible to set some standards for building locations.
Commissioner Tolstoy asked if that would be considered as each parcel is
developed.
Mr. Buller felt it could be considered at the master plan stage because the
golf course would be designed and in place at that time.
Planning Commission Minutes
-3- March 23, 1994
Commissioner McNiel felt that may not be enough.
Mr. Smith said they were industry standards. He said there would also
generally be a grade transition so the golf course would be below the
development pads which would serve as an additional containment for errant
balls. He observed that there is also a 10-foot landscape buffer along the
edge of the golf course which will help to block balls while providing view
corridors.
Mr. Bullet suggested that the Commission allow staff to work with the
applicant regarding language on orientation and location of buildings in
relationship to the golf course.
Commissioner McNiel felt that would be satisfactory. He wanted to be sure
that the problem is addressed.
Mr. Buller said that staff may conclude that it might be descriptively stated
in the text of the specific plan but actually addressed with the master plan
once the golf course final layout is known.
Chairman Barker asked about the proposed netting on the driving range.
Mr. Kudlac said they were still working with the consultant to determine where
netting would be required. He observed that staff's recommendation had been
that netting be brought back to the parking setback if needed along the
streets and they were in agreement with that requirement.
There were no additional public comments.
Commissioner Melcher asked if each of the planning areas would be able to
develop its own set of design guidelines.
Mr. Buller said there are several exhibits within the specific plan text
showing major street entries and streetscape. He said concepts of streetscape
design, entry statements, etc. would be considered with the master plans.
Commissioner Melcher questioned if that meant that other than the streetscape
design, there may be totally different development concepts unrelated to one
another from site to site.
Mr. Buller confirmed that was a possibility.
Chairman Barker felt there should be some sort of tying together of theme
including lighting standards, signage, etc. He thought it is a marvelous
opportunity to tie things to the golf course and did not want to see small
parcels appear disjointed and unrelated to surrounding parcels.
Commissioner Tolstoy asked if he was talking about infrastructure likeness
such as monument signs, street lights, etc.
Chairman Barker felt that should be at the very minimum. He said he would
like an overall design basically spelled out in a design manual so that as
projects are processed by staff, there would be few problems.
Plannilng Commission Minutes
-4- March 23, 1994
Commissioner Tolstoy noted staff's recommendation was for a minimum of design
concepts for entry statements, monumentation, directional signs, and lighting
standards. He asked if Chairman Barker was also looking for an architectural
theme.
Chairman Barker said he would be happier with that but he acknowledged it
probably would not happen. He wanted to be sure there is a smooth transition
from one parcel to the next.
Commissioner Tolstoy agreed with staff's recommendation and he felt those
design concepts could be achieved through a design manual or master plan prior
to the development of any planning area.
Commissioner Melcher thought the design manual or master plan could be for any
of the planning areas, not necessarily all of them.
Mr. Buller stated the specific plan calls for site signage and lighting to be
designed and located as part of an overall coordinated program for the entire
380 acres but the specific plan does not go into detail of what they shall
look like and how they will be designed, etc. He said the applicant has
agreed to a coordinated plan but staff feels it does not have to be part of
the specific plan.
Commissioner Melcher questioned if that meant that the developer of the first
planning area would have the burden of developing the program for the entire
380 acres.
Mr. Buller agreed the first master plan for the first development may
establish the theme for the rest of the 380 acres unless the master developer
sets an overall design guide prior to the first master plan.
Commissioner Melcher thought the various planning areas would probably be
parceled off and sold to other parties for development. He said he understood
the first development could not take place prior to the establishment of the
design concepts for entry statements, monumentation signs, and lighting
standards and would also have to provide a master plan for development of that
particular planning area. He asked if different planning areas can have
unrelated architectural concepts for the structures.
Mr. Buller replied they could. He noted that each master plan would be
subject to the review of the Commission and the Commission could determine the
level of detail required in the master plans.
Chairman Barker repeated that he wanted compatibility or transitioning between
the planning areas.
Co[mmissioner Melcher supported the need for an overall design theme dealing
with landscaping, street furniture, entry statements, monumentation signs, and
lighting standards. However, he felt it should not be left until the first
planning area is submitted. He thought it would be to the master developer's
benefit to control the theme because it would be easier to market the
property.
Planning Commission Minutes
-5-
March 23, 1994
Commissioner Tolstoy noted the undeveloped parcels range from 17 to 28
acres. He felt the parcels are large enough to allow different architectural
themes on the various parcels so long as there is some control for
compatibility between the planning areas.
Chairman Barker asked if there is a means of guaranteeing compatibility
between planning areas.
Mr. B. uller suggested staff work with the applicant to see how and when the
coordinated programs will occur. He stated there had been discussions with
the applicant and he felt the applicant is not far from being able to identify
the coordinated landscaping, street furniture, entry statements, and sign
programs so it would not have to wait until the first planning area is ready
to be submitted.
Chairman Barker invited the applicant to comment.
Mr. Kudlac stated much of the standards on the perimeter of their property is
being dictated by the City under street beautification programs along the
major streets. He felt the Commission would have an opportunity to ensure
continuity between the individual planning areas when reviewing the various
master plans. He agreed with Commissioner Tolstoy that there should be
flexibility to be creative with different architectural styles or design
themes for the various uses and planning areas. He wanted to be able to
create some unique environments around the golf course. He thought the final
topography of the golf course would help lend to the uniqueness of the
entries, monumentation, and access points in the planning areas.
Commissioner Tolstoy asked if the Palmer group would be designing the
landscape palette or if a landscape architect would be hired after the course
is designed.
Mr. Kudlac responded that it is a team approach and the landscape architect
will work with the Arnold Palmer group and the other members of the group.
Commissioner McNiel asked if Mr. Kudlac was willing to discuss with staff the
development of a specific theme for the entire project.
Mr. Kudlac said they would be willing to discuss it with staff but he was not
sure they would be able to come up with a vehicle to do that because he
thought the mechanism is already in place with the beautification plans
required on the perimeter streets.
Commissioner Tolstoy observed that the plans which are already in place were
designed with completely different uses intended in the area. He thought
there may need to be some adjustments because of the changes in uses.
Mr. Buller felt some answers could be provided at the April 27 hearing. He
thought perhaps language could be added to the specific plan to clarify when
coordinated programs of street furniture, etc. would be required in the
process; i.e., master plan level, design guidebook created by the master
developer prior to any development, etc. He thought a supplemental guidebook
Planning Commission Minutes
-6- March 23, 1994
would have a greater flexibility for the applicant and Commission to revise in
the future.
Commissioner Melcher noted the specific plan proposes many varied uses in
areas appropriate at the time of construction and he thought some sort of
overall unifying theme needs to be established as part of the specific plan.
Commissioner Lumpp agreed there should be an established unified theme that
could flow throughout for the interior of the project. He thought the
perimeter is somewhat set with monumentation on the corners, etc. He felt the
street lights, uniform bollards, interior monumentation signage, should be set
as a general guideline theme with flexibility of the design left for the
developer to bring back to the Commission after the golf course has progressed
to a logical point. He thought the architectural level of design guidelines
could be established at the master plan level with different types for the
various planning areas. He observed the City had established a master plan
overlay for Haven Avenue with some criteria for development of buildings along
Haven. He thought the same concept might be used as a guide program.
Commissioner McNiel agreed with Commissioner Melcher that a sense of guidance
for the streetscape should be established at the time the specific plan is
adopted.
Commissioner Tolstoy felt language needs to ensure there will be compatibility
between parcels. He did not wish to establish an architectural theme for the
entire 380 acres because he thought the parcels are large enough to allow
flexibility and variety.
Commissioner Melcher felt Commissioner Lumpp made an excellent suggestion that
the specifics of an overall theme package could be deferred so that the
preparation would not overwhelm the specific plan process but that it be
required of the master developer prior to the Commission's being willing to
accept the first master plan. He supported that concept and felt it needs to
be in place before land development begins.
Mr. Buller said staff and the applicant could work on language for the
Commission's consideration and the Commission's recommendation would be
forwarded to the City Council.
Commissioner Tolstoy suggested that language be added to provide for adequate
setback and landscaping to soften the effect of any 70-foot tall net fencing.
Commissioner McNiel thought there should not be any need for fencing along 6th
Street the way the golf course is being laid out.
Mr. Buller said the applicant has indicated it is their goal to avoid netting
along any street frontages.
Commissioner McNiel felt the possibility exists for such fencing along the
railroad right-of-way and it would probably be necessary along the edge of the
driving range.
Planning Commission Minutes
-7- March 23, 1994
Commissioner Lumpp recommended that sound walls be avoided along all street
frontages.
Commissioner Melcher agreed.
Commissioner Lumpp felt staff should work out a reasonable increase to the FAR
that would work for a hotel and incorporate that language into the document.
Commissioner McNiel supported allowing higher buildings with more open space
between the buildings.
Commissioner Melcher was delighted to see the introduction of the notion of
FAR which he believed to be a valid concept. He suggested that the higher FAR
be available in any planning areas which may have a hotel but be available
only for a hotel.
It was the Commission's recommendation to retain the current ISP landscape
minimum standards as opposed to granting the applicant's request for a
reduction.
Chairman Barker asked for comments on the applicant's request for
infrastructure phasing of undergrounding.
Commissioner Lumpp stated he understood that the utility poles along the
railroad right-of-way would remain because they are 66 kv and the applicant
was requesting that the communications lines be allowed to remain above ground
since the poles would remain. Commissioner Lumpp felt the purpose of
undergrounding is to eliminate visual blight and he suggested the applicant be
permitted to leave the communication lines above ground. He thought the cost
of undergrounding the lines along 4th Street should be borne when one or two
of the adjacent planning areas develop.
Commissioner McNiel asked if the applicant was proposing to defer the cost of
undergrounding on 4th Street to a prospective buyer.
Mr. Bullet said it was his understanding the applicant was willing to accept
responsibility for undergrounding along the golf course frontage but they were
asking to defer construction until an adjoining planning area develops and
they were willing to underground along the 6th Street frontage of the golf
course and golf practice facility at the time of golf course construction. He
said the matter would be forwarded to the City Council and the applicant was
seeking support from the Commission to delay the undergrounding.
Commissioner McNiel wanted to be sure the lines are undergrounded. Me said
the whole project is like an unwritten book with pages being filled in as the
project progresses. He commented that the City and the developers do not know
what will happen other than a golf course is to be built in the center. He
said it is uncommon for the Commission to have such a loose process and he
thought the Commission should proceed cautiously. He stated it has been a
matter of policy which the Commission has uniformly applied to underground
wherever possible. He did not object to moving time lines but he wanted
assurances that the undergrounding will take place and to know who will be
responsible, who will pay, and when it will happen.
Planning Commission Minutes
-8- March 23, 1994
Commissioner Lumpp asked if the applicant plans to underground the utilities
on 4th Street adjacent to Planning Area V where an existing building is
located.
Dan James, Senior Civil Engineer, stated it is Engineering's intent to
condition any development on the parcel to underground the lines which are
under 66 kv.
Commissioner Tolstoy asked how the City would get the lines undergrounded if
the building is not torn down.
Mr. ,James responded that even a Design Review could trigger the request for
undergrounding.
Commissioner Tolstoy stated his goal is to get the undergrounding done. He
felt undergrounding should be required on 6th Street from Cleveland to the
western end of Parcel IX as a condition of development of the golf course. He
did not object to delaying the undergrounding on 4th Street but he thought the
telecommunications lines should be undergrounded along the railroad right-of-
way.
Mr. James said there are two sets of poles in the railroad right-of-way: one
set owned by the railroad for their communication lines and the poles owned by
Edison Company. Me said the City typically would require that everything
. except the 66 kv be placed underground.
Commissioner Tolstoy observed such a requirement would be consistent with past
practices. He did not object to phasing so long as it is spelled out by whom
and when it would be done.
Commissioner Melcher stated that he had previously represented a developer and
argued that communication lines should be allowed to remain on the poles which
have 66 kv lines and had been unsuccessful whenever he had made that
argument. He still felt it made some sense to allow the communication lines
to remain. However, he noted the City had gone to great lengths to clean up
the railroad frontage because of the Metrolink service and the window
presented by the community. He did not feel that area should be deferred.
Commissioner Lumpp questioned the logic of requiring the removal of the
communication lines if the 66 kv lines would stay.
Chairman Barker stated that in the past the Commission had been consistent in
requiring the removal of the communication lines and he felt that
inconsistency in allowing them to remain in this case would create problems
with future projects and other developers.
Commissioner Tolstoy stated the City was trying to remove as much visual
clutter as possible.
Chairman Barker stated he also wanted to be sure the undergrounding would
occur and wanted to know who would do it and when it would be done.
Planning Commission Minutes
-9- March 23, 1994
Commissioner McNiel felt the undergrounding should be done on 6th Street all
the way from Cleveland Avenue to Milliken Avenue because the clubhouse will be
in that area.
Commissioner Tolstoy agreed that would be better than stopping at the western
edge of Planning Area IX.
Commissioner Lumpp noted that the applicant had expressed agreement with the
revised wording regarding master plans.
Commissioner Tolstoy observed the City has had a number of master plans
presented in the City and he felt the plans submitted for this project should
be at least equal to those in the past. He suggested language be added
regarding the appeal process.
Mr. Buller indicated that staff would be advising the Commission of approvals
made under the master plans so that Commissioners, if necessary, would have an
opportunity to appeal City Planner decisions within the 10-day period.
Commissioner Melcher asked to whom the applicant would appeal a City Planner
decision.
Mr. Buller replied the applicant could appeal to the Planning Commission.
Commissioner Melcher stated that would mean the Planning Commission would be
acting as a Design Review committee in that event.
Mr. ~uller questioned if the Commissioners felt an appeal of a design issue
should go to the Design Review Committee or the full Commission.
Commissioner Melcher was concerned that the proponents of the individual
master plans would have to come up with precise architectural concepts of
form, height, bulk, orientation, etc for their master plans because the design
review process is being set aside for this specific plan area and that would
equip the City Planner with a tight book of guidelines which would produce a
uniform level of mediocrity. He thought there should be more freedom to allow
the design community to come up with appropriate designs. He noted the
project needs to be viewed in relation to what is going on around it. He said
the author of the various master plans should be addressing what is happening
acros~ the street. He said those kinds of relationships make up pleasant
spacers. He feared the process will not have good results.
Mr. Coleman noted there are statements in the specific plan which discuss
compatibility of architectural design and the physical setting and
surroundings. He said staff was comfortable with the language of the specific
plan and the added availability of the master plans.
Commissioner Melcher said he did not oppose proceeding but he thought the
Commission may want to see sketches of the architectural concepts of form,
bulk, height, and orientation and the sketches would become part of the master
plans and then perhaps allowable materials would be discussed. He feared that
would squelch any creative design.
Planning Commission Minutes
-10- March 23, 1994
Commissioner McNiel hoped that the golf carts would traverse through a tunnel
under 6th Street rather than on a bridge over 6th Street.
Mr. Buller said the current direction is to go underground.
Commissioner McNiel questioned the amount of street improvements required on
6th Street.
Mr. James stated there is currently an asphalt curb and gutter and staff's
direction has been that the golf course frontage along 6th Street would have
to be complete including curb and gutter, sidewalks, and street lights;
however, the street frontage of Planning Areas VIII, IX, or XI would only need
to be widened to two lanes without the curb and gutter being installed.
Commissioner McNiel asked for verification that no landscaping would be
required along 6th Street other than in front of the golf course until
development occurs on the other planning areas.
Mr. James confirmed that was correct.
Commissioner McNiel felt that 6th Street should be finished from Cleveland to
Milliken. Me noted that a clubhouse would be installed. He acknowledged that
the curb would have to be cut when the driveway alignment is determined.
Mr. James said that there would also be approximate 300-foot deceleration
lanes and those locations had not been identified.
Commissioner Melcher commented that the Terra Vista Specific Plan calls for
major off-site construction whenever a proposed development touches certain
streets. He thought perhaps Commissioner McNiel was looking for a similar
requirement on this project.
Commissioner McNiel felt 6th Street should be completed to create an
attractive approach to the golf course or he thought a sales opportunity would
be lost to the developer. He thought values would be increased by the
installation of the curb and gutter and landscaping.
Mr. Buller said the development agreement would be brought to the Commission
and he suggested the matter could be determined then. He noted that the Bixby
Ranch property was required to landscape the perimeter of its project and it
improved appearances but did not seem to aid in speeding up development. He
said staff is finding that a lot of the streetscape is having to be adjusted
as users come in.
Commissioner McNiel stated it did make the area look less abandoned.
Mr. Bullet agreed.
The Planning Commission adjourned from 9:01 to 9:09 p.m.
Planning Commission Minutes
-11-
March 23, 1994
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING
APPROVAL OF SPECIFIC PLAN 93-01, THE SUBAREA 18
SPECIFIC PLAN, AND MAKING FINDINGS IN SUPPORT
THEREOF.
A. Recitals.
1. General Dynamics has filed an application for Specific Plan 93-01,
as described in the title of this Resolution, hereinafter referred to as the
"application."
2. On January 26, February 23 and March 23, 1994, the Planning
Commission of the City of Rancho Cucamonga conducted meetings on the
application.
3. On April 27, 1994, the Planning Commission of the City of Rancho
Cucamonga conducted a duly noticed public hearing concerning the recommended
adoption of the Subarea 18 Specific Plan, hereinafter referred to at the
"Plan."
4. The Plan comprises approximately 380 acres, currently under
contiguous ownership, and located generally north of 4th Street, south of the
A. T. & S. F. rail line, east of Utica Avenue and Cleveland Avenue, and west
of Milliken Avenue, all referenced in the attached Conceptual Development
Plan, Exhibit "A."
5. On file in the City Clerk's office, and incorporated herein by this
reference, is a full, true, and correct copy of the Plan.
6. 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. Prior to the adoption of this Resolution, this Commission has
reviewed the Final Environmental Impact Report for the Plan, General Plan
93-02A, Industrial Area Specific Plan Amendment 93-03, and Tentative Parcel
Map 14647, and recommended that the City Council certify the Report, including
adoption of a Statement of Overriding Consideration, in compliance with the
California Environmental Quality Act of 1970, as amended, and the Guidelines
promulgated thereunder.
PLANNING COMMISSION RESOLUTION NO.
SP 93-01 - GENERAL DYNAMICS
April 27, 1994
Page 2
3. Prior to the adoption of this Resolution, this Commission has
reviewed and recommended approval of General Plan Amendment No. 93-02A, and
Industrial Area Specific Plan Amendment 93-03, and recommended adoption by the
City Council.
4. Based upon the substantial evidence presented to this Commission,
including, without limitation, evidence presented during the above-referenced
public hearing, including written and oral staff reports, together with public
testimony, this Commission hereby specifically finds as follows:
a. The Plan is consistent with and will promote the Land Use
Policies and other elements of the General Plan. The detailed findings of
consistency set forth in Exhibit "B" attached hereto are hereby incorporated
by reference;
b. The Plan is consistent with the objectives of the City's
Development Code, Ordinance No. 211, adopted December 7, 1983;
c. The Plan will not adversely affect the public health, safety, or
welfare;
d. The Plan is consistent with the City's Industrial Area Specific
Plan;
e. The actions taken and proposed to be taken by the City with
respect to the adoption of the Plan and the corresponding change of zoning
designation have been and will be completed and reviewed in accordance with,
and comply with, all applicable State and local laws and regulations.
5. This Commission hereby finds that the Plan has been drafted to
include, in text and accompanying diagrams, all of the information as follows:
a. The distribution, location, and extent of the land uses,
including open space, within the area covered by the Plan;
b. The proposed distribution, location, extent, and intensity of
major components of public and private transportation, sewage, water,
drainage, solid waste disposal, energy, and other essential infrastructure
proposed to be located within the area of the Plan and needed to support the
land uses described in the Plan;
c. The standards and criteria by which development will proceed for
land uses within the Plan and standards for the conservation, development, and
utilization of natural resources, where applicable, within the area of the
Plan; and
d. A description of the implementation measures, including
regulations, programs, public works projects, and financing measures necessary
to carry out those provisions, referenced in subparagraphs a, b, and c above
within the area of the Plan.
PLANNING COMMISSION RESOLUTION NO.
SP 93-01 - GENERAL DYNAMICS
April 27, 1994
Page 3
6. This Commission hereby recommends that the City Council of the City
of Rancho Cucamonga adopt Specific Plan 93-01, the Subarea 18 Specific Plan,
subject to the following conditions:
1)
within 45 days of City Council approval, a revised
Plan text, Final EIR, and Mitigation Monitoring Plan
incorporating the changes required shall be
submitted to the Community Development Director for
review and approval. Upon acceptance by the
Community Development Director, a total of 25
unbound, 3-hole punch, copies of these documents
shall be submitted for distribution to the City
Council, the City Clerk, the Planning Commission,
and staff. In addition, one unbound original copy
each, and one executable copy each on a 3.5 inch
computer diskette in a format acceptable to City,
shall be submitted.
2) A copy of this Resolution shall be included within
the Plan text after the title page.
3)
Utilities shall be undergrounded per Planning
Commission Resolution No. 87-96 , with the following
understanding:
a)
4th Street - The golf course developer shall be
responsible for undergrounding along the golf
course frontage of 4th street. Said
undergrounding may be deferred until the
development of Planning Areas V, VI, or VII, if
secured by an in-lieu fee.
b)
6th Street - The golf course developer shall be
responsible for undergrounding utilities
between Cleveland Avenue and the westerly
boundary of Planning Area IX at the time of the
golf course development.
c)
A. T. & S. F. Rail Line - Utilities shall be
undergrounded with the golf course development.
4)
The applicant shall prepare supplemental design
guidelines to create a distinguishing character for
the 380 acre project. The guidelines shall include
unifying design concepts for entry statements,
signage, and street furniture (e.g., lighting
standards, bollards, benches, etc.). The guidelines
shall be submitted for review and approval by the
Planning Commission prior to the application for
development of any planning area, except for the
golf course.
PLANNING COMMISSION RESOLUTION NO.
SP 93-01 - GENERAL DYNAMICS
April 27, 1994
Page 4
7. The Secretary to this Commission shall certify the adoption of this
Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 1994.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Buller, Secretary
I, Brad Buller, 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 27th day of April 1994, by the following vote-to-wit.
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT:
COMMISSIONERS:
JL_
,d
!~.ANN]NG
\ Pt~NNIN~ ~
PLANNING
Note: This figure represents the current proposed Land Use Plan for Sub-
Area 18 and may be subject to future refinements and/or modifications.
Refer to Section 4.2 Land Use Plan, Table 5-1 Summary Land Use by
Planning Area and Table 5-2 Land Use Type Definitions for types ol land
uses permitted in planning areas.
800' 4O0' 0' 800'
Michel Br~ndm~n A.~ociate~ · 12./93
exhibit A
Conceptual Development Plan
"~ ~'" C ~ g Rar~o Gucamonga ,ASP $ut>-Area , 8 $Pe¢,fi¢ Plan EIR
EXHIBIT
GENERAL PLAN CONSISTENCY
This Exhibit assesses how the Sub-Area 18 Specific
Plan and the proposed amendment to the Industrial Area
Specific Plan and General Plan (the "project") furthers the
objectives and policies of the General Plan of the City of
Rancho Cucamonga, and whether the project will obstruct the
attainment of these objectives and policies. Rather than
attempt to analyze each individual objective, policy, or
program set forth in the General Plan -- a process which
would detract from understanding how the Sub-Area 18
Specific Plan relates to the Industrial Area Specific Plan
and the General Plan as a whole -- the relationship between
the Sub-Area 18 Specific Plan is discussed within the
context of each of the principal components comprising the
General Plan -- Land Use and Development, Environmental
iResources, and Public Health and Safety -- with more
detailed discussion reserved for those specific policies and
objectives that are particularly germane to assessing the
changes proposed relative to the current Industrial Area
Specific Plan (IASP) and General Plan land use designations.
A. Land Use and Development.
1. General Land Use Objectives.
The General Plan identifies a number of key land
use objectives that "are aimed at creating a City that
functions efficiently, is exciting to leave in, and makes
the best use of its various resources." A number of these
objectives have been incorporated as principal objectives of
the Sub-Area 18 Specific Plan, including: (i) encourage
opportunities to mix different, but compatible land uses and
activities; (ii) provide recreational, cultural, and
employment opportunities to meet the needs of the
community; (iii) coordinate industrial development to
encourage an integrated industrial area with maximum
flexibility and access to the regional circulation network;
(iv) promote land use patterns that encourage non-motorized
modes of transportation; and (v) organize land uses to
promote maximal opportunity for transit usage.
The project promotes these important objectives by
establishing a more flexible, better integrated array of
proposed land uses within the context of a Specific Plan.
The expanded variety and mixture of uses established under
the Sub-Area Specific Plan, in conjunction with changes in
market demand and increased commercial development on the
southern edge of the IASP, are expected to promote the land
211877 [25757] I - ! - 12-APR-94 00:34:21
use objectives identified in the General Plan, including
those enumerated above.
2. General Land Use Policies.
a. Industrial.
The General Plan currently establishes three
categories of industrial land uses: Industrial Park,
General Industrial, and Heavy Industrial. The General Plan
specifically reflects that the policies relating to
industrial uses are "elaborated in the City's Industrial
Area Specific Plan which outlines a much more detailed
development program for this area."
The General Plan describes "Industrial Park" uses
as "planned grouped concentrations of industrial and
research and development offices," which are "typically
labor intensive, meaning that the number of employees per
acre is high. The General Plan contemplates that these uses
will be organized along major thoroughfares, including 4th
Street, and "along the periphery of the industrial area and
with convenient access to public transit." That portion of
the project site currently located within IASP Sub-Area 12
is designated as Industrial Park under both the IASP and the
General Plan. The IASP currently permits a variety of
commercial uses within this Sub-Area, including
professional/design services, administrative and office,
research services, business support services, financial,
insurance and real estate services, hotel, commercial and
recreation facilities, including a golf course.
The General Plan describes "General Industrial"
land use as permitting a wide range of industrial activities
including heavy commercial, and office uses. The General
Plan states that "this land use is appropriate as a buffer
between non-industrial uses and heavy industrial uses."
That portion of the project site within current Sub-Areas 10
and 11 are designated "General Industrial" under the IASP
and the General Plan. The IASP permits, or conditionally
permits, office professional, design and research, indoor
wholesale/retail commercial, and recreational facilities
within this zone.
Although all of the industrial uses and many of the
commercial uses proposed under the Sub-Area 18 Specific Plan
are permitted or conditionally permitted under the current
IASP Industrial Park, and General Industrial designations,
one of the express objectives of this project is to
eliminate what are perceived as artificial and arbitrary
divisions between the three existing Sub-Areas (for example,
211877 [2575711 - 2 - I I-APR-94 23:46:30
a number of uses which may be permitted in Sub-Area 12 may
be prohibited or only conditionally permitted in Sub-Area 10
or 11) . Specifically, by expanding the variety of
commercial and recreational uses contemplated within the
project site, the Property Owner intends to inject more
creative and imaginative employment-generating designs and
to help better integrate this portion of the southern
boundary of the IASP with anticipated regional market
trends. As a result, the Property Owner is proposing an
amendment to the IASP ("IASP Amendment") to specifically
incorporate the Sub-Area 18 Specific Plan and to
concurrently amend the General Plan to reflect the IASP
Amendment.
While an amendment to the General Plan to reflect
the IASP Amendment and the adoption of the Sub-Area 18
Specific Plan would, alone, appear to ensure consistency, it
was also felt that the three categories of industrial use
currently identified in the General Plan, while specifically
acknowledging the need to provide for labor intensive office
and commercial uses and non-industrial transitions within
the industrial category could be construed narrowly, and
thereby discourage the General Plan objectives (noted above)
~5o promote planning flexibility and the mixture of
different, but compatible land uses. As a result, the
]Property Owner has proposed an additional amendment to the
General Plan to add a new category of land use entitled
~'Mixed-Use." The Mixed-Use category permits a wide range of
a commercial and industrial activities including, medium,
light, and custom manufacturing, research and development,
office, recreation, mixed-use commercial, retail, and
general commercial. Because the proposed uses within the
areas designated Mixed-Use under the Sub-Area Specific Plan
will also be designated Mixed-Use under the General Plan
Amendment, consistency will be ensured.
b. Open Space.
The General Plan provides that open space
areas must be maintained "in order to protect valuable
natural resources, and to prevent development in areas
considered unsafe because of environmental constraints"
The General Plan contains a variety of "written and mapped
policies to ensure that the resources are managed so that
posterity can enjoy them." The IASP currently does not
contain any open space district designations, although the
IASP does permit, or conditionally permit, golf course uses
within each of the three Sub-Areas currently comprising the
project site.
211877 [2575711 - 3 - I I-APR-94 23:46:31
Although the applicant's proposed amendment to
the General Plan to reflect the IASP Amendment and the
adoption of the Sub-Area 18 Specific Plan would itself
ensure consistency with the General Plan's policies relating
to open space, the City has requested that instead of
designating the Golf Course "Mixed-Use" along with the
remainder of the Sub-Area 18, that this portion of the site
be designated "Open Space". Because the current description
.of open space uses within the General Plan may be construed
to refer specifically to the conservation of natural
resources, an additional amendment to the definition of
"Open Space" has been proposed to clarify that the Open
Space designation may also include man-made open spaces,
including golf course uses, within designated areas adjacent
15o residential, commercial, or industrial uses. The
clarifying amendment will ensure project consistency with
the General Plan.
3. Circulation.
The General Plan establishes a circulation
system for the City as a whole and the IASP area. The
Circulation Plan established under the Sub-Area Specific
Plan preserves this circulation system in all principal
respects. However, the proposed vacation of a portion of
Cleveland Avenue south of 6th Street and the redesignation
of Cleveland north of 6th Street from a secondary arterial
with an 88-foot right-of-way to a 66-foot local industrial
collector, does require a corresponding amendment to the
General Plan Circulation Plan. Because the project EIR
indicates that no traffic impacts will occur as a result of
the vacation and redesignation of Cleveland, the conforming
General Plan amendment will ensure consistency with the
policies and objectives of the General Plan.
4. Public Facilities.
The General Plan contains a variety of
objectives and policies designed to ensure that adequate
public facilities and services will be maintained as the
City develops. The proposed project is not expected to have
any substantial impact on the City's Parks and Recreational
Plan, or on schools. The establishment of a golf course as
a central feature of the Specific Plan will promote a number
of General Plan policies concerning the encouragement of
recreational uses.
5. Community Design.
The primary design goals identified in the
General Plan are to promote the functional efficiency of the
211877 [25757]1 - 4 - I I-APR-94 23:46:32
City, improve the City's image and appearance and to use
development to express community character. The Sub-Area 18
Specific Plan promotes these primary objectives and the more
detailed community design elements set forth in the General
Plan by providing a unifying character to the project site
through the adoption of a Specific Plan which incorporates a
variety of land uses around a central golf course feature.
Consistency is further ensured through the retention of
existing City policies relating to performance standards,
site development criteria, subdivision, master planning, and
development and design review. Additionally, preservation
of the principal features of the City Circulation Plan
ensures that the objectives associated with maintaining
travel routes will be promoted. The incorporation of
project design features adjacent to the proposed Metrolink
station further promotes these objectives.
B. Environmental Resources.
1. Land Resources.
This section of the General Plan contains a number
of objectives and policies designed to promote proper soil
management techniques and to prevent the premature
elimination of agricultural land whenever feasible. The
Sub-Area Specific Plan will not change the impact of
development on the existing grape vineyard uses on the site.
The loss of this agricultural use was previously
acknowledged as inevitable when the IASP was first adopted.
By requiring subsequent development to comply with
applicable City policies and procedures concerning soil
management and grading activities, the Sub-Area 18 Specific
Plan ensures compliance with the General Plan land resource
objectives and policies.
2. Water Resources.
The General Plan contains several objectives and
policies designed to protect and enhance water resources.
Compliance with applicable City policies and procedures as a
condition to subdivision and Design Review approval ensure
compliance with these policies and objectives. The EIR for
the Sub-Area 18 Specific Plan concludes that no significant
impacts to water resources will occur.
3. Open Space.
The conforming amendments to the General Plan
ensure consistency with the General Plan's policies and
objectives concerning the preservation of open space. The
211877 [2575711 - 5 - I I-APR-94 23:46:32
establishment of a golf course will result in an increase in
open space areas within 5he project site.
4. Enerqy.
The General Plan identifies the objective of
encouraging more efficient use of energy resources. The
project EIR incorporates a number of mitigation measures
specifically intended to promote this objective. Compliance
with applicable City policies and regulations as a condition
to subdivisions and Design Review approvals further ensures
consistency with the General Plan's energy objectives and
policies.
(2. Public Health and Safety.
The General Plan sets forth a broad number of objectives
and policies designed to ensure that subsequent development
within the City will be sensitive to geologic, seismic,
flood, fire, noise, air quality, crime, and emergency
service concerns and hazards. The Sub-Area 18 Specific Plan
preserves development and regulatory procedures from the
IASP and the City Development Code as a means to mitigate
potential impacts in each of the areas identified in the
General Plan. Additionally, each of these areas are
explored in more detail in the project EIR, which indicates
that the changes from the current designations under the
IASP will not result in any substantial additional impacts
to the environment. Although the EIR indicates that
development of the project site (under either the proposed
Sub-Area 18 Specific Plan or the current IASP designations)
will result in new sources of construction and operational
air emissions, the Sub-Area 18 Specific Plan contemplates
the adoption of a transportation demand management strategy
consistent with the policies identified in the General Plan.
In particular, the location of industrial and commercial
uses in proximity to the proposed Metrolink station provides
a mechanism to ensure that non-motorized transportation
policies will be achieved. The incorporation of numerous
mitigation measures dealing with the suppression of
particulate emissions and the promotion of energy
conservation further ensures consistency with the General
Plan air quality objectives and policies.
211877 [25757] 1 - 6 - 1 I-APR-~, 23:46:33
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING THAT THE CITY
COUNCIL CERTIFY THE FINAL ENVIRONMENTAL IMPACT REPORT FOR
THE SUBAREA 18 SPECIFIC PLAN, AND MAKING FINDINGS IN
SUPPORT THEREOF.
A. Recitals.
1. There has been presented to this Commission, in conjunction with
this Commission's consideration of the recommended adoption of the Subarea 18
Specific Plan, and related General Plan Amendment No. 93-02A, Industrial Area
Specific Plan Amendment No. 93-03, and Tentative Parcel Map 14647, a Final
Environmental Impact Report.
2. The Final Environmental Impact Report referred to in this
Resolution consists of that document dated January 1994, entitled "Draft
Environmental Impact Report for the Subarea 18 Specific Plan," together with
the draft Final Environmental Impact Report dated April 1994, including
written comments on the Draft Environmental Impact Report and written
responses thereto submitted by staff of the City of Rancho Cucamonga, and
testimony presented during the hearings on the recommended adoption of the
said Specific Plan insofar as that testimony pertained to the environmental
matters, as well as the revised Executive Summary, including revisions to
mitigation measures, as well as the mitigation monitoring plan. Hereinafter,
the above-referenced documents will be referred to as the "Final Environmental
Impact Report." The entirety of the Final Environmental Impact Report is
hereby incorporated in this Resolution by this reference.
3. On January 26, February 23, and April 27, 1994, the Planning
Commission of the City of Rancho Cucamonga conducted duly noticed public
hearings concerning environmental impacts of the proposed Subarea 18 Specific
Plan and the companion amendments to the City's General Plan and Industrial
Area Specific Plan (collectively, along with the approvals and actions
described therein, the "project") and the adequacy of the Draft Environmental
Impact Report for the project ("Draft EIR").
4. The public comment on the Draft EIR was duly and lawfully closed
on March 10, 1994, following due notice to the public and all applicable
public agencies.
5. The Planning Commission has reviewed and considered the
environmental documentation prepared to evaluate the proposed project,
including the Final Environmental Impact Report.
6. 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:
PLANNING COMMISSION RESOLUTION NO.
FINAL EIR - GENERAL DYNAMICS
April 27, 1994
Page 2
1. The Planning Commission hereby finds that the Final
Environmental Impact Report was presented to the Planning Commission and that
the information contained in the Final Environmental Impact Report has been
independently reviewed and considered by members of the Planning Commission.
The Final Environmental Impact Report and each of its components reflect the
independent analysis and judgment of the City.
2. The Planning Commission hereby recommends that the City Council
adopt: (i) the Statement of Findings (EIR) attached hereto as Attachment A;
(ii) the Statement of General Plan Consistency attached hereto as Attachment
B; (iii) the Statement of Overriding Considerations, attached hereto as
Attachment C; and (iv) the Mitigation Monitoring Program attached hereto as
Attachment D, based on the following recommended findings:
a. The facts and findings set forth in the Statement of
Findings (EIR), Statement of General Plan Consistency, and Statement of
Overriding Considerations are supported by substantial evidence in the
administrative record and the Final Environmental Impact Report.
b. The Final Environmental Impact Report has identified all
significant environmental effects of the project; there are no known
potentially significant environmental impacts not addressed in the Final
Environmental Impact Report.
c. Although the Final Environmental Impact Report identifies
certain significant environmental effects that will result if the project is
approved, all significant effects that can feasibly be mitigated or avoided
have been reduced to an acceptable level by the imposition of mitigation
measures on the project. These mitigation measures are attached hereto as
part of the Mitigation Monitoring Program and incorporated herein by this
reference.
d. Potential mitigation measures or project alternatives not
incorporated into the project (including the "no-project" alternative) were
determined to be infeasible based upon the considerations set forth in the
Statement of Findings (EIR) and the Final Environmental Impact Report and
other substantial evidence in the administrative record. The cumulative
impacts of the project in relation to other projects in the area have been
considered, and, except with respect to those unavoidable impacts described in
the Statement of Findings (EIR), mitigation measures are incorporated into the
project to reduce such impacts to insignificant levels.
e. The unavoidable significant impacts of the project that have
not been reduced to a level of insignificance, as identified in the Statement
of Findings (EIR) and the Final Environmental Impact Report, have been
substantially reduced in their impacts by the imposition of mitigation
measures. The remaining unavoidable significant impacts are outweighed by the
economic, social, technological, legal, and other benefits of the project, as
set forth in the Statement of Overriding Considerations.
PLANNING COMMISSION RESOLUTION NO.
FINAL EIR - GENERAL DYNAMICS
Aprilk 27, 1994
Page 3
f. The Final Environmental Impact Report has described a
reasonable range of alternatives to the project (including the "no-project"
alternative), even though these alternatives might impede the attainment of
project objectives and might create other significant economic, social, legal,
technological, or environmental impacts. A good faith effort was made to
incorporate alternatives in the preparation of the Draft EIR, and reasonable
alternatives were considered in the review process of the Final Environmental
Impact Report and the ultimate decisions on the project.
3. This Planning Commission does hereby recommend that the City
Council of the City of Rancho Cucamonga certify that the Final Environmental
Impact Report has been prepared on the Subarea 18 Specific Plan in accordance
with the provisions of the California Environmental Quality Act, California
Public Resources Code Sections 21000 et seq. ("CEQA") with State and City
Guidelines for implementing CEQA and all other regulations promulgated with
respect thereto, and with all other applicable laws and regulations
thereunder. Further, that the Council certifies that it has considered the
contents of the Final Environmental Impact Report in considering the adoption
of the Subarea 18 Specific Plan, together with General Plan Amendment
No. 93-02A, Industrial Area Specific Plan Amendment No. 93-03, and Tentative
Parcel[ Map 14647;
4. The Secretary to this Commission shall certify to the adoption
of this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 1994.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Bullet, Secretary
I, Brad Buller, 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 27th day of April 1994, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT::
COMMISSIONERS:
ATTACHMENT A
STATEMENT OF FINDINGS AND FACTS (EIR)
This Statement of Findings and Facts for the Sub-
Area 18 Specific Plan Final Environmental Impact Report
("EIR") is divided into three sections. Section A sets
forth the City's findings with respect to the environmental
impacts of the Sub-Area 18 Specific Plan, the concurrent
amendments to the City's General Plan and Industrial Area
Specific Plan (IASP), and all other approvals and actions
necessary to implement the foregoing as described therein
(collectively, the "project"). This section has been
further divided into ten subsections, addressing each of the
areas of potential impact identified in the EIR. Section B
sets forth the City's findings with respect to significant
unavoidable adverse impacts, and has been divided into three
subsections -- one for each area of potential unavoidable
impact. Section C sets forth the City's findings with
respect to alternatives to the proposed project, and has
been divided into five subsections, one for each of the
alternatives considered in the EIR.
This Statement of Findings and Facts (EIR) is based
upon the entire administrative record for the project, which
is hereby incorporated by reference, and includes, without
limitation, the EIR, the conditions of approval of the Sub-
Area 18 Specific Plan, and testimony provided by members of
the public, as well as coincidents by the Planning Co~Lission
and the City Council, during the hearings on the project
before the Planning Commission and the City Council. The
findings contained herein and in the Statement of General
Plan Consistency (Attachment B) and the Statement of
Overriding Considerations (Attachment C) are not inclusive,
but rather are intended to supplement the findings set forth
in the attached Resolution. The statement of facts in
support of the City's findings are also not inclusive, but
rather are intended to identify certain of the principal
facts in the administrative record which support the
findings contained herein. Additional facts in support of
the City's findings may be found in the EIR, the conditions
of approval of the Subarea 3 Specific Plan, the Mitigation
Monitoring Program (Attachment D), the various staff reports
prepared for both the Planning Commission and the City
Council, the minutes from the various public hearings on the
project, and the administrative record as a whole. All
references to "project design considerations" shall include,
without limitation, the Sub-Area 18 Specific Plan, the
211880 [2575711 - 1 - 13-APR-94 09:52:43
corresponding amendments to the City's General Plan and the
IASP, and all conditions of approval of the Specific Plan.
A. Effects Determined Not To Be Siqnificant or Mitigated to
a Level of Insiqnificance.
With respect to each of the ten areas in which
potentially significant environmental effects could occur,
the City finds, as provided below, that these potential
impacts have been avoided or substantially lessened by
virtue of project design considerations and the mitigation
measures described in the EIR and the Mitigation Monitoring
Program, each of which are hereby incorporated by reference.
The following facts and conclusions reflected in
the EIR and the administrative record support these
findings:
1. Land Use.
The current General Plan and IASP designations for
the project site ("General Industrial" and "Industrial
Park") have been amended to "Open Space" (with respect to
the Golf Course) and "Mixed-Use" (with respect to the
remainder of the project site). Development of the project
site under these designations would include a broader mix of
uses, particularly commercial, office, retail, and
recreational uses, and greater development flexibility than
is allowed under existing land use designations. The
changes proposed are consistent with the general objectives
and policies of the General Plan, as described further in
the Statement of General Plan Consistency (attached hereto
as Appendix B), and the expansion of uses, including the
addition of con~%%ercial and recreational uses, would enhance
the project's compatibility with the approved co~,~ercial
uses in areas south of the project site.
The project includes vacating and reclassifying
portions of Cleveland Avenue. Cleveland Avenue is not
considered a key roadway within the City circulation system
due to its limited existing and planned access points.
Conforming amendments to the General Plan and the IASP
ensure consistency with the City's circulation system. No
substantial traffic impacts will occur as a result of the
street vacations contemplated by the project.
The Project will have a significant unavoidable
impact on the loss of agricultural lands. These impa~ts are
discussed further in Section B below.
211880 [25757] 1 - 2 - 13-APR-94 09:52:43
2. Traffic and Circulation.
A Traffic Impact Analysis (TIA) has been
for the project in accordance with the standards forth
in the Bernardino County Congestion Mana¢ Plan
(CMP). The TIA has been incorporated in the and is
consist~ t with and confozms to the re( set forth
in the
~d upon maximum buildout of t
the full Lty permitted under the Sub
Plan, the ect would generate
vehicle trip and approximately 7,
trips. This of traffic represE
increase over traffic that woul¢
build out to existing IAS
project site at
18 Specific
.y 64,600
p.m peak hour
only an incremental
under a full
use designations.
The proje will incrE
potentially t levels of
intersections ~nd outsi~
contribute to t .1 level
additional intersecti~
15 southbound ramt
improvements sufficient
service are identified i
have been incorporated
to offset the project'~
system and offsite
exacerbate
at a number of
the City, and will also
service deficiencies at two
Avenue/Fourth Street and I-
However, roadway
~ain acceptable levels of
:he EIR and mitigation measures
~equire fair share contributions
to both the City circulation
ions and interchanges.
Because the )roject
impacts to the regJ
reductions of of
identified as sic and
further below.
~ill contribute to cumulative
~tion system, resulting in
these impacts have been
and are discussed
3. 3e.
)roject may result in emporary short-term
constructi¢ noise impacts. Miti¢ .on measures have been
incorporat to reduce the noise from construction
activity. Given the distance ~he project site and
the nearg residential area, the resi~al noise impacts
remaini~ after mitigation are not cons~ered significant.
/The cumulative vehicular traffic~ rail, and
stati~hary source noise adjacent to Sixt~ ~eet has the
pote~ial of resulting in significant noise~mpacts on
outd6or golf course areas that are used on a~kongoing basis
(i.e., eating areas) in conjunction with struc~es located
on the golf course (i.e., the club house~ To ~e extent
these outdoor activity areas are impacted beyond'the 70 dBA
211880 12575711 - 3 - 13-APR-94 09:52:44
2. Traffic and Circulation.
A Traffic Impact Analysis (TIA) has been prepared
for the project in accordance with the standards set forth
in the San Bernardino County Congestion Management Plan
(CMP). The TIA has been incorporated in the EIR and is
consistent with and conforms to the requirements set forth
in the CMP.
Based upon maximum buildout of the project site at
the full density permitted under the Sub-Area 18 Specific
Plan, the project would generate approximately 64,600
vehicle trip ends and approximately 7,800 p.m peak hour
trips. This level of traffic represents only an incremental
increase over the traffic that would arise under a full
build out pursuant to existing IASP land use designations.
The project will incrementally exacerbate
potentially deficient levels of service at a number of
intersections within and outside the City, and will also
contribute to potential level of service deficiencies at two
additional intersections, Haven Avenue/Fourth Street and 1-
15 southbound ramps/Fourth Street. However, roadway
improvements sufficient to maintain acceptable levels of
service are identified in the EIR and mitigation measures
have been incorporated to require full frontage and
intersection improvements as well as payment of city-wide
transportation development fees to offset the project's
impacts to both the City circulation system and offsite
intersections and interchanges.
Because the project will contribute to cumulative
impacts to the regional circulation system, resulting in
reductions of levels of service, these impacts have been
identified as significant and unavoidable and are discussed
further below.
3. Noise.
The project may result in temporary short-term
construction noise impacts. Mitigation measures have been
incorporated to reduce the noise generated from construction
activity. Given the distance between the project site and
the nearest residential area, the residual noise impacts
remaining after mitigation are not considered significant.
The cumulative vehicular traffic, rail, and
stationary source noise adjacent to Sixth Street has the
potential of resulting in significant noise impacts on
outdoor golf course areas that are used on an ongoing basis
(i.e., eating areas) in conjunction with structures located
on the golf course (i.e., the club house). To the extent
these outdoor activity areas are impacted beyond the 70 dBA
211880 [2575711
-3-
April 27, 1994
Ldn, mitigation measures are identified to reduce noise to
levels deemed acceptable under the General Plan.
4. Air Ouality.
The grading and construction activities associated
with the development of the project site will result in
emissions of CO, NOx, PM10, and ROC which exceed the
tlhreshholds of significance established by the South Coast
Air Quality Management District (SCAQMD). Numerous
mitigation measures have been identified to reduce
construction related emissions to the extent feasible;
however, insofar as construction-related emissions still
exceed SCAQMD thresholds for CO, NOx, and ROC, they are
identified as significant and unavoidable. These impacts
are discussed further in Section B below.
Project operational emissions, due principally to
emissions from vehicle trips, would be comparable to those
produced under current IASP designations. The project's
incremental increase in regional emissions would only exceed
tlhe SCAQMD thresholds for CO. However, according to the
Environmental Impact Report prepared for the 1991 Air
Quality Management Plan (AQMP), which is incorporated in the
EIR, regional emissions of CO will meet Federal and State
~mbient air quality standards by the target year 2010 after
application of identified mitigation measures on a
regionwide basis. Air modeling results indicate that the
project will not produce local CO concentrations in excess
of State and Federal standards.
The project is in conformity with the 1991 AQMP.
It will contribute to the attainment of subregional
job/housing performance targets and will implement regional
growth management objectives and reduce vehicle miles
traveled (VMT) and vehicle trips (VT) through the
application of transportation demand management strategies.
Mitigation measures have been incorporated which reduce VMT
and VT to the greatest extent feasible.
5. Soils and Geology.
The project site is not located in the vicinity of
known active or inactive faults, and the potential for
seismic or geologic related impacts is not considered
significant. The potential for subsidence and differential
compaction will be addressed through mitigation requiring
subsurface geotechnical investigations prior to issuance of
grading permits.
211880 [25757] 1 - 4 - 13-APR-94 09:52:45
6. Hydrology, Drainage, and Water 0uality.
Due to the proposed Golf Course, development of the
project site would result in approximately 40% less
impervious surface than under the existing IASP
designations. Storm drain improvements will be installed as
development progresses to convey the post-development on-
site stormflows into the existing storm drain facilities
adjacent to the site. Identified mitigation measures
require compliance with applicable storm water quality
requirements.
7. Biological Resources.
A biological survey of the site, including focused
surveys for the Delhi Sands Flower Loving Fly, San Diego
Horned Lizard and Orange-Throated Whiptail, were conducted
and indicate that no significant habitat will be impacted by
development of the project. The project site has been
substantially disturbed from decades of agricultural
activities, uses of the existing building parcels, and
grading associated with previous subdivision activities.
Although further development will result in an incremental
addition to the on-going regional conversion of open space
to urban uses and related loss of foraging/nesting
opportunities for human-tolerant species, this loss is
likely to be less than that associated with the current IASP
(due to the presence of the Golf Course), was contemplated
in the General Plan and IASP as a product of the conversion
of agricultural lands, and is not considered significant due
to the site's isolation from other large natural open-space
areas by existing urban development.
8. Public Services and Utilities.
Although the project would incrementally increase
the level of water consumed and wastewater generated, the
in.acts of the project would be less than those under
existing IASP designations, and the Cucamonga County Water
District has adequate capacity to provide water and accept
wastewater discharges. Appropriate water conservation
measures have been incorporated.
The project would increase the generation of solid
waste, but adequate facilities would be available to accept
this waste, and the inclusion of source reduction and
recycling mitigation ensures that no significant impact will
Occur.
Because the project will help address an existing
jobs/housing imbalance in the region, it may not have any
211880 [2575711
13-APR-94 09:52:46
readily identifiable effect on schools. To the extent the
project has indirect, incremental impacts on schools, these
impacts will be mitigated to a level of insignificance
through payment of school mitigation fees and participation
in the tax increment pass through arising as a result of the
project's location within the Rancho Cucamonga Redevelopment
Plan area.
9. Energy Demand and Conservation.
The project will result in less electrical and
natural gas demands than that which would arise under
existing IASP designations. Existing and planned utility
facilities are available to adequately serve the planned
glrowth within the district, and mitigation has been
incorporated to require appropriate conversation measures.
10. Hazardous Materials.
Development of the project site may introduce
industrial land uses that could generate hazardous
materials; however, due to the overall reduction in
hazardous material-related uses compared to the current
IASP, the proposed project would likely have a beneficial
impact in reducing hazardous material-related risks.
Residual impacts of historic pesticide use are not
considered a significant constraint on development. Any
health risks associated with potential asbestos-containing
~terials in the existing buildings will be addressed by
compliance with applicable SCAQMD notification and removal
requirements.
B. Significant Unavoidable Impacts.
The EIR identified three areas in which potentially
significant impacts would remain after mitigation. With
respect to each of these impacts, the City finds that
changes or alterations have been required in, or
incorporated into, the project which substantially lessen
the significant environmental effects identified.
Additional mitigation of cumulative regional impacts is
within the responsibility and jurisdiction of other public
agencies, and not the City. With respect to any remaining
impacts within the City's jurisdiction, specific economic,
social, environmental, legal, and technological
considerations make infeasible additional mitigation
measures.
The following facts and conclusions reflected in
the EIR and the administrative record support these
findings:
2 ! 1880 [25757] 1
-6-
13-APR-94 09:52:47
1. The Loss of Agricultural Lands.
loss of agricultural lands within ect
site was tticipated and accepted in the City's Plan
and the The project would not result in new
impacts fr~ the development contemplated in IASP. The
loss of ope space values associated with conversion
from agricul use has been mitigated inclusion of
the Golf Cou: e, which will constitute th largest
contiguous op space area within the district.
2. Traffic.
As
contribute to
system, resulting
EIR identifies re¢
constructed, would
E). With respect
City, a mitigation
contribute its fair
through payment of
in Section A.2,
Lative impacts to
n reductions of
circulati
~eserve CMP
:hose
sure
re to
Fee. With respect to
mitigation measure requ~
basis, in a regionally-
Further mitigation of
the control of the City
project traffic impacts
from those that would
iroject will
regional circulation
.evels of service. The
improvements which, when
of service (i.e., LOS
located within the
the project proponent to
necessary improvements,
Transportation Development
outside of the City, a
pation, on a fair-share
:ed mitigation fee program.
.ative regional impacts is beyond
:he applicant. The residual
considered an incremental change
the IASP.
3. Air Oua ty.
As noted
phases of
anticipated to exc
Mitigation
construction and
the extent
Section ~ :, air emissions from certain
and :ion of the project are
SCAQMD of significance.
designed to the level of
have been incorporated to
Upon impleme ~ation of the mitigation
measures identi .ed in the EIR, no exceedances of
Carbon occur, and the ~ion of
mitigation me~ ires set forth in the )91 AQMP on a region-
wide basis mean that the project ill not contribute to
any violatiol of Federal and State ~rds. The project
is in confo with the policies and of the 1989
Growth ement Plan and the 1991 Any remaining
c~ impacts are beyond the jurisdi ~ion and control
of the icant or the City to mitigate ~ther.
211880 [2575711
-7-
13-APR-94 09:52:47
11. The Loss of Agricultural Lands.
The loss of agricultural lands within the project
site was anticipated and accepted in the City's General Plan
and the IASP. The project would not result in any new
impacts from the development contemplated in the IASP. The
loss of open space values associated with the conversion
from agricultural use has been mitigated by the inclusion of
the Golf Course, which will constitute the largest
contiguous open space area within the IASP district.
12. Cumulative Traffic.
As noted in Section A.2, the project will
contribute to cumulative impacts to the regional circulation
system, resulting in reductions of levels of service. The
EIR identifies regional circulation improvements which, when
constructed, would preserve CMP levels of service (i.e., LOS
E). With respect to those improvements located within the
City, a mitigation measure requires the project proponent to
install full frontage improvements, including ultimate
intersection geometrics, upon development and to pay the
City's Transportation Development Fee as contribution toward
city-wide impacts. With respect to improvements outside of
the City, a mitigation measure requires participation, on a
fair-share basis, in a regionally-adopted mitigation fee
program. Further mitigation of cumulative regional impacts
is beyond the control of the City or the applicant. The
residual project traffic impacts are considered an
incremental change from those that would arise under the
IASP.
13. Air Ouality.
As noted in Section A.4, air emissions from certain
phases of construction and operation of the project are
anticipated to exceed SCAQMD thresholds of significance.
Mitigation measures designed to reduce the level of
construction and vehicle emissions have been incorporated to
the extent feasible. Upon implementation of the mitigation
measures identified in the EIR, no local exceedances of
Carbon Monoxide will occur, and the application of
mitigation measures set forth in the 1991 AQMP on a region-
wide basis will mean that the project will not contribute to
any violations of Federal and State standards. The project
is in conformity with the policies and goals of the 1989
Growth Management Plan and the 1991 AQMP. Any remaining
cumulative impacts are beyond the jurisdiction and control
of the applicant or the City to mitigate further.
211880 [2575711
-7-
April 27, 1994
C. Project Alternatives.
The EIR identifies a total of five alternatives to
the proposed project. The City finds that the range of
alternatives discussed in the EIR is reasonable. With
respect to each of the alternatives identified, the City
finds that: (i) such alternatives cannot feasibly attain
the basic objectives of the project; (ii) specific economic,
social, environmental, legal, or technological
considerations make the proposed alternatives infeasible;
and (iii) these same factors are overriding considerations
which warrant rejection of the alternatives in favor of the
proposed project.
The following facts and conclusions reflected in
the EIR and the administrative record support these
findings:
1. No-Project/No Development Alternative.
Although this alternative could reduce the
potential for significant unavoidable local impacts in the
three areas were project mitigation would not be fully
effective in doing so -- loss of agricultural lands,
cumulative traffic impacts, and exceedances of SCAQMD
emission thresholds -- the benefits produced by retention of
the project site in its existing undeveloped state are
considered minimal, and, as described further in the
Statement of Overriding Considerations incorporated herein,
are outweighed by more compelling and substantial social,
economic, and legal considerations.
The project-specific impacts cited in the EIR as
"unavoidable" all reflected a cumulative diminution or
exacerbation of regional resources. These impacts would not
be fully addressed even under the no project alternative.
The substantial loss of agricultural lands acknowledged and
accepted at the time the City adopted its General Plan would
occur with or without development on the proposed project
site. The failure to develop the project site would merely
shift absorption of commercial and industrial uses, and
associated traffic generation, to other properties either
within or outside the City, and perhaps do so in a manner
].ess compatible with the growth management objectives of the
1991 AQMP and the 1989 Growth Management Plan. For the same
reason, the reduction of air pollutant emissions would not
be expected to have any material impact on the regional
emission inventory (and the project's local air quality
impacts have already been mitigated to a level of
insignificance
211880 [2575711
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13-APR-94 09:52:48
Conversely, preservation of the project site in an
undeveloped state would be expected to have substantial
socio-economic and legal repercussions. This alternative
would perpetuate existing uneconomic agricultural activities
in direct contravention to the goals and objectives stated
in the City's General Plan and the IASP. Assuming such
preservation is accompanied by a down-zoning of the project
site, the project applicant would undoubtedly raise legal
concerns about the deprivation of economically beneficial
uses of the project site. More generally, the project site
comprises a substantial percentage of the remaining
undeveloped portion of the IASP area and would, if left
undeveloped, deprive the City of thousands of jobs and
millions of dollars in tax revenue, including tax increment
to be used by the City's Redevelopment Agency to achieve the
important redevelopment objectives set forth in the City's
Redevelopment Plan.
Because this alternative could not reasonably
attain any of the basic objectives of the project, which
contemplate improving planning flexibility so as to
facilitate development and better promote the job and
revenue-generating objectives of the General Plan, it is
considered infeasible.
2. Development Under Current IASP Designations.
On the whole, this alternative would have
substantially the same environmental impacts as the proposed
project. The impacts from this alternative were analyzed in
the EIR based upon assumed development at a level less than
the "worst case" build-out assumptions used in assessing
impacts from the proposed project. In this respect, a
comparison of the proposed project with the current IASP
likely overstates the actual differences between the two.
In some areas, most notably biological resources,
energy consumption, and public facilities, the proposed
project is likely to produce incrementally fewer impacts
than this alternative due to the presence of the Golf Course
and the de-emphasis of industrial uses. To the extent this
alternative would produce any substantial environmental
benefits over the proposed project, the substantial social
and economic benefits noted below, which are described
further in the Statement of Overriding Considerations
incorporated herein, substantially outweigh these benefits.
With respect to the feasibility of this
alternative, changing market conditions have led to the
teevaluation of the type of zoning within the project site
that would best achieve some of the principal objectives
2 t 1880 [25757] 1
13-APR-94 09:52:49
identified in the General Plan and the Redevelopment Plan:
(i) encouraging opportunities to mix different, but
compatible land uses and activities; (ii) providing
recreational, cultural, and employment opportunities to meet
the needs of the co~auunity; (iii) coordinating industrial
development to encourage an integrated industrial area with
maximum flexibility and access to the regional circulation
network; (iv) promoting land use patterns that encourage
non-motorized modes of transportation; and (v) organizing
land uses to promote maximal opportunity for transit usage.
While the existing IASP designations could, in
theory, have achieved these objectives (at least in part),
changes in market conditions due to a glut of industrial
warehouse space and increased competition, along with
substantial constraints arising as a result of the project's
location in three separate subareas within the IASP, greatly
diminished the prospects for attracting end-users and
thereby impaired the development potential of the site. The
introduction of the Golf Course, along with (i) a more
coordinated integration of uses between planning areas,
(ii) more advantageous use of the rail lines to the north
((:hiefly in conjunction with a proposed Metrolink Station)
and the major roadway arterials adjacent to the site
(Milliken, Fourth Street, and Sixth Street), and (iii) a
more flexible mix of uses with greater emphasis on
conm%ercial, office, retail, and recreational uses, are all
features of the proposed project which improve the project
site's ability to achieve the above-stated goals. The IASP
alternative would not be likely to achieve these goals
within any forseeable time period.
Buildings.
IASP With Re-Use of Existing On-Site
This alternative would have substantially similar
environmental, social, and economic impacts and benefits as
the second alternative analyzed above. Due to the more
intense development associated with the re-use of the
existing building parcels, environmental impacts of this
alternative would be greater than those associates with
Alternative 2. For the same reasons noted above, it is
questionable whether this alternative would be
environmentally superior to the proposed project.
Although this proposed alternative would improve
the marketability and development potential of the 75 acre
existing building parcels, it would not alter the IASP land
use designations for the remainder of the project site and
would, therefore, suffer from the same constraints discussed
in Section C.2 above. Thus, for the same reasons noted
211880 [2575711
-10-
13-APR-94 09:52:50
above, this alternative could not reasonably attain the
principal objectives of the project within reasonably
foreseeable time periods. Additionally, to the extent that
any minimal environmental benefits exist under this
alternative, they are substantially outweighed by the socio-
economic factors identified earlier.
4. Residential Development Alternative.
Under this alternative, the project site would be
primarily developed with residential dwelling units
surrounding an 18 hole public golf course. The introduction
of such a substantial number of dwelling units (over 2,500)
over such a substantial portion of the remaining industrial
lands within the City could result in significant
incompatibilities with on-site and surrounding land uses and
would represent a significant departure from the land use
objectives currently identified in the General Plan, the
IASP, and the Redevelopment Plan. Although this alternative
would result in fewer vehicles trips, and would potentially
reduce the level of air emissions, noise, and energy
consumption, the substantial incompatibilities resulting
from the introduction of so many sensitive receptors to an
area already developed with industrial uses would offset any
perceived environmental benefits of this alternative and
render it environmentally inferior to the proposed project.
To the extent that any environmental benefits
accrue under this alternative, such benefits would be
substantially outweighed by the socio-economic factors
described in the Statement of Overriding Considerations.
Additionally, because this alternative would not achieve the
job-generating objectives identified by the City, it is
considered "infeasible."
5. Alternative Site.
As described more fully in the EIR, the ability to
select an alternative site for implementation of the type of
golf course-oriented multi-use project contemplated by the
City would be significantly constrained by the remaining
area available for industrial development and by the amount
of! contiguous acreage necessary to implement these
objectives. The largest piece of undeveloped land in the
IASP encompasses only approximately 160 acres, and would be
barely adequate enough to construct an 18 hole golf course.
Other sites within the City would either be too small or
would require substantial zoning and General Plan amendments
to preserve land use consistency. For these and other
reasons, an alternative site for the project could not
880 [25757] 1
-3.1-
13-APR-94 09:52:51
reasonably achieve the project's objectives, and are
therefore considered infeasible.
211880 [25757] 1
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13-APR-94 09:52:51
ATTACHMENT B
STATEMENT OF GENERAL PLAN CONSISTENCY
This Attachment assesses how the Sub-Area 18
Specific Plan and the proposed amendment to the Industrial
Area Specific Plan and General Plan (the "project") furthers
the objectives and policies of the General Plan of the City
of Rancho Cucamonga, and whether the project will obstruct
the attainment of these objectives and policies. Rather
than attempt to analyze each individual objective, policy,
or program set forth in the General Plan -- a process which
would detract from understanding how the Sub-Area 18
Specific Plan relates to the Industrial Area Specific Plan
and the General Plan as a whole -- the relationship between
the Sub-Area 18 Specific Plan is discussed within the
context of each of the principal components comprising the
General Plan -- Land Use and Development, Environmental
Resources, and Public Health and Safety -- with more
detailed discussion reserved for those specific policies and
objectives that are particularly germane to assessing the
changes proposed relative to the current Industrial Area
Specific Plan (IASP) and General Plan land use designations.
A. Land Use and Development.
1. General Land Use Objectives.
The General Plan identifies a number of key land
use objectives that "are aimed at creating a City that
functions efficiently, is exciting to leave in, and makes
the best use of its various resources." A number of these
objectives have been incorporated as principal objectives of
the Sub-Area 18 Specific Plan, including: (i) encourage
opportunities to mix different, but compatible land uses and
activities; (ii) provide recreational, cultural, and
employment opportunities to meet the needs of the
community;(iii) coordinate industrial development to
encourage an integrated industrial area with maximum
flexibility and access to the regional circulation network;
(iv) promote land use patterns that encourage non-motorized
modes of transportation; and (v) organize land uses to
promote maximal opportunity for transit usage.
The project promotes these important objectives by
establishing a more flexible, better integrated array of
proposed land uses within the context of a Specific Plan.
The expanded variety and mixture of uses established under
the Sub-Area Specific Plan, in conjunction with changes in
market demand and increased commercial development on the
southern edge of the IASP, are expected to promote the land
214569 [25757] 1
-1- 13-APR-94 09:50:23
use objectives identified in the General Plan, includin9
those enumerated above.
2. General Land Use Policies.
a. Industrial.
The General Plan currently establishes three
cate9ories of industrial land uses: Industrial Park,
General Industrial, and Heavy Industrial. The General Plan
specifically reflects that the policies relatin~ to
industrial uses are "elaborated in the City's Industrial
Area Specific Plan which outlines a much more detailed
development pro~ram for this area."
The General Plan describes "Industrial Park" uses
as "planned ~rouped concentrations of industrial and
research and development offices," which are "typically
labor intensive, meanin~ that the number of employees per
acre is high. The General Plan contemplates that these uses
will be organized alon~ major thoroughfares, includin~ 4th
Street, and "alon9 the periphery of the industrial area and
with convenient access to public transit." That portion of
the project site currently located within IASP Sub-Area 12
is designated as Industrial Park under both the IASP and the
General Plan. The IASP currently permits a variety of
commercial uses within this Sub-Area, includin~
professional/design services, administrative and office,
research services, business support services, financial,
insurance and real estate services, hotel, commercial and
recreation facilities, includin~ a 9olf course.
The General Plan describes "General Industrial"
land use as permittin~ a wide ran~e of industrial activities
includin~ heavy commercial, and office uses. The General
Plan states that "this land use is appropriate as a buffer
between non-industrial uses and heavy industrial uses."
That portion of the project site within current Sub-Areas 10
and 11 are designated "General Industrial" under the IASP
and the General Plan. The IASP permits, or conditionally
permits, office professional, design and research, indoor
wholesale/retail co~L~ercial, and recreational facilities
within this zone.
Although all of the industrial uses and many of the
commercial uses proposed under the Sub-Area 18 Specific Plan
are permitted or conditionally permitted under the current
IASP Industrial Park, and General Industrial designations,
one of the express objectives of this project is to
eliminate what are perceived as artificial and arbitrary
divisions between the three existin~ Sub-Areas (for example,
214.569 C25757] 1
-2- 13-APR-94 09:50:24
a number of uses which may be permitted in Sub-Area 12 may
be prohibited or only conditionally permitted in Sub-Area 10
or 11). Specifically, by expanding the variety of
commercial and recreational uses contemplated within the
project site, the Property Owner intends to inject more
creative and imaginative employment-generating designs and
to help better integrate this portion of the southern
boundary of the IASP with anticipated regional market
trends. As a result, the Property Owner is proposing an
~endment to the IASP ("IASP Amendment") to specifically
incorporate the Sub-Area 18 Specific Plan and to
concurrently amend the General Plan to reflect the IASP
~endment.
While an amendment to the General Plan to reflect
the IASP Amendment and the adoption of the Sub-Area 18
Specific Plan would, alone, appear to ensure consistency, it
was also felt that the three categories of industrial use
currently identified in the General Plan, while specifically
acknowledging the need to provide for labor intensive office
and co~%ercial uses and non-industrial transitions within
the industrial category could be construed narrowly, and
thereby discourage the General Plan objectives (noted above)
to promote planning flexibility and the mixture of
different, but compatible land uses. As a result, the
Property Owner has proposed an additional amendment to the
General Plan to add a new category of land use entitled
"Mixed-Use." The Mixed-Use category permits a wide range of
a commercial and industrial activities including, medium,
light, and custom manufacturing, research and development,
office, recreation, mixed-use commercial, retail, and
general co~ercial. Because the proposed uses within the
areas designated Mixed-Use under the Sub-Area Specific Plan
will also be designated Mixed-Use under the General Plan
~nendment, consistency will be ensured.
b. Open Space.
The General Plan provides that open space
areas must be maintained "in order to protect valuable
natural resources, and to prevent development in areas
considered unsafe because of environmental constraints".
The General Plan contains a variety of "written and mapped
policies to ensure that the resources are managed so that
posterity can enjoy them." The IASP currently does not
contain any open space district designations, although the
IASP does permit, or conditionally pe~,it, golf course uses
within each of the three Sub-Areas currently comprising the
project site.
21¢569 [25757'J 1
-3- 13-APR-94 09:50:25
Although the applicant's proposed amendment to
the General Plan to reflect the IASP Amendment and the
adoption of the Sub-Area 18 Specific Plan would itself
ensure consistency with the General Plan's policies relating
to open space, the City has requested that instead of
designating the Golf Course "Mixed-Use" along with the
remainder of the Sub-Area 18, that this portion of the site
be designated "Open Space". Because the current description
of open space uses within the General Plan may be construed
to refer specifically to the conservation of natural
resources, an additional amendment to the definition of
"Open Space" has been proposed to clarify that the Open
Space designation may also include man-made open spaces,
including golf course uses, within designated areas adjacent
to residential, co~=~ercial, or industrial uses. The
clarifying amendment will ensure project consistency with
the General Plan.
3. Circulation.
The General Plan establishes a circulation
system for the City as a whole and the IASP area. The
Circulation Plan established under the Sub-Area Specific
Plan preserves this circulation system in all principal
respects. However, the proposed vacation of a portion of
Cleveland Avenue south of 6th Street and the redesignation
of Cleveland north of 6th Street from a secondary arterial
with an 88-foot right-of-way to a 66-foot local industrial
collector, does require a corresponding amendment to the
General Plan Circulation Plan. Because the project EIR
indicates that no traffic impacts will occur as a result of
the vacation and redesignation of Cleveland, the conforming
General Plan amendment will ensure consistency with the
policies and objectives of the General Plan.
4. Public Facilities.
The General Plan contains a variety of
objectives and policies designed to ensure that adequate
public facilities and services will be maintained as the
City develops. The proposed project is not expected to have
any substantial impact on the City's Parks and Recreational
Plan, or on schools. The establishment of a golf course as
a central feature of the Specific Plan will promote a number
of General Plan policies concerning the encouragement of
recreational uses.
5. Community Design.
The primary design goals identified in the
General Plan are to promote the functional efficiency of the
214569 [257571
-4- 13-APR-94 09:50:26
City, improve the City's image and appearance and to use
development to express co~unity character. The Sub-Area 18
Specific Plan promotes these primary objectives and the more
detailed con~unity design elements set forth in the General
Plan by providing a unifying character to the project site
through the adoption of a Specific Plan which incorporates a
variety of land uses around a central golf course feature.
Consistency is further ensured through the retention of
existing City policies relating to performance standards,
site development criteria, subdivision, master planning, and
development and design review. Additionally, preservation
of the principal features of the City Circulation Plan
ensures that the objectives associated with maintaining
travel routes will be promoted. The incorporation of
project design features adjacent to the proposed Metrolink
station further promotes these objectives.
Environmental Resources.
1. Land Resources.
This section of the General Plan contains a number
of objectives and policies designed to promote proper soil
management techniques and to prevent the premature
elimination of agricultural land whenever feasible. The
Sub-Area Specific Plan will not change the impact of
development on the existing grape vineyard uses on the site.
The loss of this agricultural use was previously
acknowledged as inevitable when the IASP was first adopted.
By requiring subsequent development to comply with
applicable City policies and procedures concerning soil
management and grading activities, the Sub-Area 18 Specific
Plan ensures compliance with the General Plan land resource
objectives and policies.
2. Water Resources.
The General Plan contains several objectives and
policies designed to protect and enhance water resources.
Compliance with applicable City policies and procedures as a
condition to subdivision and Design Review approval ensure
compliance with these policies and objectives. The EIR for
the Sub-Area 18 Specific Plan concludes that no significant
impacts to water resources will occur.
3. Open Space.
The conforming amendments to the General Plan
ensure consistency with the General Plan's policies and
objectives concerning the preservation of open space. The
214569 [257~7] 1
establishment of a golf course will result in an increase in
open space areas within the project site.
4. Energy.
The General Plan identifies the objective of
encouraging more efficient use of energy resources. The
project EIR incorporates a number of mitigation measures
specifically intended to promote this objective. Compliance
with applicable City policies and regulations as a condition
to subdivisions and Design Review approvals further ensures
consistency with the General Plan's energy objectives and
policies.
C. Public Health and Safety.
The General Plan sets forth a broad number of objectives
and policies designed to ensure that subsequent development
within the City will be sensitive to geologic, seismic,
flood, fire, noise, air quality, crime, and emergency
service concerns and hazards. The Sub-Area 18 Specific Plan
preserves development and regulatory procedures from the
IASP and the City Development Code as a means to mitigate
potential impacts in each of the areas identified in the
General Plan. Additionally, each of these areas are
explored in more detail in the project EIR, which indicates
that the changes from the current designations under the
IASP will not result in any substantial additional impacts
to the environment. Although the EIR indicates that
development of the project site (under either the proposed
Sub-Area 18 Specific Plan or the current IASP designations)
will result in new sources of construction and operational
air emissions, the Sub-Area 18 Specific Plan contemplates
tlhe adoption of a transportation demand management strategy
consistent with the policies identified in the General Plan.
Ils particular, the location of industrial and con~T~rcial
uses in proximity to the proposed Metrolink station provides
a mechanism to ensure that non-motorized transportation
policies will be achieved. The incorporation of numerous
mitigation measures dealing with the suppression of
particulate emissions and the promotion of energy
conservation further ensures consistency with the General
Plan air quality objectives and policies.
214569 [25?57] 1
-6- 13-APR-94 09:50:27
ATTACHMENT C
STATEMENT OF OVERRIDING CONSIDERATIONS
The City of Rancho Cucamonga proposes to approve
the proposed Sub-Area 18 Specific Plan and related
amendments to the General Plan and Industrial Area Specific
Plan (along with the other actions and approvals described
therein, the "project"). A Final Environmental Impact
Report (EIR) has been prepared for the project, and certain
project-related environmental impacts have been identified
which cannot be completely avoided through mitigation: i.e.,
the loss of agricultural lands, cumulative traffic impacts,
and exceedances of SCAQMD air quality emission thresholds.
Based upon the EIR and other information in the
administrative record, the following overriding
considerations are provided against which these unavoidable
adverse effects are balanced in reaching a decision on this
project. On balance, the remaining unavoidable adverse
effects are found acceptable given the overriding
considerations contained herein.
The City finds that implementation of the project
will:
1. Help implement a number of key objectives in
the General Plan by encouraging an integrated industrial
area with maximum flexibility and access to the regional
circulation network, promoting land use patterns that
encourage non-motorized modes of transportation, and
organizing land uses to promote maximum opportunity for job
creation and transit usage.
2. Improve the City's fiscal balance, thereby
enabling the City to provide and enhance public services and
facilities.
3. Help implement the City Redevelopment Plan by
substantially improving the development potential of the
project site, integrating such development in a highly-
amenitized setting which includes an 18-hole public golf
course, and improving the potential to generate tax
increment revenues which may be used to achieve other
important objectives of the Plan.
4. Help improve the overall quality of life
within the community by promoting a more dynamic mix of
recreational, cultural, and employment opportunities.
21.4550 [25757] 1
-1- 13-APR-94 10:50:58
5. Substantially increase the amount of open
space within the City's industrial area by introducing an
18-hole public golf course.
6. Assist in achieving a major local and regional
planning goal by providing jobs within a jobs-poor
subregion.
The City also finds on the basis of the EIR and
other information in the record referenced in Attachments A
and B to the accompanying Resolution (which are hereby
incorporated by reference), that additional mitigation
measures or alternatives which might further reduce or
eliminate the significant impacts of the project cannot be
feasibly accomplished in a successful manner considering the
various economic, environmental, social, legal and
technological factors involved. In this regard, any
unavoidable impacts which would result from project
implementation are principally a product of cumulative and
regional growth trends, would occur under implementation of
the current IASP land use designations, and would be
unlikely to be avoided in the long term even if no further
development on the project site occurred. This factor is an
additional consideration in weighing the substantial
benefits outlined above and provides an additional basis for
concluding that the project's unavoidable impacts are
overriden by the significant benefits offered by the
project.
214550 [25757] 1
-2- 13-APR-94 10:50:58
ATTACHMENT D
DRAFT
MITIGATION MONITORING PROGRAM
FOR THE
RANCHO CUCAMONGA IASP SUB-A~EA 18 SPECIFIC PLAN EIR
State Clearinghouse Number 93102055
Submitted to:
City of Rancho Cucamonga
Planning Department
10500 Civic Center Drive
Rancho Cucamonga, California 91730
Contact: Dan Coleman, Principal Planner
Prepared by:
Michael Brandman Associates
Carnegie Centre
2530 Red Hill Avenue
Santa Ana, California 92705
Contact: Thomas E. Smith, AICP, Project Director
Michael E. Houlihan, Project Manager
April 1994
Section
1.0
2.0
TABLE OF CONTENTS
INTRODUCTION ..................................... 1
PROGRAM MANAGEMENT ............................. 1
2.1
2.2
Roles and Responsibilities ........................... 1
General Procedures ............................... 2
Attachment
A
Sample Reporting and Implementation Form
lB/19090001 .MMP
1.0 INTRODUCTION
Section 21081.6 to the Public Resources Code requires a lead or responsible agency that approves or
carries out a project where an environmental impact report has identified significant environmental
effects to adopt a "reporting or monitoring program for adopted or required changes to mitigate or
avoid significant environmental effects." The City of Rancho Cucamonga is the lead agency for the
Rancho Cucamonga IASP Sub-Area 18 Specific Plan EIR. A draft environmental impact report has
been prepared for this project and addressed potential environmental impacts and, where appropriate, .
recommended measures to mitigate these impacts. As such, a mitigation reporting or monitoring
program is required to ensure that adopted mitigation measures are implemented.
The project is located at the southern boundary of the City of Rancho Cucamonga and is within the
existing Industrial Area Specific Plan (IASP). The project site is bounded by Fourth Street to the
south, on the east by Milliken Avenue, on the north by the AT&SF railroad, and on the west by Utica
Street and Cleveland Avenue. The proposed Sub-Area Specific Plan would include a broad mix of
uses that could include a hotel/conference center, retail, restaurant, and entertainment, as well as
offk:e, research and development, and light industrial uses centering around an 18-hole golf course.
2.0
PROGRAM MANAGEMIgeNT
The mitigation monitoring plan (MMP) for the Rancho Cucamonga IASP Sub-Area 18 Specific Plan
EIR will be in place through all phases of project approval. Enforcement of the MMP will be the
responsibility of a Project Manager (PM).
2.1
ROLES AND RESPONSIBILITIES: PROJECT MANAGER
The PM is assigned by the Community Development Department Director. The PM assigned to the
proposed project will supervise the MMP through all phases of project approval and is responsible for
the overall management of the MMP. The mitigation measures identified in the MMP fall into two
categories:
1. Measures that need to be satisfied prior to the issuance of building permits, and
2. Measures that are implemented with subsequent levels of development through
conditions of approval.
The PM is thoroughly familiar with the project and qualified to determine if an adopted measure is
being properly implemented. The PM oversees the MMP and reviews the Reporting and
Implementation (R&I) Forms to ensure they are filled out correctly and proper action is being taken
on each measure. The PM and/or an assignee will also be responsible for the filing and updating of
the R&I Forms during all phases of the project. The PM will determine the need for a measure to
$B/19090001 .MMP
be modified and ensure the use of a mitigation specialist if technical expertise beyond the PM's is
required. If it is found that an adopted mitigation measure is not being properly implemented, the PM
would require corrective actions to ensure adequate implementation. The responsibilities of the PM
inclnde the following:
An MMP Reporting Form will be prepared for each potential significant impact and
its corresponding mitigation identified in the list of mitigation measures attached
hereto.
2. Appropriate specialists will be retained, as needed, to monitor specific mitigation
activities and provide appropriate written approvals to the PM.
3. The PM and/or an assignee will approve, by signature and date, the completion of
each action item that was identified on the MMP Reporting Form.
All MMP Reporting Forms for an impact issue requiring no further monitoring will
be signed off as completed by the PM and/or an assignee at the bottom of the MMP
Reporting Form.
Unanticipated circumstances may arise requiring the refinement or addition of
mitigation measures. The PM is responsible for approving any such refinements or
additions. An MMP Reporting Form will be completed by the PM and/or an
assignee. The completed form will be provided to the appropriate design,
construction, or operational personnel.
The PM has the authority to stop the work of construction contractors if compliance
with any aspects of the MMP is not occurring after written notification has been
issued. The PM also has authority to hold certificates of occupancies if compliance
with a mitigation measure attached hereto is not occurring. The PM also has
authority to hold the issuance of a business license until all mitigation measures are
implemented.
2.2
GENERAL PROCI~DURES
~ l~rogrmn Definitions
The MMP consists of key program elements.
below.
The definitions of these elements are summarized
Files are established to document and retain records of the MMP. The file organization is established
by the PM according to mitigation measures and project phases.
Jl~/19090001 .M]VIP
R&I Forms are designed to record the monitoring activity in a consistent manner with appropriate
approvals. The R&I Form is placed in the MMP foes, A suggested copy of the form is in this
program description as Attachment A.
I~nvironmenml Conl!~liance Vm'ificmion
At the completion of construction contracts that are part of the overall development cf the project, a
verification of environmental compliance is executed by the PM. The verification concludes the
construction monitoring process for the contract.
Mitigation Monitoring Proqram Procedku'es
The policies and procedures for the MMP described herein are intended to provide focused, yet
flexible guidelines for monitoring the implementation of the mitigation measures discussed in the draft
Ei]~.. Table 1 lists each mitigation measure and the implementer, the responsible party for monitoring,
and the timing of implementation for each mitigation measure for the proposed project. Table ! also
provides the PM a verification of compliance for each mitigation measure during each applicable phase
of the project. An R&I form (see Attachment A) is prepared for each potential significant impact and
its corresponding mitigation measure. After each measure is verified for compliance, no further action
is required for the specific phase. The PM shall initial and date the measure on Table 1.
A Program EIR has been prepared and certified for the Rancho Cucamonga Sub-Area 18 Specific
P~an, within the meaning of 14 California Administrative Code Section 15168, and is intended to
analyze and cover the project as a whole. Each discretionary project application within the Sub-Area
Specific Plan area will need to include any and all initial studies and assessments required by CEQA.
To the extent permitted by CEQA, no further environmental assessment beyond the Program EIR is
considered necessary. In the event CEQA requires any additional environmental review, the City may
impose additional measures (or conditions) to mitigate adverse impacts which were not considered at
the time the Sub-Area lg Specific Plan was approved, and which are otherwise consistent with the
provisions of any development agreement between the City and the property owner.
Disposition of Monitoring Forn~
All active and completed R&I Forms are kept in the MMP file with the City of Rancho Cucamonga
during the pre-design, design, construction, and operational phasos of the project. Reports will be
available from the city upon request at the following address:
City of Rancho Cucamonga (Lead Agency)
Planning Department
10500 Civic Center Drive
Rancho Cucamonga, California 91730
$B/19090001 .MMP
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RANCHO CUCAMONGA IASP SUB-AREA 18 SPECIFIC PLAN
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REPORTING AND IMI~NTATION FORM
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Noise
Earth Resources
Biological Resources
Energy
Description of Activity/Method of Implementation:
Disposition:
Comments/Revisions:
Phase: #
Off site
Traffic and Circulation
Air Quality
Hydrology/Drainage and Water
Quality
Public Services and Utilities
Hazardous Materials
Mitigation measure for the above-noted project phase implemented. No
further action is required.
Mitigation measure for the above-noted project phase is not fully
implemented. Further action required. (Please explain below'}
The mitigation measure for the above-noted project phase is not in
compliance. Further action required. (Please explain below)
Completed by:
Name:
Title:
Date;
Approved by:
Name:
Title:
Date:
1B/19090001 .MMP
Zg£'ON
A-1
DATE:
TO:
FROM:
BY:
SUBJECT:
CITY OF RANCHO CUCAMONGA
April 27, 1994
Chairman and Members of the Planning Commission
STAFF REPORT
Rick Gomez, Community Development Director
Dan Coleman, Principal Planner
ENVIRONMENTAL ASSESSMENT AND GENERAL PLAN AMENDMENT 93-02A -
GENERAL DYNAMICS - A proposed amendment to change the land use map
from Industrial Park and General Industrial to Mixed Use and Open
Space and other related amendments in conjunction with the
Subarea 18 Specific Plan for 380 acres of land generally located
north of 4th Street and west of Milliken Avenue - APN: 209-272-01,
04, 07, and 08; 210-081-22 and 23; 210-082-02, 11, 17, 37, 38, and
39; 210-361-01 through 26.
ENVIRONMENTAL ASSESSMENT AND INDUSTRIAL AREA SPECIFIC PLAN
AMENDMENT 93-03 - GENERAL DYNAMICS A proposed amendment to create
a new Subarea 18, bounded on the south by 4th Street, on the east
by Milliken Avenue, on the north by the A. T. & S. F (Metrolink)
Railroad, and on the west by Cleveland Avenue and Utica Avenue, and
other related amendments to provide consistency with the Subarea 18
Specific Plan - APN: 209-272-01, 04, 07, and 08; 210-081-22 and
23; 210-082-02, 11, 17, 37, 38, and 39; 210-361-01 through 26.
SUMMARY: These amendments are part of a series of applications concerning the
preparation of the Subarea 18 Specific Plan for the redevelopment of 380 acres
of land that would include recreational, co~ercial, and retail facilities
surrounding an 18-hole public golf course. ~he proposed amendments to the
General Plan and Industrial Specific Plan are necessary for consistency with
the Subarea 18 Specific Plan.
PROJECT AND SITE DESCRIPTION:
?roject: The Subarea 18 Specific Plan proposes a multi-use development
composed of 11 interrelated Planning Areas organized around a central golf
course amenity. Distinquishing elements of the concept plan include an
18-hold championship golf course with clubhouse and related training
facilities, a hotel/conference center, possible family-oriented
recreation/retail/entertainment facility, a mixed-use commercial center,
and a Metrolink Station.
ITEMS D & E
PLANNING COMMISSION STAFF REPORT
GPA 93-02A & ISPA 93-03 - GENERAL DYNAMICS
April 27, 1994
Page 2
B. Surrounding Land Use and Zoning (Exhibit "B"):
North -
South -
East -
West -
Industrial; Minimum Impact Heavy Industrial (Subarea 9)
Vacant; Ontario Center Specific Plan
Industrial and Office; General Industrial (Subarea 10, 11) and
Industrial Park (Subarea 12)
Industrial and Office; General Industrial (Subarea 10, 11) and
Industrial Park (Subarea 6)
C. General Plan Designations (Exhibit "C"):
'Project Site - General Industrial and Industrial Park
North - Minimum Impact Heavy Industrial
South - Ontario Center Specific Plan (City of Ontario)
East - General Industrial and Industrial Park
West General Industrial and Industrial Park
Site Characteristics: The project site currently includes 300 acres of
vineyards, 5 acres of unpaved city road right-of-way that is proposed to
be vacated, and three existing buildings on 75 acres. The site is bounded
on the south by 4th Street, on the east by Milliken Avenue, on the north
by the existing A. T. & S. F. Railroad, and on the west by Cleveland
Avenue and Utica Avenue (see Exhibit "A"). The southerly project boundary
is also the northerly boundary of the City of Ontario.
ANALYSIS: The current General Industrial and Industrial Park land use
designations were intended to permit a wide range of activities that include
manufacturing, warehouse distribution, and office uses. In addition, the
Industrial Area Specific Plan land use activities currently permitted include
office, business support, convenience retail, entertainment and recreation.
This broad mix of land uses was intentional to provide a transition from
heavier intensity uses (i.e., heavy industrial) to less intense uses (i.e.,
office, retail) and ensure compatibility with the approved comercial uses
south of the site in the City of Ontario.
Land Use Changes: The current land use designations of General Industrial
and Industrial Park are proposed to be changed to Open Space for the 174
acres of golf course and driving range. The Open Space designation would
~ consistent with the General Plan's designation for the Red Hill Country
Club golf course. Such a designation would recognize and preserve the
()pen space character of the course, see Exhibits "D" and "E."
In order to expand the variety of comercial and recreational uses
contemplated within Subarea 18, and to encourage development which
combines different, yet compatible uses, a new land use category entitled
'"Mixed Use" is proposed for the balance of the site, approximately
206 acres. The Mixed Use category would permit a wide range of
co~ercial, office, and industrial activities, including medium, light,
and custom manufacturing; research and development; office; recreation;
and commercial. When built next to high activity nodes along major
£,,%.
PLANNING COMMISSION STAFF REPORT
GPA 93-02A & ISPA 93-03 - GENERAL DYNAMICS
April 27, 1994
Page 3
transportation corridors, such as Milliken Avenue, mixed use development
furthers General Plan goals to facilitate public transit or other
alternative transportation modes.
Circulation Change: The project proposes vacation of Cleveland Avenue
between 4th Street and 6th Street to accom~nodate the large open space
needed for the golf course. Cleveland Avenue exists as an 88-foot
secondary arterial to serve local area traffic between 4th Street and
7th Street. The reduced traffic levels resulting from the golf course
eliminates the need for Cleveland Avenue south of 6th Street.
Miscellaneous Changes: A number of changes to the General Plan and
Industrial Area Specific Plan text and maps are needed for consistency
with the Subarea 18 Specific Plan. These changes are minor in nature and
are not considered significant. A full description of these changes can
be found in the attached Resolutions.
ENVIRONMENTAL ASSESSMENT: An Environmental Impact Report was prepared for
this project. See related item on agenda for complete staff report.
CORRESPONDENCE: This item has been advertised as a public hearing in the
Inland Valley Daily Bulletin newspaper, the property has been posted, and
notices were sent to all property owners within 300 feet of the project site.
RECOF~4ENDATION: Staff recon~ends that the Planning Co~nission recom~%end
approval of General Plan Amendment 93-02A and Industrial Area Specific Plan
Amen(iment 93-03 through adoption of the attached resolutions.
G:DC:mlg
Attachments:
Exhibit "A" - Project Vicinity Map
Exhibit "B" - Surrounding Land Use and Zoning
Exhibit "C" - Existing General Plan Land Use Designations
Exhibit "D" - Proposed General Plan Land Use Designations
Exhibit "E" - Existing Industrial Area Specific Plan Land
Use Designations
Exhibit "F" - Proposed Industrial Area Specific Plan Land
Use Designations
Resolution for General Plan Amendment 93-02A
Resolution for Industrial Area Specific Plan Amendment 93-03
LEGEND
Pro~:t Lotion
Rancho Cur..vnon~ City
Michel Brandman Az.toc~atm · 1/94
Not to Scale
exhibit
Project Vicinin' Map
Rancflo Cucamo~ga IASI3 Sub--Area 1 8 S~eohc P~an
LEGEND
~'~--~ Light Indumial/Offlce
Light Indusreal/General
IndusmaffC~ce
Michagl Br'~dm~ Associates · 1194
li~ Indusm. I
~ V~ney-uds
Vacant
8o0' 400' 0' 800' ~
exhibit
Existing Onsite and Surrounding Lan Uses
Ranclio Cucamooga IASP Sub-Area 18 Speo$,c P~an ~.,
City of Ontario FOURTH
LEGEND
Indusreal Park
General lndusuiai
Mich~:l Branclm~ Assodates · 1/94
Hc~ Indusmai
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Sub.-Az~ 18
General Plan Land
exhibi~ C
Use Designations
Rar~:ho Cucamo~ga IASP Sub-Area 18 Spec,h< P~a~ £ ~
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LEGEND
IncluuriaJ Patk
~"~ G~'al Indusreal
Midol Brant[man A~aam · 1/94
General Plan Land Use Amendment
FCX~ BLVD.*
1-10
LEGEND
./
Industrial Area Specific Plan Land Use Designanon
FOOTHILL BLVD.*
1-10
LEGEND
I"-"~
C~mmo'c:~
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q
Michael Bra~dma.n As~:~at~ ·
Industrial Park
I~'""~""~/~ Gcn~'a~ Industrig
Minimum Impact
Industrial ~krea Specific Plan Land Use Amendrfie~:
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL OF
GENERAL PLAN AMENDMENT 93-02A, A REQUEST TO AMEND THE
GENERAL PLAN TO ADD A NEW LAND USE CATEGORY OF "MIXED
USE," TO AMEND THE LAND USE MAP FROM INDUSTRIAL PARK AND
GENERAL INDUSTRIAL TO MIXED USE AND OPEN SPACE, AND OTHER
RELATED AMENDMENTS IN CONJUNCTION WITH THE SUBAREA 18
SPECIFIC PLAN FOR 380 ACRES OF LAND BOUNDED ON THE SOUTH
BY 4TH STREET, ON THE EAST BY MILLIKEN AVENUE, ON THE
NORTH BY THE A. T. & S. F. (METROLINK) RAILROAD, AND ON
THE WEST BY CLEVELAND AVENUE AND UTICA AVENUE, RANCHO
CUCAMONGA, CALIFORNIA, AND MAKING FINDINGS IN SUPPORT
THEREOF - APN: 209-272-01, 04, 07, 08; 210-081-22, 23;
210-082-02, 11, 17, 37, through 39; and 210-361-01
through 26.
A. Recitals.
1. General Dynamics has filed an application for General Plan
Amendment No. 93-02A as described in the title of this Resolution.
Hereinafter in this Resolution, the subject General Plan Amendment is referred
to as "the application."
2. On February 23, and March 23, 1994, The Planning Commission of
the City of Rancho Cucamonga conducted workshops on the application.
3. On April 27, 1994, the Planning Commission of the City of Rancho
Cucamonga conducted and concluded a duly noticed public hearing on the
application.
4. All legal prerequisites prior to the adoption of this Resolution
have occurred.
B. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the
Planning Commission of the City of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts
set forth in the Recitals, Part A, of this Resolution are true and correct.
2. Based upon substantial evidence presented to this Commission
during the above-referenced public hearing on April 27, 1994, including
written and oral staff reports, together with public testimony, this
Commission hereby specifically finds as follows:
a. The application applies to approximately 380 acres of land,
located west of Milliken Avenue, between 4th Street and the A. T. & S. F.
Railroad and is presently vacant, except for 75 acres developed with three
industrial office buildings. Said property is currently under contiguous
ownership and is designated as General Industrial and Industrial Park;
PLANNING COMMISSION RESOLUTION NO.
GPA 93-02-A - GENERAL DYNAMICS
April 27, 1994
Page 2
b. The property to the north of the subject site is designated
Heavy Industrial and is developed. The property to the west is designated
General Industrial and Industrial Park and is primarily developed. The
property to the east is designated General Industrial and Industrial Park and
is primarily developed. The property to the south is designated the Ontario
Center Specific Plan and is vacant;
c. The application is part of a series of applications relating
to a Subarea 18 Specific Plan, which contemplates a broad range of uses, such
as recreational, hotel/conference center, retail, restaurant, and
entertainment, as well as office, research and development, and light
industrial uses surrounding an 18-hole public golf course;
d. This amendment does not conflict with the Land Use Policies
of the General Plan or the other elements of the General Plan and will provide
for development , within the district, in a manner consistent with the General
Plan and with related development;
e. This amendment does promote the goals and objectives of the
Land Use Element and all other elements of the General Plan; and
f. This amendment would not be materially injurious or
detrimental to the adjacent properties and an Environmental Impact Report has
been prepared and, concurrently with this application by separate Resolution,
is recommended to the City Council for certification.
3. Based upon the substantial evidence presented to this Commission
during the above-referenced public hearing and upon the specific findings of
facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and
concludes as follows:
a. That the subject property is suitable for the uses permitted
in the proposed district in terms of access, size, and compatibility with
existing land use in the surrounding area; and
b. That the proposed amendment is in conformance with the
General Plan and will not result in any internal inconsistencies with the
General Plan. The detailed findings of conformity set forth in Exhibit "F"
hereto are hereby incorporated by reference.
4. Based upon the findings and conclusions set forth in
paragraphs 1, 2, and 3 above, this Commission hereby recommends approval of
General Plan Amendment No. 93-02A to amend the land use map from General
Industrial and Industrial Park to Mixed Use and Open Space for 380 acres of
land at the northwest corner of Milliken Avenue and 4th Street (see
Exhibit "A") and amending the text of the Rancho Cucamonga General Plan, as
follows:
a. The following new major land use category shall be added,
preceding Public Facilities, on page III-16, to read as follows:
PL~NNING COMMISSION RESOLUTION NO.
GPA 93-02-A - GENERAL DYNAMICS
April 27, 1994
Page 3
Mixed Use:
The opportunity exists to mix different, but
compatible, land uses and activities within mixed
use developments. Mixed use developments are
ideally suited for land within the downtown or
adjacent to high activity nodes along major
transportation corridors. The concept
capitalizes on the ability of a mixed-use project
to provide an integrated environment, to respond
to evolving market conditions, to offer a variety
of physical development types, and to create
strong pedestrian orientation. Mixed use
projects typically incorporate a mix of office,
commercial, light industrial, and research
oriented activities, and residential uses all
clustered together into unified, highly
identifiable developments. Entertainment,
recreational, cultural, and convention uses may
also be part of the mix. These projects bring an
"urban scale" and are intended to become focal
points within the community. Uses may be stacked
within a single multi-use building or
individually arranged together on a parcel. When
built adjacent to, or in conjunction with, public
transit facilities, a built-in ridership base is
established."
b. The following third paragraph shall be added to
Space subsection, page III-16, to read as follows:
"Man-made open spaces, such as parks, golf
courses, and common open spaces within
residential housing projects, also help maintain
an open character within the City. In
particular, large open spaces, such as Heritage
Park, Red Hill Park, the future Central Park, the
future Subarea 18 golf course and the Red Hill
Country Club golf course, provide significant
vistas, and provide animal habitat, vegetation,
and water resources in areas that would otherwise
be developed without such features."
c. The third paragraph under Location of Open Space,
shall read as follows:
"The Foothill and Industrial Area Specific Plans,
in their designs and use limitations, will
encourage openness and quality within development
projects, and also continue linkages of open
space throughout the community. A large public
golf course is planned to stretch from 4th Street
to the A. T. & S. F. Railroad, west of Milliken
Avenue, as the central open space amenity of the
Subarea 18 Specific Plan."
the Open
page IV-19,
PLANNING COMMISSION RESOLUTION NO.
GPA 93-02-A - GENERAL DYNAMICS
April 27, 1994
Page 4
d. The Figure III-1 Land Use Plan and the Table III-2 Land Use
Summary shall be revised to reflect the land use changes within the Subarea 18
Specific Plan (see Exhibit "A").
e. The Figure III-3 Circulation Plan shall be revised to delete
Cleveland Avenue (see Exhibit "B").
f. The Figure III-4 Transit Concept Plan shall be revised
to indicate a rail commuter line along the A. T. & S. F. Railroad and a
rail commuter transfer station on the west side of Milliken Avenue at the
A. T. & S. F. Railroad (see Exhibit "C").
g. The Figure III-10 Community Design Resources shall be revised
to indicate the approximately 150-acre golf course contemplated within the
Subarea 18 Specific Plan, between 4th Street and the A. T. & S. F. Railroad,
west of Milliken Avenue, as a "Major Parks and Recreation" feature (see
Exhibit "D").
h. The Figure IV-4 Open Space Plan shall be revised to indicate
the approximately 150-acre golf course contemplated with the Subarea 18
Specific Plan, between 4th Street and the A. T. & S. F. Railroad, west of
Milliken Avenue, as a "Proposed Park" (see Exhibit "E").
5. The Secretary to this Commission shall certify to the adoption of
this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 1994.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Buller, Secretary
I, Brad Buller, 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 27th day of April 1994, by the following vote-to-wit:
AYES:
COMMISSIONERS:
NOES:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
Ci~y Qf Ontario
].()urUI .% LL'C ~:%
LEGEND
Industrial Pazk
Genera] lndust,~
Mixed Use
Open Sp~,'
800' 400' O' 8O0'
EXHIBIT "A"
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EXHIBIT "B"
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EXHIBIT
GENERAL PLAN CONSISTENCY
This Exhibit assesses how the Sub-Area 18 Specific
Plan and the proposed amendment to the Industrial Area
Specific Plan and General Plan (the "project") furthers the
objectives and policies of the General Plan of the City of
Rancho Cucamonga, and whether the project will obstruct the
attainment of these objectives and policies. Rather than
attempt to analyze each individual objective, policy, or
program set forth in the General Plan -- a process which
would detract from understanding how the Sub-Area 18
Specific Plan relates to the Industrial Area Specific Plan
and the General Plan as a whole -- the relationship between
the Sub-Area 18 Specific Plan is discussed within the
context of each of the principal components comprising the
General Plan -- Land Use and Development, Environmental
Resources, and Public Health and Safety -- with more
detailed discussion reserved for those specific policies and
objectives that are particularly germane to assessing the
changes proposed relative to the current Industrial Area
Specific Plan (IASP) and General Plan land use designations.
A. Land Use and Development.
1. General Land Use Objectives.
The General Plan identifies a numb=r of key land
use objectives that "are aimed at creating a City that
functions efficiently, is exciting to leave in, and makes
the best use of its various resources." A number of these
objectives have been incorporated as principal objectives of
the Sub-Area 18 Specific Plan, including: (i) encourage
opportunities to mix different, but compatible land uses and
activities; (ii) provide recreational, cultural, and
employment opportunities to meet the needs of the
community; {iii) coordinate industrial development to
encourage an integrated industrial area with maximum
flexibility and access to the regional circulation network;
(iv) promote land use patterns that encourage non-motorized
modes of transportation; and (v) organize land uses to
promote maximal opportunity for transit usage.
The project promotes these important objectives by
establishing a more flexible, better integrated array of
proposed land uses within the context of a Specific Plan.
The expanded variety and mixture of uses established under
the Sub-Area Specific Plan, in conjunction with changes in
market demand and increased commercial development on the
southern edge of the IASP, are expected to promote the land
211877 [2575711
- 1 - 12-APR-94 00:34:21
use objectives identified in the General Plan, including
those enumerated above.
2. General Land Use Policies.
a. Industrial.
The General Plan currently establishes three
categories of industrial land uses: Industrial Park,
General Industrial, and Heavy Industrial. The General Plan
specifically reflects that the policies relating to
industrial uses are "elaborated in the City's Industrial
Area Specific Plan which outlines a much more detailed
development program for this area."
The General Plan describes "Industrial Park" uses
as "planned grouped concentrations of industrial and
research and development offices," which are "typically
labor intensive, meaning that the number of employees per
acre is high. The General Plan contemplates that these uses
will be organized along major thoroughfares, including 4th
Street, and "along the periphery of the industrial area and
with convenient access to public transit." That portion of
the project site currently located within IASP Sub-Area 12
is designated as Industrial Park under both the IASP and the
General Plan. The IASP currently permits a variety of
commercial uses within this Sub-Area, including
professional/design services, administrative and office,
research services, business support services, financial,
insurance and real estate services, hotel, commercial and
recreation facilities, including a golf course.
The General Plan describes "General Industrial"
land use as permitting a wide range of industrial activities
including heavy commercial, and office uses. The General
Plan states that "this land use is appropriate as a buffer
between non-industrial uses and heavy industrial uses."
That portion of the project site within current Sub-Areas 10
and 11 are designated "General Industrial" under the IASP
and the General Plan. The IASP permits, or conditionally
permits, office professional, design and research, indoor
wholesale/retail commercial, and recreational facilities
within this zone.
Although all of the industrial uses and many of the
commercial uses proposed under the Sub-Area 18 Specific Plan
are permitted or conditionally permitted under the current
IASP Industrial Park, and General Industrial designations,
one of the express objectives of this project is to
eliminate what are perceived as artificial and arbitrary
divisions between the three existing Sub-Areas (for example,
211877 [2575711 - 2 - 11-APR-9~ 23:46:30
a number of uses which may be permitted in Sub-Area 12 may
be prohibited or only conditionally permitted in Sub-Area 10
or 11) . Specifically, by expanding the variety of
commercial and recreational uses contemplated within the
project site, the Property Owner intends to inject more
creative and imaginative employment-generating designs and
to help better integrate this portion of the southern
boundary of the IASP with anticipated regional market
trends. As a result, the Property Owner is proposing an
amendment to the IASP ("IASP Amendment") to specifically
incorporate the Sub-Area 18 Specific Plan and to
concurrently amend the General Plan to reflect the IASP
Amendment.
While an amendment to the General Plan to reflect
the IASP Amendment and the adoption of the Sub-Area 18
Specific Plan would, alone, appear to ensure consistency, it
was also felt that the three categories of industrial use
currently identified in the General Plan, while specifically
acknowledging the need to provide for labor intensive office
and commercial uses and non-industrial transitions within
the industrial category could be construed narrowly, and
thereby discourage the General Plan objectives (noted above)
to promote planning flexibility and the mixture of
different, but compatible land uses. As a result, the
Property Owner has proposed an additional amendment to the
General Plan to add a new category of land use entitled
"Mixed-Use." The Mixed-Use category permits a wide range of
a commercial and industrial activities including, medium,
light, and custom manufacturing, research and development,
office, recreation, mixed-use commercial, retail, and
general commercial. Because the proposed uses within the
areas designated Mixed-Use under the Sub-Area Specific Plan
will also be designated Mixed-Use under the General Plan
Amendment, consistency will be ensured.
b. Open Space.
The General Plan provides that open space
areas must be maintained "in order to protect valuable
natural resources, and to prevent development in areas
considered unsafe because of environmental constraints".
The General Plan contains a variety of "written and mapped
policies to ensure that the resources are managed so that
posterity can enjoy them." The IASP currently does not
contain any open space district designations, although the
IASP does permit, or conditionally pezmit, golf course uses
within each of the three Sub-Areas currently comprising the
project site.
211877 [2575711
= 3 - 1 I-APR-94 23:46:31
Although the applicant's proposed amendment to
the General Plan to reflect the IASP Amendment and the
adoption of the Sub-Area 18 Specific Plan would itself
ensure consistency with the General Plan's policies relating
to open space, the City has requested that instead of
designating the Golf Course "Mixed-Use" along with the
remainder of the Sub-Area 18, that this portion of the site
be designated "Open Space". Because the current description
of open space uses within the General Plan may be construed
to refer specifically to the conservation of natural
resources, an additional amendment to the definition of
"Open Space" has been proposed to clarify that the Open
Space designation may also include man-made open spaces,
including golf course uses, within designated areas adjacent
to residential, commercial, or industrial uses. The
clarifying amendment will ensure project consistency with
the General Plan.
3. Circulation.
The General Plan establishes a circulation
system for the City as a whole and the IASP area. The
Circulation Plan established under the Sub-Area Specific
Plan preserves this circulation system in all principal
respects. Mowever, the proposed vacation of a portion of
Cleveland Avenue south of 6th Street and the redesignation
of Cleveland north of 6th Street from a secondary arterial
with an 88-foot right-of-way to a 66-foot local industrial
collector, does require a corresponding amendment to the
General Plan Circulation Plan. Because the project EIR
indicates that no traffic impacts will occur as a result of
the vacation and redesignation of Cleveland, the conforming
General Plan amendment will ensure consistency with the
policies and objectives of the General Plan.
4. Public Facilities.
The General Plan contains a variety of
objectives and policies designed to ensure that adequate
public facilities and services will be maintained as the
City develops. The proposed project is not expected to have
any substantial impact on the City's Parks and Recreational
Plan, or on schools. The establishment of a golf course as
a central feature of the Specific Plan will promote a number
of General Plan policies concerning the encouragement of
recreational uses.
5. Community DesiGn.
The primary design goals identified in the
General Plan are to promote the functional efficiency of the
211877 [2575711
-4-
[ I-APR-94 23:46:32
City, improve the City's image and appearance and to use
development to express community character. The Sub-Area 18
Specific Plan promotes these primary objectives and the more
detailed community design elements set forth in the General
Plan by providing a unifying character to the project site
through the adoption of a Specific Plan which incorporates a
variety of land uses around a central golf course feature.
Consistency is further ensured through the retention of
existing City policies relating to performance standards,
site development criteria, subdivision, master planning, and
development and design review. Additionally, preservation
of the principal features of the City Circulation Plan
ensures that the objectives associated with maintaining
travel routes will be promoted. The incorporation of
project design features adjacent to the proposed Metrolink
station further promotes these objectives.
B. Environmental Resources.
1. Land Resources.
This section of the General Plan contains a number
of objectives and policies designed to promote proper soil
management techniques and to prevent the premature
elimination of agricultural land whenever feasible. The
Sub-Area Specific Plan will not change the impact of
development on the existing grape vineyard uses on the site.
The loss of this agricultural use was previously
acknowledged as inevitable when the IASP was first adopted.
By requiring subsequent development to comply with
applicable City policies and procedures concerning soil
management and grading activities, the Sub-Area 18 Specific
Plan ensures compliance with the General Plan land resource
objectives and policies.
2. Water Resources.
The General Plan contains several objectives and
policies designed to protect and enhance water resources.
Compliance with applicable City policies and procedures as a
condition to subdivision and Design Review approval ensure
compliance with these policies and objectives. The EIR for
the Sub-Area 18 Specific Plan concludes that no significant
impacts to water resources will occur.
3. Open Space.
The conforming amendments to the General Plan
ensure consistency with the General Plan's policies and
objectives concerning the preservation of open space. The
211877 [2575711 - 5 - 1 I-APR-94 23:46:32
establishment of a golf course will result in an increase in
open space areas within the project site.
4. Enerq¥.
The General Plan identifies the objective of
encouraging more efficient use of energy resources. The
project EIR incorporates a number of mitigation measures
specifically intended to promote this objective. Compliance
with applicable City policies and regulations as a condition
to subdivisions and Design Review approvals further ensures
consistency with the General Plan's energy objectives and
policies.
C. Public Health and Safetv.
The General Plan sets forth a broad number of objectives
and policies designed to ensure that subsequent development
within the City will be sensitive to geologic, seismic,
flood, fire, noise, air quality, crime, and emergency
service concerns and hazards. The Sub-Area 18 Specific Plan
preserves development and regulatory procedures from the
IASP and the City Development Code as a means to mitigate
potential impacts in each of the areas identified in the
General Plan. Additionally, each of these areas are
explored in more detail in the project EIR, which indicates
that the changes from the current designations under the
IASP will not result in any substantial additional impacts
to the environment. Although the EIR indicates that
development of the project site (under either the proposed
Sub-Area 18 Specific Plan or the current IASP designations)
will result in new sources of construction and operational
air emissions, the Sub-Area 18 Specific Plan contemplates
the adoption of a transportation demand management strategy
consistent with the policies identified in the General Plan.
In particular, the location of industrial and commercial
uses in proximity to the proposed Metrolink station provides
a mechanism to ensure that non-motorized transportation
policies will be achieved. The incorporation of numerous
mitigation measures dealing with the suppression of
particulate emissions and the promotion of energy
conservation further ensures consistency with the General
Plan air quality objectives and policies.
211877 [2575711 - 6 - 11-APR-94. 23:46:33
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING APPROVAL OF
INDUSTRIAL AREA SPECIFIC PLAN AMENDMENT 93-03, A REQUEST
TO AMEND THE INDUSTRIAL AREA SPECIFIC PLAN TO ESTABLISH A
SUBAREA 18, AND OTHER RELATED AMENDMENTS, IN CONJUNCTION
WITH THE SUBAREA 18 SPECIFIC PLAN, FOR 380 ACRES OF LAND
BOUNDED ON THE SOUTH BY 4TH STREET, ON THE EAST BY
MILLIKEN AVENUE, ON THE NORTH BY THE A. T. & S. F.
(METROLINK) RAILROAD, AND ON THE WEST BY CLEVELAND AND
UTICA AVENUES, RANCHO CUCANONGA, CALIFORNIA, AND MAKING
FINDINGS IN SUPPORT THEREOF - APN: 209-272-01, 04, 07,
AND 08; 210-081-22 AND 23; 210-082-02, 11, 17, 37, 38,
AND 39; AND 210-361-01 THROUGH 26.
A. Recitals.
1. General Dynamics has filed an application for Industrial Area
Specific Plan Amendment No. 93-03 as described in the title of this
Resolution. Hereinafter in this Resolution, the subject Industrial Area
Specific Plan Amendment is referred to as "the application."
2. On February 23, and March 23, 1994, the Planning Commission of
the City of Rancho Cucamonga conducted workshops on the application.
3. On April 27, 1994, the Planning Commission of the City of Rancho
Cucamonga conducted and concluded a duly noticed public hearing on the
application.
4. All legal prerequisites prior to the adoption of this Resolution
have occurred.
B. Resolution.
NOW, THEREFORE, it is hereby found, determined, and resolved by the
Planning Commission of the City of Rancho Cucamonga as follows:
1. This Commission hereby specifically finds that all of the facts
set forth in the Recitals, Part A, of this Resolution are true and correct.
2. Based upon substantial evidence presented to this Commission
during the above-referenced public hearing on April 27, 1994, including
written and oral staff reports, together with public testimony, this
Commission hereby specifically finds as follows:
a. The application applies to approximately 380 acres of land,
located west of Milliken Avenue, between 4th Street and the A. T. & S. F. rail
line and is presently vacant, except for 75 acres developed with three
industrial office buildings. Said property is currently under contiguous
ownership and is designated as General Industrial (Subareas 10 and 11) and
Industrial Park (Subarea 12);
PLANNING COMMISSION RESOLUTION NO.
ISPA 93-03 - GENERALLY DYNAMICS
April 27, 1994
Page 2
b. The property to the north of the subject site is designated
Minimum Impact Heavy Industrial (Subarea 9) and is developed. The property to
the west is designated General Industrial (Subareas 10 and ll) and Industrial
Park (Subarea 6) and is primarily developed. The property to the east is
designated General Industrial (Subareas 10 and 11) and Industrial Park
(Subarea 12) and is primarily developed. The property to the south is
designated the Ontario Center Specific Plan and is vacant;
c. The application is part of a series of applications relating
to a Subarea 18 Specific Plan, which contemplates a broad range of uses, such
as recreational, hotel/conference center, retail, restaurant, and
entertainment, as well as office, research and development, and light
industrial uses surrounding an 18-hole public golf course;
d. This amendment does not conflict with the Land Use Policies
of the Industrial Area Specific Plan and will provide for development within
the district in a manner consistent with the Industrial Area Specific Plan and
with related development;
e. This amendment does promote the goals and objectives of the
General Plan; and
f. This amendment would not be materially injurious or
detrimental to the adjacent properties and an Environmental Impact Report has
been prepared and, concurrently with this application by separate Resolution,
is recommended to the City Council for certification.
3. Based upon the substantial evidence presented to this Commission
during the above-referenced public hearing and upon the specific findings of
facts set forth in paragraphs I and 2 above, this Commission hereby finds and
concludes as follows:
a. That the subject property is suitable for the uses permitted
in the proposed district in terms of access, size, and compatibility with
existing land use in the surrounding area; and
b. That the proposed amendment is in conformance with the
General Plan.
c. That the amendments to the Industrial Area Specific Plan are
consistent with the objectives of the City's Development Code, Ordinance No.
211, adopted December 7, 1983.
d. That the Subarea 18 Specific Plan submitted in conjunction
with the proposed amendment provides for:
(1) The development of
community within the District that is
allowable under alternate regulations;
a comprehensively planned urban
superior to development otherwise
PLANNING COMMISSION RESOLUTION NO.
ISPA 93-03 - GENERALLY DYNAMICS
April 27, 1994
Page 3
(2) Development within the District in a manner consistent
with the General Plan and related development and growth management policies
of the City.
(3) The construction, improvement, or extension of
transportation facilities, public facilities, and public services required by
development within the District.
e. The proposed amendment will not adversely affect the public
health, safety, or welfare;
f. The actions taken and proposed to be taken by the City with
respect to the proposed amendment and the corresponding change of zone have
been and will be completed and reviewed in accordance with, and comply with,
all applicable State and local laws and regulations.
4. Based upon the findings and conclusions set forth in
paragraphs 1, 2, and 3 above, this Commission hereby recommends approval of
Industrial Area Specific Plan Amendment 93-03 to establish a Subarea 18 for
380 acres of land at the northwest corner of Milliken Avenue and 4th Street
(see Exhibit "A"), and amending the text of the Industrial Area Specific Plan
per the attached Exhibit "B."
5. The Secretary to this Commission shall certify to the adoption of
this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 1994.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Buller, Secretary
I, Brad Buller, 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 27th day of April 1994, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES:
COMMISSIONERS:
ABSENT:
COMMISSIONERS:
1-10
LEGEND
~ ..... i Project Site Bounda~
Cemmetad
Indratrial Puk
~"~ Gcncrd Induuml
~ Minim.m Impact
Heavy Ind.snal
Rancho Cucamonp-S-I>-,~'ca Six'title Plan
1000'
Sub.--~ Bound~a ~
exhibit m~~
I ~ Industrial Area Specific Plan Land Use Amend nt
Michaei Brandman ,~ate~ ' 1194
II. URBAN DESIGN CONCEPT
This section deals with the physical appearance of the Industrial Area. While
more specific urban design guidelines for the Area are incorporated in Part
III, this section describes the overall, Area-wide design concept addressing
physical form and appearance, open space network, special features and
gateways. Figure II-8 summarizes the Area-wide urban design policies.
Physical Form and Appearance
The Industrial Area has been divided into 16 subareas, each of which is
designated with one of the four Land Use Categories. The development
standards specified for each of these subareas will distinguish them from each
other by the types of uses permitted or conditionally permitted, parcel sizes,
setback requirements, landscaping, performance requirements, vehicular and
rail access, and parking provisions. The distinction of each subarea would
serve as a mechanism to create and enhance the identity of each subarea.
The Industrial Area forms a part of the community fabric by integration into
an arterial roadway network which serves the entire City. The area's identity
is further enhanced by the development of specially designed landscape themes
at arterial roadway entry points into the plan area.
Each land use category is further distinguished by general architectural
themes based upon the planned land use intensity. While the themes may vary,
hiqh quality of desiqn is expected in all land use cateqories of the
Industrial Specific Plan. There are $6¢f six land use categories in the
Industrial Specific Plan:
INDUSTRIAL PARK CATEGORY has been designated for five f5) subareas.
Primary uses in this category include custom light manufacturing, light
wholesale storage and distribution, administrative and office, and
professional services. This area is reserved for firms seeking
attractive and pleasant working environment and a location which has
prestige value. High quality architecture is required and site planning
must emphasize a pedestrian oriented, campus-like setting with the
greatest amount of landscaping. The development of prefab, all metal for
sheathing of building is considered inappropriate for this category. The
Industrial Park category is typically located adjacent to special
boulevards (major thoroughfares) to enhance major gateways into the
community and create a high quality image. In addition, the Industrial
Park category is used as a transition from industrial to residential
uses.
II-4
GENERAL INDUSTRIAL CATEGORY has been established for seven ~7~
subareas. This category is intended to accommodate a wide range of light
to medium manufacturing and wholesale, storage, distribution uses.
Typically, administrative and office and professional services are not
allowed to reduce potential land use conflicts. Design and technical
standards are less demanding than the Industrial Park category, but
safeguards are provided to ensure a pleasant, well functioning
environment. The development of prefab, all metal for sheathing of
buildings is considered inappropriate for this category.
MINIMUM IMPACT/HEAVY INDUSTRIAL is designated for Subarea 9. This
category provides for heavy manufacturing and wholesale, storage,
distribution uses which do not have a significant aesthetic impact on the
surrounding area. Not permitted in this area are massive outside
structures such as cranes, or unscreened storage of raw or finished
products. Landscaping requirements in Subarea g along Arrow Highway have
been increased to create a smoother transition to adjoining industrial
park and general industrial property.
HEAVY INDUSTRIAL CATEGORY has been designated in Subarea 15. Permitted
uses include Medium, Minimum Impact, and Heavy Industrial Manufacturing
and each of the wholesale, storage, distribution uses. Design and
technical standards in this category allow massive outdoor structures and
open air storage in an unscreened manner. A high degree of rail usage
may also be typical.
MIXED USE CATEGORY has been designated in a portion of Subarea 18. This
category is intended to encourage the mix of different, but compatible,
land uses and activities within a single ~ntegrated development. Mixed
use developments are ideally suited adjacent to high activity nodes along
major transportation corridors, particularly adjacent to public transit
facilities to establish a built-in ridership. Mixed use projects can
incorporate a wide range of commercial and industrial activities,
including medium, light, and custom manufacturing; research and
development; office; recreation; and commercial.
OPEN SPACE has been designated for a portion of Subarea 18. Permitted
uses include golf courses, outdoor recreation areas, and parks.
The Plan also emphasizes the following areas:
THE HAVEN AVENUE OVERLAY DISTRICT is located on both sides of Haven from
Foothill Boulevard south to 4th Street. As the City develops, Haven
Avenue will become a major north-south travel route and has a potential
for high end office development with the unique combination of direct
access to the Ontario Airport and Interstate 10 freeway. The standards
in the Overlay District are designed to enhance Rancho Cucamonga's image
by providing an intensive, high quality and prestigious gateway into the
community. A progressive, sophisticated, and urban style of development
is required and special site planning and landscaping requirements are
included to enhance the pedestrian environment and create a campus-like
atmosphere.
II-5
INTERSTATE 15 {Devore Freeway} runs north-south through the industrial
area and borders seven (?) subareas in each land use category except
General Industrial/Rail Served. Since this area is directly south of the
future regional mall and related commercial activities at 1-15 and
Foothill Boulevard, and views along the freeway have a major impact on
the image and identity of Rancho Cucamonga. Highest consideration should
be given to design aspects that affect a positive'image of the community
as viewed from the freeway. Special consideration are contained in the
Development Standards of each subarea which abutts the 1-15 freeway. (An
1-15 Overlay District could provide special development criteria to
eliminate unsightly views.)
II-6
Open Space Network
Elements that constitute open space include
parks, outdoor recreation areas, creeks and
channels, transmission corridors, and stormwater
retention areas. In addition, to the extent that
they provide amenities, development setback
areas, and street landscaping with associated
pedestrian and bicycle paths, also compliment
open space. As indicated in Vigure II-8,
easements for creeks and channels and powerline
corridors traverse the Industrial Area, linking
them with the City's region's, and National
Forest open space areas. Directly south of 4th
Street between Cucamonga Creek and Turner Avenue
is Guasti Regional Park, comprised of
approximately 200 acres, to which both Cucamonga
and Deer Creek Channels connect. While all of
these linear open space components run
north/south, the Plan proposes east/west
connections of open space, incorporating the
~4 ~1 ~ ~IVI ~14~ setback requirements
along major arterials, as well as related buffer
landscaping provisions along certain land use
edges, as elaborated in Part III.
The private open space areas, developed
internally within the planned industrial
projects, should connect with the Area-wide open
space network wherever possible, to avoid
fragmentation of open space to unify the Area-
wide appearance.
The Rancho Cucamonga Adult Sports Park features
42 acres of active open space in the approximate
location of Arrow and Rochester. A proposed !O
acre neighborhood park is located within the
Industrial Area southwest of Arrow and Haven. A
five acre mini-park is proposed along 6th Street
between Hellman and Archibald. A 150 acre public
golf course is proposed west of Milliken Avenue,
between 4th Street and the A.T. & S.F. tracks.
The course represents the largest contiguous open
space element in the entire industrial area.
II-10
Special Features
Special features refer to areas of visual,
historic, and activity focal points within and
near the Industrial Area. These are also shown
in Figure lI~ II-lO. These features should be
respected and development and redevelopment
around them should compliment and enhance their
scale and character. The coordinated
improvements of the special features and the
corridors along which they are located, should
further help unify the overall appearance of the
Industrial Area and City.
The old Cucamonga historic commercial center at
the intersection of Foothill and Archibald and
the location of Thomas Winery at the intersection
of Foothill and Vineyard, are also of historic
interest.
A 42 acre Rancho Cucamonga Adult Sports Park
featuring year-round sports activities, including
the Rancho Cucamonga Stadium, is located on the
west side of Rochester Avenue, south of Foothill
Boulevard. R 150-acre public golf course is
proposed to stretch from 4th Street to the A.T. &
S.F. tracks, ~est of Milliken. The course will
provide significant vistas from 6th Street.
Also along Foothill Boulevard near its
interchange at 1-15 is proposed a major regional
shopping center (over one million square feet of
floor space containing six department stores on
approximately 100 acres of land). This would be
a significant commercial activity center of
regional impact.
Gateways
Certain points of access to the City will, by
use, become major entrances to the Industrial
Area. A significant portion of the visitors' and
users' impressions of the Industrial Area are
influenced by conditions at these locations.
Hence, it is imperative that special
considerations be given to the development and
design of these gateways areas.
As shown in Figure II-1, gateway areas are
identified along the major roadways that form the
Industrial Area (and City) boundaries--4th
Street, Foothill Boulevard, Etiwanda Avenue, and
Arrow Route. The gateway of primary importance
is located at the intersection of Haven and
4th. Other major gateways to the Industrial Area
LAND USE PLAN
Use of the industrial lands is organized to provide
a broad range of industrial development
opportunities ranging from light/industrial type of
accommodations to sites for heavy, rail-served
industrial plants. Based on consideration of road
and rail access, the relationship to surrounding
non-industrial uses, City-wide plan policies and the
parcelization pattern, land within the Industrial
Area is assigned to major land use categories:
Industrial Park
General Industrial
Minimum Impact/Heavy Industrial
Heavy Industrial/Rail-Served
Mixed Use
Open Space
The definitions of the ~6W~ six industrial land use
categories follows in Table II-1, and the
distribution of these uses are shown in Figure II-1
Land Use Plan. A more detailed definition of
permitted and conditionally permitted uses is listed
in Part III.
II-15
TABLE II-!
INDUSTRIAL LAND USE CATEGORIES
INDUSTRIAL PARK GROUP. Land is reserved for industrial firms seeking an
attractive and pleasant working environment and a location which has prestige
value. Approximately ~2~ 1,095 acres have been allocated to this use~
6! %~ ~6~. Industrial Park group designation permits light industrial uses,
office and administration facilities, research and development laboratories,
limited types of warehousing, as well as support businesses and commercial
service uses. The Industrial Park areas are characterized by a high
employment density. The development and design standards are developed to
protect lands in this use group from development which is inappropriate due to
either function, appearance or environmental affects.
GENERAL INDUSTRIAL GROUP. This group provides for the widest possible range
of light and medium industrial type activity, including manufacturing,
assembling, fabrication, wholesaling, heavy commercial, and office uses;
totaling approximately I~7~ 2,161 acres~ 64 ~% 6! ~ I~6W~7 ~ 1~6.
This land use category is appropriate as a buffer between non-industrial uses
and heavy industrial uses. In these areas, the applicable development and
design standards are less demanding than those of the industrial park areas,
but safeguards are provided to ensure a pleasant well-functioning
environment. The required land area per parcel is also less demanding than
other industrial areas so as to accommodate smaller firms.
MINIMUM IMPACT HEAVY INDUSTRIAL GROUP. Approximately 537 acres 6~ ))% 6! )~6
is reserved for minimum impact heavy industrial uses. The development
standards are designed to provide for heavy industrial uses which will not
significantly impact on the surrounding area. Minimum Impact Heavy Industrial
activities include manufacturing, compounding, processing, fabrication,
warehousing, storage and freight handling. Uses typical of this group include
but are not limited to forge shops, steel milling facilities, plastic plants,
steel fabrication, metal fabricating facilities, woodworking facilities, heavy
machine shops and chemical storage and distribution. Not permitted within the
area are uses which require massive structures outside of buildings or
unscreened open air storage of larger quantities of raw, semi-refined, or
finished products.
II-16
TABLE II-I ~Continued~
INDUSTRIAL LAND USE CATEGORIES
HEAVY INDUSTRIAL GROUP. Approximately 675 acres 6~ 7~% of land east of Devore
Freeway is reserved for Heavy Industrial Uses. The development standards are
designed to provide for all heavy industrial uses. Heavy Industrial
activities include manufacturing, compounding, processing, fabrication,
warehousing, storage, and freight handling. Use characteristics of this group
would include large structures to facilitate processing and open air storage
of large amount of raw or semi-refined products. Uses within this area
typically include but are not limited to; vehicular assembly plants, power
plants, concrete product manufactures and batch plants.
MIXED USE. Approximately ~27 acres of land west of Milliken Avenue, between
4th and the A.T. & S.F. tracks, is reserved for mixed-use development. This
land use category is characterized by various combinations of commercial,
office, recreation, and industrial activities within an integrated development
project.
OPEN SPACE. Approximately 150 acres of land west of Milliken Avenue, between
4th and the A.T. & S.F. tracks, is reserved for open space. This land use
category is characterized by natural or man-made open space which creates an
attractive and pleasant environment for surrounding businesses. Uses within
this area typically include golf courses, outdoor recreation areas and parks.
Roadway
Cross-Sections
Roadway Network
Modifications
Cross-sections for roadway requirements were
determined based on mid-block roadway capacities.
Major arterials with 120 foot right-of-way in the
Industrial Area include:
o North/south roadways of Haven Avenue, Day
Creek Boulevard, and Milliken Avenue.
East/west roadways of Foothill Boulevard, 6th
Street between Haven Avenue and Interstate 15
and 4th Street.
Major arterials with 100 foot right-of-way include:
North/south roadways of Archibald Avenue,
Rochester Avenue, Buffalo Avenue and Etiwanda
Avenue.
o East/west roadway of Arrow Route.
Secondary arterials with 88 foot right-of-way
include:
o Vineyard Avenue, Hellman Avenue, ~)~)~W~
A~ and 6th Street west of Haven Avenue.
These streets will form the basic 1/2 mile grid
system. The other streets, which will further
divide the circulation network into 1/4 and 1/8 mile
grids, will have rights-of-way ranging from 66 feet
to 88 feet. Figure II-4 presents mid-block cross-
sections of each street classification type with
lane requirements.
The following roadway modifications are recommended
within the Industrial area.
New Rochester. As discussed in the City-wide
and Industrial Area Traffic Study and
incorporated in the Industrial Area Plan,
Rochester Avenue from 4th Street to $th Street
should be terminated north of 4th Street and
connected to Buffalo Avenue. This will
provide adequate distance for turning lanes
between the Rochester and 1-15 ramp
intersections along 4th and (in the future)
6th Streets.
II-24
FIGURE 11-5STREET CLASSIFICATION
MAJOR ARTERIAL DIVIDED (120 ft. ROW)
Foot hi 11
Haven
Milliken
4th~ 94
6th 1~0 ~. ROW
between Haven ~ 1-15
Day Creek Blvd.
MAJOR ARTERIAL (1OO ft. ROW)
o Archihal d
o Arrow
o Buffalo
o Etiwanda*
o Rochester
south of Foothill
ft.
100 ft. ROW
*Median island between Arrow and Foothill.
14'
II-24
SECONDARY (88 ft. ROW)
o Vineyard
o Hellman
/
o 6th West of Haven
o Turner
o Jersey
o 8th West of Vineyard
e4 ft.
88 ft. ROW
ALL LOCAL INDUSTRIAL (66 ft. ROW)
o 8th (east of Vineyard)
o 9th
o Center
o Santa Anita
o Old Rochester
o Baker
o Other Local Streets
44 ft.
ft. ROW
Figure 11-6
DIRECTIONAL LANE AND RO.W. REQUIREMENTS AT INTERSECTIONS
FOOTHILL
BLVD.
ARROW
ROUTE
6TH
STREET
132 "~1
131
131
131
4TH
STREET
131
1 -,-~' -
MILLIKEN
TABLE II-4
LOCATIONS OF MEDIAN LEFT TURN OPENINGS ON MAJOR DIVIDED HIGHWAYS
MAJOR STREET
Haven Avenue
Milliken Avenue
Foothill Boulevard
6th Street
4th Street
MEDIAN OPENING LOCATIONS
Foothill Boulevard, Civic Center Drive, Arrow Route,
Jersey Boulevard, 7th Street, 6th Street, Trademark
Street, 4th Street.
Foothill Boulevard, Day Creek Boulevard Extension, Arrow
Route, Jersey Boulevard, 7th Street, 6th Street, 5th
Street, 4th Street.
Haven Avenue, Aspen Avenue, Spruce Avenue, Elm Avenue,
Milliken Avenue, 1200' E/O Milliken Avenue, 1000' W/O
Rochester Avenue, Rochester Avenue, Day Creek Boulevard,
Route 15, Etiwanda Avenue, Cornell Avenue, East Avenue.
Haven Avenue, Utica Avenue, Cleveland Avenue, 1300' E/O
Cleveland Avenue, Milliken Avenue, Pittsburgh Avenue, 950'
E/O Pittsburgh Avenue, Buffalo Avenue, Rochester Avenue,
Old Rochester Avenue/Route 15.
Archibald Avenue, Lucas Ranch Road, Turner Avenue, Center
Avenue, Haven Avenue, Utica Avenue, ~l~ A~~!
1300' E/O Utica Avenue, 1300' W/O Milliken Aven
MilliKen Avenue, Pittsburgh Avenue, Buffalo Avenue, Rou'~u
15.
II-33
TABLE II1-1 (Continued)
SUMMARY OF LAND USE TYPE BY SUBAREA
SUBAREAS HO~ 1
:::::::ClA::: :::::: :::::: ::::::::: ::::: :: :::: :::::::? ::::::: ::: ::? ::::::::::?::: ::: ::::
Agricultural/Nursery Supplies & Services P P P P P P P P
Animal Care c c c c c c
Automotive Fleet Storage c c c c c c
Automotive Rental/Leasing P P P c c C P c c C
Automotive/Light Truck Repair-Minor P C P C C P P P P
Automotive/Truck Repair-Major P C P c P P C c c
Automotive Sales c c c c
Automotive Service Court c
Automotive Service Station c c C c c c c c ¢ c c c
Building Contractor's Office & Yards p c P c c P P P P P
Building Contractor's Storage Yard P
Building Maintenance Service P P P P P P P P P P P P
Building & Light Equipment Supplies & Sales P C P C C P P C P C c P
Business Supply Retail & Services P P P P P P P P P P P P P
Business Support Services P P c P P C P P P c C P P P P c P P
Communication Services p p p P P P P c P P P P c P P
Convenience Sales &Services c c c c c c c c c c c c c c c c c c
Eating & Drinking Establishments P P P P P P P P P P P P P P P P P P
Entertainment C c C c c c C c c
Extensive Impact Commercial c
Fast FoodSales C C C c C C c C c c c
Financial, Insurance & Real Estate Services p c c p P p c c P P P
Food & Beverage Sales c c c c c c c c c c c c c c c c c c
Funeral & Crematory Services c C C
Heavy Equipment Sales & Rentals C C C C c C C c
Hotel/Motel C P P P P P
Indoor Wholesale~Retail Commercial C C C C c C C
Laundry services P P P P P P P
Medical/Health Care Services P C C C C C C C C C c P C
Personal Services c C c c c c c C c C c c c
Petroleum Products Storage c c c c c c
Recreation Facilities C C c c C c C c P c C C P P P P P
Repair Services P P C P P p p p p p P c
Specialty Building Supplies & Home Improvement C
NOTES:
IP - Industr~aJ Pa~
t-K3 - Haven Ave O~e~lay Dis;~-t
GI Gefleral Indus~aJ
MI/HI - Minimum Impac~ Heavy Industhai
HI - Heavy Industrial
P - Permitted Use
C - Conditionally Permitted Use
[--'1 ' Non-marked Uses Not Perm~ed
Revised:6/03/92
111-5.A
TABLE II1-1
SUMMARY OF LAND USE TYPE BY SUBAREA
USE TYPES
MANUFACTU RING
Custom
Light
Medium
Heavy
Minimum Impact Heavy
PPPPPPPP
PPPPPPPP
CCC P C
SUBAREAS ~ 1 3 4 I 7 8 9 ~101111 13114 16 17 /~~
PPPPP PP
PPPPP PP
PPP PPP
P
P P
Administrative&Office P c C c P P C C P C C P P
Professional/Design Services P c c c P P c c P c c P p
Research Services p p p p p p p p p p p p p p p
WHOLESALE, STORAGE & DISTRIBUTION :~:: ;':::~;::!::::::::::: ::~i:.: ?::.: ::.::::: :: :::: ~:i:::
Public Storage
Light
Medium
Heavy
MATERIALS RECOVERY FACILITIES
Collection Facilities
Processing Facilities
Scrap Operation
CIVIC
Administrative Civic Services
Cultural
Extensive Impact Utility Facilities
Flood Control/Utility Corridor
Public Assembly
Public Safety & Utility Services
Religious Assembly
CCPCC PCCC CP
P P P P P P P P P P P P P P P P p
CPPCP PPPP PPP
C PC P
PPPPP PPPP PPP
C CCCC CCC
C
PP PP PPP PPPP PP
P C CC CCC CC
C C CCC C
PPPP PPPP PPP
CC CC CCC CCCC CC
C C C C C C C C C C C C C C C C C C
CC CC CCC CCCC CC
NOTES:
IP - Indust~aJ Pa~k
- Haven Overlay Distnc!
GI - General Industrial
MI/Ht - Mimmurn Impact Heavy Indus~al
HI - Heavy ~ndus~'~al
Permitted Use
Conditionally Permitted Use
Non-ma~ked Uses not Permitted
Revised: 6/03/92
111-5
SECONDARY (88 ft. ROW)
o Vineyard
o Mellman
o 6thI East of Derore Freeway
o Turner
o Jersey
sL'f2 ft.I 23-30 ft. Min.
ROW ~ SotlJeck from P.L,
3l ft. Stroeteempe
1See Subarea 15, Special Consideration
LOCAL INDUSTRIAL (66 ft. ROW)
8th
9th
Center
Santa Anita
(O1 d) Rochester
7th West of Haven
~;co.
L b ft. ~. ~0 It. Min.
~S ft.
PART IV OVERLAY DISTRICTS & SUBAREA DEVELOPMENT
STANDARDS
INTRODUCTION
This part provides development standards for the
individual subareas of the I.S.P. and for
specific sections of Haven Avenue which crosses
through the industrial area. Because of the
City-wide significance of Haven Avenue as the
major entry into the City, the Haven Overlay
District provisions have been placed at the
beginning of this part followed by those of the
subarea's.
The purpose of preparing subarea development
standards is to identify the most prominent
development standards applied within each of the
18 subareas in the industrial area. For each
subarea the following categories have been
identified and discussed:
- Land Use Designation
- Primary Function
- Permitted Uses
- Conditional Uses
- Access and Circulation
- Minimum Parcel Size
- Setback Requirements
- Landscape Area Requirements
- Performance Standards
- Special Considerations
The list described above does not intend to
cover every specific development requirement
which may be utilized in developing within the
industrial area, but does provide a quick
overview of the major development considerations
within each subarea. Any person interested in
developing within the boundaries of the Specific
Plan should refer to both Parts II and III of
this plan for an indepth discussion of all the
development constraints, opportunities, and
standards. Any special conditions which may
provide exception or modification to development
requirement are discussed within the "Special
Consideration" topic of each subarea.
IV-1
a3ZS3HOOa
N3A~H
SUBAREA 10 (Continued)
Access and Circulation
120' Right-of-Way - Milliken
66' Right-of-Way - Old Rochester 7th Street
All other Local Streets
Cleveland
Minimum Parcel Size
One (1) acre
Setback Requirements
(Measured from ulti-
mate face of curb)
Landscaping Required
Average
Landscaping Parking Building
Milliken 45' 25' 45'
(Old) Rochester 25' 15' 25'
7th and all other ..... '
local streets
10% of the net lot area
IV -66
SUBAREA 10 (Continued)
Performance Standards
Noise: The maximum allowable noise level of any use
shall not exceed 75Ldn as measured at the lot line of
the lot containing tlqe use. Where a use occupies a lot
abutting residentially zoned land, the noise level
shall not exceed 65 Lbd~ as measured at the common lot
line. Noise caused motor vehicles and trains are
exempted from this standard.
Vibration: All uses shall be operated so as not to
generate vibration discernible without instruments by
the average person beyond the lot upon which the source
is located. Vibration caused by motor vehicles,
trains, and temporary construction or demolition is
exempted from this standard.
Particulate Matter and Air Contaminants: In addition
to compliance with the Air Quality Maintenance District
(A(~lD) standards, all uses shall be operated so as not
to emit particulate matter or air contaminants which
are readily detectable without instruments by the
average person beyond any lot line of the lot
containing such uses.
Odor: All uses shall be operated so as not to emit
matter causing unpleasant odors which are perceptible
to the average person beyond any lot line of the lot
containing such uses.
Special Considerations:
Humidity, Heat and Glare: All uses shall be operated
so as not to produce humidity, heat, glare or high-
intensity illumination which is perceptible without
instruments by the average person beyond the lot line
of any lot containing such uses.
Parcels which adjoin existing or proposed lead/spur
rail lines as indicated on the Subarea Map are required
to be developed in accordance with Rail Service
Standards (Part III, Section G, Appendix D).
IV -67
SUBAREA 11 (Continued)
Conditional Uses
Access and Circulation
Administrative and Office
Professi onal/Desi gn Services
Public Storage
Animal Care
Automotive Fleet Storage
Automotive Service Station
Convenience Sales and Services
Fast Food Sales
Financial, Insurance and Real Estate Services
Food and Beverage Sales
Heavy Equipment Sales and Rentals
Indoor Wholesale/Retail Commercial
Medical/Heal th Care Services
Personal Services
Petroleum Products Storage
Processing Facil i ties
Recreation Facil iti es
Extensive Impact Utility Facilities
Publ ic Assembly
Public Safety and Util i ty Services
Religious Assembly
120' Right-Of-Way - 6th Street
Milliken
SUBAREA 1l (Continued)
66' Right-Of-Way - 7th Street lwest of Rochester)
All other Local Streets
Cleveland
Utica
Minimum Parcel Size
One-half (1/2) acre
Setback Requirements
(Measured from ulti-
mate face of curb)
Average
Landscaping Parking Building
6th 45' 25' 45'
Milliken " " "
New Rochester " " "
Cleveland ~25' ~15' ~25'
7th and all 25'
other local streets
15' ~5'
Landscaping Requirements
Performance Standards
12% of the net lot area
Noise: The maximum allowable noise level of any use
shall not exceed 75 _ as measured at the lot line of
'tt~-
the lot containing e use. Where a use occupies a lot
abutting residentially zoned land, the noise level
shall not exceed 65 _ as measured at the common lot
· L ,,
line. No~se caused ~J motor vehicles and trains are
Y
exempted from this standard.
Vibration: All uses shall be operated so as not to
generate vibration discernible without instruments by
the average persons beyond the lot upon which the
source is located. Vibration caused by motor vehicles,
trains, and temporary construction or demolition is
exempted from this standard.
IV-71
SUBAREA 12
Land Use Designation
Industrial Park
Primary Function
Permitted Uses
Conditional Uses
This area will provide for a high quality character to
several entryways to the City. This area will also
provide an opportunity for tourist oriented uses such
as hotels and motels which relate to the airport
activities. The subarea is located east of ~4~
Milliken, west of Devore Freeway, south of future
alignment of 5th Street to 4th Street and extends along
Milliken to 6th Street.
Custom Manufacturing
Light Manufacturing
Administrative and Office
Professi onal/Desi gn Services
Research Services
Light Wholesale, Storage and Distribution
Buil ding Maintenance Services
Business Supply Retail & Services
Business Support Services
Communi cati on Services
Eating and Drinking Establishments
Financial, Insurance and Real Estate Services
Hotel/Motel
Recreational Facilities
Administrative Civic Services
Flood Control/Util ity Corridor
Automotive Rental/Leasing
Automotive Sal es
Automotive Service Station
Convenience Sales and Services
Entertainment
Fast Food Sales
Food and Beverage Sales
Medical/Heal th Care Services
Personal Services
Cul rural
Public Assembly
Public Safety and Util i ty Services
Religious Assembly
IV -73
SUBAREA 12 (Continued)
Access and Circulation
120' Right-of-Way- 4th
6th
Mil 1 i ken
100' Right-of-Way - New Rochester
SUBAREA 12 (Continued)
66' Right Of Way - (Old) Rochester
Pittsburgh
All other Local Streets
Minimum Parcel Size
Two (2) acres on parcels adjacent to 4th Street; and
One (1) acre on remaining area.
Setback Requirements
(Measured from face
of curb)
Lands caping Required
Performance Standards
Average
Landscaping Parking Building
4th 45 ' 25' 45'
6t h " " "
Milli ken " " "
New Rochester " " "
Old Rochester 25' 15' 25'
Pittsburgh and " " "
all other local
streets
15% of net lot area
Noise: The maximum allowable exterior noise level of
any use shall not exceed 65Ldn as measured by any
location on the lot occupied by such uses, Where a
structure is occupied by more than one use, the noise
level shall not be in excess of 60tthd~ as measured
within the interior space of neighboring
establishment. Noise caused by motor vehicles are
exempted from this standard.
IV -76
FIG. IV-20
III IIII II III
A.T.& S.F.R.R
1
IIIII I
$ub~re~ 11
t111 III
I
IIIIIIIII
IIIIII
4th St
CIRCULATION
~ 12~,' R.O.W.
~ I0~' R.O.W.
89' O~ LESS R.O.W.
RAIL SERVICE
TRAILS/ROUTES
0000
'~!~ ~(~AL MULT~-U~
~/I~CIAL $TREET$CAI~.~
---: ............ UTIUTy E ASEk~4~NT
...... POWEI~.INE
~11 ~ CIdEKe & CHANNELS
I I
0 400~ ao0' 11QOt
Note: Parcel lines end lot configurations are Ihowll is Ipproxlmetionl only.
The ellis ihown moy n~ ~ currently OW~ nor lB ~l location lite
T~ deMotion of I IIM It K Indlc~lon of I pr~ future no~ thor ~y
~luot~ ~er tim ml ~e C~ ~vel~.
SUBAREA 18
Land Use Oesignation
Primary Function
General Dynamics Rancho Cucamonga
Specific Plan g3-01
The function of the subarea is to provide for a mixed-
use development oriented around an ]8-hole golf
course. This subarea is located south of the A.T. &
S.F. tracks, west of Milliken Avenue, north of 4th
Street, and east of Cleveland Avenue and Utica Avenue.
Uses allowed and development standards are addressed in
a separate document: the General Dynamics Rancho
Cucamonga Subarea 18 Specific Plan. In the event of a
conflict between the Industrial Area Specific Plan and
the Subarea 18 Specific Plan, the Subarea 18 Specific
Plan shall control.
IV-lOS
DATE:
TO:
FROM:
BY:
SUBJECT:
April 27, 1994
CITY OF RANCHO CUCAMONGA
STAFF REPORT
Chairman and Members of the Planning Commission
Dan James, Senior Civil Engineer
Betty A. Miller, Associate Engineer
ENVIRONMENTAL ASSESSMENT; VACATION OF CLEVELAND AVENUE BETWEEN 4TH
AND 6TH STREETS, TNOMAS STREET, VINCENT AVENUE, AND 7TH STREET EAST
OF CLEVELAND AVENUE; AND TENTATIVE PARCEL MAP 1464! - GENERAL
DYNAMICS - A subdivision of 380 acres of land into 15 parcels in
the General Industrial designation (Subareas 10 and 11) and the
Industrial Park designation {Subarea 12) of the Industrial Area
SpeciFic Plan, bounded on the south by 4th Street, on the east by
Milliken Avenue, on the north by the A. T. & S. F. (Metrolink)
Railroad, and on the west by Cleveland Avenue and Utica Avenue -
APN: 209-272-01, 04, 07, and 08; 210-081-22 and 23; 210-082-02, 11,
17, 37, 38, and 3g; and 210-361-01 through 26.
PROJECT AND SITE DESCRIPTION:
Action Requested: Approval of the proposed Tentative Parcel Map as shown
on Exhibit m'B", to take effect upon City Council certification of the
Environmental Impact Report and adoption of Specific Plan 93-01, General
Plan Amendment 93-02A and Industrial Specific Plan Amendment 93-03.
B. Parcel Size:
Parcel 1 57.06 ac Parcel 9 20.95 ac
Parcel 2 28.22 Parcel 10 10.31
Parcel 3 22.29 Parcel 11 18.00
Parcel 4 17.00 Parcel 12 .~.00
Parcel 5 27.00 Parcel 13 88.48
Parcel 6 23.41 Parcel 14 3.58
Parcel 7 23.84 Parcel 15 7.25
Parcel 8 22.69 TOTAL: ~ ac
Existing Zoning:
General Industrial, Industrial Area Specific Plan Subareas 10 and 11, and
Industrial Park, Industrial Area Specific Plan Subarea 12.
Surrounding Land Use:
North - Industrial buildings, partially developed
South - Vacant
East - Industrial Park
West - Industrial buildings, partially developed
ITEM F
PLANNING COMMISSION STAFF REPORT
PARCEL MAP 14647
April 27, 1994
PAGE 2
E. Surrounding General Plan and Development Code Designations:
North - Minimum Impact Heavy Industrial, ISP Subarea 9
South - City of Ontario, Ontario Center Specific Plan
East - General Industrial and Industrial Park, ISP Subareas 10, 11, 12
West - General Industrial and Industrial Park, ISP Subareas 6, 10, 11
Site Characteristics: The 380-acre site is primarily vacant, except for
the westernmost 75 acres {bounded by 4th Street, Utica Avenue, 6th
Street, and Cleveland Avenue) which contains three industrial office
buildings. Existing street improvements, visible on the topography map
(Exhibit "C"), are as follows:
Milliken Avenue
Full width pavement, landscaped median, curb and
gutter both sides, sidewalk and street lights north
of 6th Street
Fourth Street
Full width pavement, curb and gutter both sides
Sixth Street
Median, 38' pavement with curb and gutter on south
side, 19' pavement with AC berm on north side,
sidewalk and street lights between Utica and
Cleveland Avenues
Cleveland Avenue
Full width pavement with curb and gutter both sides
(street tights on west side) south of 6th Street,
west half only north of 6th Street includes sidewalk
Utica Avenue
Full width pavement with curb, gutter and street
lights for southerly 1600 feet, 27' pavement with
east side improvements only for northe~y gO0 ¢eet
Both Utica and Cleveland Avenues contain storm drains between 4th and 6th
Streets and there is a storm arain in ~iq~iken from the railroad
underpass to just north of 6th Street. The City's current Master ~an of
Storm Drains calls for a future storm drain in Sixth Street between
Cleveland and Milliken Avenues. Additional facilities cross Fourth
Street west of Utica Avenue, west of Cleveland Avenue and in the
4th/Mllliken intersection, connecting to a ditch which parallels Fourth
Street on the south side. Vacant portions of the site generally slope to
the south at less than 2 percent.
ANALYSIS: ll~e purpose of the Parcel Map is to reconfigure the applicant's
existing properties into 15 parcels consistent with the proposed ISP Subarea
18 Specific Plan (Exhibit "O") also under review at tonight's meeting.
Specific Plan 93-01 and its related Environmental Impact Report, General man
Amendment 93-02A and ISP Amendment 93-03 all require City Council action.
Therefore, the tentative map approval is contingent upon City Council adoption
of those documents. It is the applicant's intent to begin processing the
Final Parcel Map as quickly as possible upon adoption of the Specific Plan.
PLANNING COMMISSION STAFF REPORT
PARCEL MAP 14647
April 27, 1994
PAGE 3
Three existing streets - Cleveland, Thomas, and Vincent - will be vacated with
the Final Parcel Map, along with the existing offer of dedication for 7th
Street. Easements will be provided for all existing utilities, including the
public storm drain in Cleveland Avenue, or abandoned as directed by the
affected utility companies. Vacated streets will be removed and/or
reconstructed as private accesses with the golf course development.
Frontage public improvements will be completed upon development,
redevelopment, or future subdivision of the parcels being created. Additional
requirements with the golf course development (phase 1) include widening the
north side of Sixth Street to accommodate 2 traffic lanes across parcels 9 and
11, street lights on the south side of Sixth Street across parcel 8, and
installation of the entry monument at Fourth and Milliken.
The applicant is proposing to alter the storm drainage master plan by
directing runoff from parcels 1, 3, 9, 10, 12, 13, 14 and 15 through the golf
course (parcels 1 and 13). This eliminates the need for a storm drain in
Sixth Street, but may require some retention at the south end of the golf
course in a 100-year storm The City Engineer is agreeable, as long as
acceptable easement language can be worked out to guarantee private
maintenance and minimize the City's liability exposure.
ENVIRONMENTAL REVIEW: The applicant p~epared an Environmental Impact Report,
which is being recommended to the City Council for certification concurrency
with this application, and completed Part I of the Initial Study. Staff
conducted a field investigation and completed Part II of the Initial Study.
No adverse impacts upon the environment are anticipated as a ~esult of this
subdivision.
CORRESPONDENCE: Notices of Public Hearing have been sent to surrounding
property owners and placed in the Inland Valley Daily Bulletin. Posting at
the site has also been completed.
RECOMMENDATION: It is recommended that the Planning Commission consider all
input and elements of the Tentative Parc~ Map 14647. If after such
consideration, the Commission can recommend approval, then the adoption of the
attached Resolution.
Respectful 1 y submitted,
Dan Jame~
Senior Civil Engineer
DJ:BAM:dlw
Attachments:
Exhibit "A" - Vicinity Map
Exhibit "B" - Tentative Map
Exhibit "C" - Existing Topography
Exhibit "D" - Subarea 18, Specific Plan
Resolution and Recon~ended Conditions of Approval
CITY OF
RANCHO CUCAMONGA
ENG~'E~G DIVL9ION
I'; I~00
iTF.,M:FIRR~EI_ Mt~P Iq&H'7
P~,~CEL
~---
~ . ~,,,
J ~ ~
I~'~ PARCEL 1 1
:: 27.00 ACRES~ T.O~*S ST.
~., ~ .... ~ , ~ /' ~ _ ..
CITY OF
RANCHO CUCAMONGA
~IGDOt.~'~,.I~G DIVI~ON
T]~.~t. T~lr/q7/tiE. /vlR%:)
~~. "Z3 "
N
CITY OF
RANCHO CUCAMONGA
ENGD~.~G DIVeION
),R£^ '('~ -- ; t,,
CITY OF
RANCHO CUCAMONGA
ENGINE, eqI:NG DIVI~ON
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, CONDITIONALLY APPROVING
TENTATIVE PARCEL MAP NUMBER 14647, BOUNDED ON THE SOUTH
BY FOURTH STREET, ON THE EAST BY MILLIKEN AVENUE ON THE
NORTH BY THE A. T. & S. F. (METROLINK) RAILROAD, AND ON
THE WEST BY CLEVELAND AVENUE AND UTICA AVENUE, AND MAKING
FINDINGS IN SUPPORT THEREOF - APN: 209-272-01, 04, 07 AND
08; 210-081-22 AND 23; 210-082-02, 11, 17, 37, 38 AND 39;
AND 210-361-01 THROUGH 26
WHEREAS, Tentative Parcel Map Number 14647, submitted by General
Dynamics, applicant, for the purpose of subdividing into 15 parcels, the real
property situated in the City of Rancho Cucamonga, County of San Bernardino,
State of California, identified as APNs 209-272-01, 04, 07 and 08; 210-081-22
and 23; 210-082-02, 11, 17, 37, 38 and 39; and 210-361-01 through 26, bounded
on the south by Fourth Street, on the east by Milliken Avenue, on the north by
the A. T. & S. F. (Metrolink) Railroad, and on the west by Cleveland Avenue
and Utica Avenue; and
WHEREAS, on April 27, 1994, the Planning Commission held a duly
advertised public hearing for the above-described map.
NOW, THEREFORE, THE RANCHO CUCAMONGA PLANNING COMMISSION RESOLVES AS
FOLLOWS:
SECTION 1: Prior to the adoption of this Resolution, this Commission
has reviewed the Final Environmental Impact Report for Specific Plan 93-01,
including analysis of this parcel map, and, by separate resolution,
recommended that the City Council certify the Report, including adoption of a
Statement of Overriding Consideration, in compliance with the California
EnviroD_~ental Quality Act of 1970, as amended, and the guidelines promulgated
thereunder.
SECTION 2: Prior to the adoption of this Resolution, this Commission
has reviewed and recommended approval of Specific Plan 93-01, General Plan
Amendment 93-02A, and Industrial Area Specific Plan Amendment 93-03, and
recommended adoption by the City Council.
SECTION 3: Based upon the facts and information contained in the
proposed Environmental Impact Report, Specific Plan 93-01, General Plan
Amendment 93-02A, Industrial Area Specific Plan Amendment 93-03, the
Industrial Area Specific Plan, and the proposed Subarea 18 Specific Plan,
together with all written and oral reports, this Commission has made the
following findings: '
1. That the map is consistent with the General Plan.
2. That the improvement of the proposed subdivision is
consistent with the General Plan.
PLANNING COMMISSION RESOLUTION NO.
TENTATIVE PARCEL MAP 14647 - GENERAL DYNAMICS
April 27, 1994
Page 2
3. That the site is physically suitable for the
proposed development.
That the proposed subdivision and improvements will
not cause substantial environmental damage or public
health problems or have adverse effects on abutting
properties.
5o
The design of the subdivision and the type of
improvements contemplated will not conflict with
public easements for access through or use of
property within the subdivision.
The findings, facts, and conclusions referenced in
the resolutions recommending adoption of Specific
Plan 93-01, adoption of General Plan Amendment
93-02A, adoption of Industrial Area Specific Plan
Amendment 93-03, and certification of the
Environmental Impact Report are hereby incorporated
by reference.
SECTION 4: Tentative Parcel Map Number 14647 is hereby approved
subject to the attached Standard Conditions and the following Special
Conditions:
En~ineerin~ Division
In the event a Development Agreement is adopted by the City
Council, which addresses the phased installation of
infrastructure improvements, that agreement shall supercede all
applicable conditions, including all applicable standard
conditions.
Utility Undergrounding shall be completed upon redevelopment,
development, or future subdivision of parcels with frontage on
each of the following:
The existing overhead utilities (electrical, except for the
66KV electrical) on the project side of Fourth Street shall
be undergrounded from the first pole on the west side of
Utica Avenue to the first pole on the east side of Milliken
Avenue prior to public improvement acceptance or occupancy,
whichever occurs first.
The existing overhead utilitie~ (electrical) on the south
side of Sixth Street shall be undergrounded from the first
pole on the west side of Cleveland Avenue to the end-of-line
pole on the west side of Milliken Avenue, prior to public
improvement acceptance or occupancy, whichever occurs first.
PLANNING COMMISSION RESOLUTION NO.
TENTATIVE PARCEL MAP 14647 - GENERAL DYNAMICS
April 27, 1994
Page 3
The existing overhead utilities (railroad communications and
~electrical, except for the 66KV electrical) on the project
side of the A. T. & S. F. Railroad right-of-way shall be
undergrounded from the first pole on the east side of
Milliken Avenue to the first pole off site west of the west
project boundary, prior to public improvement acceptance or
occupancy, whichever occurs first. The Developer may
request a reimbursement agreement to recover one-half the
City adopted cost for undergrounding from future development
(redevelopment) as it occurs on the opposite side of the
right-of-way. The area fronting the Metrolink site shall be
the responsibility of the Metrolink property.
do
An in-lieu fee as contribution to the future undergrounding
of the existing overhead utilities (electrical) on the
opposite side of Sixth Street shall be paid to the City
prior to redevelopment on Parcel 2. The fee shall be one-
half the City adopted unit amount times the length from the
center of Utica Avenue to the end of line pole on the west
side of Cleveland Avenue remaining after Condition 1.b is
completed.
In addition to the perimeter street dedication requirements
listed in Standard Condition A.2, the Final Parcel Map shall
include the following dedications:
a. Streets "A, .... B," and "C" serving Parcels 9, 10, 14, and 15
as shown on the tentative map;
b. The knuckle between Cleveland Avenue and Seventh Street;
Co
An additional 12 feet at the southwest corner of Milliken
Avenue and Sixth Street, transitioning to zero across Parcel
8, approximately 600 feet west of Milliken;
Intersection right turn lanes to the satisfaction of the
City Engineer with the following lengths: 590 feet at
Fourth/Milliken and Sixth/Milliken and 390 feet for all
other street intersections with Fourth, Sixth, and Milliken
Avenue; and
e. The entry monument at the northwest corner of Fourth Street
and Milliken Avenue.
Upon development of the golf course' and driving range (Parcels
1, 3, 12, and 13), public improvements shall be completed as
follows:
Install missing street improvements, as indicated in
Standard Condition B.3, for all frontage streets of
Parcels 1, 3, 12, and 13, including the Cleveland/Seventh
knuckle.
PLANNING COMMISSION RESOLUTION NO.
TENTATIVE PARCEL MAP 14647 - GENERAL DYNAMICS
April 27, 1994
Page 4
5o
Widen the existing pavement on the north side of Sixth
Street to provide two westbound traffic lanes across
adjacent Parcels 9 and 11.
Co
Reconstruct the Sixth Street median break to eliminate the
eastbound left turn pocket and landscape the median, from
Cleveland Avenue to a projection of the east property line
for Parcel 1.
do
The developer may request a reimbursement agreement from
future development for median landscaping and pavement north
of the Sixth Street centerline, not fronting Parcel 13.
e. Install street lights on the south side of Sixth Street
fronting Parcel 8.
f. Underground all frontage overhead utilities of Parcels 1, 3,
12, and 13.
g. Construct the City entry monument at the northwest corner of
Milliken Avenue and Fourth Street.
he
Reconstruct Cleveland intersections at Fourth and Sixth
Streets as driveways or private streets with right turn
lanes. The Sixth Street driveway shall align with a future
centerline shift in Cleveland.
Vacate Vincent Avenue, Thomas Street, Cleveland Avenue between
Fourth and Sixth Streets, and a portion of Cleveland Avenue
north of Sixth Street while providing the following:
ao
Provide easements for all existing utilities including the
public storm drain, 12-inch water line, and 6-inch gas
main. Provide a surface drainage easement to accommodate
QlO0 in the event of blockage in Sixth Street catch basins.
Record CC&Rs and a letter of negative covenant to replace a
public street with a private fire lane, to the satisfaction
of the Fire District.
c. Convert existing street lighting system to private
responsibility.
Immediately upon their vacation, Cleveland Avenue, Vincent
Avenue, and Thomas Street shall b~ removed from public use.
Existing utilities within Thomas and Vincent shall be abandoned
as directed by the affected agencies.
Install a traffic signal at the intersection of Milliken Avenue
and Sixth Street. The Developer shall be eligible for fee
credit toward, and reimbursement of costs in excess of, the
PLANNING COMMISSION RESOLUTION NO.
TENTATIVE PARCEL MAP 14647 - GENERAL DYNAMICS
April 27, 1994
Page 5
10.
11.
12.
13.
Transportation Development Fee in conformance with City
policy. If the Metrolink project has secured these improvements
to the satisfaction of the City Engineer, this condition shall
not be imposed.
Parcels 7 and 8, fronting Milliken Avenue south of Sixth Street,
shall reimburse the City for the cost of installing the median
in accordance with City Council Resolution 89-574 upon
development or further subdivision, whichever occurs first.
Upon development or further subdivision of Parcel 8 or 9, shift
the west side of the Sixth/Milliken intersection southerly about
12 feet to align the Sixth Street centerlines. The centerline
transition shall be approximately 600 feet long.
A contribution in-lieu of construction shall be provided to the
City for the future reconstruction of Fourth Street pavement, to
the centerline, fronting Parcel 1, prior to Final Parcel Map
approval. Prior to development or further subdivision of
Parcels 6 or 7, or redevelopment of Parcel 5, the 1988 Pavement
Rehabilitation Study shall be updated. The findings of that
study shall be implemented across Parcels 1 and 5 and prior to
redevelopment on Parcel 5, or across Parcels 1, 6, and 7 upon
development or further subdivision of Parcels 6 and 7.
Upon development or further subdivision of Parcel 11, Cleveland
Avenue north of Sixth Street shall be reconstructed as a local
industrial street, with the centerline crown shifted westerly 10
feet and the east side widened 12 feet.
Provide a drainage easement across Parcels 1 and 13 in favor of
Parcels 3, 9, 10, 12, 13, 14, and 15 and the public street
systems therein. Provide an agreement covering all flows
entering the easement from the Metrolink site and public streets
to the satisfaction of the City Engineer and City Attorney.
Said agreement shall provide for, but not be limited to,
maintenance and liability to be the responsibility of the
property owner, and include provisions, in the event the
property owner is negligent in said maintenance, that the City
has authority to enter and maintain at the property owners cost.
Storm Drainage Facilities for the entire study area shall be
included in the Final Drainage Study
a. Facilities shall be designed for~Q100 as follows:
(1)
The golf course drainage channel shall be sized to
accommodate flows from streets "A," "B," "C," and
future streets within Parcel 9, but not from Sixth
Street, and shall have appropriate erosion control.
PLANNING COMMISSION RESOLUTION NO.
TENTATIVE PARCEL MAP 14647 - GENERAL DYNAMICS
April 27, 1994
Page 6
(2)
The interim golf course detention facility shall
accommodate the ultimate build out of the area,
including the drainage area of the Fourth Street storm
drain. The spillway of the detention facility shall be
to the satisfaction of the City Planner and the City
Engineer.
(3)
Inlet facilities at the intersection of Sixth Street
and Cleveland Avenue shall intercept a Q100 storm. The
existing Storm Drain within Cleveland Avenue shall
receive Q100 flows from areas upstream of Sixth Street
and Cleveland Avenue.
(4)
Q100 fully developed flows reaching the intersection of
Fourth Street and Cleveland Avenue shall not exceed
Q100 for the existing undeveloped condition.
The Fourth Street storm drain shall accommodate Q100
for the drainage area to the north and be sized to
include the south half of Fourth Street. Laterals
shall be stubbed for future connection of catch basins
by the City of Ontario. The Fourth Street storm drain
shall connect to the existing open channel in the City
of Ontario. The City of Rancho Cucamonga will assist
the Developer in obtaining the permit for the work in
the City of Ontario.
b. Installation may be phased as follows:
(1)
Install drainage facilities with the golf course
(across Parcels 1 and 13) to accommodate parcels 9, 10,
14, and 15. Provide desilting facilities for interim
inlets in Parcel 9.
(2)
Extend the inlet facilities at the intersection of
Sixth Street and Cleveland Avenue as needed to
accommodate street improvements.
(3)
Install drainage facilities to eliminate surface flows
across Sixth Street at Milliken Avenue with the first
development phase.
(4)
Facilities serving Parcels 6, 7, and 8 shall be
installed upon development or further subdivision of
said parcels. ~
(5)
Upon development of the Fourth Street storm drain and
its connection to the channel in Ontario, the golf
course detention facility shall have its outlet control
reconstructed to eliminate the detention facility.
PLANNING COMMISSION RESOLUTION NO.
TENTATIVE PARCEL MAP 14647 - GENERAL DYNAMICS
April 27, 1994
Page 7
14.
Upon development of any parcel fronting Fourth or Sixth Street,
a parkway beautification master plan shall be developed which
expands upon the existing designated street trees.
15.
Chino Basin Municipal Water District owns and operates the non-
reclaimable sewer which lies within an easement on the north
side of this map. As Chino Basin Municipal Water District is a
public agency servicing the City of Rancho Cucamonga, the
developer of the subdivision shall be responsible for any
relocation, modification, or construction on this system
required due to the development. Such work shall include, but
not be limited to, adjusting manholes to grade, realignment of
lines to allow other utilities to be constructed, and other
similar construction. If any modification or adjustment to
District facilities is desired, plans shall be approved by the
District before proceeding.
16. Easements which are no longer necessary shall be abandoned,
including City slope easements adjacent to Cleveland Avenue.
17.
Upon redevelopment or reuse of Parcel 2, obtain the necessary
right-of-way and construct sufficient widening on the west side
of Utica Avenue to bring the total pavement width to 36 feet.
The developer may request a reimbursement agreement from future
development for improvements west of the Utica Avenue
centerline.
Plannin~ Division
Provide a reciprocal parking agreement between the golf
course/driving range and Parcels 2, 4, and 5 to accommodate
overflow spectator parking for professional golf tournaments.
2e
This approval is contingent upon City Council approval of
Specific Plan 93-01 (Subarea 18 Specific Plan), certification of
the related Environmental Impact Report, and approval of related
General Plan Amendment 93-02A, and Industrial Area Specific Plan
Amendment 93-03.
Buildin~ and Safetv
Provide minimum 60-foot side yards between all existing
buildings and adjacent property linea or provide non-buildable
side yard easements on adjacent parcels in order to achieve
compliance with the wall and opening protection requirements of
Chapter 5 of the Uniform Buildin~ Code for unlimited area
buildings.
SECTION 5: This Resolution shall be effective upon the effective
date of an Ordinance of the City Council approving Specific Plan 93-01,
General Plan Amendment 93-02A and Industrial Area Specific Plan Amendment
93-03, and the Resolution certifying the Environmental Impact Report.
PLANNING COMMISSION RESOLUTION NO.
TENTATIVE PARCEL MAP 14647 - GENERAL DYNAMICS
April 27, 1994
Page 8
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL, 1994.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Bullet, Secretary
I, Brad Buller, 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 27th day of April, 1994, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT
COMMISSIONERS:
J
~m
DATE:
TO:
FROM:
BY:
SUBJECT:
CITY OF RANCHO CUCAMONGA
April 27, 1994
Chairman and Members of the Planning Con~nission
STAFF REPORT
Brad Buller, City Planner
Scott Murphy, Associate Planner
VARIANCE 94-02 - ORTIZ - A request to construct a 6-foot high solid
fence within the front yard setback of an existing single family
residential parcel in the Very Low Residential designation (less
than 2 dwelling units per acre), located at 5333 Hermosa Avenue -
APN: 1074-231-08.
BACKGROUND: Prior to 1987, the residence was part of a 1.16-acre parcel.
Vista Grove Street had been partially dedicated north of the site and was not
improved as a public street. The only street frontage was along Hermosa
Avenue. Therefore, the front of the lot was along Hermosa Avenue. In 1987,
the Planning Coa~nission approved Tentative Tract 13644 for the development of
24 lots. with the Tract Map, Vista Grove Street was dedicated and ultimately
improved. The lot created for the existing residence is now a 1/2-acre lot
with a 185-foot frontage along Hermosa Avenue and a 106-foot frontage along
Vista Grove Street. Under the Development Code definition, the narrower of
the two frontages, in this case Vista Grove Street, is considered the "front"
of the corner lot. The Development Code allows for the installation of 6-foot
high fences within the required front yard "provided such fences are
constructed with at least 90 percent of the top 3 feet of their vertical
surface open and non-view obscuring." This would include wrought iron fencing
with pilasters, a 3-foot wall with wrought iron fencing on top, chain link
fencing, etc.
In 1991, the applicant submitted plans to construct a wall/fence around the
property consisting of block pilasters (to be faced with rock) with wood
fencing between pilasters. At the time of permit issuance, a note was placed
on the wall elevation stating that the area between pilasters was to remain
open for that area within the front setback. The applicant began work on the
wall but the permit expired.
In 1993, the applicant reapplied for a building permit to construct the
wall/fence. The plans indicated that wood fencing would be provided between
pilasters. A staff member, unfamiliar with previous staff action on this
issue, mistakenly approved the wall/fence permit. Upon installation of a
portion of the wood fencing along Vista Grove Street and the northern portion
of the east property line, staff received a complaint from a neighbor about
the construction. After investigating the complaint, staff informed the
applicant that the wood fencing could not be provided within the front setback
area. Construction of the wall has been halted by the applicant.
l'i'hM G
PLANNING COMMISSION STAFF REPORT
VAR 94-02 - ORTIZ
April 27, 1994
Page 2
One unique element of this property is its historical setting and relationship
to Hermosa Avenue. In the 50s when the home was built it was designed to
front onto Hermosa Avenue because Vista Grove Street did not exist at the
time. With the subdivision of the surrounding property Vista Grove Street was
extended.
Prior to the development of the surrounding lots as they exist today, the
front for this lot was along Hermosa Avenue and the northerly property line
was an exterior side. The question raised is did the lot frontage change with
the subdivision of Tentative Tract 13644. Staff believes it did, thereby
making Vista Grove Street the front of the lot.
ANALYSIS: One of the key considerations on requiring open fencing is to
ensure that there is adequate visibility of pedestrians and/or vehicles when
pulling out of a driveway or turning a corner. The open fencing within the
front setback helps to provide visibility. Additionally, the Development Code
requires a visibility cut-off to be provided at all corners wherein nothing
solid over 3 feet in height may be grown or constructed that would obscure
visibility around the corner (see Exhibit "F").
Another reason front and street side yard setbacks is neighborhood streetscape
compatibility. Setbacks set a pattern for the development of a given
neighborhood to avoid the encroachment of property development that could
negatively impact an adjoining property.
In this particular instance, the traffic engineer has stated the concern is
not from pulling out of the applicant's driveway but, rather, the driveway of
the adjacent residence to the east. The driver might not be able to see
eastbound traffic until almost into the street. Similarly, there is a concern
about vehicles traveling northbound on Hermosa Avenue and turning right onto
Vista Grove Street. While the applicant does meet the corner cut-off
requirement, the solid wall diminishes visibility around the corner prior to
the turn. Vehicles parked along the street or backing out of the driveway
might not be visible until an approaching vehicle was into the turn. The
Traffic Engineering Division has reviewed the plans and feels that the solid
fencing should not be permitted within the front yard setback (see Exhibit
Included with the applicant's Variance request are a number of photographs
depicting similar wall configurations in the area. In two of the four
instances, the walls identified by the applicant are located within the corner
side yard. The other pictures depict solid walls within the front yard
setback similar to that being requested by the applicant. However, in both
cases no wall permits were on file with the Building & Safety Division. The
walls at 5191 Mayberry Avenue and 9509 Orange Street appear to have been built
without permits and prior to the adoption of the requirement that block walls
require building permits.
FACTS FOR FINDINGS: In order to approve a Variance request, the Planning
Co~nission must find that there are unique or special circ%unstances pertaining
to the property, such as size, shape, topography, or location that deprives
PLANNING COMMISSION STAFF REPORT
VAR 94-02 - ORTIZ
April 27, 1994
Page 3
the applicant of privileges enjoyed by other property owners in the vicinity
and in the same zoning designation. Specifically, the Planning Comission
must determine that there are facts to support all of the following findings:
That strict or literal interpretation and enforcement of the specified
regulations would result in practical difficulty or unnecessary physical
hardship inconsistent with the objectives of the Development Code.
Be
That there are exceptional or extraordinary circumstances or conditions
applicable to the property involved or to the intended use of the property
that do not apply generally to other properties in the same district.
That strict or literal interpretation and enforcement of the specified
regulation would deprive the applicant of privileges enjoyed by the owners
of other properties in the same district.
Be
That the granting of the Variance will not constitute a grant of special
privilege inconsistent with the limitations on other properties classified
in the same district.
That the granting of the Variance will not be detrimental to the public
health, safety, or welfare or materially injurious to properties or
i~provements in the vicinity.
To deny the application, the Co~nission need only find that one of the
findings can not be met. Staff believes that the fence location does pose a
potential public safety concern as previously stated. Additionally, (staff
feels that there are not exceptional or extraordinary circumstances or
conditions applicable to the property). The wood portion of the fence could
be replaced with wrought iron fencing and comply with the Code requirements,
thereby eliminating the need for the Variance. A wood fence could be placed
42 feet from the Vista Grove Street curb and meet the setback requirement for
a 6-foot solid wall (see Exhibit "C-2").
RECOMMENDATION: Staff reco~ends that the Planning Commission deny Variance
94-02 through adoption of the attached Resolution.
BB:SM:mlg
Attachments:
Exhibit "A" - Area Plan
Exhibit "B" - Letter from Applicant
Exhibit "C" - Site Plan
Exhibit "D" - Photographs
Exhibit "E" - Traffic Engineering Comments
Exhibit "F" - Development Code Excerpt
Resolution of Denial
Type of Variance:
Our property is located on the southeast corner of Hermosa
Avenue and Vista Grove. The front of our residence faces
Hermosa, however, the north side of the property which faces
Vista Grove is considered the front of our property because it
is the shorter street-front side. (See Ex. A a map of the
property.)
A variance is requested to allow us to keep the existing 6
foot block pilasters and 6 foot wood fence inserts on the
northeast side of the property and to complete the installation
of the wood fence inserts on the north and west side of our
property as previously approved by planning and building and
safety. (See Ex. A & B The yellow line depicts the
section of the property at issue and Ex. C through E show
the pilasters and wooden fence.)
Reasons for Variance:
The following are the reasons we are requesting the
variance:
1. To allow the existing 6 foot pilasters and 6 foot wood
fence inserts to remain and to allow the completion of the wood
fence inserts. We have expended thousands of dollars on the
pilasters and wood fence. The suggestion of a 6 foot wrought
iron open fence is not an option as stated below. We would not
have built the pilasters if a closed/solid fence for our
backyard were not possible. We would have installed a 6 ft
chain link fence.
2. The closed/solid fence inserts are requested because
it borders our rear and side yard, without the closed/solid
wooden fence inserts we cannot have privacy in our backyard.
3. Our home sits approximately 15 feet below Vista Grove
and the sidewalk. The noise from the vehicles on Vista Grove
and Hermosa echo down. Our three bedrooms are on the north
side of our house. The closed wood fence inserts will lower
the noise level.
4. We have a fifteen month old daughter and another baby
on the way. We are concerned that a wrought iron fence will
not provide a safe backyard environment for our children.
Children have been known to pass through wrought iron bars and
Vista Grove and Hermosa are well traveled streets.
1
5. The pilasters and fence inserts could not be inset 45
feet from Vista Grove (front of property per City) because of
the dangerous condition left by the developers of the
surrounding houses and City by the sidewalk on Vista Grove side
of the property put in prior to our purchasing the property in
May of 1991. Our property immediately dropped up to 12 feet
after the sidewalk which pedestrians could fall down the slope.
(See Ex. F picture of slope.)
6. We have had coyotes drag a rabbit, cage included,
from our backyard. Coyotes have brought neighbor's chickens
and eaten them on our property. Coyotes have fit through
wrought iron fences in our area, thus our children and animals
would not be protected without a closed/solid fence.
Request for Variance Fee to be Waived:
We request the variance fee be waived and monies paid
returned because the City approved and permitted our work, the
work is completed and we continually checked with Planning at
various stages to make sure our plans were proper.
Compatibility With Surroundin~ area:
1. There are many houses in the area similar to our
situation where a rear yard borders a neighbor's front and side
yard. Exhibits ~ through L , show similar circumstances
with 6 foot walls bordering a neighbor's property.
Ex. I is located at 10241 Woodridge Drive and 5360
Woodridge Court. The houses are part of the same development
as our next door neighbor to our east. The properties are on
the same ground level, thus the property owner on 10241
Woodridge cannot see around his neighbor's fence until reaching
the sidewalk.
Ex. L is located at 10347 Hidden Farm and 5200
Mayberry. The houses are a few blocks north of our property.
The side yard at 5200 Mayberry appears to be the shorter side,
thus its side yard on Hidden Farm is the front of the property.
The picture shows a 6 foot wooden fence bordering 10347 Hidden
Farm's front yard and a block wall along 5200 Maybefry's side
yard. Also the line of sight and driveway of 10347 Hidden Fa£m
are blocked far grater than our neighbor to the east.
Mountain.
K is located at 11135 Antietam and 5998 Cedar
Ex. J is located at 6379 Amethyst and 9509 Orange
Street.
2. A six foot block wall is across the street on Vista
Grove from the north side of our property. ( See Ex. E)
Additional Information:
Our house was built in the early 1950's. We purchased the
house in May of 1991. The surrounding property once belonged
to the prior owner of our house. After we bought, the four
houses along Vista Grove were completed by Sahama Development.
We applied for our permit to build the block pilasters and
for the closed fencing on or about August 23, 1991. Scott
Murphy approved the plans, except he advised my husband the
area between the columns had to remain open. My husband
believed he meant from the front of our house forward and along
Hermosa. After he went over the plans with me I said the map
did not depict where closed and open fencing would be, and we
went back to planning to have the plans clarified. Scott
Murphy was not available and we saw another planner. We showed
the plans and clarified that the city considers Vista Grove the
front of our property, but our residence faces Hermosa.
Because the north side of our property is our side and backyard
and the problem with the immediate drop after the sidewalk, the
planner wrote 6 foot closed fencing along our northeast and
north sides of the property.
In December of 1991 our neighbors to the east purchased
their property. Shortly after moving in he asked us to share
the cost of a block wall along our east property line. We
showed him our plans, but his wife disliked the wood fence
inserts. We cooperated with the block wall along 3/4 quarters
of the east side of our property, but agreed we would complete
the pilaster and wood inserts to Vista Grove. Our neighbor
never objected. After the block wall was completed and we
began our pilasters our neighbor asked if we would put a block
wall up to Vista Grove. We checked with planning and were told
no way. He also checked into the issue and was told a variance
probably wouldn't be approved.
We slowly continued to work on the pilasters and wood
fencing. Our neighbor came over intoxicated complaining we
couldn't finish our wall because it was a safety hazard to them
as they left their driveway. He claimed he checked with the
City and it agreed. This incident was witnessed by a friend
who was visiting. My husband went down to planning to check on
the matter. He was told there was no problem.
Our neighbor complained several more times, but never
would give us an individual's name to talk with. We asked him
to meet us at planning to resolve the problem, but he refused.
I went down to planning two more times. The first time I fully
advised the planner of the situation, including where the City
considers the front of our property and the alleged sight
problem interfering with their driveway. I was told an
inspector would come out and check out the situation. I had a
third party with me to verify what I was told. An individual
called me, who I believe was Steve Hayes, telling me he had
checked out the situation. He stood on our neighborts front
porch and driveway determining their line of sight was not a
problem. The weeping willow in our yard and eucalyptus trees
in the parkway block our neighborts sight line already. In
addition, he agreed we could not set our fence in because of
the drop in elevation next to the sidewalk.
At my last visit last year, the lady I spoke with was
frustrated with me for again asking the same questions. At no
time did a planner not know where the city considered the front
of our property to be.
Now that we installed the closed wooden fence inserts
along our east property line after our neighbor cussed us out
for not doing something and completing our backyard which she
found offensive, they have complained to planning causing us to
receive a code enforcement notice to remove the wooden fencing.
Our neighbor doesn't object to it b~ing 6 foot, only that it is
wood and she hates wood.
After receiving the code enforcement notice, planning has
now decided it made a mistake by approving the plans with
closed wooden fencing on our east, north and west property
lines. Our plans have been remarked with 3 foot closed or 6
foot open fencing. This defeats our purpose and is a waste of
thousands of dollars.
It is not fair or just for our plans to be changed. When
we first applied for our permit our neighbors did not own the
house, as such they should not have the right to object to the
plans or to this variance. Second, our work is nearly
completed and it is inappropriate for a City Department to
revoke it's approval at this stage when any mistake is due to
their error.
N
.= 'J
?
41,
QITY OF RANCHO QUQAMONGA
TRAFFIC ENGINEERING COMMENTS
P&E MEETING AGENDA ITEMS
TO: DEVELOPMENT MANAGEMENT
FROM: TRAFFIC MANAGEMENT ~C
SUBJECT: P & E COMMENTS
PROJECT NUMBER: "IMP- "f:.~'(--//~ ,-....
LOCATION: '~'~ ~' .?-~ ~-:-..'.:E" ;*.~ ^.:r-,
CMPLT: ~ PRELIM:
I. COMPLETENESS COMMENTS:
II. OTHER COMMENTS:.
Je
Antennas. The installation of one (1) antenna which exceeds the maximum height
of the base district shah be permitted subject to the following limitations:
Operation. Any operation of citizens band or other radio transmitting
equipment, excluding public service, public safety, or emergency radio
services, shall be subject to the Performance Standards of this Chapter (See
Section 17.08.080).
Height. The antenna shall not exceed 50 feet in height, fully extended when
in use and no higher than 35 feet when not in use (unextended) as measured
from ground level.
3. Setback. The antenna shah not occupy any portion of a yard required in
Tables 17.08.040-B and C except as follows:
(a) A guy wire and anchor point may be no closer than 3 feet from a side
or rear line.
(b) A guy wire and anchore point may extend to the side or rear line
adjacent to a dedicated alley.
4. Satellite dish antennas
(a) Dishes no greater than 1 meter in diameter may be roof mounted.
(b)
Dishes greater than 1 meter in diameter shall be ground mounted and
screened from public view on all sides with a combination of walls,
landscaping or buildings.
Fences, Walls~ and Hedges. The following provisions regarding fences shall apply
to all residential districts.
Fences, walls, hedges or similar view obstructing structures or plant growth
that reduce visibility and the safe ingress and egress of vehicles or
pedestrians, shall not exceed a height of 3 feet in any required front yard.
2. Fences or walls, not exceeding 6 feet in height, may be located in a required
corner side yard, rear or side yard.
A combination of solid and open fences (e.g. wrought iron, chain link) not
exceeding 6 feet in height may be located in a required front yard, corner
side yard or visibility clearance area, provided such fences are constructed
with at least 90 percent of the top 3 feet of their vertical surface open, and
non-view obscuring.
Section
A visibility clearance area shall be required on corner lots in which nothing
shall be erected, placed, planted or allowed to grow exceeding 3 feet in
height. Such area shall consist of a triangular area bounded by the street
right-of-way Lines of such corner lots and a line joining points along said
street lines 20 feet from the point of intersection.
Outdoor recreation court fences not exceeding 12 feet in height shall be
located $ feet from any rear or side property lines, except when adjacent to
outdoor recreation courts on adjacent properties.
K. Swimming Pools and Recreational Courts
Swimming pools, tennis courts, basketball courts, or similar paved outdoor
recreational courts shall not be located in any required front yard, and shall
be located no closer than 5 feet from any rear, side or corner side property
Line.
Outdoor lighting poles and fixtures are permitted not to exceed 12 feet in
height. Any such lighting shall be designed to project light downward and
shall not create glare on adjacent properties.
Mobile Home Parks: This section sets forth requirements for mobile home park
development. Except as provided herein above, all other development standards
contained in Tables 17.08.040-B and C shall apply.
1. There shad be no minimum side area fo~ a mobDe home park.
2. There shall be no minimum area, width, or depth requirement for individual
lots or spaces.
3. There shall be no minimum yard requirement for individual lots or spaces.
4. There shall be no minimum size for individual mobile home units.
The minimum street yard setback on pubUe sU'eets shalt be in conformance
with Table 17.08.040-D Streetscape Setbacks.
Existing mobile home parks and preexisting mobile home parks shall not ~e
deemed nonconforming by reason of failure to meet the minimum
requirements prescribed in this section, provided that the regulations of this
section shad apply to the enlargement or expansion of a mobile home park.
-90-
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, DENYING VARIANCE NO. 94-02
A REQUEST TO CONSTRUCT A 6-FOOT HIGH SOLID FENCE WITHIN
THE REQUIRED FRONT YARD SETBACK OF AN EXISTING SINGLE
FAMILY RESIDENTIAL PARCEL IN THE VERY LOW RESIDENTIAL
DISTRICT (LESS THAN 2 DWELLING UNITS PER ACRE), LOCATED
AT 5333 HERMOSA AVENUE, AND MAKING FINDINGS IN SUPPORT
THEREOF - APN: 1074-231-08.
A. Recitals.
1. Jaime and Donnasue Ortiz have filed an application for the
issuance of Variance No. 94-02 as described in the title of this Resolution.
Hereinafter in this Resolution, the subject Variance request is referred to as
"the application."
2. On the 27th day of April 1994, the Planning commission of the
City of Rancho Cucamonga conducted a duly noticed public hearing on the
application and concluded said hearing on that date.
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 substantial evidence presented to this Commission
during the above-referenced public hearing on April 27, 1994, including
written and oral staff reports, together with public testimony, this
Conm~ission hereby specifically finds as follows:
a. The application applies to property located at 5333 Hermosa
Avenue with street frontages of 185 feet along Hermosa Avenue and 106 feet
along Vista Grove Street and is presently improved with a single family
residence; and
b. The property to the north, south, and east of the subject
site is zoned for residential uses and is developed with single family homes
and the property to the west is zoned for residential uses and is vacant; and
c. The Development Code defines the front of a corner lot as the
shorter of the two street frontages. Vista Grove, with the 106-foot frontage,
is the front of the lot and Hermosa Avenue with the 185-foot frontage is the
corner side yard; and
PLANNING COMMISSION RESOLUTION NO.
VAR 94-02 - ORTIZ
April 27, 1994
Page 2
d. The Development Code allows for the installation of 6-foot
high fences within the required front yard setback provided such fences are
constructed with at least 90 percent of the top 3 feet of their vertical
surface open and non-viewing obscuring. The existing fence could utilize
wrought iron fencing between the pilasters and comply with the Code
requirement; and
e. The fence installation will obscure visibility of on-coming
traffic, thereby creating a potential public safety hazard.
3. Based upon the substantial evidence presented to this Commission
during the above-referenced public hearing and upon the specific findings of
facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and
concludes as follows:
a. That strict or literal interpretation and enforcement of the
specified regulations would not result in practical difficulty or unnecessary
physical hardship inconsistent with the objectives of the Development Code.
b. That there are not exceptional or extraordinary circumstances
or conditions applicable to the property involved or to the intended use of
the property that do not apply generally to other properties in the same
district.
c. That strict or literal interpretation and enforcement of the
specified regulation would not deprive the applicant of privileges enjoyed by
the owners of other properties in the same district.
d. That the granting of the Variance will constitute a grant of
special privilege inconsistent with the limitations on other properties
classified in the same district.
e. That the granting of the Variance will be detrimental to the
public health, safety, or welfare or materially injurious to properties or
improvements in the vicinity.
4. Based upon the findings and conclusions set forth in
paragraphs 1, 2, and 3 above, this Commission hereby denies the application.
5. The Secretary to this Commission shall certify to the adoption of
this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 1994.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
PLANNING COMMISSION RESOLUTION NO.
VAR 94-02 - ORTIZ
April 27, 1994
Page 3
ATTEST:
Brad Bullet, Secretary
I, Brad Bullet, 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 27th day of April 1994, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT:
COMMISSIONERS:
April 25, 1994
To: Chairman and Members of the Planning Co~ission
From: Jaime and Donnasue Ortiz
Re: Supplement to applicants~ variance 94-02-Ortiz
After review of the staff report by Mr. Murphy, we hereby
submit this supplement regarding our request for variance
number 94-02.
In order to complete the closed fence area as approved in
1991, we seek a variance to the Development Code's definition
of the narrower of two frontages is considered the "front" of a
corner lot. Mr. Murphy's report fails to address this issue
and skips directly to addressing the code regarding fences. We
have attached as Exhibit "A" the Development Code regarding
yards as given to me by planning staff. The Development Code
does not specifically define the "front" of a corner lot as the
narrower of two frontages as alleged by Mr. Murphy. As such we
should have the right to complete our wood fence because
Hermosa yard is actually our front yard.
In the event the planning commission should grant the
variance exempting our property from the narrower frontage
definition the fence code requirements become moot.
In our discussion with Mr. Brad Bullet he did not have any
knowledge of the purpose for the narrower frontage definition.
He stated many cities adopted the definition and Rancho
Cucamonga followed a few years ago. We have investigated the
history of this code and were unable to find any written
history of the intent of the code. We then asked an individual
with approximately twenty years of experience in city planning.
He believes the purpose of the definition was to encourage
uniformity in neighborhood developments. As tracts are
developed the corner houses will uniformly face the same
direction as the other houses along the same street in order to
guarantee a corner private backyard.
1
Our home was built in the 1950's as indicated by Mr.
Murpy's report, as such it could not comply with the definition
when the tract surrounding our home was developed in 1987. We
do not fit into what we believe was the underlying intent for
creating and adopting the narrower front definitionas alleged
by Mr. Murphy. Therefore, because the definition ie vague,
overbroad and burdensome we request our property be granted a
variance.
Further, we address each of the factors necessary to
qualify for a variance. Our property does have special
circumstances that deprives us of privileges enjoyed by other
property owners. We address each factor as it relates to the
narrow front definition and fence code.
A. We believe the strict or literal interpretation
of the narrow front definition results in a difficult and
unnecessary physical hardship inconsistent with the objectives
of the code. The only objective known to us is to encourage
uniformity in new tracts as they are built. Our home has been
caught in the definition with the completion of Vista Grove and
surrounding property being developed. However, we are burdened
in that we cannot enjoy our side and backyard as all of our
neighbors by being able to have closed fences.
The fence code also causes us the same difficult and
unnecessary burden. Hermosa and Vista Grove are well traveled
streets, we are unable to enjoy the privacy others enjoy in
their side and backyards. In addition, all of the houses along
Vista Grove, except ours can reduce the traffic noise with
their fences and because our property drops elevation the noise
echoes across our north side.
B. The way our house is situated on the lot we have
a very small backyard, approximately 15 feet between the house
and property line. Our side yards are our actual backyard
areas. None of the other properties have similar situations.
In order for us to enjoy our north side yard as others we must
be granted a variance.
C. As stated above, we are denied and deprived of
the privilege of privacy and safety of having a closed fence
around our side and back yard.
D. The granting of the variance will not constitute
a grant of special privilege to us. The other properties we
found with the similar circumstances of the narrow front
definition have fences and enjoy their privacy and safety.
E. Mr. Murphyts report makes certain representations
not supported by the traffic engineerrs simple report. (G22,
EX.E) The comments recite the code set backs and that the
Eucalyptus trees need to be trimmed. The trees were trimmed
by the City within the last two months when five tree stumps
were removed from our parkway after being blown down in recent
wind storms. The trees are three years old and will only be a
greater visibility problem as they grow. We are not putting
any wooden fencing near the Hermosa\Vista Grove corner. The
closed fence begins at our second set of pilasters which are 40
feet from the Hermosa curb and 12 feet from the Vista Grove
curb. If you actually view the property, the horse trail fence
and eucalyptus trees diminish visibility when turning the
corner, not our fence.
Mr. Murphy, not the traffic engineer's comments,
imply our fence may interfere with our east neighbor's use of
their driveway. If our house was located facing Vista Grove we
would have a problem with vehicles turning onto Vista Grove.
However, our neighbor's driveway is more than 165 feet from the
corner. Vehicles turning onto Vista Grove have plenty of time
to slow down or stop for vehicles leaving our neighbor's
driveway. Also, our neighbors have three trucks in their
driveway because they operate a business from their home and
store computers in the garage. When they leave they pull
beyond the other vehicles reaching the sidewalk before they can
see down the street anyway. Further, the eucalyptus trees in
the parkway and our weeping willow tree the city required the
developer to plant interfere with our neighbors' line of sight
when pulling out of their driveway; as such our fence will have
D0 impact on their ability to see.
We believe the planning commission in exercising their
discretion can find special circumstances exist to grant our
variance.
We do not wish to be petty and knit pick with the staff
report. However, there are a couple misrepresentations
regarding our permit and plans. Our plans were reviewed 4
times before our permit was renewed in 1993 and a planner made
a visual inspection. Each and every staff member was aware of
the shorter side situation of the property. At the time of our
last inquiry last year we had only approximately five pilasters
completed. Since our neighbors could not give us. a person's
name at the city who told them we could not have closed
fencing as requested and our numerous inquiries only continued
to approve our plans, we hired someone last year to complete
our pilasters. If someone had told us at any stage our plans
were invalid we would have erected a chain link fence.
Due to the planning staff~s errors we have now wasted
over $6,000.00 and Mr. Murphy suggests we can complete the
project with wrought iron. His suggestion would cause us to
waste over $300.00 in special brackets to hold up to the wind,
we would waste the wood already purchased and will expend more
than double the cost of wood versus wrought iron inserts.
The law provides that after a property owner has obtained
all permits necessary for the proposed project and performed
substantial work and incurred substantial liabilities in good
faith reliance upon those approvals, the property owner
acquires a vested right to complete construction in accordance
with the te£ms of the permit. It is our opinion we have
completed substantial work and incurred substantial expenses in
good faith reliance on our many approvals by staff members.
We ask that the planning commission reject the staff
recommendation and grant our variance as requested.
Respect fully Submitted,
JAIME and DONNASUE ORTIZ
Section 17.02.140
W
VEHICLE: A self-propelled device by which persons or property may be moved
upon a highway, excepting a device moved by human power or used exlusively upon
stationary rails or tracks.
VEHICLE, RECREATIONAL: A vehicle towed or self-propelled on its own chassis
or attached to the chassis of another vehicle and designed or used for temporary
dwelling, recreational or sporting purposes. The term recreational vehicle shall
include, but shA!! not be limited to, travel trailers, pick-up campers, earnping
trailers, motor coach homes, converted trucks and buses, and boats and boat
trailers.
VEHICLE STORAGE/IMPOUND FACILITY: Any lot, lot area, or parcel of land
used, designed, or maintained for the specific purpose of storing, impounding, or
keeping motor vehicles, but not including dismantling or wrecking activities.
WALL, FRONT: The nearest wnll of a bufiding or other structure to the street
upon which the building faces, but excluding cornices, canopies, caves or any other
architectural embellL~hments.
WAREHOUSING: The use of a building or buildings primarily for the storage of
goods of any type, when such building or buildings contain more than five hundred
(500) square feet of storage space, but excluding bulk storage of materials which
are flammable or explosive or which ereate hazardous or commonly recognized
offensive conditions.
WHOLESALING: A use engaged primarily in the selling of any type of goods for
purpose of resale, including incidental storage and distribution.
YARD: An open space that lies between the principal or accessory building or
buildings and the nearest lot line.
.,. , ~.:~ ...~..~,-.,.:-, ,., ,', ,.,
':':ii..~
.:. i %--i
,'-
'" "/11 ' ' '
':'""" a ~',~.:l----J
-40-
Section 17.02.140
YARD, CORNER SIDE: A side yard which faces a public street on a corner lot
and extending from the front yard to the rear yard.
YARD, FRONT: A yard extending the full width of the lot between the front lot
line and a line parallel thereto and passing through the nearest point of the
building; provided that, if a future street right-of-way has been established, such
measurement shall be from the future street right-of-way line.
YARD, REAR: A yard extending the full width of the lot between the rear lot
line and a line parallel thereto. For throught lots, if a future street right-of-way
has been established, such measurement shall be from the future street right-of-
way line.
YARD, SIDE: A yard between the side lot line and a line parallel thereto and
extending from the front yard to the rear yard.
ZERO LOT LINE: The location of a building on a lot in such a manner that one or
more of the building's sides rest directly on a lot line.
-41-
We the undersigned support Jaime and Donnasue Ortiz's
request for a variance to complete a closed wooden fence around
their side and backyard which faces Vista Grove and He£~osa.
1. Each of us lives within direct view of their property.
2. Each of us believes the Ortizes have a right to
privacy and safety from the pedestrians and vehicles using
Vista Grove and Hermosa, just as other surrounding property
owners.
3. We use Hermosa Avenue and Vista Grove routinely and
disagree that the Ortizes proposed closed fence area would
create a traffic safety problem for anyone, including their
neighbor to the east when pulling out of their driveway.
We ask and encourage the planning commission to grant the
variance as requested by Jaime and Donnasue Ortiz.
S ig~ature
Signature
Address
AddreSs
Address /
~PR-25-94 ~ON 16:10
~ O2
April 25, 1994
Mr. E. David Barker, Chairman
Rancho Cucamonga Planning Commission
City of Rancho Cucamonga
10500 Civic Center Drive
Rancho Cucamonga, California 91730
Rancho Cucamonga Planning Commission:
I am writing this letter in support of Jaime and Donnasue Ortiz's
request for a variance. My family and I live across the street to the north
of the Ortiz property at 5283 Alpine Meadows Court.
it is my opinion the Ortiz's plan to complete their rock-faced
pilasters and closed wood fencing of their north side and backyard is
reasonable and compatible to our neighborhood. I cannot understand why
the Toheyes have objected to the closed wood fence.
I understand the planning department has cited the Ortiz's with a
code violation and revoked their approval of the closed wood fence. ! am
told the City's reasoning for it's action is because the Vista Grove side of
the Ortiz property is considered the front of their property and not the
Hermosa side where their home actually faces. Apparently, this view
came about because of an ordinance passed several years ago stating the
shorter street-side of a corner lot is considered the front of a property.
Therefore, because Vista Grove is c{aimed to be the front of their
property, the code does not allow a 6 foot solid fencing along the front of
a property.
I support the planning commissions approval of the variance
requested by the Ortiz's. It is my opinion that the literal interpretation of
the shorter street-side ordinance unfaidy restricts the Ortiz's ability to
have privacy in their side and back yard. Hermosa and Vista Grove are
well-travelled streets by majority of all residents in the area. The
Ortiz's would not have any privacy and ability to reduce noise from the
street traffic. All of the residences in the area, including the Toheyes,
can enclose their side and back yards with solid fences. The granting of a
variance would not grant the Ortiz's any special privilege compared to
other properties in the area,
~PR-25-94 MON ]6:!0 ......
P,O,~
Mr. E. David Barker
Page 2
I cannot see how the closed wooden fence would be a safety or
traffic concern. The proposed wooden fence begins approximately forty
feet from the curb of Hermosa. t travel Hermosa and Vista Grove
routinely. The horse-trail fence along Hermosa and eucalyptus trees
interfere with drivers ability to see traffic at the corner of Hermosa and
Vista Grove. The intent of the Ortiz family is to enclose their side and
backyard with a wooden fence would not interfere with vehicles driving
onto or from Hermosa to Vista Grove.
I requested the planning commission approve the variance request
of Jaime and Donnasue Ortiz.
iincerely. ~'---,....,
Jo. o. o~ D. Dunlap, III
Former, City of Rancho Oucamonga
Ohairman and Member of the Citizens
Environmental Management Commission
(1990-1993)
CITY OF RANCHO CUCAMONGA
STAFF REPORT
DATE:
TO:
FROM:
BY:
SUBJECT:
April 27, 1994
Chairman and Members of the Planning Conm%ission
Brad Buller, City Planner
Scott Murphy, Associate Planner
ENVIRONMENTAL ASSESSMENT AND CONDITIONAL USE PERMIT 94-11 - BHP
STEEL U.S. A. (SUPRACOTE) - A request to construct a 93,500 square
foot addition to connect two existing industrial buildings in the
General Industrial designation (Subarea 8) of the Industrial Area
Specific Plan, located on the north side of Arrow Route at Oakwood
Place - APN: 208-961-18 and 19.
PROJECT AND SITE DESCRIPTION:
Surrounding Land Use and Zoning:
North - Industrial Building;
South
East
West
Industrial Area Specific Plan, General
Industrial (Subarea 8)
- Vacant and Industrial Building; Industrial Area Specific Plan,
General Industrial (Subarea 8)
- Vacant; Industrial Area Specific Plan, General Industrial
(Subarea 8)
Industrial Building; Industrial Area Specific Plan, General
Industrial (Subarea 8)
General Plan Designations:
Project Site - General Industrial
North - General Industrial
South - General Industrial
East - General Industrial
West - General Industrial
Site Characteristics: The site consists of a 151,098 square foot metal
building currently occupied by Supracote and a 59,920 square foot concrete
tilt-up building serving several industrial tenants. The balance of the
site is developed with parking and landscape areas.
ITEM H
PLANNING COMMISSION STAFF REPORT
CUP 94-11 - BHP STEEL U. S. A.
April 27, 1994
Page 2
D. Parking Calculations:
Number of Number of
Type Square Parking Spaces Spaces
of Use Footage Ratio Required Provided
Office 27,473 1 space/ 110 134
250 sq. ft.
Processing/
Warehouse
20,000 1 space/ 20 20
1,000 sq. ft.
20,000 I space/ 10 10
2,000 sq. ft.
207,280 1 space/ 52 52
4,000 sq. ft.
Total 274,753 192 216
ANALYSIS:
General: Supracote has been in operation at this location since 1969.
When the Industrial Area Specific Plan was adopted in 1981, the land use
(i.e., Medium Manufacturing) became a conditionally per~titted use; hence,
Supracote became legal non-conforming. In order to allow Supracote to
expand their business consistent with current operations, the Industrial
Area Specific Plan regulations for Subarea 8 state that Supracote should
be allowed to continue and expand subject to the development standards of
the Plan. A Conditional Use Permit is not required for the expansion of
land use; however, it is necessary in order to exceed the 75-foot height
limit imposed by the Industrial Area Specific Plan.
Currently, the plant is used to apply a coat of paint to sheet metal. The
proposed expansion would essentially be the same process and equipment,
differing only in that the production line would be used to apply a
metallic coating. All processing and storage will be within enclosed
buildings. The facility involves the transport of heavy rolls of metal
and frequent large truck trips. In order to accomplish the expansion, the
following modifications will occur:
The applicant has entered into an agreement to purchase the existing
industrial building to the west.
The production line will be housed in a structure connecting the
existing Supracote building to the existing industrial building to
the west.
PLANNING COMMISSION STAFF REPORT
CUP 94-11 - BHP STEEL U. S. A.
April 27, 1994
Page 3
The rear 142 feet of the existing industrial building will be removed
and be replaced with a 271 foot deep structure that will serve as
warehouse area for the new production line.
The parking area at the north end of the Supracote site and the site
to the west is being modified to provide automobile and truck parking
to meet the needs of the users.
The existing rail spur will be relocated to provide access to the new
addition.
Additional parking will be provided at the south side of the
production line structure.
With the development of the production line, several unique challenges
affect the design of the addition:
Ideally, the production line structure would be 800-900 feet in
length; however, this site will only allow a 475 foot structure.
A key element of the production line is the heating and cooling of
the sheet metal during the coating process. Because the production
line is limited to 475 feet in length, the material heating and
cooling will be handled vertically instead of horizontally. To
provide the necessary distance, the central portion of the production
line structure is 98 feet tall. The southern portion of the
structure will be 88 feet in height. By comparison, the existing
production line structure is 48 feet high. The Industrial Area
Specific Plan limits structures to four stories or 75 feet, whichever
is greater, unless approved as a Conditional Use Permit.
Large number of louvers are provided to assist in the cooling of the
product. Vents provided at the roof eave help to expend the
7 million BTU's per hour generated by the process.
Given the height of the building, the amount of heat to be expended,
and the scrubber and brush requirements of the South Coast Air
Quality Management District, the furnace stack will be ~13 feet tall.
Design Review Co~m~ittee: The Design Review Co~nittee (McNiel, Coleman)
reviewed the application and recomended approval subject to the following
conditions:
The west elevation should be designed with a finish similar to the
existing concrete tilt-up building. The Committee suggested the use
of a smooth metal finish, rather than corrugated metal, as used on
other portions of the addition.
2. The color palette proposed by the applicant is acceptable.
PLANNING COMMISSION STAFF REPORT
CUP 94-11 - BHP STEEL U.S.A.
April 27, 1994
Page 4
Co
Landscaping should be provided adjacent to the Supracote building,
along the south elevation, between the existing roll-up doors.
Environmental Assessment: Staff has completed the Initial Study and
determined that the project could have a significant environmental effect
in terms of producing air emissions and water quality. The Supracot
plant presently operates within the air and water quality standards.
South Coast Air Quality Management District (SCAQMD) and Chino Basin
Municipal Water District are the primary responsible agencies and were
consulted early in the design process to ensure that the project includes
state-of-the-art pollution control measures. A series of scrubbers will
be used on the furnace stack to reduce the emissions generated on-site.
This reduction, however, will not bring the emission level into compliance
with SCAQMD requirements. In order to meet SCAQMD requirements, the
applicant has purchased emission credits. The emission credits will
offset the emissions generated by the new facility over the entire region,
thereby providing mitigation acceptable to SCAQMD.
To handle the waste water generated by the new production line, an on-site
water treatment facility will be required to treat the water before
discharging into the sanitary sewer. The existing production line is
equipped with a water treatment facility. Based on discussions with Chino
Basin Municipal Water District, the existing facility will be modified to
handle the additional waste water generated by the new production line.
Therefore, a second facility will not be required to meet Chino Basin
Municipal Water District's requirements.
With the above-mentioned mitigation measures in place, the potentially
significant environmental impacts will be reduced to a level of less than
significant. As a result, a mitigated Negative Declaration can be issued
for the project.
RECOMMENDATION: Staff recomends that the Planning Comission approve
Conditional Use Permit 94-11 through adoption of the attached Resolution and
issuance of a mitigated Negative Declaration.
BB:SM:mlg
Attachments:
Exhibit "A" - Site Utilization Map
Exhibit "B" - Site Plan
Exhibit "C" - Landscape Plan
Exhibit "D" - Building Elevations
Exhibit "E" - Grading Plan
Resolution of Approval with Conditions
·
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT NO. 94-11, A REQUEST TO CONSTRUCT A 93,500 SQUARE
FOOT ADDITION, IN EXCESS OF 75 FEET IN HEIGHT, TO CONNECT
TWO EXISTING INDUSTRIAL BUILDINGS IN THE GENERAL
INDUSTRIAL DESIGNATION (SUEAREA 8) OF THE INDUSTRIAL AREA
SPECIFIC PLAN, LOCATED ON THE NORTH SIDE OF ARROW ROUTE
AT OAKWOOD PLACE, AND MAKING FINDINGS IN SUPPORT THEREOF
- APN: 208-961-18 AND 19.
A. Recitals.
1. BHP Steel U.S. A. Inc. has filed an application for the issuance
of Conditional Use Permit No. 94-11, as described in the title of this
Resolution. Hereinafter in this Resolution, the subject Conditional Use
Permit request is referred to as "the application."
2. On the 27th day of April 1994, the Planning Commission of the
City of Rancho Cucamonga conducted a duly noticed public hearing on the
application and concluded said hearing on that date.
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 substantial evidence presented to this Commission
during the above-referenced public hearing on April 27, 1994, including
written and oral staff reports, together with public testimony, this
Commission hereby specifically finds as follows:
a. The application applies to property located on the north side
of Arrow Route at Oakwood Place with a street frontage of 875 feet and lot
depth of 616 feet and is presently developed with two industrial buildings and
a water treatment facility; and
b. The property to the north of the subject site is designated
for industrial uses and is developed with an industrial building. The
property to the south of the site is designated for industrial uses and is
vacant and developed with industrial buildings. The property to the east is
designated for industrial uses and is vacant. The property to the west is
designated for industrial uses and is developed with an industrial building;
and
PLANNING COMMISSION RESOLUTION NO.
CUP 94-11 - BHP STEEL U. S. A. - SUPRACOTE
April 27, 1994
Page 2
c. The development of the 93,500 square foot addition is
consistent with the General Industrial designation of the Industrial Area
Specific Plan and the General Industrial designation of the General Plan; and
d. The Industrial Area Specific Plan allows structures to exceed
4 stories or 75 feet subject to review and approval of a Conditional Use
Permit application. The application contemplates a structure of up to 98 feet
in height, excluding vent stacks, in the central portion of the building which
is approximately 200 feet away from the street frontage; and
e. The proposed architectural design minimizes the visual impact
of the structure's height through the following features: increased setback
from Arrow Route, shed roofs, color, curved roof forms, and massing; and
f. The application, with the attached conditions of approval,
will comply with all applicable standards of the Development Code.
3. Based upon the substantial evidence presented to this Commission
during the above-referenced public hearing and upon the specific findings of
facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and
concludes as follows:
a. That the proposed use is in accord with the General Plan, the
objectives of the Development Code, and the purposes of the district in which
the site is located.
b. That the proposed use, together with the conditions
applicable thereto, will not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
c. That the proposed use complies with each of the applicable
provisions of the Development Code.
4. Based upon the facts and information contained in the proposed
Negative Declaration, together with all written and oral reports included for
the environmental assessment for the application, the Planning Commission
finds that there is no substantial evidence that the project will have a
significant effect upon the environment and adopts a Negative Declaration
based upon the findings as follows:
a. That the Negative Declaration has been prepared in compliance
with the California Environmental Quality Act of 1970, as amended, and the
State CEQA guidelines promulgated thereunder; that said Negative Declaration
and the Initial Study prepared therefore reflect the independent judgment of
the Planning Commission; and, further, this Commission has reviewed and
considered the information contained in said Negative Declaration with regard
to the application.
b. That, based upon the changes and alterations which have been
incorporated into the proposed project, no significant adverse environmental
effects will occur.
PLANNING COMMISSION RESOLUTION NO.
CUP 94-11 - BHP STEEL U. S. A. - SUPRACOTE
April 27, 1994
Page 3
c. Pursuant to the provisions of Section 753.5(c) of Title 14 of
the California Code of Regulations, the Planning Commission finds as
follows: In considering the record as a whole, the Initial Study and Negative
Declaration for the project, there is no evidence that the proposed project
will have potential for an adverse impact upon wildlife resources or the
habitat upon which wildlife depends. Further, based upon substantial evidence
contained in the Negative Declaration, the staff reports and exhibits, and the
information provided to the Planning Commission during the public hearing, the
Planning Commission hereby rebuts the presumption of adverse effect as set
forth in Section 753.5(c-l-d) of Title 14 of the California Code of
Regulations.
5. Based upon the findings and conclusions set forth in paragraphs
1, 2, 3, and 4 above, this Commission hereby approves the application subject
to each and every condition set forth below and in the Standard Conditions,
attached hereto and incorporated herein by this reference:
Plannin~ Division
1)
Approval is granted for a structure up to 98 feet
in height, excluding vent stacks, in accordance
with the approved plans on file in the Planning
Division.
2)
The west elevation shall be designed with smooth
metal panels, rather than corrugated metal
siding, similar in appearance to the existing
concrete tilt-up building. The final design
shall be reviewed and approved by the City
Planner prior to building permit issuance.
3)
Parking shall be restriped and landscaping shall
be provided adjacent to the existing Supracote
building, along the south elevation, between the
existing roll-up doors.
4)
The project shall comply with all requirements of
the South Coast Air Quality Management District
including, but not limited to, stack scrubbers,
purchase of emission credits, etc. Proof of
compliance shall be submitted to the City Planner
prior to building permit issuance.
5)
The project shall comply with all requirements of
the Chino Basin Municipal Water District for
waste water discharge. Proof of compliance shall
be submitted to the City Planner prior to
building permit issuance.
PLANNING COMMISSION RESOLUTION NO.
CUP 94-11 - BHP STEEL U. S. A. - SUPRACOTE
April 27, 1994
Page 4
En~ineerin~ Division
1)
A manhole shall be incorporated into the proposed
storm drain line at the junction with the
existing public facility.
2)
An Encroachment Agreement for the private storm
drain within the public right-of-way shall be
prepared and accepted prior to the issuance of
building permits.
3)
The drive approach, 300 feet west of the railroad
spur, shall be upgraded to include commercial
radius returns.
4)
Remove existing under-sidewalk drain west of the
50-foot wide driveway and replace with a standard
curbside outlet per City Standard Drawing
No. 107.
5) A lot line adjustment shall be processed prior to
issuance of building permit.
6)
All City drawings shall be revised to reflect the
above additions/alterations to the public right-
of-way.
6. The Secretary to this Commission shall certify to the adoption of
this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 1994.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Buller, Secretary
I, Brad Bullet, 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 27th day of April 1994, by the following vote-to-wit:
AYES:
COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT:
COMMISSIONERS:
DEPARTMENT OF
COMMUNITY DEVELOPMENT
STANDARD CONDITIONS
PROJECT #:
SUBJECT:
APPLICANT:
LOCATION:
Those items checked are Conditions of Approval.
APPLICANT SHALL CONTACT THE PLANNING DIVISION, (909) 989-1861, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
A. Time Limits compl¢~o. Da~c
1. Approval shall expire, unless extended by the Planning Commission, it building permils are ~ /
not issued or approved use has not commenced within 24 months from the (:late of approval.
2. DevelopmentJDesign Review shall be approved prior to / / ~ /
3. Approval of Tentative Tract No. is granted subject to the approval of __/ /
SC- t2/93
4. The developer shall commence, participale in, and consummate or cause to be commenced, --/ /
participated in, or consummated, a Mello-Roos Community Facilities District (CFD) for the
Rancho Cucamonga Fire Proteclion District to finance construction and/or maintenance of
a fire station to serve the development. The station shall be located, designed, and built to
all specilications o! the Rancho Cucamonga Fire Protection District, and shall become the
Districrs property upon completion. The equipment shall be selected by the District in
accordance with its needs. In any building of a station, the developer shall comply wilh all
applicable laws and regulations. The CFD shall be formed by the District and the developer
by the time recordation of the final map occurs.
5. Prior to recordation of the final map or the issuance ol building permits, whichever comes / /
first, the applicanl shall consent to, or participate in, the establishment of a Mello-Roos
Community Facilities District Ior the construction and maintenance of necessary school
facilities. However, if any school district has previously established such a Community
Facilities District, the applicant shall, in the alternative, consent to the annexation of the
project site into the territory of such existing District prior to the recordation ol the !trial map
or the issuance of building permits, whichever comes first. Further, il the affected school
district has not 1ormed a Mello-Roos Community Facilities District within twelve months from
the date of approval of the project and prior to the recordation of the linal map or issuance
of building permits for said project, this condition shall be deemed null and void.
6.
This condition shall be waived if lhe City receives notice that the applicant and all affected
school districts have entered into an agreement to privately accommodate any and all school
impacts as a result of this project.
Prior to recordation of the final map or prior to issuance of building permits when no map is
involved, written cedification from the affected water district that adequate sewer and water
facilities are or will be available to serve the proposed project shall be submitted to the
Department of Community Development. 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 issuance
of permits in the case of all other residential projects.
B. Site Development
1. The site shall be developed and maintained in accordance with the approved plans which
include site plans, architectural elevations, extedor materials and colors, landscaping, sign
program, and grading on file in the Planning Division, the conditions contained herein,
Development Code regulations, and
,/'.?,'/~:~-/:i/ Specific Plan and
Planned Community.
2. Prior to any use of the project site or business activity being commenced thereon, all
Conditions of Approval shall be completed to the satisfaction of the City Planner.
4.
6.
Occupancy of the facility shall not commence until such time as all Uniform Building Code and
State Fire MarshalPs regulations have been complied wilh. Prior to occupancy, plans shall
be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety
Division to show compliance. The building shall be inspected for compliance prior to
occupancy.
Revised site plans and building elevations incorporating all Conditions of Approval shall be
submitted for City Planner review and approval prior to issuance of building permits.
All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for
consistency prior to issuance of any permits (such as grading, tree removal, encroachment,
building, etc.), or prior to final map approval in the case of a custom lot subdivision, or
approved use has commenced, whichever comes first.
Approval of this request shall not waive compliance with all sections of the Development
Code, all other applicable City Ordinances, and applicable Community Plans or Specific
Plans in effect at the time of Building Permit issuance.
A detailed on-site lighting plan shall be reviewed and approved by the City Planner and
Sheriffs Departmenl (989-6611) pdor 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.
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If no centralized trash receptacles are provided, all trash pic~-up shall be for individual units
with all receptacles shielded from public view.
Trash receptacle(s) are required and shall meet City standards. The final design, locations,
and the number of trash receptacles shall be subject to City Planner review and approval
prior to issuance of building permits.
10. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall
be located out of public view arid adequately screened through the use of a combination of
concrete or masonry walls, herming, and/or landscaping to the satisfaction of the City
Planner.
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1 1. Street names shall be submitted for City Planner review and approval in accordance with
the adopted Street Naming Policy prior to approval of the final map.
12. All building numbers and individual units shall be identified in a clear and concise manner,
including proper illumination.
13. A detailed plan indicating trail widths, maximum slopes, physical conditions, fencing, and
weed control, in accordance with City Master Trail drawings, shall be submitted for City
Planner review and approval prior to approval and recordation ol the Final Tract Map and prior
to approval of street improvement and grading plans. Developer shall upgrade and construct
all trails, including fencing and drainage devices, in conjunction with street improvements.
14. The Covenants, Conditions and Restrictions (CC&Rs) shall not prohibit the keeping of equine
animals where zoning requirements for the keeping of said animals have been met. Individual
lot owners in subdivisions shall have the option of keeping said animals without the necessity
of appealing to boards of directors or homeowners' associations for amendments to the
CC&Rs.
15. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of the
Homeowners' Association are subject to the approval of the Planning and Engineering
Divisions and the City Attorney. They shall be recorded concurrently with the Final Map or
prior to the issuance of building permits, whichever occurs first. A recorded copy shall be
provided to the City Engineer.
16.
17.
18.
All parkways, open areas, and landscaping shall be permanently maintained by the property
owner, homeowners' association, or other means acceptable to the City. Proof of this
landscape maintenance shall be submitted for City Planner and City Engineer review and
approval prior to issuance of building permits.
Solar access easements shall be dedicated for the purpose of assuming that each lot or
dwelling unit shall have the right to receive sunlight across adjacent lots or units for use of
a solar energy system. The easements may be contained in a Declaration of Restrictions for
the subdivision which shall be recorded concurrently with the recordation ol the final map or
issuance of permits, whichever comes first. The easements shall prohibit the casting of
shadows by vegetation, structures, fixtures or any other object, except for utility wires and
similar objects, pursuant to Development Code Section 17.08.060-G-2.
The project contains a designated Historical Landmark. The site shall be developed and
maintained in accordance with the Historic Landmark Alteration Permit No.
· Any further modificalions to the site including, but not limited to, exterior alterations and/or
interior alterations which affect the exterior of the buildings or structures, removal of landmark
trees, demolition, relocation, reconstruction of buildings or structures, or changes to the site,
shall require a modification to the Historic Landmark Alteration Permit subject to Historic
Preservation Commission review and approval.
C. Building Design
An alternative energy system is required to provide domestic hot water for all dwelling units
and for heating any swimming pool or spa, unless other alternative energy systems are
demonstrated to be of equivalent capacity and efficiency. All swimming pools installed at the
time of initial development shall be supplemented with solar healing. Details shall be
included in the building plans and shall be submitted for City Planner review and approval
prior to the issuance of building permits.
12/93
All dwellings shall have the front, side and rear elevations upgraded with architectural
treatment, detailing and increased delineation of sudace treatment subject to City Planner
review and approval prior to issuance of building permits.
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D. Parking
3.
Standard patio cover plans for use by the Homeowners' Association shall be submitted for
City Planner and Building Official review and approval prior to issuance of building permits.
All roof appurtenances, including air conditioners and other roof mounted equipment and/or
projections, shall be shielded from view and the sound buffered from adjacent properties and
streets as required by the Planning Division. Such screening shall be architecturally
integrated with the building design and constructed to the satisfaction of the City Planner.
Details shall be included in building plans.
and Vehicular Access (indicate details on building plans)
All parking lot landscape islands shall have a minimum outside dimension of 6 feet and shall
contain a 12-inch walk adjacent to the parking stall (including curb).
Textured pedestrian pathways and textured pavement across circulation aisles shall be
provided throughout the development to connect dwellings/units/buildings with open spaces/
plazas/recreational uses.
All parking spaces shall be double striped per City standards and all driveway aisles,
entrances, and exits shall be striped per City standards.
All units shall be provided with garage door openers if driveways are less than 18 feet in
depth from back of sidewalk.
6.
The Covenants, Conditions and Restrictions shall resldct the storage of recreational vehicles
on this site unless they are the principal source of transportation for the owner and prohibit
parking on interior circulation aisles other than in designated visitor parking areas.
Plans for any security gates shall be submitted for the City Planner, City Engineer, and
Rancho Cucamonga Fire Protection District review and approval prior to issuance of building
permils.
E. Landscaping (for publicly maintained landscape areas, refer to Section N.)
1. A detailed landscape and irrigation plan, including slope planting and model home landscap-
ing in the case of residential development, shall be prepared by a licensed landscape
architect and submitted for City Planner review and approval prior to the issuance of building
permits or prior final map approval in the case of a custom lot subdivision.
2.
Existing trees required to be preserved in place shall be protected with a construction barrier
in acco rdance with the Municipal Code Section 19.08.110, and so noted on the grading plans.
The location of those trees to be preserved in place and new locations for transplanted trees
shall be shown on the detailed landscape plans. The applicant shall follow all of the arborisrs
recommendations regarding preservation, transplanting and Idmming methods.
3. A minimumof trees per gross acre, comprised of the !oilowing sizes, shall be provided
within the project: % - 48- inch box or larger, % - 36- inch box or larger,
__ % - 24- inch box or larger, __ % - 15-gallon, and __ % - 5 gallon.
4. A minimum of /~- % of trees planted within the project shall be specimen size trees -
24-inch box or larger.
5. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for ever~ three
parking stalls, sufficient to shade 50% of the parking area at solar noon on August 21.
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6. Trees shall be planted in areas of public view adjacent to and along structures at a rate o! one
tree per 30 linear feet of building.
All private slope banks 5 feet or less in vertical height and of 5:1 or greater slope, but less lhan
2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for
erosion control. Slope planting required by this section shall include a permanent irrigation
system to be installed by the developer prior to occupancy.
All private slopes in excess of 5 feet, but less than 8 feet in vedical height and of 2:1 or greater
slope shall be landscaped and irrigated for erosion control and to soften their appearance as
follows: one 15-gallon or larger size tree per each 150 sq. It. of slope area, 1 -gallon or larger
size shrub per each 100 sq. ft. of slope area, and appropriate ground cover. In addition, slope
banks in excess of 8 feet in vertical height and of 2:1 or greater slope shall also include one
5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be.
planted in staggered clusters to soften and vary slope plane. Slope planting required by this
section shall include a permanent irrigation system to be installed by the developer prior to
occupancy.
For single family residential development, all slope planting and irrigation shall be continu-
ously maintained in a healthy and thriving condition by the developer until each individual unit
is sold and occupied by the buyer. Prior to releasing occupancy for those units, an inspection
shall be conducted by the Planning Division to determine that they are in satisfactory
condition.
10.
For multi-family residential and non-residential development, property owners are respon-
sible for the continual maintenance of all landscaped areas on-site, as well as contiguous
planted areas within the public right-of-way. All landscaped areas shall be kept free from
weeds and debris and maintained in a healthy and thriving condition, and shall receive
regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or
decaying plant material shall be replaced within 30 days from the date of damage.
11.
Front yard landscaping shall be required per the Development Code and/or
· This requirement shall be in addition to the required
street trees and slope planting.
12. The linal design of the perimeter parkways, walls, landscaping, and sidewalks shall be
included in the required landscape plans and shall be subject to City Planner review and
approval and coordinated Ior consistency with any parkway landscaping plan which may be
required by the Engineering Division.
13. Special landscape features such as mounding, alluvial rock, specimen size trees, meander-
ing sidewalks (with horizontal change), and intensilied landscaping, is required along
14. Landscaping and irrigation syslems required to be installed within the public right-of-way on
the perimeter ol this project area shall be continuously maintained by the developer.
15. All walls shall be provided with decorative treatment. If located in public maintenance areas,
the design shall be coordinated with the Engineering Division.
16. Tree maintenance criteria shall be developed and submitted for City Planner review and
approval prior to issuance of building permits. These criteda shall encourage the natural
growth characteristics of the selected tree species.
17. Landscaping and irrigation shall be designed to conserve water through the principles of
Xeriscape as defined in Chapter 19.16 of the Rancho Cucamonga Municipal Code.
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F. Signs
The signs indicated on the submitted plans are conceptual only and not a part of this approval.
Any signs proposed for this development shall comply with the Sign Ordinance and shall
require separate application and approval by the Planning Division prior to installation of any
signs.
2. A Uniform Sign Program for this development shall be submitted for City Planner review and
approval prior to issuance of building permits.
Directory monument sign(s) shall be provided for apartment, condominium, or townhomes
prior to occupancy and shall require separate application and approval by the Planning
Division prior to issuance of building permits.
G. Environmental
The developer shall provide each prospective buyer written notice of the Fourth Street Rock
Crusher project in a standard format as determined by the City Planner, prior to accepting a
cash deposit on any property.
The developer shall provide each prospective buyer written notice of the City Adopted
Special Studies Zone for the Red Hill Fault, in a standard format as determined by the City
Planner, prior to accepting a cash deposit on any property.
The developer shall provide each prospective buyer written notice of the Foothill Freeway
project in a standard format as determined by the City Planner, prior to accepting a cash
deposit on any property.
A final acoustical report shall be submitted for City Planner review and approval prior to the
issuance of building permits. The final report shall discuss the level of interior noise
attenuation to below 45 CNEL, the building materials and construction techniques provided,
and if appropriate, verify the adequacy of the mitigation measures. The building plans will be
checked for conformance with the mitigalion measures contained in the final report.
H. Other Agencies
v'/ 1. Emergency secondary access shall be provided in accordance with Rancho Cucamonga Fire
Protection District Standards.
Emergency access shall be provided, maintenance free and clear, a minimum of 26 feet wide
al all times during construction in accordance with Rancho Cucamonga Fire Protection
District requiremenls.
Prior to issuance of building permits for combustible construction, evidence shall be
submitted to the Rancho Cucamonga Fire Protection District that temporary water supply !or
fire protection is available, pending completion of required lire protection system.
The applicant shall contact the U.S. Postal Service to determine the appropriate type and
location of mail boxes. Multi-family residential developments shall provide a solid overhead
structure for mail boxes with adequate lighting. The final location of the mail boxes and the
design of the overhead structure shall be subject to City Planner review and approval prior
to the issuance of building permits.
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SC-12/93
For projects using septic tank facililies, writlen certification of acceptability, including all
supportive information, shall be obtained from the San Bernardino County Department of
Environmental Health and submitted to the Building Official prior to the issuance of Septic
Tank Permits, and prior to issuance of building permits.
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APPLICANTS SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 989-1863, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
I. Site Development
1. The applicant shall comply with the latest adopted Uniform Building Code, Uniform Mechani-
cal Code, Uniform Plumbing Code, National Electric Code, and all other applicable codes,
ordinances, and regulations in effect at the time of issuance of relative permits. Please
contact the Building and Safety Division for copies of the Code Adoption Ordinance and
applicable handouts.
Prior to issuance of building permits for a new residential dwelling unit(s) or major addition
to existing unit(s), the applicant shall pay development fees at the established rate. Such fees
may include, but are not limited to: City Beautification Fee, Park Fee, Drainage Fee, Systems
Development Fee, Permit and Plan Checking Fees, and School Fees.
Prior to issuance of building permits for a new commercial or industrial development or
addition to an existing development, the applicant shall pay development fees at the
established rate. Such tees may include, but are not limited to: Systems Development Fee,
Drainage Fee, School Fees, Permit and Plan Checking Fees.
4. Street addresses shall be provided by the Building Official, affer trac~parcel map recordation
and prior to issuance of building permits.
J. Existing Structures
v/x 1. Provide compliance with the Uniform Building Code for the property line clearances
considering use, area, and fire-resistiveness of existing buildings.
2. Existing buildings shall be made to comply with correct building and zoning regulations for
the intended use or the building shall be demolished.
3. Existing sewage disposal facilities shall be removed, filled and/or capped to comply with the
Uniform Plumbing Code and Uniform Building Code.
4. Underground on-site utilities are to be located and shown on building plans submitted for
building permit application.
K. Grading
1.
Grading of the subject property shall be in accordance with the Uniform Building Code, City
Grading Standards, and accepted grading practices. The final grading plan shall be in
substantial conformance with the approved grading plan.
A soils report shall be prepared by a qualified engineer licensed by the State of California to
pedorm such work.
The development is located within the soil erosion control boundaries; a Soil Disturbance
Permit is required. Please contact San Bernardino County Department of Agriculture at (714)
387-2111 for permit application. Documentation of such permit shall be submitted to the City
prior to the issuance ol rough grading permit.
A geological report shall be prepared by a qualilied engineer or geologist and submitted al
the time of application for grading plan check.
The final grading plans shall be completed and approved prior to issuance of building permits.
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SC- 12/93
6. As a custom-lot subdivision. the following requirements shall be met:
Surety shall be posted and an agreement executed guaranteeing completion of all on-site
drainage facilities necessary for dewatering all parcels to the satisfaction of the Building
and Safety Division prior to final map approval and prior to the issuance of grading permits.
Appropriate easements for safe disposal of drainage water that are conducted onto
or over adjacent parcels, are to be delineated and recorded to the satisfaction ol the
Building and Safety Division prior to issuance of grading and building permits.
On-site drainage improvements, necessary for dewatering and protecting the subdivided
properties, are to be installed pdor to issuance of building permits for conslruction upon
any parcel that may be subject to drainage flows entering, leaving, or within a parcel
relative to which a building permit is requested.
Final grading plans for each parcel are to be submitted to the Building and Safety
Division for approval prior to issuance of building and grading permits. (This may be on an
incremental or composite basis.)
All slope banks in excess of 5 feet in vertical height shall be seeded with native grasses
or planted with ground cover for erosion control upon completion of grading or some other
alternative method of erosion control shall be completed to the satislaction of the Building
Official. In addition a permanent irrigation system shall be provided. This requirement
does not release the applicant/developer from compliance with the slope planting
requirements of Section 17.08.040 I of the Development Code.
i Comp]euon D.~ L,:
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APPLICANT SHALL CONTACT THE ENGINEERING DIVISION, (909) 989-1862, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
L. Dedication and Vehicular Access
Rights-of-way and easements shall be dedicated to the City for all interior public streets,
community trails, public paseos, public landscape areas, street trees, and public drainage
facilities as shown on the plans and/or tentative map. Privale easements for non-public
facilities (cross-lot drainage, local feeder trails, etc.) shall be reserved as shown on the plans
and/or tentative map.
2. Dedication shall be made of the following rights-of-way on the perimeter streets
(measured from street centerline):
total feet on
total feet on
total feet on
total feet on
3. An irrevocable offer of dedication for
for all private streets or drives.
-foot wide roadway easement shall be made
4. Non-vehicular access shall be dedicated to the City for the following streets:
12/93
Reciprocal access easements shall be provided ensuring access to all parcels by CC&Rs
or by deeds and shall be recorded concurrently with the map or prior to the issuance of
building permits, where no map is involved.
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6. Private drainage easements forcross-lot drainage shall be provided and shall be delineated
or noted on the final map.
7. The final map shall clearly delineate a 10-foot minimum building restriction area on the
neighboring lot adjoining the zero lot line wall and contain the following language:
"l/We hereby dedicate to the City of Rancho Cucamonga the right to prohibit the
construclion of (residential) buildings (or other structures) within those areas designated
on the map as building restriction areas."
Cemplemm D.mz
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A maintenance agreement shall also be granted from each lot to the adjacent lot through the
CC&R's.
8. All existing easements lying within future rights-of-way shall be quitclaimed or delineated on
the final map.
9, Easements for public sidewalks and/or street trees placed outside the public right-of-way
shall be dedicated to the City wherever they encroach onto private property.
10. Additional street right-of-way shall be dedicated along right turn lanes, to provide a minimum
of 7 feet measured from the face of curbs. If curb adjacent sidewalk is used along the right
turn lane, a parallel street free maintenance easement shall be provided.
11. The developer shall make a good faith effort to acquire the required off-site property interests
necessary to construct the required public improvements, and if he/she should fail to do so,
the developer shall, at least 120 days prior to submittal of the final map for approval, enter
into an agreement to complete the improvements pursuant to Government Code Section
66462 at such time as the City acquires the property interests required !or the improvements.
Such agreement shall provide for payment by the developer of all costs incurred by the City
to acquire the off-site property interests required in connection with the subdivision. Security
for a portion of these costs shall be in the form of a cash deposit in the amount given in an
appraisal report obtained by the developer, at developer's cost. The appraiser shall have
been approved by the City prior to commencement of the appraisal.
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M. Street Improvements
v~ 1. All public improvements (interior streets, drainage facilities, community trails, paseos,
landscaped areas, etc.) shown on the plans and/or tentative map shall be constructed to
City Standards. Interior street improvements shall include, but are not limited to, curb and
gutter, AC pavement, drive approaches, sidewalks, street lights, and street trees.
2. A minimum of 26- foot wide pavement, within a 40 -foot wide dedicated right-of-way shall be
constructed for all half-section streets.
3. Construct the following perimeter street improvements including, but not limited to:
STREET NAME CUR8 & A.C. SIDE- DRIV~ STREET STREET COMM MEDIAN BIKE
GU ~ ~ t:R PVMT WALK APPR. LIGHTS TREES TRAIL ISI.AND TRAIL OTHER
SC-12/93
Notes: (a) Median island includes landscaping and irrigation on meter (b) Pavement
reconstruction and overlays will be determined during plan check. /c) I! so marked, side-
walk shall be curvilinear per STD. 304. (d) tf so marked, an in-lieu of construction fee sha~l
be provided for this item.
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4. Improvement plans and construction:
Street improvement plans including street trees and street lights, prepared by a regis-
tered Civil Engineer, shall be submitted to and approved by the City Engineer. Security
shall be posted and an agreement executed to the satisfaction of the City Engineer and
the City Attorney guaranteeing completion of the public and/or pdvate street improve-
ments, prior to final map approval or the issuance of building permits, whichever occurs
first.
Prior to any work being pedormed in public right-of-way, fees shall be paid and a
construction permit shall be obtained from the City Engineer's Office in addition to any
other permits required.
c. Pavement striping, marking, traffic, street name signing, and interconnect conduit
shall be installed to the satisfaction of the City Engineer.
Signal conduit wit h pull boxes shall be installed on any new construction or reconstruction
of major, secondary or collector streets which intersect with other major, secondary or
collector streets for future traffic signals. Pull boxes shall be placed on both sides of the
street at 3 feet outside ol BCR, EC R or any other locations approved by the City Engineer.
Notes:
(1) All pull boxes shall be No. 6 unless otherwise specified by the City Engineer.
(2) Conduit shall be 3-inch galvanized steel with pullrope.
e. Wheel chair ramps shall be installed on all four corners of intersections per City
Standards or as directed by the City Engineer.
Existing City roads requiring construction shall remain open to traffic at all times with
adequate detours during construction. A street closure permit may be required. Acash
deposit shall be provided to cover the cost of grading and paving, which shall be
refunded upon completion of the construction to the satisfaction of the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be
installed to City Standards, except for single family lots.
h. Handicap access ramp design shall be as specified by the City Engineer.
i. Street names shall be approved by the City Planner prior to submittal for first plan check.
Street improvement plans per City Standards for all private streets shall be provided for
review and approval by the City Engineer. Prior to any work being pedormed on the pri-
vate streets, fees shall be paid and construction permits shall be obtained from the City
Engineer's Office in addition to any other permits required.
Slreet trees, a minimum o! 15-gallon size or larger, shall be installed per City Standards in
accordance with the City's street tree program.
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7. Intersection line of site designs shall be reviewed by lhe City Engineer for conformance with
adopted policy.
a. On collector or larger streets, lines of sight shall be plotted for all project intersections,
including driveways. Walls, signs, and slopes shall be located outside the lines of sight.
Landscaping and other obstructions within the lines of sight shall be approved by the City
Engineer.
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b. Local residential street intersections shall have their noticeability improved, usually by
moving the 2 +/- closest street trees on each side away fromthe street and placed in a street
tree easement.
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8. A permit shall be obtained from CALTRANS for any work within the following right-of-way: / /
9. All public improvements on the following streets shall be operationally complete pdor to the ~ /
issuance of building permits:
N. Public Maintenance Areas
1. A separate set o! landscape and irrigation plans per Engineering Public Works Standards
shall be submitted to the City Engineer for review and approval pdor to final map approval
or issuance of building permits, whichever occurs first. The following landscape parkways,
medians, paseos, easements, trails, or other areas are required to be annexed into the
Landscape Maintenance District:
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2. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting
Districts shall be filed with the City Engineer prior to final map approval or issuance of building
permits whichever occurs first. Formation costs shall be borne by the developer.
3. All required public landscaping and irrigation systems shall be continuously maintained by the
developer until accepted by the City.
4. Parkway landscaping on the following street(s) shall conform to the results of the respective
Beautification Master Plan:
O, Drainage
1.
SC-12/93
and Flood Control
The project (or portions thereof) is located within a Flood Hazard Zone; therefore, flood
protection measures shall be provided as certified by a registered Civil Engineer and
approved by the City Engineer.
It shall be the developer's responsibility to have the current FIRM Zone
designation removed from the project area. The developer's engineer shall prepare all
necessary reports, plans, and hydrologic/hydraulic calculations. A Conditional Letter
of Map Revision (CLOMR) shall be obtained from FEMA prior to final map approval or
issuance of building permits, whichever occurs first. A Letter of Map Revision (LOMR) shall
be issued by FEMA prior to occupancy or improvement acceptance, whichever occurs first.
A final drainage study shall be submitted to and approved by the City Engineer prior to final
map approval or the issuance of building permits, whichever occurs firsl. All drainage
facilities shall be installed as required by the City Engineer.
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4. A permit from the County Flood Control District is required for work within itsright-of-way.
5. Trees are prohibited within 5 feet of the outside diameter of any public storm drain p~pe
measured from the ouler edge of a mature tree trunk.
6. Public storm drain easements shall be graded to convey overflows in the event of a
blockage in a sump catch basin on the public street.
P. Utilities
1. 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.
2.The developer shall be responsible for the relocation of existing utilities as necessary.
3.Water and sewer plans shall be designed and constructed to meet the requirements of the
Cucamonga County Water District (CCWD), Rancho Cucamonga Fire Protection District,
and the Environmental Health Department of the County of San Bernardino. A letter ol
compliance lrom the CCWD is required prior to final map approval or issuance of permits,
whichever occurs first.
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Q. General Requirements and Approvals
1 .The separate parcels contained within the project boundaries shall be legally combined into
one parcel prior to issuance of building permits.
2. An easement for a joint use driveway shall be provided prior to final map approval or
issuance of building permits, whichever occurs first, Ior:
3. Prior to approval of the final map a deposit shall be posted with the City covering the
estimated cost of apportioning the assessments under Assessment District
among the newly created parcels.
4. Etiwanda/San Sevaine Area Regional Mainline, Secondary Regional, and Master Plan
Drainage Fees shall be paid prior Io final map approval or prior to building permit issuance if
no map is involved.
5. Permits shall be obtained from the following agencies for work within their right-ot-way:
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6. A signed consent and waiver form to join and/or form the Law Enforcement Community
Facilities District shall be filed with the City Engineer prior to final map approval or the
issuance of building permits, whichever occurs lirst. Formation cosIs shall be borne by the
Developer.
Prior to finalization of any development phase, sufficient improvement plans shall be com-
pleted beyond the phase boundaries to assure secondary access and drainage protection to
the satisfaction of the City Engineer. Phase boundaries shall correspond to lot lines shown
on the approved tentative map.
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SC-12/93
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DATE:
TO:
FROM:
SUBJECT:
CITY OF RANCHO CUCAMONGA
April 27, 1994
Chairman and Members of the Planning Co~nission
STAFF REPORT
Brad Buller, City Planner
CONDITIONAL USE PERMIT 94-09 - PETROSSI - A request to establish an
indoor soccer facility, including 2 soccer rinks, snack bar, pro-
shop, and arcade, within an existing industrial building in the
General Industrial designation (Subarea 8) of the Industrial Area
Specific Plan, located at 11120 Tacoma Drive - APN: 209-471-05.
PROJECT AND SITE DESCRIPTION:
A. Site Characteristics: The site was fully developed in 1993 with an
industrial building.
B. Parking Calculations:
N~mher of N~mber of
Type Square Parking Spaces Spaces
· of Use Footage Ratio Required Provided
Soccer Facility 23,052
(Commercial Recreation)
* 72 72
Total 72 72
* For discussion of parking ratio used, see Analysis below.
ANALYSIS:
General: The proposed use is the US Indoor Soccer Academy, a youth soccer
training facility intended to capitalize on the enormous popularity of the
sport of soccer in the United States. The facility will include two
soccer arenas covered with astro turf (see Exhibit "D"). Ancillary
facilities include a cafeteria, pro-shop to retain soccer goods, locker
rooms, and a video arcade. The facility will be used exclusively for
year-round indoor soccer league practice and competitive play. Both
arenas will be utilized at the same time to maximize playing time during
the evening and weekends. Games will be scheduled weekly from 4:00 p.m.
to 11:00 p.m. and on weekends from 9:00 a.m. to 10:00 p.m. Training
clinics will be held throughout the year from 3:00 p.m. to 4:00 p.m.
weekly. There will be eight full time staff in the facility at any given
time. For more information, refer to the letter from the applicant (see
Exhibit "F").
ITEM I
PLANNING CO~dISSION STAFF REPORT
CUP 94-09 - PETROSSI
April 27, 1994
Page 2
De
Site Suitability: The primary consideration in reviewing a Conditional
Use Permit is suitability of the project site for the intended co~ercial
recreation ~se and compatibility with surrounding uses. The site is part
of a larger master planned industrial park that consists of 30 buildings
on 52 acres of land (see Exhibit "B"). The site is located one-half block
south of Arrow Route, a major arterial street, with projected traffic
volumes in excess of 50,000 daily two-way trips. The subject building is
located on a separate parcel that shares access with adjoining industrial
parcels. The building was parked at 1 space per 500 square feet, which is
manufacturing, for a total of 51 parking spaces. The proposed site plan
parking layout, access, and building configuration are suitable for the
intended use.
Compatibility: The subject building is bounded on the west by a similar
sized industrial manufacturing building, on the east by two smaller
industrial ~U%nufacturing buildings, and on the north by a smaller
industrial building (future phase). To the south, across Tacoma Drive, is
a larger warehouse distribution building (future phase). The majority of
this industrial park has not bean developed. The proposed hours of
operation are weekly after 3:00 p.m. for the training clinics and after
4:00 p.m. for games, and on weekends from 9:00 a.m. to 10:00 p.m. These
hours represent an offset peak demand period from the surrounding
industrial land uses. With primary soccer activity occurring in the
evenings and on weekends, no conflicts are anticipated between the
proposed use and surrounding uses.
Parking: The Development Code has no parking standard for an indoor
soccer use; however, an adequate formula for parking can be derived from
analyzing the operating characteristics of the proposed use. The most
intense parking demand will occur during league play. Both arenas will
essentially be in play at all times during business hours. Therefore,
four teams, each with an average of 12 players, could have up to
48 players plus 4 coaches. Training clinics will be limited to
40 players, plus coaches or trainers. According to the applicant,
80 percent of the players are below the age of ~2 and would be driven to
the facility by parents or coaches. Under a worst case scenario in which
each coach drove in individual vehicles and each player were brought by a
parent in individual vehicles, 52 vehicles plus 8 staff vehicles could be
on-site at one time resulting in the need to accomodate 60 vehicles per
session.
A total of 72 parking spaces are shown on the proposed site plan.
However, only 67 spaces can be counted toward the required parking. The
existing parking lot contains 53 spaces. Five of the new stalls (the
employee parking) cannot be counted toward required parking because they
are tandem to 5 other standard spaces. However, staff finds that the 7
additional spaces beyond the 60 vehicles per session noted earlier is
sufficient for this use given the conditions for the use of the facility
and hours of operation. The 5 e~ployee spaces may provide an additional
parking buffer beyond the 7 standard spaces provided.
PLANNING CO~ISSION STAFF REPORT
CUP 94-09 - PETROSSI
April 27, 1994
Page 3
RECO~4ENDATION: Staff recommends approval of Conditional Use Permit 94-09
through adoption of the attached Resolution.
BB:DC:mlg
Attachments:
Exhibit "A" - Location Map
Exhibit "B" - Master Plan
Exhibit "C" - Site Plan
Exhibit "D" - Floor Plan
Exhibit "E" - Elevations
Exhibit "F" - Letter from Applicant
Exhibit "G" - Building & Safety Con~nents
Exhibit "H" - Fire Safety Comments
Resolution of Approval
CITY
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Petrossi & Associates
Architecture, Planning, Interiors
February 7, 1994
Mr. Brad Bullard
Planning Department
10500 Civic Center Drive
Rancho Cucamonga, CA 91730
Dear Mr. Bullard,
-- RECEIVED --
CITY OF RANCHO CUCAMONQA
~'LANNING DIVISION
1994
Per our telephone conversation regarding parking, Please find following parking study:
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
Indoor Soccer is played with six (6) player on each side.
An average team will have Twelve (12) registered players.
There are two (2) indoor soccer fields.
Two (2) Teams play on each field every hour.
Total of four (4) teams will be playing at any given time.
There will be forty eight (48) players every hour.
Eighty (80) percent of players are below the age of 12.
Parents will be driving players to the center.
Players usually drive together or with some parents to the center. For every
two players there is only one car needed.
So for forty eight (48) players, twenty four (24) car is needed.
There is also an overlap of players in the center.
For The Forty eight (48) additional players during the overlap period an
additional 24 cars are needed.
At any given time 48 parking spaces are required for players.
There will be eight (8) full time staff on site at any given time.
Therefore (48 players + 8 staff) = 56 parking spaces are required.
20% contingency must also be allocated for additional parking spaces, this is
11 additional parking spaces.
The Total parking requirement will therefore be 56+ 11 =67 spaces.
The center has currently 70 parking spaces which is more than adequate for the
traffic that the center generates.
The cafeteria is actually a rest area for the parents while their children are playing.
The cafeteria will only be serving cold drinks as well as snacks. It is not a restaurant.
Please find attached copy of cup for similar project in City Of Irvine. Should you have
any question please call me at any time.
Sincerely Yours,
2~)82 S.E Bristol ,%/it~ 221 · Sawta A~o Heights, CA 92707. Tel: (714) 833-3240 · Fax: (714) 833-1145
Executive Summary
The Company
US Indoor Soccer Academy Inc., ("USISA") was formed in August 1993 to provide
youth soccer players with state-of-the art indoor soccer fields and facilities for training as
well as for recreational and competitive games. Indoor soccer is becoming one of the
hottest sports in the US. Its popularity is increasing rapidly in all age groups. Indoor
soccer is a very exciting and fast game. It helps the players with their playing technique
and ball control skills.
USISA's goal is to teach and develop skills of individual players and coaches. There are
over 15 Million youth soccer players in the US. Soccer is the most popular sport for kids
under the age of 14. USISA's goal is to provide an environment where these players can
improve their skills.
USISA centers will be set up in regions with a very large concentration of youth soccer
players. Currently 55 sites have been identified. Each of these sites has a population of at
least 30,000 youth soccer players. 80% of all youth soccer players are under the age of 14.
The products
USISA centers will consist of two indool' soccer arenas covered with astro turf, an arcade
with state-of-the art video games as well as virtual reality machines, a pro shop and a
cafeteria. USISA centers will also offer viewing access to all major soccer games around
the world via satellite dishes.
USISA will generate its revenue from 6 different areas:
1. Indoor Soccer League Registrations:
There will be six sessions during the year when teams can sign up to play in a league. Each
team can choose one of the 24 different divisions available. The league calendar is as
follows:
Season #1: Sep-Oct
Season 02: Nov-Dec
Season #3: Jan-Feb
Season 04: Mar-Apr
Season #5: May-Jun
Season #6: Jul-Aug
There will be games scheduled weekly from 4:00 PM - 11:00 PM, and on weekends from'
9:00 AM - 10:00 PM. That is a total of 54 hours a week for league games. There are two
arenas available in each center, so there are 108 hours available for team play. Two teams
can play every hour, so the center can accommodate 216 teams for an 8-week season. The
registration fee per team is $450 for each season, Each team can have up to 15 players.
Each of the 24 divisions is made up of 9 teams. Each team will play 8 games. The team
with the most points will be the divisional champion. The top 4 teams will win awards.
The divisions will be as follows:
Divisions 1,2 and 3:5-6 years old boys and girls
Division 4, 5 and 6:7-8 years old boys and girls
Divisions 7,8 and 9:9-10 years old boys and girls
Divisions I0, 11 and 12:11-12 years old boys and girls
Divisions 13, 14 and 15:13-14 years old boys and girls
Divisions 16, 17 and 18: 15- 16 years old boys and girls
Divisions 19, 20 and 21:17-18 years old boys and girls
Divisions 22, 23, and 24: open
During each eight-week season, tournament teams will receive:
· Two hours of an indoor soccer clinic conducted by professional soccer players and
coaches.
· One hour of indoor soccer coaching practice for coaches and team managers.
· Video recording of one of the teams' games.
· Team pictures
· Minimum of 8 games.
· Awards and trophies will be handed out to the top 4 teams in each division
A limited number of teams will be accepted for each tournament. Teams must sign up at
least 30 days before the start of each tournament. All games will be played with 6 players
on each side, in 1 O-minute quarters.
2. Youth clinics
There will be 7 youth clinics throughout the year. Each clinic will last 7 weeks. The hours
for the clinics will be weekly from 3:00 PM - 4:00 PM. The cost for attending each clinic
will be $50 per player. 40 players can sign up for each clinic. There will be 5 divisions in
each session. During each session each player will get one-on-one training by a
professional coach or player.
3. Cafeteria
Each center will have a cafeteria that will serve hot and cold drinks, juices, as well as cold
snacks and cookies. The cafeteria will be equipped with large-screen TVs for displaying
national and international soccer games.
4. Pro Shoo
There will be a pro shop on site. The shop will provide soccer gear from Addidas, Puma,
Lanzera, Lotto, Umbro, Le Coq Sportif and Hummel. Other products offered will be
' Soccer T-shirts, Accessories and Socks, 1994 Word Cup Collector Items, Guards, Balls,
Videos, Sandals, Etc.
Arcade
Each center will be equipped with a 1,500 square foot arcade. State of the art video games
as well as Virtual Reality Machines will be available. The arcade section will have over 25
different machines.
6. Comoany Sponsorship
The side panels of each field will be covered with advertising from major corporate
sponsors. There will be 50 12-foot panels available in each center for advertising by
sponsors. Potential sponsors are: Nintendo, Addidas, Disney, Toys-R-Us, Etc.
SUMMARY
With the 1994 World Cup taking place in the US, and with the increased popularity of the
sport as well as a very large number of participating players, this will prove to be a very
successful venture.
!~P,F, ~ ^1 F."I~Y I)IVISION 1')1~¢)]1,~, I Rt. II ~ COMMI,,N [ S
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT NO. 94-09 FOR AN INDOOR SOCCER FACILITY, LOCATED
IN THE GENERAL INDUSTRIAL DISTRICT (SUBAREA 8) OF THE
INDUSTRIAL AREA SPECIFIC PLAN, AND MAKING FINDINGS IN
SUPPORT THEREOF - APN: 209-471-05.
A. Recitals.
1. Hannibal Petrossi has filed an application for the issuance of
Conditional Use Permit No. 94-09 as described in the title of this
Resolution. Hereinafter in this Resolution, the subject Conditional Use
Permit request is referred to as "the application."
2. On the 27th day of April 1994, the Planning Commission of the
City of Rancho Cucamonga conducted a duly noticed public hearing on the
application and concluded said hearing on that date.
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 substantial evidence presented to this Commission
during the above-referenced public hearing on April 27, 1994, including
written and oral staff reports, together with public testimony, this
Commission hereby specifically finds as follows:
a. The application applies to property located at 11120 Tacoma
Drive with a street frontage of 204 feet and lot depth of 296 feet and is
presently improved with a 23,052 square foot industrial building; and
b. The property to the north of the subject site is industrial,
the property to the south consists of industrial, the property to the east is
industrial, and the property to the west is industrial; and
c. The application contemplates an indoor soccer facility,
including two playing fields, locker rooms, pro-shop, and cafeteria; and
d. The proposed hours of operation are weekdays from 3:00 p.m.
to 11:00 p.m. and on weekends from 9:00 a.m. to 10:00 p.m.; and
e. The proposed use is exclusively for league play and is not
open to the general public.
PLANNING COMMISSION RESOLUTION NO.
CUP 94-09 - PETROSSI
April 27, 1994
Page 2
3. Based upon the substantial evidence presented to this Commission
during the above-referenced public hearing and upon the specific findings of
facts set forth in paragraphs I and 2 above, this Commission hereby finds and
concludes as follows:
a. That the proposed use is in accord with the General Plan,
the objectives of the Development Code, and the purposes of the district in
which the site is located.
b. That the proposed use, together with the conditions
applicable thereto, will not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
c. That the proposed use complies with each of the applicable
provisions of the Development Code.
4. This Commission hereby finds and determines that the project
identified above in this Resolution is exempt from the requirements of the
California Environmental Quality Act of 1970, as amended, and the Guidelines
promulgated thereunder, pursuant to Section 15061 (b(3) of the State CEQA
Guidelines.
5. Based upon the findings and conclusions set forth in paragraphs
1, 2, ~, and 4 above, this Commission hereby approves the application subject
to each and every condition set forth below:
Plannin~ Division
l)
Approval shall expire, unless extended by the
Planning Commission, if building permits are not
issued or approved use has not commenced within
24 months from the date of approval.
2)
Approval of this request shall not waive
compliance with all sections of the Industrial
Area Specific Plan and all other City
ordinances.
3)
If the operation of the facility causes adverse
effects upon adjacent businesses or operations,
including but not limited to parking, the
Conditional Use Permit shall be brought before
the Planning Commission for the consideration
and possible termination of the use.
4)
Any signs proposed for the facility shall be
designed in conformance with the Uniform Sign
Program for the complex.
PLANNING COMMISSION RESOLUTION NO.
CUP 94-09 - PETROSSI
April 27, 1994
Page 3
5)
6)
7)
8)
9)
10)
11)
Fire
1)
Prior to any use of the project site or business
activity being commenced thereon, all conditions
of approval shall be completed to the
satisfaction of the City Planner.
Approval is for a 23,052 square foot indoor
soccer facility with incidental services such as
a cafeteria and pro-shop. The expansion or the
intensification of the use, or change in the
hours of operation, shall require a modification
to the Conditional Use Permit.
A copy of this Resolution shall be attached to
any lease for this space.
The applicant shall restripe the parking lot to
provide the 67 required parking spaces per the
approved site plan on file in the Planning
Division. The 5 additional employee parking
spaces on the west side of the building may be
striped and used for overflow parking but shall
not be counted as required parking.
The approval is granted for indoor soccer league
use only and the facility shall not be open to
the general public.
The hours of operation, except for office
functions, shall be limited to weekdays from
3:00 p.m. to 11:00 p.m. and on weekends from
9:00 a.m. to 10:00 p.m.
Spectator seating shall not be provided, except
as is included in the cafeteria, unless a
modification to this permit is approved subject
to additional parking study.
District/BuildinG and Safetv Division
Occupancy of the facility shall not commence
until such time as all Uniform Building Code and
State Fire Marshal's regulations have been
complied with. Detailed plans shall be
submitted to the Rancho Cucamonga Fire
Protection District and the Building and Safety
Division for review and approval prior to
issuance of building permits. The building
shall be inspected for compliance prior to
occupancy.
PLANNING COMMISSION RESOLUTION NO.
CUP 94-09 - PETROSSI
April 27, 1994
Page 4
2)
Any modification to the approved plans after
occupancy of the building may require additional
review and/or permits from the Fire District and
the Building and Safety Division.
3) The building will be required to have an
automatic fire protection system (sprinklers).
Flame retardant treatment of the interior finish
and decorations will require proper
certification.
Additional exit illumination with back-up power
may apply after plans are approved and upon
final Fire Department inspection.
6. The Secretary to this Commission shall certify to the adoption of
this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 1994.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Bullet, Secretary
I, Brad Bullet, 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 27th day of April 1994, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT:
COMMISSIONERS:
DATE:
TO:
FROM:
BY:
SUBJECT:
CITY OF RANCHO CUCAMONGA
STAFF REPORT
April 27, 1994
Chairman and Members of the Planning Co~nission
Brad Buller, City Planner
Scott Murphy, Associate Planner
ENVIRONMENTAL ASSESSMENT AND DEVELOPMENT REVIEW 94-02 - CRHO
ARCHITECTS, INC. - A request to construct an 8,540 square foot
restaurant on a 2.2 acre parcel in the Office Park designation of
the Terra Vista Planned Com~nunity, located at the northeast corner
of Foothill Boulevard and Spruce Avenue - APN: 1077-421-58.
PROJECT AND SITE DESCRIPTION:
Surrounding Land Use and Zoning:
North - Vacant; Terra Vista Planned Community, Office Park
South - Vacant; Industrial Area Specific Plan, Industrial Park
(Subarea 7)
East - Vacant; Terra Vista Planned Community, Office Park
West - Co~ercial Center; Terra Vista Planned Co~m~/nity,
Commercial
Community
General Plan Designations:
Project Site - Office
North - Office
South - Industrial Park
East - Office
West - Community Commercial
Site Characteristics: The site is presently vacant with an average slope
of approximately 2 percent from north to south. No significant vegetation
exists on the site.
D. Parking Calculations:
N,~mher of N~mher of
Type Square Parking Spaces Spaces
of Use Footage Ratio Required Provided
Restaurant 6,000 1 space/ 60 60
100 sq. ft.
2,540 ~ space/ 46 72
55 sq. ft.
Total 8,540 ~06 132
ITEM J
PLANNING COMMISSION STAFF REPORT
DR 94-02 - CRHO ARCHITECTS, INC.
April 27, 1994
Page 2
ANALYSIS:
Ae
General: The applicant is proposing to develop an 8,540 square foot
restaurant located at the corner of Foothill Boulevard and Spruce
Avenue. The restaurant's entrance will face Foothill Boulevard.
Hardscape and benches will be provided along the Foothill Boulevard
frontage. Parking for the facility will be located to the east and north
of the restaurant building. Access to the site will be gained via a
driveway off Spruce Avenue, and also ultimately from Foothill Boulevard.
Be
Design Review Committee: The Design Review Committee (Lumpp, Bull,r)
reviewed the application on March 15, 1994. At that time, the Committee
recommended the following conditions be incorporated into the plans prior
to Planning Commission consideration:
Additional architectural detailing/treatment should be provided on the
Spruce Avenue (west) elevation. The detailing should include the use
of columns slightly recessed to appear as a structural element.
2. Columns shouldbe provided to frame the main entry.
3. The stucco and cornice treatment provided on the parapet should be
carried around to the back side of the parapet.
4. The loading area at the north side of the building should be striped
and posted for "loading only."
5. The trash enclosure should be redesigned to include an overhead
trellis, roll-up door, and wall cap.
The screen wall along the north elevation should be extended to a
point in line with the tower element and landscaping should be
provided on the north side of the wall.
The applicant should explore the possibility of providing additional
hardscape, benches, tree wells, etc., at the southeast corner of the
building to provide a more inviting waiting/plaza area.
8. A cap should be provided on the screen walls.
To address the Committee's concerns, the applicant has revised the site
plan to extend the screen wall and provide landscaping along the north
elevation and has provided additional hardscape and benches along the
southern portion of the building. Staff has spoken with the applicant
about the possibility of providing additional hardscape and benches at the
main entry. The applicant has expressed concern about the grading that
will take place within this area and, therefore, suggests that additional
review with staff occur prior to building permit issuance. The applicant
has also revised the building elevations to provide col-mns at the main
entry and along both the east and west elevations. The col-mns however
PLANNING CO~4ISSION STAFF REPORT
DR 94-02 - CRHO ARCHITECTS, INC.
April 27, 1994
Page 3
are not recessed as suggested by the Design Review Committee. The
applicant believes that recessing the columns will obscure their
visibility and not provide the relief desired. Additionally, the
applicant believes that it will not be noticeable that the columns are not
supporting a structural element because the tops of the columns are under
the awnings. A condition of approval has been included in the Resolution
requiring the recessing of those column elements. If the Planning
Commission believes that the condition is not necessary, it should be
removed prior to adoption of the Resolution.
All other items identified by the Design Review Committee have been
included as conditions of approval in the Resolution.
Co
Environmental Assessment: Staff has completed Part II of the Initial
Study and determined that the development of the restaurant will not have
a significant impact on the environment. As a result, staff recommends
that the Planning Co~nission adopt a Negative Declaration for the project.
RECOMMENDATION: Staff recommends that the Planning Commission approve
Development Review 94-02 through adoption of the attached Resolution and issue
a Negative Declaration for the project.
BAd Bullet
City Planner
BB:SM:mlg
Attachments:
Exhibit "A" - Location Map
Exhibit "B" - Master Plan
Exhibit "C" - Site Plan
Exhibit "D" - Landscape Plan
Exhibit "E" - B~ilding Elevations
Exhibit "F" - Grading Plan
Resolution of Approval with Conditions
JERSEY IBLVO
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RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT
REVIEW NO. 94-02, A REQUEST TO CONSTRUCT AN 8,540 SQUARE
FOOT RESTAURANT ON A 2.2 ACRE PARCEL IN THE OFFICE PARK
DESIGNATION OF THE TERRA VISTA PLANNED COMMUNITY, LOCATED
AT THE NORTHEAST CORNER OF FOOTHILL BOULEVARD AND SPRUCE
AVENUE, AND MAKING FINDINGS IN SUPPORT THEREOF -
APN: 1077-421-58.
A. Recitals.
1. CRNO Architects, Inc. has.filed an application for the approval
of Development Review No. 94-02 as described in the title of this
Resolution. Hereinafter in this Resolution, the subject Development Review
request is referred to as "the application."
2. On the 27th day of April 1994, the Planning Commission of the
City of Rancho Cucamonga conducted a meeting on the application and concluded
said meeting 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 substantial evidence presented to this Commission
during the above-referenced meeting on April 27, 1994, including written and
oral staff reports, this Commission hereby specifically finds as follows:
a. The application applies to property located at the northeast
corner of Foothill Boulevard and Spruce Avenue with street frontages of 292
feet along Foothill Boulevard and 242 feet along Spruce Avenue. The
property is presently vacant; and
b. The properties to the north and east of the subject site are
designated for office park uses and are vacant. The property to the south is
designated for industrial use and is vacant, the property to the west is
designated for commercial uses and is developed with a commercial center; and
c. The development of the restaurant is consistent with' the
office park designation of the Terra Vista Planned Community and the office
designation of the General Plan; and
PLANNING COMMISSION RESOLUTION NO.
DR 94-02 - CRHO ARCHITECTS, INC.
April 27, 1994
Page 2
d. The application, with the attached Conditions of Approval,
will comply with all applicable standards of the Development Code and Terra
Vista Community Plan.
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 I and 2 above, this Commission hereby finds and
concludes as follows:
a. That the proposed project is consistent with the objectives
of the General Plan; and
b. That the proposed use is in accord with the objectives of the
Development Code and the purposes of the district in which the site is
located; and
c. That the proposed use is in compliance with each of the
applicable provisions of the Development Code; and
d. That the proposed use, together with the conditions
applicable thereto, will not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
4. Based upon the facts and information contained in the proposed
Negative Declaration, together with all written and oral reports included f~r
the environmental assessment for the application, the Planning Commission
finds that there is no substantial evidence that the project will have a
significant effect upon the environment and adopts a Negative Declaration
based upon the findings as follows:
a. That the Negative Declaration has been prepared in compliance
with the California Environmental Quality Act of 1970, as amended, and the
State CEQA guidelines promulgated thereunder; that said Negative Declaration
and the Initial Study prepared therefore reflect the independent judgment of
the Planning Commission; and, further, this Commission has reviewed and
considered the information contained in said Negative Declaration with regard
to the application.
b. That, based upon the changes and alterations which have been
incorporated into the proposed project, no significant adverse environmental
effects will occur.
c. Pursuant to the provisions of Section 753.5(c) of Title 14 of
the California Code of Regulations, the Planning Commission finds as
follows: In considering the record as a whole, the Initial Study and Negative
Declaration for the project, there is no evidence that the proposed project
will have potential for an adverse impact upon wildlife resources or the
habitat upon which wildlife depends. Further, based upon substantial evidence
contained in the Negative Declaration, the staff reports and exhibits, and the
information provided to the Planning Commission during the public hearing, the
PLANNING COMMISSION RESOLUTION NO.
DR 94-02 - CRHO ARCHITECTS, INC.
April 27, 1994
Page 3
Planning Commission hereby rebuts the presumption of adverse effect as set
forth in Section 753.5(c-l-d) of Title 14 of the California Code of
Regulations.
5. Based upon the findings and conclusions set forth in
paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the
application subject to each and every condition set forth below and in the
attached Standard Conditions attached hereto and incorporated by this
reference.
Plannin~ Division
1)
The following items shall be included on the
final building plans for review and approval by
the City Planner prior to building permit
issuance:
a)
b)
c)
The stucco and cornice treatment shall be
carried around to the back side of the
parapet.
The trash enclosure shall be designed to
include an overhead trellis, roll-up door,
and wall cap.
A cap shall be provided on the screen
walls.
2)
3)
4)
d)
The loading area shall be striped and/or
posted.
e)
The columns shall be recessed on the east
and west elevations to appear as if
supporting the soffit.
The final grading and site plans shall be
reviewed to determine if additional hardscape
and benches can be provided adjacent to the main
entry. The final plans shall be approved by the
City Planner prior to building permit issuance.
All signs shall be internally illuminated
channel letters. The maximum number of signs
shall be limited to 3 (combination of wall
and/or monument signs). The final plans shall
be reviewed by the City Planner prior to permit
issuance.
This approval is only for an 8,540 square foot
restaurant. The Master Plan is not approved
herewith and requires separate Commission review
and approval.
PLANNING COMMISSION RESOLUTION NO.
DR 94-02 - CRHO ARCHITECTS, INC.
April 27, 1994
Page 4
5)
A Type III Cateway shall be installed at the
northeast corner of Foothill Boulevard and
Spruce Avenue. The design and setback shall be
consistent with the gateway on the west side of
Spruce Avenue. The final plans shall be
reviewed and approved by the City Planner prior
to building permit issuance.
En~ineerin~ Division
l)
All applicable conditions of Resolution
No. 93-26 for Parcel Map 14331 shall apply.
2) A sidewalk easement along Spruce Avenue to
achieve a 12-foot parkway shall be dedicated.
3) The parkway within the sidewalk easement on
Foothill Boulevard shall be designed as follows:
a) The sidewalk shall be constructed in
conformance with City Standard No. 114.
b) Public sidewalk shall not be integrated
into private access.
c)
No private hardscape shall be placed
between public sidewalk and curb (monument
sign on landscape plan).
4)
City Plan No. 1342 shall be revised to reflect
the new mid-block driveway on Spruce Avenue
including modifications to signing and striping
as approved by the City Engineer.
6. The Secretary to this Commission shall certify to the adoption of
this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 1994.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Bullet, Secretary
PLANNING COMMISSION RESOLUTION NO.
DR 94-02 - CRHO ARCHITECTS, INC.
April 27, 1994
Page 5
I, Brad Bullet, 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 27th day of April 1994, by the following vote-to-wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT:
COMMISSIONERS:
DEPARTMENT OF
COMMUNITY DEVELOPMENT
STANDARD CONDITIONS
PROJECT #: ~V~,~/~/~/~' /~Vi~'V~' ~-~
APPLICANT: ~ ~~f~ /~
LOCATION: ~ ~/~ ~ '~/~
~ose items c~ am ~ of ~val.
APPLICANT SHALL CONTACT THE PLANNING DIVISION, (714) 98~-1861, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
A. Time Llmltl ~ ~.,.
1. Approval shall expire, unless extended by the Planning Commission, if building permits are ---/ /
not issued or approved use has not commenced within 24 months from the (:late ol approval.
2. Development/Design Review shall be approved prior to I I __/ /
3. Approval of Tentative Tract No. is granted sub~sct to the approval of __.J /
2/9 t
4. Thedeveiopershallcommonce, participate in, anciconsummateorcausatobecommenced, ---/ /
participated in, or consummatecl, a Metlo-Roos ComntJnlty Facilities District (CFD) for the
Rancho Cucamonga Fire Prolsction District to finance conatnJction and/or maintenance of
a fire station to serve the development. The station shall be iooated, designed, and built to
all specifications of the Rancho Cucamonga Fire Protection District, and shall become the
District'8 property upon con~:~tefion. The equipment shaJl be selected by the District in
accorclance with Its needs. In any ~ of a atation, the developer shall con~ with all
applicable laws and regulations. The CFD shall be 1orrnsd by the District and the developer
by the time racordation of the final map occurs.
5. Prtor to recorclation of the final map or the lesuance of buiiding parmits, whichever comes ___/ /
first, the applicant shall consent to, or participate in, the e~tabllshment of a Mello-Roos
community Facilities District Ior the construction and maintemmce of necessan/school
facilities. However, if any school district has I:xeviously established such a Community
Facilities District, the applicant shall, in the alternative, consent to the annexation of the
project site into the territon/of such existing District I:~or to the recordation of the final map
or the issuance oi building permits, whichever comes lirat. Further, if the affected school
district has not formed a Melio-Roos Community Facilities District within twelve months from
the date of approval of the peoject and prior to the rscorclation of the final map or issuance
of building permits for said I~OjeCt, this condition 8hall be deemed null and void.
This condition shall be waived it the City receives notice that the applicant and all affected
school districts have entered into an agreement to privately accommodate any and all school
impacts as a result of this project.
Prior to recordation of the linal map or prior to issuance of building permits when no map is
involved, written certification from the affected water district that adequate sewer and water
facilities are or will be available to serve the proposed project shall be submitted to the
Department of Community Development. Such letter must have been issued by the water
district within 90 days prior to tinal map approval in the ease of subdivision or prior to issuance
of permits in the case of all other residential pmjeots.
B. Site DeveloRmant
1. The site shall be developed and maintained in accordance with the approved plans which
inolucle site plans, architectural elevations, exte~tor materials and colore, landscaping, sign
program, and grading on file in the Planning Division, the conditions contained herein,
Development Code regulations, and
Specific Plan and
Planned Community.
2. Prior to any use of the project site or business activity being commenced thereon, all
Conditions of Approval shall be completed to the satislaction of the City Planner.
Occupancy of the facility shall not commence until such time as all Uniform Building Code and
State Fire Marshall's regulations have been complied with. Prior to occupancy, plans shall
be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety
Division to show compliance. The building shall be inspected for compliance prior to
occupancy.
4. Revised site plans and building elevations incorporating all Conditions of Approval shall be
submitted for City Planner review and approval prior to issuance of building parmits.
All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for
consistency p~ior to issuance of any parrnlra (su~ as grading, tree removal, encroachment,
building, etc.), or prior to final map a13proval in the case of a custom lot subdivision, or
appm~ use has commenced, whichever comes first.
o
Approval of this request shall not waive corr~iance with all sections of the Development
Code, all other applicable City Ordinances, and N:I31'.c-'-Ie Community Plans or Specitic
Plans in effect at the time of Building Permit issuance.
A detailed on-site lighting plan shall be reviewed and a13pmved by the City Planner and
Sheriff's Department (989-6611) prior to the ~suanca of building parmits. Such plan shall
indicate style, illumination, location, height, and method of shielding sc as not to adversely
SC - 2/9 !
o
o
If no centralized trash receptacles are provided, all trash plc~-up shall be for individual units
with all reoeptacles shielded lrom public view.
Trash receptacle(s) are required and shall meet C~y standards. The final clesign, locations,
and the number of trash receptacles shall be subject to City Planner review and aPl:)roval
prior to issuance of building parmits.
10. All ground-mounted utility appurtenances sucfi as transformers, AC condensers, etc., shall
be located out of public view and adequately screened through the use of a combination o!
concrete or masonry walls, betming, and/or iandsca13ing to the satisfaction of the City
Planner.
No.:
Comld. etic~'~
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11. Street names shall be submitted tor City Planner review and approval in accordance with
the adopied Street Naming Policy prior to approval of the tinal map.
12. All building numbers and individual units shall be identified in a clear and concise manner,
including proper illumination.
13. A detailed plan indicating trail widths, maximum slopes, physical conditions, fencing, and
weed control, in accordance with City Master Trail drawings, shall be submitted for City
Planner review and approval prior to approval am] recon:latlon of the Final Tract Map and prior
to ap13mval of street improvement and grading plans. Developer shall upgrade and construct
all trails, including fencing and drainage devices, in conjunction with street improvements.
14. The Covenants, Conditions and Restrictions (CC&Rs) shall not prohibit the keeping of equine
animals where zoning requirements for the keeping of said animals have been met. Individual
lot owners in subdivisions shall have the option of keeping said animals without the necessity
of appealing to boards of directors or homeowners' associations for amendments to the
CC&Rs.
15.
The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of the
Homeowners' Association are subject to the approval of the Planning and Engineering
Divisions and the City Attorney. They shall be recoKled concurrently with the Final Map or
prior to the issuance of building permits, whichever occurs first. A recorded copy shall be
provided to the City Engineer.
16. All parkways, open areas, and tmxtecaping shall be permanently maintained by the property
owner, homeowners' association, or other means a(~.,eptable to the City. Proof ol this
landscape maintenance shall be submitted for City Planner and City Engineer review and
approval prior to issuance of building permits.
17. Solar access easements shall be dedicated for the puq:x)so of assuming that each lot or
dwelling unit shall have the right to receive sunlight across adjacent lots or units for use of
a solar energy system. The easements may be contained in a Declaration of Restrictions for
the subdivision which shall be recorded concurrently with the recordation of the final map or
issuance of permits, whichever comes first. The easements shall prohibit the casting of
shadows by vegetation, structures, fixtures or any other object, excep~ for utility wires and
similar ol~s, pursuant to Development Code Section 17.08.060-G-2.
18. The project contains a designated Historical Landmark. The s~e shall be developed and
maintained in accordance with the Historic Landmark Alleration Permit No.
· Any further modifications to the site including, but not limited to, exterior alterations and/or
interior alterations which affect the exterior of the buildings or structures, ramoval of landmark
trees, demolition, reiccation, reconstruction of buildings or structures, or changes to the site,
shall require a moclifioation to the Historic Landmark Alteration Permit subject to Historic
Preservation Commission review and approval.
C. Building Design
An alternative energy system is required to provide domestic hot water for all dwelling units
and tor heating any swimming pool or spa, unless other alternative energy systems are
demonstrated to he of equivalent ~ and efficiency. All swimming pools installed at the
time of initial development shall be sul:3tdemented with solar heating. Details shall be
included in the building plans and shall be subrnitled for City Planner review and approval
prior to the issuance of building permits.
sc- 2/91
All dwellings shall have the from, side and rear elevations up~fack~l with architectural
traatmsnt, detailing and increased delineation of surface treatment sul~eot to City Planner
review and approval prior to issuance ot building permits.
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3. Standard patio cover plans for use by the Homeowners' Association shall be submitted tor
City Planner and Building Official review and approval prior to issuance of building permits.
All roof appurtenances, including air conditioners and other roof mounted equipment and/or
projections, shall be shielded from view and the sound buffered from adjacent properties and
streets as requlrad by the Planning Division. Such screening shall be architecturally
integrated with the building design and constructed to the satisfaction of the City Planner.
Details shall be included in building plans.
O. Parking and Vehicular Am (Indicate ~etatl~ on bulkling planl)
1. All parking lot landscape islands shall have a minimum outside dimension of 6 feet and shall
contain a 12-inch walk adjacent to the parking stall (including curb).
3.
Textured pedestrian pathways and textured pavement across circulation aisles shall be
provided throughout the developmeN to connect dwelltng&/units/buildings with open spaces/
plazas/recreational uses.
All parking spaces shall be double striped per City standards and all driveway aisles,
entmncas, and exits shall be striped per City standards.
All units shall be provided with garage door openers if driveways are less than 18 feet in
depth from back o! sidewalk.
The Covenants, Conditions and Restrictions shall restrict the storage of recreational vehicles
on this site unless they are the principal source of transportation for the owner and prohibit
parking on interior circulation aisles ofhor than in clasignatad visitor parking areas.
Plans for any security gates shall be submittad for the City Planner, City Engineer, and
Rancho Cucamonga Fire Protection District review and approval p~or to issuance of building
parmits.
E. Landscaping (for publicly maintaine I landlcape areee, reler to Section N.)
v'/ 1. Adatailedlandscapaandinlgabonplan, including alopa planting and model home lar~scap-
ing in the case of residential development, shall be prepared by a licensed landscape
architect and submitted for City Planner review and ~1 prior to the issuance of building
permits or prior final map ap!xoval in the case of a custom lot subdivision.
,/
Existing trees required to be ~ed in place shall be I:x~lected with a construction barrier
in accon~!ncewttll the Municipal Code Section 19.0~.110, and so riofed on the grading plans.
The location of Ihose trees to be preserved in place and new locations for transplanted trees
shall be shown on the detailed landscapa plans. The applicant shall follow all of the arborist's
recommendations regarding preservation, transplanting and trimming methods.
A minimum of trees per gross acre, comprised of the following sizes, sltallbe provided
within the project: % - 48- inch box or larger, % - 36- inch box or larger,
~ % - 24- inch box or larger, % - 15-gallon, and ~ % - 5 gallon..
4. A minimum of ~-P % of trees plantad within the project shall be specimen size trees -
24-incll box or larger.
5. W'dhin parking lots, trees shall be planted at a rate of one 15-gallon tree for every three
parking stalls, sufficient to shade 50% of the parking area at solar noon on August 21.
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SC-2/9!
6. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one
tree per 30 linear feet of building.
All private slope banks 5 leet or less in vertical height and of 5:1 or greater slope, but less than
2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for
erosion control. Slope planting required by this section shall include a permanent irrigation
system to be installed by the developer prior to occupancy.
All private slopes in excess of 5 feet, but less than 8 feet in vertical height and of 2:1 or greater
slope shall be landscaped and irrigated for erosion control and to soften their appearance as
follows: one 15-gallon or larger size tree par each 150 sq. ft. of slope area, 1-gallon or larger
size shrub per each 100 sq. It. of slope area, and appropriate ground cover. In acldition, slope
hanks in excess of 8 feet in vertical height and of 2:1 or greater slope shall also include one
5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be
planted in staggered clusters to soften and vary slope plane. Sk3pe planting required by this
section shall include a permanent irrigation system to be installed by the developer prior to
o
For single family residential development, all slope planting and irrigation shall be continu-
ously maintained in a healthy and thriving condition by the developer until each individual unit
is sold and cx~upled by the buyer. Prior to releasing cxx:upancy for those units, an inspection
shall be conducted by the Planning Division to determine that they are in satisfactory
10. For multi-family residential and non-residential development, property ownera are respon-
sible for the continual maintenance of all landscaped areas on-site, as well as contiguous
planted areas within the public right-of-way. All landscaped areas shall be kepl tree from
weeds and debris and maintained in a healthy and thriving condition, and shall receive
regular pruning, fertilizing, mowing, and trimming. Any clamaged, dead, diseased, or
decaying plant material shall be replaced within 30 clays from the date of damage.
11. Front yard landscaping shall be required per the Development Code and/or
. This requirement shall be in addition to the required
street trees and slope planting.
12. The final design of the perimeter parkways, wails, iandacal~ng, and sidewalks shall be
included in the required landacape plans and shall be subject to City Planner review and
approval and coo~inatecI for consistency with any parkway iandacaplng plan which may be
required by the Engineering Division.
13. Special landscape features such as mounding, aauvial rock, specimen size trees, meander-
ing side_walks (with horizontal change), and intens#ied ianclscaplng, is rlKluired along
f-~'////.ff_ ~/-- yD.
14. Landscaping and irrigation systems required to be installed within the public right-of-way on
the perimeter of this project area shall be colltinuously maintained by tha developer.
15. All walls shall be provided with dacorative treatment. If located in public maintenance areas,
the design shall be coorclinatEKI with the Engineering Division.
16. Tree maintenance criteria shall be deveioped and submitted for City Piannar review and
approval pdor to issuance of building permits. These cr#eda shall encourage the natural
growth characteristics of the selected tree species.
17. Landacaping and irrigation srtell be designed to consewe water through the principles of
Xedacape as defined in Chapler 19.16 of the Rancho Cucamonga Municipal Code.
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2191
F. Signa
The signs indicated on the submitted plans are conceptual only and not a part of this approval.
Any signs proposed for this development shall comply with the Sign Ordinance and shall
require separate application and approval by the Planning Division prior to installation of any
signs,
2. A Uniform Sign Program for this development shall be submitted for City Planner review and
approval prior to issuance of building parmits.
Directory monument sign(s) shall be provided for apartment, condominium, or townhemes
prior to occupancy and shall require separate application and approval by the Planning
Division prior to issuance of building permits.
G. Environmental
The developer shall provide each prospective buyer written notice of the Fourth Street Rock
Crusher project in a standard format as determined by the City Planner, prior to ac_-,'e_pting a
cash deposit on any property.
The developer shall provide each prospective buyer written notice of the City Adopted
Special Studies Zone for the Red Hill Fault, in a standard format as determined by the City
Planner, prior to accepting a cash deposit on any property.
The developer shall provide each prospective buyer written notice of the Foothill Freeway
project in a standard format as determined by the City Planner, prior to accepting a cash
deposit on any property.
A final acoustical report shall be submitted for City Planner review and approval prior to the
issuance of building permits. The final report shell discuss the level of interior noise
attenuation to below 45 CNEL, the building materials and construction techniques provided,
and if appropriate, verify the adequacy of the mitigation measures. The building plans will be
checked for conformance with the mitigation measures contained in the final report,
H. Other Agencle~
/ 1. Emergency secondary accoss shall be proviCKi in a__,.,_-~_~t_ anco with Rancho Cucamonga Fire
Protection District Standards.
4.
Emergency access shall be provided, maintenance free and clear, a minimum of 26 feet wide
at all times ~luring co--ion in accordance w#h Rancho Cucamonga Fire Protection
District requirements.
Prior to issuance of building permits for combustible construction, evidence shall be
submitted to the Rancho Cucarnonga Fire Protection District that temporary water aupply for
fire protection is available, pending completion of required fire protection system.
The applicant shall contact the U.S. Postal Service to determine the apl~ate type and
location of mail boxes. MuitHamily res~lential deve~=ments st~l I~OVUe a solid ovemead
structure tor mail boxes with a¢laquato ilgNJng. The final location of the mall boxes and the
design of the overhead structure shall be sul~act to City Planner review and approval prior
to the issuance of building permits.
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SC - 2/91
For projects using septic tank facilities, w~en certification of aCcolxa y, including all
supportive information, shall be ol:Xained from the San Bernardino County Department ol
Environmental Health and submittad to the Building Official prior to the issuance of Septic
Tank Permits, and prior to issuance of building permits.
e of 12
APPLICANTS SHAll CONTACT THE BUILDING AND SAFETY DIVISION, (714) 989-1863, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
I. Site Development
V'/ 1. The applicant shall compiy with the latest adopted Uniform Building Code, Unilorm Mechani-
cal Code, Uniform Plumbing Code, National Electric Code, and all other appiicable codes,
ordinances, and regulations in effect at the time of issuance of relative permits. Please
contact the Building and Safety Division for copies of the Code Adoption Ordinance and
applicable handouts.
Prior to issuance of building permits for a new residential dwelling unit(s) or major addition
to existing unit(s), the applicant shall pay development fees at the established rate. Such fees
may include, but are not limited to: City Beautiticatldn Fee, Park Fee, Drainage Fee, Systems
Deveiopment Fee, Permit and Plan Checking Fees, and School Fees.
Prior to issuance of building permits for a new commercial or Industrial development or
addition to an existing development, the applicant shall pay development tees at the
established rate. Such tees may include, but are not limited to: Systems Development Fee,
Drainage Fee, School Fees, Permit and Plan Checking Fees.
4. Street addresses shall be providod by the Building OfficiaJ, a~ter tract/parcel map recordation
and prior to issuance of building permits.
J. Existing Structurl~
K. Grading
-/
Provide compliance with the Uniform Building Code for the property line clearances
considering use, area, and fire-resistiveness of existing buildings.
Existing buildings shall be rnacle to comply with correct building argl zoning regulations for
the intended use or the building shall be domolished.
Existing sewage disposal facilities shall be removed, filled and/or capped to co,¢,~y with the
Uniform Plumping Co~le and Uniform Building Code.
Underground on-site utilities are to be located and shown on building prans sumn~ted for
Grading ol the ~ property shall be in --a~,~m:lence with the Uniform Building Code, City
Grading Standards, and acoepled grading practices. The final grading pmn shall be in
substantial coNommnco wtlh the approved grading plan.
2. A soils report shall be prepared by a qualified engineer licensed by the State of Calitomia to
The deveiopment is located within the soil erosion control boundaries; a Soil Disturbance
Permit is required. Please contact San Bernardino County Department of Agrtcuiture at (714)
387-2111 for permit application. Document~tion of such permit shall be sul~mitted to the City
4. A geological repmt shall be prepared by a quaillied engineer or geologist and submitted at
the time of application for grading plan Check.
5. The final grading plans shall be completed and approved prior fo issuance of building permits.
No.: ~"~'°c'~.
C, om~efio~t Datg;
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SC - 2/9 !
6. As a cuatom-iot subdivision, the following requirements shall be met:
a. Surety shall be posted and an agreement executed guaranteeing completion of all on-site
drainage facilities necessary for dewatering all parcels to the satisfaction of the Building
and Satety Division prior to final map approval and priorto the issuance of grading permits.
b. Appropriate easements for sate disposal of drainage water that are conducted onto
or over adjacent parcels, am to be defineated and recorded to the satisfaction of the
Building and Safety Division prior to issuance of grading and building permits.
c. On-site drainage improvements, necessary for dewatering and protecting the subdivided
properties, are to be installed prior to issuance of building permits for construction upon
any parcel that may be subject to drainage flows entering, leaving, or within a parcel
relative to which a building pain, it is requested.
Final grading plans for each parcel are to be submitted to the Building and Sataty
Division for approval prior to issuance of building and grading permits. (This may be on an
incremental or composite basis.)
All slope banks in excess of 5 feet in vertical height shall be sseck~ with native grasses
or planted with ground cover tor erosion control upon completion of grading or some other
alternative method of erosion control shall be completed to the satisfaction of the Building
Official. In addition a permanent irrigation system shall be provided, This requirement
cloas not release the applicant/deveioper from compliance with the siope planting
requirements of Section 17.08.040 1 of the Deveiopment Code.
Pmiect No,;
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APPLICANT SHALL CONTACT THE ENGINEERING DNISION, (714) 08~-1862, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
L Dedication and Vehloul~r AoceM
1. Rights*of-way and easements shall be dedicated to the City for all interior public streets,
community trails, public passos, public landscape areas, street trees, and public drainage
facilities as shown on the plans and/or tentative map. Private easements for non-public
facilities (cross-lot drainage, local feeder trails, etc.) shall be teeawed as shown on the plans
and/or tentative map.
2. Dedication shall be made of the following rights.of-way on the perimeter streets
(measured from street centerline):
total feet on
total leer on
total feet on
total teat on
3. An irrevocable offer of dedication for
for all private streets or drives.
4.
-foot ~ roa~vay easement shall be made
Non-vehiCular access shall be ~edicated to the City lor the lo#owing streets:
2/9 !
Reciprocal access easements shall be provided ensuring access to all parcels by CC&Rs
or by (teeds ancl shall be recordad concurmntty with the map or p~or to the issuance of
building parmRs, where no map is invoived.
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6. Private drainage easements forcross-lot drainage shall be provided and shall be delineated
or noted on the final map.
The final map shall clearly delineate a 10-foot minimum building restriction area on the
neighboring lot adjoining the zero lot line wall and contain the following language:
"EWe hereby dedicate to the City of Rancho Cucarnonga the right to prohibit the
construction of (residential) buildings (or other structures) within those areas designated
on the map as building restriction areas."
A maintenance agreement shall also be granted from each lot to lhe adjacent lot through the
CC&R's.
8. All existing easements lying within future rights-of-way shall be quitclaimed or delineated on
the final map.
9. Easements for public sidewalks and/or street trees placed outside the public right-of-way
shall be dedicated to the City wherever they encroach onto private property.
10. Additional street right-of-way shall be dedicated along right tum lanes, to provide a minimum
of 7 feet measured from the face of curbs. ff curt) adjacent sidewak is used along the right
turn lane, a parallel street tree maintenance easement shall be provided.
11. The developer shall make a good faith effort to acquire the required off-site property interests
necessary to construct the required public Improvements, and it ha/sha should fall to do so,
the developer shall, at least 120 days prior to submittal of the final map for approval, enter
into an agreemeN to complete the improvements pursuant to Government Code Section
66462 at such time as the City aoquires the property interests required for the improvements.
Such agreement shall provide for payment by the developer of all costs incurred by the City
to acquire the off-site property interests required in connection with the subdivision. Security
for a portion of these costs shall be in the form of a cash deposit in the amount given in an
appraisal report obtained by the developer, at developel'$ cost. The appraiser shall have
been approved by the City I:~or to commencement of the appraisal.
M. Street Improvemania
All public improvements (interior streets, drainage facilities, community trails, pareos,
landscapad areas, etc.) shownonthe plans and/ortentative mapshallbe constructed to
City Standards. Interior street intlxovements shall include, but are not limited to, cufo and
gutter. AC pavement. drive appmachee, si tewalks, street lights, and street trees.
A minimum of 26- foot wide pavement, within a 40 4oot wide dedicated rignt-of-way shall be
constnJcted for all half-section streets.
Construct the following padmeter street improvements including, but not limited to:
Como!.¢~o~ D~=:
/ /
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/ /
/ /
__/* /
/ /
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CUR~ & A.C. SIDE DRIVE; ~ =11'~,~ COMM. MEDI.~ OTHER
Girt s-_.R, PVMT W&LK Ayt'~. 1.1OH'I"S TRff, ES TRAIl, ISLAND
SC - 2/91
Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement
reconstruction and ovehays will be determined during plan check. (c) If so marked, side-
walk shall be curvilinear per STD. 304, (d) If so marked, an in-lieu of construction fee shall
be provided for this item.
4. Impmvernent plans and construction:
Street improvement plans including street trees and street lights, prepared by a regis-
tered Civil Engineer, shall be submitted to and approved by the City Engineer. Security
shall be posted and an agreement executed to the sateaction Ot the City Engineer and
the City Attorney guaranteeing completion of the public and/or p~ivete street improve-
mants, prior to final map approval orthe issuance of building permits, whichever occurs
first.
Prior to any work being perlorrned in public rtght-of-way, fees shall be paid and a
construction permit shall be obtained from the City Engineer's Office in a¢:ldition to any
other permits required.
c. Pavement striping, marking, traffic, street name signing, and interconnect conduit
shall be installed to the satisfaction of the City Engineer.
Signal conduit with pull boxes shall be installed on any new constnJctlon or reconstruction
of major, secondary or collector streets which intersect with other major, secomJary or
collector streets for tuture traffic signais. Pull boxee shall be placed on both sides of the
street at 3 feet outside ot BCR, ECR or any other locations approved by the City Engineer.
Notes:
(1) All pull boxes shall be No. 6 unless Othamttse specified by the City Engineer.
(2) Conduit shall be 3-inch galvanized steel with pullrope.
e. Wheel chair ramps shall be installed on all four comers of intersections per City
Standards or as directed by the City Engineer.
Existing City roads requiring construction shall ramain open to traffic at all times with
edequate detours during construction. AstreetcJomrepermilmaybe required. Acash
del oSit shall be provided to cover the cost of grading ~ paving, which shall be
refunded upon COml~letion of the construction to the sati~a~tlon of the City Engineer.
g. Concentrated dralnage flows shall not ~-~,ss sidewabs. Under sidewalk drains shall be
installed to City Standard, excelX for single family lots.
h. Handicap access ramp design shall be as specified by the City Engineer.
i. Street names shall be approved by the City Planner prior to submittal for first plan cbeck.
5. Street improvement plans per City Standards for all private streets shall be provided for
review and approval by the City Engineer. Prior to any work being performed on the pri-
vate streets, fees shall be paid and construction permits shall be obtained from the City
Engineer's Office in addition to any other permits required.
6. Street trees, a minimum of 15-gallon size or larger, shall be installed par City Standards in
accon:lance with the City's street tree program.
__./ /
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SC - 2/9t
7. Intersection line of site designs shall be reviewed by the City Engineer for conformance with
adopted policy.
a. On collector or larger streets, lines of sight shall be plotted for all project intersections,
including driveways. Walls, signs, and slopes shell be located outside the lines of sight.
Landscaping and other obstructions within the lines of sight shall be approved by the City
Engineer.
b. Local residential street intersections shall heve their noticeability improved, uSually by
moving the 2 +/- closest street trees on each side awaylromthe street and placed in a street
tree easement.
8. A permit shall be obtained from CALTRANS for any wo~ within the following fight-of-way:
9. All public improvements on the following streets shell be operationally complete prior to the
issuance of building permits:
Com~¢~o~
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/ /
/ /
/,,
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N. Public Maintenance Area~
1. A separate set of landscape and irrigation plans per Engineering Public Works Standards
shall be submitted to the City Engineer for review and approval prior to final map approval
or issuance of building permits, whichever occurs first. The following landscape parkways,
medians, passos, easements, trails, or other areas are required to be annexed into the
Landscape Maintenance District:
2. A signed consent and waiver form to join and/or form the approphete Landscape and Lighting
Districts Shall be filed with the City Engineer prior to final map approval or issuance of building
permits whichever occurs first. Formation costs shall be borne by the developer.
3. All required public landscaping and irrigation systems shall be continuously maintained bythe
developer until accepted by the City.
4. Parkway landscaping on the following street(s) shall conform to the results of the respective
Beautiticatinn Master Plan:
/ /
O. Drainage and Floo~l Control
The project (or portions thereof) is located within a Flood Hazard Zone; therefore, ficod
protection measures shall be provided as certified by a registered Civil Engineer and
approved by the City Engineer.
It shall be the deveicpar's responsibility to have the current FIRM Zone
designation removed from the proiect area. The developers engineer shall prepare all
nacessa~ reports, plans, and hydrologic/hydrauitc calculations. A Conditional Letter
of Map Revision (CLOMR) shall be obtained from FEMA prior to final map approval or
issuance of buitding permits, whichever occurs first. A Letter of Map Revision (LOMR) shall
be issued hy FEMA prior tO occupancy or improvement acceptance, whichever occurs first.
3. A final drainage study shall be submitted to and approved by the City Engineer prior to final
map approval or the issuance of building permits, whichever occurs first. All ~trainage
tacilities shall be installed as required by the City Engineer.
__/ /
2/91
4. A permit from the County Flood Control District is required for work within itsdgnt-ol-way.
5. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe
measured from the outer edge of a mature tree trunk.
6. Public storm drain easements shall be graded to convey overflows in the event of a
blockage in a sump catch basin on the public street.
P. Utilities
1. 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.
v/' 2.The developer shall be responsible for the relocation of existing utilities as necessan/. __/ /
l//' 3.Water and sewer plans shall be designed and constructed to meet the requirements of the / / . ..
Cucamonga County Water District (CCWD), Rancho Cucamonga Fire Protection District,
and the Environmental Health Department of the County of San Bernardino. A letter of
compliance from the CCWD is required prior to final map approval or issuance of parmits,
whichever occurs first.
Q. General Requlrement~ an~l Approvals
1.The eel~arate parcels contained within the project boundaries shall be legally combined into ~ /
one parcel prior to issuance of building permits.
2. An easement for a joint use d~ivaway shall be provided prior to linal map approval or ~ /
issuance of building parmits, whichaver occurs first, tor:
3. Prior to approval of the final map a deposit shall be posted with the City covering the
estimated cost of apportioning the assessments under Assessment District
among the newly created parcels.
4. Eftwanda/San Sevaine Area Regional Mainline, Secondre7 Regional, and Master Plan
Drainage Fees shall be paid prior to final map approval or prior to building permit issuance
no map is involved.
5. Permits shall be obtained from the tollowing agencies for won within their right-of-way: / /
__ /.
6.A signed consent and waiver form to join and/or torre the Law Enforcement Community
Facilities District shall be filed with the City Engineer prior to final map approval or the
issuance of building parmits, whichever _oc~_ars first. Formation costs shall be berne by the
Developer.
Prior to finailzation of any development phase, sufficient im13rovement plane shall be com-
pleted beyond the phase boundaries to assure eeconda~/access and drainage protection to
the satisfaction of the City Engineer. Phase boundaries shall correspond to lot lines shown
on the ap13roved tentative map.
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SC - 2/91
12 of 12
DATE:
TO:
FROM:
BY:
SUBJECT:
CITY OF RANCHO CUCAMONGA
STAFF REPORT
April 27, 1994
Chairman and Members of the Planning Co~nission
Brad Bullet, City Planner
Scott Murphy, Associate Planner
DEVELOPMENT REVIEW 94-03 - MATLOCK ASSOCIATES - A request to
construct a 4,710 square foot multi-purpose building of a
previously approved church master plan in the Low Residential
designation (2-4 dwelling units per acre), located at the west
side of Jasper Street between Base Line Road and Lomita Drive -
APN: 202-026-13.
PROJECT AND SITE DESCRIPTION:
ae
Surrounding Land Use and Zoning:
North - Single family residence; Low Residential (2-4 dwelling units per
acre)
South - Shopping Center; Neighborhood Commercial
East - Single family residences; Low Residential (2-4 dwelling unit per
acre)
- Cucamonga Creek Flood Control Channel; Flood Control
West
General Plav Designations:
Project Site - Low Residential (2-4 dwelling units per acre)
North - Low Residential (2-4 dwelling units per acre)
South - Neighborhood Commercial
East - Low Residential (2-4 dwelling units per acre)
West - Flood Control
Ce
Site Characteristics: The site contains a church office located in the
central portion of the parcel and a parking lot located at the southern
portion of the lot. The balance of the site has been rough graded.
D. Parking Calculations:
N,~mher of N-tuber of
Type Square Parking Spaces Spaces
of Use Footage Ratio Required Provided
Sanctuary Area 2,692
ANALYSIS:
1 space/ 77
35 sq. ft.
8O
Background: In July 1987, the Planning Commission approved the Master
Plan and Phase I development plans for the church. Following approval,
the office building was constructed and occupied. On February 13, 1991,
the Planning Com~ssion approved the design of the 11,320 square foot
ITEM K
PLANNING CO~4ISSION STAFF REPORT
DR 94-03 - MATLOCKASSOCIATES
April 27, 1994
Page 2
sanctuary building. The design included the use of large roof areas,
stucco walls, and river rock planters (see Exhibit "G"). Since that
approval, the applicant has evaluated their financial resources and
determined that insufficient funds are available to construct the
sanctuary building at this time.
General: The applicant is proposing to construct a 4,710 square foot
multi-purpose building. The building will be used as a sanctuary until
funds are available for the sanctuary building construction. The building
is designed to seat 286 people. The building is designed to allow for
expansion on the west side. The addition will be consistent with the east
elevation.
Ce
Design Review Committee: The Design Review Committee (Lumpp, Bullet)
reviewed the application and recommended approval subject to the following
conditions:
Additional landscaping should be provided on the west side of the
building.
The "future" parking area north of the building should be
hydroseeded.
3. The trellis on the west side of the building is optional.
De
Environmental Assessment: In approving the church Master Plan for the
site, the Planning Commission issued a Negative Declaration for the
project. The current application is consistent with the original Master
Plan. Therefore, no additional environmental review is required.
RECOMMENDATION: Staff recommends approval of Development Review 94-03 through
adoption of the attached Resolution.
Respectfully submitted,
City Planner
BB:SM:mlg
Attachments=
Exhibit #A" - Site Utilization
Exhibit "B" - Site Plan
Exhibit "C" - Landscape Plan
Exhibit "D" - Grading Plan
Exhibit "E" - Phasing Plan
Exhibit "F' - Building Elevations
Exhibit WG" - Approved Sanctuary Elevations
Resolution of Approval with Conditions
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RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT
REVIEW NO. 94-03, A REQUEST TO CONSTRUCT A 4,710 SQUARE
FOOT MULTI-PURPOSE BUILDING OF A PREVIOUSLY APPROVED
CHURCH MASTER PLAN IN THE LOW RESIDENTIAL DESIGNATION
(2-4 DWELLING UNITS PER ACRE), LOCATED ON THE WEST
SIDE OF JASPER STREET BETWEEN BASE LINE ROAD AND
LOMITA DRIVE, AND MAKING FINDINGS IN SUPPORT THEREOF -
APN: 202-026-13.
A. Recitals.
1. Thomas G. Matlock Associates, Inc. has filed an application for
the approval of Development Review No. 94-03 as described in the title of this
Resolution. Hereinafter in this Resolution, the subject Development Review
request is referred to as "the application."
2. On the 27th day of April 1994, the Planning Commission of the
City of Rancho Cucamonga conducted a meeting on the application and concluded
said meeting 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 substantial evidence presented to this Commission
during the above-referenced meeting on April 27, 1994, including written and
oral staff reports, this Commission hereby specifically finds as follows:
a. The application applies to property located on the west side
of Jasper Street between Base Line Road and Lomita Drive with street frontages
of 580 feet along Jasper Street and 250 feet along Lomita Drive and is
presently developed with a church office and parking lot; and
b. The property to the north and east of the subject site is
designated for residential uses and is developed with single family
dwellings. The property to the south of the site is designated for commercial
uses and is developed with a shopping center. The property to the we~t is
designated for flood control uses and is developed with a flood control
channel; and
PLANNING COMMISSION RESOLUTION NO.
DR 94-03 - MATLOCK ASSOCIATES
April 27, 1994
Page 2
c. The development of the multi-purpose building is consistent
with the Master Plan (Conditional Use Permit 90-40) approved by this
Commission on February 13, 1991, and with the Low Residential designation of
the Development Code and the Low Residential designation of the General Plan;
and
d. The application, with the attached conditions of approval,
will comply with all applicable standards of the Development Code.
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 i and 2 above, this Commission hereby finds and
concludes as follows=
a. That the proposed project is consistent with the objectives
of the General Plan; and
b. That the proposed use is in accord with the objectives of the
Development Code and the purposes of the district in which the site is
located; and
c. That the proposed use is in compliance with each of the
applicable provisions of the Development Code; and
d. That the proposed use, together with the conditions
applicable thereto, will not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
4. This Commission hereby finds and certifies that the project has
been reviewed and considered in compliance with the California Environmental
Quality Act of 1970 and, further, the Planning Cow~ission issued a Negative
Declaration on February 13, 1991. Further, this Commission finds that the
Application is in substantial compliance with the original approval for which
the Negative Declaration was issued.
5. Based upon the findings and conclusions set forth in
paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the
application subject to each and every condition set forth below and in the
Standard Conditions, attached hereto and incorporated herein by this
reference.
Plannin~ Commission
1)
Additional landscaping shall be provided on the
west side of the building. The final plans shall
be reviewed and approved by the City Planner
prior to building permit issuance.
2)
The "future" parking area north of the building
shall be hydroseeded. The final plans shall be
reviewed and approved by the City Planner prior
to building permit issuance.
PLANNING COMMISSION RESOLUTION NO.
DR 94-03 - MATLOCK ASSOCIATES
April 27, 1994
Page 3
3)
All river rock shall be native stone. The final
plans shall be reviewed by the City Planner prior
to building permit issuance.
6. The Secretary to this Commission shall certify to the adoption of
this Resolution.
APPROVED AND ADOPTED THIS 27TH DAY OF APRIL 1994.
PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA
BY:
E. David Barker, Chairman
ATTEST:
Brad Buller, Secretary
I, Brad Bullet, Secretary of the Planning Commission of the City of Rancho
Cucamonga, do hereby certify that the foregoing Resolution was duly end
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 27th day of April 1994, by the following vote-to-wit:
AYES:
COMMISSIONERS:
NOES:
COMMISSIONERS:
ABSENT: COMMISSIONERS:
DEPARTMENT OF
COMMUNITY DEVELOPMENT
STANDARD CONDITIONS
PROJECT #:
SUBJECT:
APPLICANT:
Those items checked are CondOions of ~proval.
APPLICANT SHALL CONTACT THE PLANNING DIVISION, (909) 989-1861, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
A. Time Limits Complcdo~ D.t~
~ 1. Approval shall expire, unless extended by the Planning Commission, if building permits are ----/ /
not issued or approved use has not commenced within 24 months from the date of approval.
2. Development/Design Review shall be approved prior to / / _._/ /
3. Approval of Tentative Tract No. is granted subject to the approval of ___/ ./
SC-12/93
4. The developer shall commence, participate in, and consummate or cause to be commenced, ----/ /
participated in, or consummated, a Mello-Roos Community Facilities District (CFD) for the
Rancho Cucamonga Fire Protection District to linance construction and/or maintenance of
a fire station to serve the development. The station shall be located, designed, and built to
all specifications of the Rancho Cucamonga Fire Protection District, and shall become the
Districrs property upon completion. The equipment shall be selected by the District in
accordance with its needs. In any building of a station, the developer shall comply with all
applicable laws and regulations. The CFD shall be 1orrned by the District and the developer
by the time recordation of the final map occurs.
5. Prior to recordation of the final map or the issuance of building permits, whichever comes / /
first, the applicant shall consent to, or participate in, the establishment of a Mello-Roos
Community Facilities District 1or the construction and maintenance of necessary school
facilities. However, if any school district has previously established such a Community
Facilities District, the applicant shall, in the alternative, consent to the annexation of the
project site into the territory of such existing District prior to the recordation of the final map
or the issuance ol building permits, whichever comes first. Further, if the aliected school
district has not formed a Mello-Roos Community Facilities District within twelve months from
the dale ol approval of the project and prior to the recordation ol the final map or issuance
of building permits lot said project, this condition shall be deemed null and void.
This condition shall be waived il the City receives notice that the applicant and all affected
school districts have entered into an agreeme nt to privately accommodate any and all school
impacts as a result of this project.
Prior to recordation of the final map or prior to issuance of building permits when no map is
involved, written certification from the affected water district that adequate sewer and water
facilities are or will be available to serve the proposed project shall be submitted to the
Department of Community Development. 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 issuance
of permits in the case of all other residential projects.
B. Site Development
1. The site shall be developed and maintained in accordance with the approved plans which
include site plans, amhitectural elevations, exterior materials and colors, landscaping, sign
program, and grading on file in the Planning Division, the conditions contained herein,
Development Code regulations, and
Specific Plan and
Planned Community.
2. Prior to any use of the project site or business activity being commenced thereon, all
Conditions o! Approval shall be completed to the satisfaction of the City Planner.
Occupancy of the facility shall not commence until such time as all Uniform Building Code and
State Fire Marshall's regulations have been complied with. Prior to occupancy, plans shall
be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety
Division to show compliance. The building shall be inspected 1or compliance prior to
occupancy.
4. Revised site plans and building elevations incorporating all Conditions of Approval shall be
submitted 1or City Planner review and approval prior to issuance of building permits.
o
All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for
consistency prior to issuance of any permits (such as grading, tree removal, encroachment,
building, etc.), or prior to final map approval in the case of a custom lot subdivision, or
approved use has commenced, whichever comes lirst.
Approval o! this request shall not waive compliance with all sections of the Development
Code, all other applicable City Ordinances, and applicable Community Plans or Specific
Plans in effect at the time of Building Permit issuance.
A detailed on-site lighting plan shall be reviewed and approved by the City Planner and
Sheriffs Department (989~6611) prior to the issuance of building permits. Such plan shall
indicate style, illumination, location, height, and method ol shielding so as not to adversely
affect adjacent properties.
SC-12/93
10.
If no centralized trash receptacles are provided, all trash pick-up shall be for individual units
with all receptacles shielded from public view.
Trash receptacle(s) are required and shall meet City standards. The final design, locations,
and the number of trash receptacles shall be subject to City Planner review and approval
prior to issuance of building permits.
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 ot the City
Planner.
2 of 12//~/~
No.: z~-t:~, '~
Compl~;tion Da~e:
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11. Street names shall be submitted for City Planner review and approval in accordance with
the adopted Street Naming Policy prior to approval of the final map.
12. All building numbers and individual units shall be identified in a clear and concise manner,
including proper illumination.
13. A detailed plan indicating trail widths, maximum slopes, physical conditions, lencing, and
weed control, in accordance with City Master Trail drawings, shall be submitted for City
Planner review and approval prior to approval and recordation of the Final Tract Map and prior
to approval of street improvement and grading plans. Developer shall upgrade and construct
all trails, including fencing and drainage devices, in conjunction with street improvements.
14. The Covenants, Conditions and Restrictions (CC&Rs) shall not prohibit the keeping of equine
animals where zoning requirements for the keeping of said animals have been met. Individual
lot owners in subdivisions shall have the option ol keeping said animals without the necessity
of appealing to boards of directors or homeowners' associations for amendments to the
CC&Rs.
· 15. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of the
Homeowners' Association are subject to the approval of the Planning and Engineering
Divisions and the City Attorney. They shall be recorded concurrently with the Final Map or
prior to the issuance of building permits, whichever occurs first. A recorded copy shall be
provided to the City Engineer.
16. All parkways, open areas, and landscaping shall be permanently maintained by the property
owner, homeowners' association, or other means acceptable to the City. Proof ol this
landscape maintenance shall be submitted for City Planner and City Engineer review and
approval prior to issuance of building permits.
17. Solar access easements shall be dedicated for the purpose of assuming that each lot or
dwelling unit shall have the right to receive sunlight across adjacent lots or units for use of
a solar energy system. The easements may be contained in a Declaration of Restrictions tor
the subdivision which shall be recorded concurrently with the recordation of the final map or
issuance of permits, whichever comes first. The easements shall prohibit the casting of
shadows by vegetation, structures, fixtures or any other object, except !or utility wires and
similar objects, pursuant to Development Code Section 17.08.060-G-2.
18. The project contains a designated Historical Landmark. The site shall be developed and
maintained in accordance with the Historic Landmark Alteration Permit No.
· Any further modifications to the site including, but not limited to. exterior alterations and/or
interior alterations which affect the exterior of the buildings or structures, removal ol landmark
trees, demolition, relocation, reconstruction of buildings or structures, or changes to the site,
shall require a modification to the Historic Landmark Alteration Permit subject to Historic
Preservation Commission review and approval.
C. Building Design
SC- 12/93
An alternative energy system is required to provide domestic hot water for all dwelling units
and for heating any swimming pool or spa, unless other alternative energy systems are
demonstrated to be of equivalent capacity and efficiency. All swimming pools installed at the
time ot initial development shall be supplemented with solar heating. Details shall be
included in the building plans and shall be submitted for City Planner review and approval
prior to the issuance of building permits.
All dwellings shall have the front, side and rear elevations upgraded with architectural
treatment, detailing and increased delineation of sudace treatment subject to City Planner
review and approval prior to issuance ol building permits.
P~iect .No.:
Completion Date:
/ ,/
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3. Standard patio cover plans for use by the Homeowners' Association shall be submitted for
City Planner and Building Official review and approval prior to issuance of building permits.
All roof appurtenances, including air conditioners and other roof mounted equipment and/or
projections, shall be shielded from view and the sound buffe red lrom adjacent properties and
streets as required by the Planning Division. Such screening shall be architecturally
integrated with the building design and constructed to the satisfaction of the City Planner.
Details shall be included in building plans.
D. Parking and Vehicular Access (indicate details on building plans)
v/" 1. All parking lot landscape islands shall have a minimum outside dimension of 6 feet and shall
contain a 12-inch walk adjacent to the parking stall (including curb).
Textured pedestrian pathways and textured pavement across circulation aisles shall be
provided throughout the development to connect dwellings/units/buildings with open spaces/
plazas/recreational uses.
3. All parking spaces shall be double striped per City standards and all driveway aisles,
entrances, and exits shall be striped per City standards.
4. All units shall be provided with garage door openers if driveways are less than 18 feet in
depth from back of sidewalk.
The Covenants, Conditions and Restrictions shall restdct the storage ol recreational vehicles
on Ibis site unless they are the principal source ol transportation for the owner and prohibit
parking on interior circulation aisles other than in designated visitor parking areas.
Plans for any security gates shall be submitted for the City Planner, City Engineer, and
Rancho Cucamonga Fire Protection District review and approval prior to issuance of building
permits.
E. Landscaping (for publicly maintained landscape areas, refer to Section N,)
~ 1. A detailed landscape and irrigation plan, including slope planting and model home landscap-
ing in the case of residential development, shall be prepared by a licensed landscape
architect and submitted for City Planner review and approval priorto the issuance of building
permits Or prior final map approval in the case of a custom lot subdivision.
Existing trees required to be preserved in place shall be protected with a construction barrier
in accordance with the Municipal Code Section 19.08.110, and so noted o n the grading plans.
The location of those trees to be preserved in place and new locations for transplanted trees
shall be shown on the detailed landscape plans. The applicant shall follow all of the arborisrs
recommendations regarding preservation, transplanting and tdmming methods.
A minimum of trees per gross acre, comprised of the following sizes, shall be provided
within the project: % - 48- inch box or larger, % - 36- inch box or larger,
~ % - 24- inch box or larger,. % - 15-gallon, and ~ % - 5 gallon.
4. A minimum of ~ % of trees planted within the project shall be specimen size trees
24-inch box or larger.
5. Within parking lots, trees shall be planted at a rate ol one 15-gallon tree for every three
parking stalls, sufficient to shade 50% of the parking area at solar noon on August 21.
Co~plet~on Date:
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SC-12/93
4
6. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one
tree per 30 linear feet of building.
All private slope banks 5 feet or less in vertical height and of 5:1 or g reater slope, but less than
2:1 slope, shall be, at minimum, irrigated and landscaped with appropriate ground cover for
erosion control. Slope planting required by this section shall include a permanent irrigation
system to be installed by the developer prior to occupancy.
AIIprivateslopesinexcessofSfeet,butlessthan8 teet inverticalheight andof 2:1orgreater
slope shall be landscaped and irrigated for erosion control and to soften their appearance as
follows: one 15-gallon or larger size tree per each 150 sq. ft. of slope area, 1 -gallon or larger
size shrub per each 100 sq. It. of slope area, and appropriate ground cover. In addition, slope
banks in excess o! 8 feet in vertical height and of 2:1 or greater slope shall also include one
5-gallon or larger size tree per each 250 sq. ft. of slope area. Trees and shrubs shall be
planted in staggered clusters to soften and vary slope plane. Slope planting required by this
section shall include a permanent irrigation system to be installed by the developer prior tO
occupancy.
For single family residential development, all slope planting and irrigation shall be continu-
ously maintained in a healthy and thriving condition by the developer until each individual unit
is sold and occupied by the buyer. Prior to releasing occupancy for those u nits, an inspection
shall be conducted by the Planning Division to determine that they are in satislactory
condition.
10. For multi-family residential and non-residential development, property owners are respon-
sible for the continual maintenance of all landscaped areas on-site, as well as contiguous
planted areas within the public right-of-way. All landscaped areas shall be kept free trom
weeds and debris and maintained in a healthy and thriving condition, and shall receive
regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or
decaying plant material shall be replaced within 30 days from the date of damage.
11.
Front yard landscaping shall be required per the Development Code and/or
· This requirement shall be in addition to the required
street trees and slope planting.
12.
The linal design o! lhe perimeter parkways, walls, landscaping, and sidewalks shall be
included in the required landscape plans and shall be subject to City Planner review and
approval and coordinated !or consistency with any parkway landscaping plan which may be
required by the Engineering Division.
13. Special landscape features such as mounding, alluvial rock, specimen size trees, meander-
ing sidewalks (with horizontal change), and intensitied landscaping, is required along
14. Landscaping and irrigation systems required to be installed within the public right-ol-way on
the perimeter of this project area shall be continuously maintained by the developer.
15. All walls shall be provided with decoralive trealment. If located in public maintenance areas,
the design shall be coordinated with the Engineering Division.
16. Tree maintenance criteria shall be developed and submitted for City Planner review and
approval prior to issuance of building permits. These criteda shall encourage the natural
growth characteristics of the selected tree species.
17. Landscaping and irrigation shall be designed to conserve water through the principles of
Xeriscape as defined in Chapter 19.16 of the Rancho Cucamonga Municipal Code.
P,mject No.: ~ -~J,~
Completion Date:
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SC-[2/93
5 of X2 /~/~
F. Signs
The signs indicated on the submitted plans are conceptual only and not a part of this approval.
Any signs proposed for this development shall comply with the Sign Ordinance and shall
require separate application and approval by the Planning Division prior to installation of any
signs.
2. A Uniform Sign Program for this development shall be submitted 1or City Planner review and
approval prior to issuance of building permits.
Directory monument sign(s) shall be provided for apartment, condominium, or townhomes
prior to occupancy and shall require separate application and approval by the Planning
Division prior to issuance ol building permits.
G. Environmental
The developer shall provide each prospective buyer written notice of the Fourth Street Rock
Crusher project in a standard format as determined by the City Planner, prior to accepting a
cash deposit on any property.
The developer shall provide each prospective buyer written notice of the City Adopted
Special Studies Zone for the Red Hill Fault, in a standard formal as determined by the City
Planner, prior to accepting a cash deposit on any property.
The developer shall provide each prospective buyer written notice ol the Foothill Freeway
project in a standard format as determined by the City Planner, prior to accepting a cash
deposit on any property.
A final acoustical report shall be submitted 1or City Planner review and approval prior to the
issuance of building permits. The final report shall discuss the level ol interior noise
attenuation to below 45 CNEU the building materials and construction techniques provided,
and if appropriate, verify the adequacy ol the mitigation measures. The building plans will be
checked for conformance with the mitigation measures contained in the final report.
H. Other Agencies
v'/ 1. EmergencysecondaryaccessshallbeprovidedinaccordancewithRanchoCucamongaFire
Protection District Standards.
v// 2.
Emergency access shall be provided, maintenance Iree and clear, a minimum of 26 leet wide
at all times during construction in accordance with Rancho Cucamonga Fire Protection
District requirements.
Prior to issuance of building permits for combustible construction, evidence shall be
submitted to the Rancho Cucamonga Fire Protection District that temporary water supply tor
fire protection is available, pending completion of required life protection system.
The applicant shall contact the U.S. Postal Service to determine the appropriate type and
location of mail boxes. Multi-family residential developments shall provide a solid overhead
structure tot mail boxes with adequate lighting. The tinal location of the mail boxes and the
design ol the overhead structure shall be subject to City Planner review and approval prior
to the issuance of building permits.
Compl¢~on Dat~:
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SC-12/93
For projects using septic tank facilities, wdtlen certification ot acceptability, including all
supportive information, shall be obtained from the San Bernardino County Department ot
Environmental Health and submitted to the Building Otficial prior to the issuance of Septic
Tank Permits, and prior to issuance of building permits.
6of12
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APPLICANTS SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 989-1863, FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
I. Site Development
V'/' 1. The applicant shall comply with the latest adopied Uniform Building Code, Uniform Mechani-
cal Code, Uniform Plumbing Code, National Electric Code, and all olher applicable codes,
ordinances, and regulations in effect at the time of issuance of relative permits. Please
contact the Building and Safety Division for copies of the Code Adoption Ordinance and
applicable handouts.
Prior to issuance of building permits for a new residential dwelling unit(s) or major addition
to existing unit(s), the applicant shall pay development fees at the established rate. Such tees
may include, but are not limited to: City Beautitication Fee, Park Fee, Drainage Fee, Systems
Development Fee, Permit and Plan Checking Fees, and School Fees.
Prior to issuance of building permits for a new commercial or industrial development or
addition to an existing development, the applicant shall pay development lees at the
established rate. Such lees may include, but are not limited to: Systems Development Fee,
Drainage Fee, School Fees, Permit and Plan Checking Fees.
4. Street addresses shall be provided bythe Building Official, aftertract/parcel map recordation
and prior to issuance of building permits.
J. Existing Structures
K. Grading
v/ 1.
Provide compliance with the Uniform Building Code for the property line clearances
considering use, area, and lire-resistiveness of existing buildings.
Existing buildings shall be made to comply with correct building and zoning regulations for
the intended use or the building shall be demolished.
Existing sewage disposal facilities shall be removed, filled and/or capped to cornply with the
Unilorm Plumbing Code and Unilorm Building Code.
Underground on-site utilities are to be located and shown on building plans submitted for
building permit application.
Grading of the subject properly shall be in accordance with the Uniform Building Code, City
Grading Standards, and accepted grading practices. The final grading plan shall be in
substantial conformance with the approved grading plan.
A soils report shall be prepared by a quailtied engineer licensed by the State of California to
pedorm such work.
3.
4o
The development is located within the soil erosion control boundaries; a Soil Disturbance
Permit is required. Please contact San Bernardino County Department of Agriculture at (714)
387-2111 for permit application. Documentation of such permit shall be submitted to the City
prior to the issuance ol rough grading permit.
A geological report shall be prepared by a qualified engineer or geologist and submitted at
the time of application for grading plan check.
The final grading plans shall be completed and approved prior to issuance of building permits.
SC-12/93
Pruitt No.:
Completion Date:
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6. As a custom-lot subdivision, the following requirements shall be met:
a. Surety shall be posted and an agreement executed guaranteeing completion ol all on-site
drainage facilities necessary !or dewatering all parcels to the satistaction of the Building
and Safety Division prior to final map approval and prior to the issuance of grading permits.
b. Appropriate easements for safe disposal of drainage water that are conducted onto
or over adjacent parcels, are to be delineated and recorded to the satisfaction of the
Building and Safety Division prior to issuance of grading and building permits.
c. On-site drainage improvements, necessary for dewatering and protecting the subdivided
properties, are to be installed pdor to issuance of building permits for construction upon
any parcel that may be subject to drainage flows entering, leaving, or within a parcel
relative to which a building permit is requested.
d. Final grading plans for each parcel are to be submitted to the Building and Safety
Division for approval prior to issuance of building and grading permits. (This may be on an
incremental or composite basis.)
e. All slope banks in excess ol 5 feet in vertical height shall be seeded with native grasses
or planted with ground cover for erosion control upon completion of grading or some other
alternative method of erosion conlrol shall be completed to the satisfaction ol the Building
Official. In addition a permanent irrigation system shall be provided. This requirement
does not release the applicant/developer from compliance with the slope planting
requirements of Section 17.08.040 I of the Development Code.
ComDlcdon Date:
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APPLICANT SHALL CONTACT THE ENGINEERING DIVISION, (909) 989-1862, FOR COMPLIANCE
WITH THE FOLLOWING CONDITIONS:
L. Dedication and Vehicular Access
1. Rights-of-way and easements shall be dedicated to the Cily for all interior public streets,
community trails, public paseos, public landscape areas, street trees, and public drainage
lacilities as shown on the plans and/or tentative map. Private easements for non-public
facilities (cross-lot drainage, local feeder trails, etc.) shall be reserved as shown on the plans
and/or tentative map.
2. Dedication shall be made of the following rights-of-way on the perimeter streets
(measured from street centerline):
total feet on
total leet on
total feet on
total feet on
3. An irrevocable offer of dedication for -foot wide roadway easement shall be made
for all private streets or ddves.
4. Non-vehicular access shall be dedicated to the City for the following streets:
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SC-12/93
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Reciprocal access easements shall be provided ensuring access to all parcels by CC&Rs
or by deeds and shall be recorded concurrently with the map or prior to the issuance ot
building permits, where no map is involved.
6. Private drainage easements for cross-lol drainage Shall be provided and shall be delineated
or noted on the final map.
7. The final map shall clearly delineate a 10-foot minimum building restriction area on the
neighboring lot adjoining the zero lot line wall and contain the lollowing language:
"l/We hereby dedicate to the City of Rancho Cucamonga the right to prohibit the
constnJction of (residential) buildings (or other structures) within those areas designated
on the map as building restriction areas."
A maintenance agreement shall also be granted lrom each lot to the adjacent lot through the
CC&R's.
8. All existing easements lying within future rights-of-way shall be quitclaimed or delineated on
the linal map.
9. Easements 1or public sidewalks and/or street trees placed outside the public right-of-way
shall be dedicated to the City wherever they encroach onto private property.
10. Additional street right-of-way shall be dedicated along right turn lanes, to provide a minimum
of 7 feet measured from the face of curbs. If curb adjacent sidewalk is used along the right
turn lane, a parallel street tree maintenance easement shall be provided.
11. The developer shall make a good faith effort to acquire the required off-site property interests
necessary to construct the required public improvements, and if he/she should fail to do so,
the developer shall, at least 120 days prior to submittal of the final map for approval, enter
into an agreement to complete the improvements pursuant to Government Code Section
66462 at such time as the City acquires the property interests required lot the improvements.
Such agreement shall provide lor payment by the developer of all costs incurred by the City
to acquire the off-site property inte rests required in connection with the subdivision. Security
for a portion of these costs shall be in the form ol a cash deposit in the amount given in an
appraisal report obtained by the developer, at developer's cost. The appraiser shall have
been approved by the City prior to commencement of Ihe appraisal.
M. Street Improvements
1. All public improvements (interior streets, drainage facilities, community trails, paseos,
landscaped areas, etc.) shown on the plans and/or tentative map shall be constructed to
City Standards. Interior street improvements shall include, but are not limited to, curb and
gutter, AC pavement, drive approaches, sidewalks, street lights, and street trees.
2, A minimum o126- foot wide pavement, within a 40 -loot wide dedicated right-of-way shall be
constructed for all half-section streets.
3. Construct the lollowing perimeter street improvements including, but not limited to:
Comolctio~ Da~¢:
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STREET NAME CURB & A.C. SIDE- DRIVE STREET STREET CONIM MEDIAN BIKE
GU~ ~ ~:R PVMT WALK APPR. LIGHTS TREES TRAIL ISLAND TRAIL
OTHER
SC- 12/93
9 of 12
Notes: (a) Median island includes landscaping and irrigation on meter. (b) Pavement
reconstruction and overlays will be determined during plan check. (c) I! so marked, side-
walk shall be curvilinear per STD. 304. (d) If so marked, an in-lieu of construction fee shall
be provided for Ibis item.
Corn~;,let~on Date:
v"~ 4. Improvement plans and construction:
Street improvement plans including street trees and street lights, prepared by a regis-
tered Civil Engineer, shall be submitted to and approved by the City Engineer. Security
shall be posted and an agreement executed to the satisfaction of the City Engineer and
the City Attorney guaranteeing completion ol the public and/or pdvate street improve-
ments, prior to final map approval orthe issuance of building permits, whichever occurs
first.
Prior to any work being perlormed in public right-of-way, fees shall be paid and a
construction permit shall be obtained from the City Engineer's Office in addition to any
other permits required.
c. Pavement striping, marking, traffic, street name signing, and interconnect conduit
shall be installed to the satistaction of the City Engineer.
Signal conduit with pull boxes shall be installed on any new construction or reconstruction
of major, secondary or collector streets which intersect with other major, secondary or
collector streets for future traffic signals. Pull boxes shall be placed on both sides ol the
street at 3 feet outside of BCR, ECR or any other locations approved by the City Engineer.
Notes:
(1) All pull boxes shall be No. 6 unless othenNise specified by the City Engineer
(2) Conduit shall be 3-inch galvanized steel with pullrope.
e. Wheel chair ramps shall be installed on all four corners of intersections per City
Standards or as directed by the City Engineer.
Existing City roads requiring construction shall remain open to traffic at all times with
adequate detours during construction. A street closure permit may be required. A cash
deposit shall be provided to cover the cost of grading and paving, which shall be
refunded upon completion of the construction to the satislaction ol the City Engineer.
g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be
installed to City Standards, except for single lamily lots.
h. Handicap access ramp design shall be as specified by the City Engineer.
i. Street names shall be approved by the City Planner prior to submittal for first plan check.
Street improvement plans per City Standards 1or all private streets shall be provided for
review and approval by the City Engineer. Prior to any work being pedormed on the pri-
vate streets, fees shall be paid and construction permits shall be obtained from the City
Engineer's Office in addition to any other permits required.
6. Street trees, a minimum ol 15-gallon size or larger, shall be installed per City Standards in
accordance with the City's street tree program.
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12/93
7. Intersection line of site designs shall be reviewed by the City Engineer for conformance with
adopted policy.
a. On collector or larger streets, lines of sight shall be plotted lot all project intersections,
including driveways. Walls, signs, and slopes shall be located outside the lines ol sight.
Landscaping and other obstructions within the lines of sight shall be approved by the City
Engineer.
b. Local residential street intersections shall have their noticeability improved, usually by
moving the 2 +/- closest street trees on each side away from the street and placed in a street
tree easement.
Completion Date:
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8. A permit shall be obtained from CALTRANS for any work within the following right-of-way: ---/ /
9. All public improvements on the following streets shall be operationally complete pdor to the
issuance of building permits:
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N. Public Maintenance Areas
1. A separate set of landscape and irrigation plans per Engineering Public Works Standards
shall be submitted to the City Engineer for review and approval pdor to final map approval
or issuance of building permits, whichever occurs first. The lollowing landscape parkways,
medians, paseos, easements, trails, or other areas are required to be annexed into the
Landscape Maintenance District:
2. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting
Districts shall be filed with the City Engineer pdorto final map approval or issuance of building
permits whichever occurs first. Formation costs shall be borne by the developer.
3. All required public landscaping and irrigation systems shall be continuously maintained bythe
developer until accepted by the City.
4. Parkway landscaping on the following street(s) shall conform to the results of the respective
Beautification Master Plan:
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O. Drainage and Flood Control
The project (or portions thereol) is located within a Flood Hazard Zone; therefore, flood
protection measures shall be provided as certified by a registered Civil Engineer and
approved by the City Engineer.
It shall be the developer's responsibility to have the current FIRM Zone
designation removed from the project area. The developer's engineer shall prepare all
necessary reports, plans, and hydrologic/hydraulic calculations. A Conditional Letter
of Map Revision (CLOMR) shall be obtained from FEMA prior to final map approval or
issuance of building permits, whichever occurs first. A Letter of Map Revision (LOMR) shall
be issued by FEMA prior to occupancy or improvement acceptance, whichever occurs first.
A final drainage study shall be submitted to and approved by the City Engineer prior to final
map approval or the issuance of building permits, whichever occurs lirst. All drainage
facilities shall be installed as required by the City Engineer.
SC-t2/93
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4. A permit from the County Flood Control District is required for work within its right-or-way.
5. Trees are prohibited within 5 feet of the outside diameter o! any public storm drain pipe
measured from the outer edge ot a mature tree trunk.
6. Public storm drain easements shall be graded to convey overflows in the event of a
blockage in a sump catch basin on the public street.
P. Utilities
.1. 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.
2.The developer shall be responsible for the relocation of existing utilities as necessary.
3.Water and sewer plans shall be designed and constructed to meet the requirements of the
Cucamonga County Water District (CCWD), Rancho Cucamonga Fire Protection District,
and the Environmental Health Department of the County ot San Bernardino. A letter of
compliance lrom the CCWD is required prior to final map approval or issuance of permits,
whichever occurs first.
Completion Date:
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Q. General Requirements and Approvals
1 .The separate parcels contained within the project boundaries shall be legally combined into
one parcel prior to issuance ol building permits.
2. An easement for a joint use driveway shall be provided prior to final map approval or
issuance of building permits, whichever occurs first, 1or:
3. Prior to approval o! the final map a deposit shall be posted with the City covering the
estimated cost of apportioning the assessments under Assessment Districl
among the newly created parcels.
4, Eftwanda/San Sevaine Area Regional Mainline, Secondary Regional, and Master Plan
Drainage Fees shall be paid prior to final map approval or prior to building permit issuance if
no map is involved.
5. Permits shall be obtained lrom the following agencies Ior work within their right-of-way:
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6. A signed consent and waiver form to join and/or form the Law Enforcement Community
Facilities District shall be filed with the City Engineer prior to final map approval or the
issuance of building permits, whichever occurs first. Formation costs shall be borne by the
Developer.
7. Prior to finalization of any development phase, sufficient improvement plans shall be com-
pleted beyond the phase boundaries to assure secondary access and drainage protection to
the satisfaction of the City Engineer. Phase boundaries shall correspond to lot lines shown
on the approved tentative map.
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SC- t2/93